Renter Reform and Rent Smart Wales: The Essential 2024/2025 Compliance Checklist for South Wales Landlords How to Legally Let Your Property in Swansea and the SA Postcodes – And Why SA Property is Your Safest Option. The Welsh rental market is complex, governed by the stringent Renting Homes (Wales) Act 2016 and the licensing requirements of Rent Smart Wales (RSW). For landlords in the South Wales area, staying compliant isn't optional—it's the only way to legally collect rent and retain possession rights. This guide provides the essential 2024/2025 checklist, directly referencing the requirements we use at SA Property, ensuring your investment is secure and legally sound. 1. The Foundation: Rent Smart Wales (RSW) Compliance RSW governs registration and licensing for all rental properties in Wales. You must be compliant before you can lawfully manage or collect rent. The Registration Requirement: The Licensing Requirement (The SA Property Advantage): The requirement for a licence depends on how you manage the property: Self-Managing Landlords: If you handle rent collection, maintenance, and contracts yourself, you must complete an approved training course, pass a 'fit and proper person' test, and obtain a Landlord Licence. SA Property Fully Managed Service: If you appoint SA Property to manage your property, you only need to register. As a fully licensed agent, we handle the licensed side of the law on your behalf, saving you the time, cost, and effort of managing the licence. SA Property Tip: Choosing our Fully Managed Service immediately reduces your administrative and legal burden, ensuring all management activities are handled by licensed professionals. 2. The Legal Framework: Renting Homes (Wales) Act 2016 This Act changed all assured shorthold tenancies (ASTs) into Standard Occupation Contracts. Failure to comply with the contract and property standards can invalidate any notice to regain possession. 3. The Property Standards: Fitness for Human Habitation (FFHH) Under FFHH rules, your property must be safe, well-maintained, and free from serious hazards throughout the occupation. We use a Pre-Tenancy Audit Checklist to ensure these are met before every move-in. 4. The Risks of Non-Compliance Ignoring the rules does not save you money; it puts your entire investment at risk. Your Next Step: Letting with SA Property At SA Property, we understand the specific challenges facing South Wales landlords. Compliance is built into our process, not bolted on as an afterthought. Our Onboarding Checklist for You: Your Registration: You complete your Rent Smart Wales registration online (fee: £60). Our Audit: We perform a Pre-Tenancy Audit Checklist to ensure your EPC, EICR, and Gas Safety Certificate are all in place. If you are missing any, we can arrange them for you. Lender Check: We remind you to secure Lender Consent to Let and ensure you have specialist Landlord Buildings Insurance in place. Whether you're new to the area or managing a large portfolio,  partnering with a local expert ensures maximum compliance and peace of mind. To discuss your compliance status or to start the onboarding process, contact our local Gorseinon-based team today. Call SA Property on 01792 893000  Visit our Landlord Fees Page 89 High Street, Gorseinon

How to choose the right estate agent: a genuinely balanced guide (from both sides of the table) Thinking of selling?  Here’s a practical, no‑nonsense guide to:  Researching agents,  Understanding contracts and fees, and  Decoding the sales patter — written with both the seller’s and the agent’s hats on Quick summary Shortlist 3 agents - research them properly, and invite all 3 to value. Compare like‑for‑like - on contract type, tie‑in, fees (inc. VAT), and marketing. Ask for proof - comparable sales, time‑to‑offer, and % of asking price achieved. Read the small print - tie‑in length, notice period, withdrawal fees, dual‑fee risks. Look for compliance - redress scheme, AML process, (for lettings: Rent Smart Wales & Client Money Protection). Choose the best fit for your situation - not just the highest valuation or the lowest fee, choose someone who you an see yourself working with for months 1) How to research an agent before you invite them out A) Look at evidence of results Local sold boards & recency - who’s sold homes like yours in the last 6–12 months? Portals - check Rightmove/Zoopla/OnTheMarket listing quality – How are the homes presented, do they looked rushed or time taken to create an engaging advert for your home. Are there floorplans with square footage, 3D tours, video, accurate descriptions, and clear material information** (lease length, service charges, ground rent, council tax band, parking, etc.)