Whatever your reasons for deciding to sell your investment property, there will be key decisions to make regarding your tenants. Maybe you’ve decided it’s time to reduce your buy-to-let portfolio or you’re selling to reinvest in a new property. In this blog, we’ll provide some top tips to help you sell a tenanted property as seamlessly as possible.
A sale can often be a stressful time for a tenant as you are introducing uncertainty. It’s important to open lines of communication with your tenants early, informing them that you intend to sell before you put the property on the market.
Often it can be a good idea to offer your existing tenants first refusal on buying your rental property. If they’re not interested in buying, then you’ll need to decide whether you want to sell the property as a tenanted buy-to-let or a vacant home. Either way, it’s a good idea to keep the tenant up to date with progress of the sale.
Should you sell your buy-to-let as tenanted or vacant?
If you sell a tenanted property, your target market will be limited to other landlords, who might be attracted by the prospect of having rent coming in from day one.
If you sell a vacant property without tenants, you’ll be putting your home on the open market. Selling to a buyer who intends to live in the property means serving notice on your tenants. Of course, you will need to follow the correct procedures to evict your current tenants first.
What are the benefits of selling to another landlord?
Selling a property with tenants in situ is a great option for landlords, offering a cost-effective and relatively smooth route to selling.
Buying a property with ready-made tenants provides the new buyer with a good tenant immediately, and they can start receiving rental income from the day they acquire the property. Another positive for the seller is the ability to maintain their cash flow from rental payments until the date of the sale. Also, both seller and buyer can avoid void periods with a tenant in situ sale. As for the tenant, they can remain in the property they have been happily living in without any disruption at all.
What about selling to other buyers?
A tenant with an ongoing fixed term lease cannot be forced to vacate a property by law. They have the right to remain in the property until that fixed term expires. However, it may be the case that your tenant is already thinking about moving, so it’s worth finding out if they might be interested in ending the agreement early.
For Assured Shorthold Tenancies (AST), you can ask your tenants to move out at any point, but you must give them 60 days’ notice. If your tenants have signed a longer fixed term contract (e.g. for 12 months) you may have to wait to sell.
Once notice is served, you can put your property on the market. Remember, if your property has not sold before your tenants move out, then you will lose rental income.
Can I sell with ‘sitting’ tenants in place?
Sitting tenants (regulated tenants) are in a different category to those on an Assured Shorthold Tenancy. Sitting tenants are protected under the Rent Act 1977, under which a landlord cannot evict a tenant with a Section 21 Notice.
You can sell your rental property with sitting tenants. However, it’s important to remember that your tenants have certain rights. Evicting a sitting tenant may be a very expensive and time consuming process.
How do I arrange viewings on a tenanted home?
One of the key ways you can make the process of selling a tenanted property smoother is by being considerate to your tenants and respecting their space. Be reasonable about the number of viewings you intend to hold. If you give them sufficient notice, most tenants will be amenable to viewings.
As a landlord, maybe you can offer your tenant an incentive, such as reduced rent during peak viewing times as compensation for the inconvenience.
The state of the property when potential buyers look round could also have a big impact on your sale, and your tenants may feel more inclined to tidy up if you have a good relationship with them. Ensuring a clear line of communication between you and the tenant is vital to maximise your chances of a good sale.
Sell your tenanted property with The Landlord Link
At The Landlord Link we have a wide variety of tenanted and vacant rental properties listed for sale with a large portion of our buyers being landlords and investors.
Glasgow is one of the UK’s most vibrant cities, and an increasingly popular option for buy to let landlords. The surprisingly affordable housing and great yields have already tempted lots of The Landlord Link members into investing in Glasgow property – will you be next to pick up a rental property in Glasgow?
Read on for The Landlord Link’s guide to buy to let in Glasgow and discover for yourself why Glasgow is a great city for landlords.
Why choose Glasgow for your next buy to let property
Decades of regeneration and high profile events like the Commonwealth Games and European Capital of Culture have transformed Glasgow. The city’s historic reliance on heavy industry and shipbuilding led to lean times in the 1980s, but today Glasgow is a thoroughly modern and sophisticated city. Industries like financial services, health, digital technology and green energy employ thousands of people in Glasgow, and the city has one of the largest student populations in the UK.
When Glaswegians finish work for the day, there’s plenty to entertain them in the city centre. Some of the UK’s best shopping, great restaurants, a lively nightlife scene and 20+ art galleries and museums mean there’s always something going on in Glasgow.
There’s a lot to like about buy to let property in Glasgow – not least that it’s the cheapest city in the UK to buy a property. The average sale price across the city is under £120,000 (Edinburgh is nearly twice that) while average rents are around £780 per calendar month. It’s not surprising that Glasgow appeared in our list of the best places in the UK for buy to let in 2020.
There’s good news for student landlords too. Glasgow has three universities with a total of around 65,000 students, making it one of the UK’s largest student cities. The University of Glasgow, in particular, has big expansion plans; a new Innovation campus in Govan is planned, with the ambition of turning the Glasgow waterfront into the UK’s version of Silicon Valley.