? Time‑on‑market - do their listings sit for months, or do you see regular SSTC updates? Case studies - look for before/after marketing examples and the story behind result (strategy, viewings, offers, negotiation). B) Reputation & responsiveness Google reviews - read the detailed ones; note patterns about communication and sales progression. Mystery‑shop - call/email out‑of‑hours and in office hours. How quickly and helpfully do they respond? Do they actually know their stock? Visit the branch - what’s the feel? Busy, professional, organised? Are you greeted and registered properly? C) Compliance basics (non‑negotiable) Redress scheme - every estate agent must belong to **The Property Ombudsman (TPO)** or **Property Redress Scheme (PRS)**. AML (anti‑money laundering) - they should explain their ID checks/source‑of‑funds process and when it happens. For lettings too -  in Wales, check the agent’s **Rent Smart Wales** licence, and **Client Money Protection (CMP)** membership for client funds. **Agent’s hat** Good agents *want* you to check these things. Strong processes protect sellers and make sales smoother. 2) Pricing: avoid the two biggest traps 1. The flattering overvaluation A price that looks great on paper but burns 4–8 weeks of your launch momentum, then needs reductions. Ask for like‑for‑like comparable sales (same street/estate, similar size/condition, last 6–12 months) and how buyers are behaving *right now*. 2. The race to the bottom on fees Ultra‑low fees often mean cut corners on marketing, weak negotiation time, or long tie‑ins/penalty terms to compensate. Remember: a tougher negotiator often **pays for themselves** at offer stage. Plus, if an agent cant negotiate themselves a fair fee, how are they going to negotiate the best sales price for you? **Agent’s hat** Pricing is a *strategy*, not a number. The launch window (first 2–3 weeks) is gold dust; get price and presentation right and you’ll feel it in the phone activity. 3) Contracts & fees — what they really mean Contract types Sole Agency - one agent; you pay them if *they* introduce the buyer during the term. Sole Selling Rights - one agent; you pay them **even if you find your own buyer** during the term. Joint Sole Agency -  two named agents share instruction; usually a higher fee than sole. Multi‑Agency - any number of agents; highest fee; risk of mixed messages if unmanaged. The key clauses to compare (line‑by‑line) Fee structure - % *including VAT* and any **minimum fee**. What exactly is included (photography, floorplan, video/3D, premium listings), and what’s extra? Tie‑in length - standard is often measured in weeks. Ask why that length is necessary for *your* home and market. Notice period - how long and when can it be served? (E.g., after the tie‑in ends.) Withdrawal/cancellation charges - are there any? If yes, exactly when do they apply and how much? Ready, willing & able buyer - avoid clauses that try to charge commission **without an exchange**. Dual‑fee risk - if you switch agents, when could more than one claim a fee? Get it explained and **noted in writing**. Duration of liability - how long after termination could you still owe a fee if the buyer was originally introduced by that agent? (Commonly several months.) Cooling‑off rights - if you sign at home or remotely, you normally have a statutory cooling‑off period. **Consumer tip** Ask for the **full Terms & Conditions** *before* the valuer arrives, and mark them up with questions. Contracts should be transparent and negotiable. 4) Marketing that actually moves the needle Photography - Key to gaining interest, photos are the BIG player in getting viewings (other than price). Ensure that you choose an agent who has photography and videography in their arsenal. Measured floorplan - with **gross internal area** stated. Compelling description -  that tells a story and sets buyer expectations (orientation, outlook, condition, upgrade potential). Video or 3D tour - to pre‑qualify viewings and reach out‑of‑area buyers. Portal coverage - (Rightmove/Zoopla/OnTheMarket) + **social media campaigns** targeting likely movers. Launch plan - “go‑live” timeline, database preview, open‑house strategy, and feedback loops. Sales progression - who chases solicitors, how often, and what’s their average exchange timeline? **Agent’s hat** Quality marketing isn’t vanity; it compels better‑quality viewings, which produce stronger offers. 5) “What agents say” — and how to decode it (truth‑translator) 1. We have buyers waiting *Ask*: How many *qualified* buyers for my type of home? When did you last speak to them? Will you email me the anonymised match list? 2. We’ll get it on the market today *Ask*: Will you still do professional photos, floorplan, 3D/video? Can I see a draft listing before it goes live? (Rushing a property onto the market is not always a great idea, especially when you think about getting the marketing and photography, this takes time to get right) 3. We achieve the best prices locally *Ask*: Show me your last 10 local sales: asking price vs. sold price, days‑to‑offer, and marketing approach. 4. Our fee is the cheapest *Ask*: What’s included/excluded? Who pays for photography/EPC? How many accompanied viewings will you do? Who negotiates offers and how? Cheap fees do not tend to generate best price achieved, so although tempting, try thinking about how much you could be loosing, either by going on the market too low or a cheap fee agent not being able to generate enough interest to be able to get the best price for your home 5. Tie‑ins are standard *Ask*: Why that length? What’s the notice period? Can we agree a shorter tie‑in if we follow the marketing plan? 6. We have a cash buyer lined up *Ask*: Proof of funds and position? Are they chain‑free? Don’t sign **sole selling rights** just for this claim. 7. We’re number one *Ask*: Based on what metric and timeframe? Is it independent and verifiable? As far as we are aware, there are no truly independent "whole of market" estate agency researchers to find the number one, so any claims will be (in our opinion) not 100% accurate. 8. We’ll match any fee *Ask*: Great — on the same marketing and service level? Put it in writing. 6) Questions to ask at the valuation (print these) 1. What asking price and range strategy do you recommend — and why? 2. Which comparable sales most strongly support that price today? 3. What’s your days‑to‑offer and % of asking price achieved in the last 6 months for homes like mine? 4. Who will write and sign off my listing copy and brochure? 5. What photography + floorplan package do you use — and when can you shoot? 6. Do you include video/3D tour? If not, what’s the cost and benefit? 7. What’s the launch plan (database preview, social, open house) for week 1–2? 8. Who conducts viewings and who negotiates offers? (Experience matters here.) 9. How will you qualify buyers (mortgage decision‑in‑principle, chain checks, proof of funds)? 10. What’s your contract type? Tie‑in, notice period, and minimum fee (inc. VAT)? 11. Are there withdrawal charges or vendor‑paid marketing if I pull out? 12. How do you protect me from dual‑fee risk if I change agents? 13. What’s your sales progression process and average offer‑to‑exchange timeline? 14. Are you in a redress scheme (TPO/PRS) and what’s your complaints procedure? 15. How do you handle Anti Money Laundering checks and material information to keep the sale robust? (AML are ID checks, material information is anything important that could affect a buyer’s decision to view, make an offer, or pay a certain price). 7) Red flags (slow down or walk away) A very long tie‑in with a long notice period. (If it’s great service, why lock you in?) Ready, willing & able clause (commission without an exchange) or **hefty withdrawal fees**. No professional marketing but promises of “buyers waiting”. A valuation that’s far above evidence (especially without a strategy to justify it). Vague answers on **compliance**, or no written complaints procedure. Poor communication during your mystery‑shop — believe the pattern. 8) From the agent’s chair: how to get the very best from your agent Be open about your motivation and timescale.** It helps shape pricing and strategy. Prepare the property (declutter, minor repairs, kerb appeal) so the launch sings. Be reachable, for quick decisions during the first 2–3 weeks. Agree milestones (photos by X, listing live by Y, first review on Z) and a cadence for updates. Give honest feedback after viewings; it improves targeting and negotiation. **Agent’s hat** Sellers who collaborate on presentation and pricing usually net **more** — because they create healthy competition among the right buyers. 9) A simple way to compare agents (use our worksheet) Score each agent 1–10 on: * Evidence‑based valuation & strategy * Marketing quality (photos, floorplan, video/3D, copy) * Contract fairness (tie‑in, notice, fees inc. VAT, no hidden charges) * Communication & responsiveness * Local results and reviews * Sales progression strength Ask us for our editable comparison worksheet, columns for fees, tie‑in, contract type, marketing included, performance stats, compliance, and notes). Fill it in as you interview each agent and choose with your head *and* your gut. 10) How we (SA Property) approach this This section is about our own approach — skip if you only wanted neutral advice.* 0‑week tie‑in - effectively open/multi‑agency style terms, because we believe the right to choose keeps service sharp. Up‑front EPC & photography charges - paid before marketing so we can deliver quality presentation from day one. No sale, no charge - on our fee unless  - a sale is agreed and the seller withdraws or provides misleading information that collapses the sale — then a **minimum charge of £750 + VAT** applies. High‑street presence + face‑to‑face service in Gorseinon, backed by strong word‑of‑mouth; 99% of our instructions come from referrals. Relentless sales progression - we chase chains, not just phone calls, and we don’t give up. If you’d like to see how this stacks up for *your* home, we’re happy to walk you through our worksheet with live local comparables and a bespoke launch plan. 11) FAQs **Should I pick the highest valuation?** Not on that alone. Insist on comps and a plan. The best outcome is the **best net price** in your timescale. **Are longer tie‑ins ever justified?** Never, if you are instructing an agent who is confident in their abilities to get you moving, then why have a tie in clause. Tie in clauses tend to indicate, especially lengthy ones, tend to indicate that you will have to stick with them as they are not sure. So surely a 0 week tie in period would give you peace of mind that if it doesn't work then you have a way out.  **Do I need an EPC to market?** Yes — you (or your agent) must commission one before marketing. There are limited exemptions for some listed buildings; ask for advice if relevant. **What if I’m also letting?** In Wales, your agent must be **Rent Smart Wales** licensed and have **Client Money Protection (CMP)** for client funds. ### Final thought Choose the agent who gives you **clarity, evidence and confidence** — and who treats you as a person and your property like a project with a plan, not just a listing with a price.

Let’s Be Honest – The Waiting Game is Frustrating You've cleaned the house from top to bottom.  You’ve moved the kids' toys, baked the bread, lit the candles, and had the photos taken.  Your house is now on the market and… crickets.... No offers. Fewer viewings than you expected.  The email inbox is looking pretty quiet.So how long do you wait before doing something about it? There’s No One-Size-Fits-All Answer – But Doing Nothing Is Rarely the Right Call In our experience at SA Property, the market speaks quickly. If you’ve had little to no interest within the first 2–4 weeks, that’s already a sign. The first few weeks are your golden window.  That’s when your property is pushed out to the most serious buyers who are actively looking and ready to go. If it doesn’t turn heads then, it’s unlikely to suddenly do so in week eight. So what do you do? Step 1: Re-Evaluate Your Asking Price Let’s get the awkward one out of the way. If you’re overpriced, the best marketing in the world won’t save the sale. Buyers are savvy. They’re watching property portals daily and know what similar homes are going for in your area. That doesn’t mean you have to slash the price. But a realistic review of where your home sits in the market is crucial. Ask yourself: Are you priced to compete with similar homes? Are your buyers comparing your home to larger or better-presented ones in the same bracket? A price adjustment (even a small one) can push you into a new bracket of buyers and revive interest. Step 2: Check Your Marketing Photos, floorplans, description, video tours – all of it matters. At SA Property, we often take over listings from other agents and refresh everything: New photography (especially if the seasons have changed) Snappier, more targeted descriptions Boosted social media promotion Proper focus on features that sell (like gardens, parking, kitchens, school catchments) If your agent hasn’t talked about marketing tweaks – ask why. Step 3: Review the Feedback (or Lack of It) Have people been viewing and just not biting? Or are viewings barely happening? If you’ve had viewings, listen to the feedback — even if it stings. Is it always “the third bedroom feels small” or “the kitchen needs updating”? If you haven’t had viewings, that’s usually a sign of price or presentation problems. Don’t take it personally. Use it to adjust. Buyers don’t want perfect — they want value for money. Step 4: Consider Minor Improvements Sometimes, a lick of paint, better lighting, or a de-cluttered room makes all the difference. We’re not talking full renovations — just things that make your photos and in-person viewings pop. A fresh look can re-engage previously uninterested buyers. Step 5: Talk to Your Agent – Or Switch An honest, proactive agent will already be doing all of the above. If yours hasn’t mentioned any of it and is just saying “be patient,” it might be time for a new approach. At SA Property, we believe the market gives you clues — and your agent should be reading them. If your agent isn’t pushing for adjustments, or is ghosting you between updates, it could be time for a refresh. The Bottom Line Don’t just wait and hope. The longer a home sits unsold, the more likely buyers assume something’s wrong. It becomes “stale” in the market’s eyes. If it’s been 3–4 weeks without meaningful action, it’s time to do something — whether that’s price, photos, presentation, or people. Need a Second Opinion? We’re happy to take a look at your listing, give honest feedback, and tell you if it’s the price, the marketing, or something else. No pressure. No jargon. Just proper advice from local experts who sell homes every day in Swansea. Contact us for a free marketing review: 01792 893000 info@saproperty.co.uk

When the Phones Go Dead: A Lesson in Customer Service At SA Property, we pride ourselves on excellent communication — so you can imagine our panic when our phones and internet suddenly stopped working today. No warning. No heads-up. Just silence. This isn't a cautionary tale from a client — it's our own experience. A number of years ago, we signed a 7-year contract with a telephone and broadband provider, sold on promises of technological advancement and cost savings. In hindsight? It was neither. The costs crept up year after year (buried in the small print, of course), and the tech issues became increasingly frustrating. Fast-forward to 2024 — with our contract due to end in August 2025 — we decided enough was enough. We found a new provider, one offering the same services (broadband, phones, multiple lines) for £30 + VAT per month, compared to the £500+ VAT we were currently paying. A no-brainer, really. We gave the correct notice. We had written confirmation from our existing provider that our contract would end on 21st August 2025. The new provider confirmed they'd take over on 22nd August. Perfect, right? Well… On 18th July, we received a new email from our outgoing provider stating our broadband would be transferring on 24th July. A full month early. We immediately queried this — surely it was a mistake? We were assured that the transfer only applied to the broadband and not the phone lines. Still, it didn’t sit right. And today, our worst fears were confirmed — no internet. No phones. No communication. Each company is blaming the other. One says, “They requested it.” The other says, “We don’t know what happened.” Meanwhile, we’re left in the dark — literally and figuratively. Yes, it’s hopefully just a day of disruption. Yes, we’re saving over £470 a month from August onwards. But this is a sharp reminder of why we left our old provider — lack of communication, poor handling, no accountability — and also a cautious note on the importance of making sure transitions are watertight when switching services. So, what’s the takeaway? Read the small print. Choose short-term contracts wherever possible. Don’t wait until you’re frustrated — start the switch early. Test your new provider thoroughly — even when it’s cheaper. And finally, never underestimate the value of a company that actually cares about its clients and their ability to stay connected. We’ll keep you posted — and in the meantime, thanks for bearing with us if you’ve tried to get in touch today and couldn’t. SIDE NOTE: if you want to know which company to avoid whilst looking for telephone and broadband deals, just let me know