Glasgow already has the largest population in Scotland and the National Records of Scotland predicts that the population of Glasgow will grow by 36,000 over the next 25 years, an increase of 6%, increasing demand for housing. The population grew by 1.1% between 2018 and 2019.
While transport links across the city are good, improvements are planned. A major extension to Glasgow Central station for high-speed trains would allow Glaswegians to travel to London in just three hours. The authorities want to extend the Subway, Glasgow’s version of the London Tube, and create a new tram network.
If the transport plans go ahead, areas close to the new links could become property hotspots in the same way that proximity to a Subway station currently pushes up rents.
When you think of property in Glasgow, the first thing that comes to mind is the typically Glaswegian tenement buildings. These four-storey blocks of flats accessed by a single stairwell were built to house the workers who flocked to Glasgow during the industrial revolution. Their size and quality vary across the city; in the affluent West End they’re often very spacious with beautiful original features.
Rental properties in Glasgow aren’t just restricted to tenement apartments though; modern city-centre apartments, family homes and HMOs are all up for grabs for savvy landlords looking to expand their rental portfolios in Glasgow.
Traditional Glasgow tenements are just one type of buy to let in Glasgow. Photo by Ross Sneddon on Unsplash.
The best areas for buy to let in Glasgow
As every successful landlord knows, it’s key to pick the properties that offer the best combination of purchase price, rental income and attractiveness to tenants to minimise void periods. But where should you buy a rental property in Glasgow? At The Landlord Link we’ve done the hard work for you; here are what we believe are the best places for buy to let in Glasgow.
G52: Cardonald, Mosspark and Penilee
The G52 postcode area in Glasgow is one of the best areas in the UK for buy to let yields – in fact, it’s the third-best postcode in the country overall for landlords with an average yield of 8.71%. G52 is a large area in the south-west of Glasgow, bounded to the north by the M8 and the east by the M77. With great transport links, lots of amenities and a wide range of housing stock, it’s no surprise that G52 is popular with landlords and tenants alike.
Cardonald is popular with families for its good schools, easy links into Glasgow by train or via the Clyde Tunnel and affordable house prices. It’s also convenient for the large Queen Elizabeth University Hospital complex and for Glasgow Airport. The housing stock in Cardonald is very varied – large period homes, semis, cottage flats, high rise flats and apartments for those over 55 are all available in Cardonald.
Mosspark is small but convenient with good amenities. Transport links into Glasgow city centre are easy from Mosspark or Corkerhill railway stations and there are plenty of local shops and supermarkets for day-to-day needs. Mosspark is bordered to the south by Pollok Country Park, the largest park in Glasgow.
Penilee is a small housing estate made up of mostly 1930s and 1940s-built houses and flats that were originally for social housing. Hillington West and Crookston stations provide train links into the city centre. Penilee is currently undergoing regeneration so could be an excellent place to pick up your next affordable buy to let in Glasgow.
G51: Govan, Ibrox, Linthouse
G51 is a large and varied area on the south bank of the River Clyde. Much of the area is made up of industrial estates, the large Queen Elizabeth University Hospital complex and shopping centres including Glasgow’s branch of IKEA in Braehead to the west of G51.
Govan is the major residential area in G51 and is receiving significant investment. A new bridge across the Clyde is planned, digital startups are moving in and there’s a growing food scene.
The area is very well connected to the city centre and elsewhere in Glasgow thanks to the Glasgow Subway line that runs through it with stations at Govan, Ibrox and Cessnock.
The river Clyde in Glasgow. The G51 area which runs along the southside of the river is one of the best areas for buy to let in Glasgow. Image by Julia Schwab from Pixabay.
Buy to let property in Govan and the surrounding areas is again very varied. Tenement flats, semi-detached villas, modern houses and up-to-the-minute apartments are all available in G51. Landlords looking for buy to let properties in this part of Glasgow are looking at yields of around 7.32% based on an average property price of £97,500 and rent of £595 per calendar month.
G67: Cumbernauld
We’ve included Cumbernauld in this guide to the best buy to let areas in Glasgow because of its Glasgow postcode and historic links to Glasgow. Cumbernauld is a separate town, but close enough that landlords considering buy to let property in and around Glasgow should also look at property in Cumbernauld.
Cumbernauld is a new town, so almost all the housing available dates from the 1950s onward. It was built at least in part to rehouse people who’d been bombed out of their homes in Glasgow or who were living in otherwise unsuitable or overcrowded conditions in the city.
While the overall look of Cumbernauld divides opinion, there’s no doubt that it’s a convenient place to live. A number of large businesses have their base in Cumbernauld (including Irn-Bru maker AG Barr) and it’s easy to commute into Glasgow. Edinburgh is only 31 miles away.
For landlords, buy to let property in Cumbernauld is both affordable at an average price of £75,000 and profitable with a yield of around 7.2%.
Shopping in Glasgow city centre. Image by Lux_Aeterna from Pixabay.
G32: Shettleston, Sandyhills, Carntyne
These three areas in the East End of Glasgow have become increasingly popular in recent years. Good transport links into the city and cheaper prices than the West End make most parts of G32 a good option for landlord properties in Glasgow.
Like many parts of Glasgow, G32 has a lot of variation in property types, area characteristics and property prices within its boundaries. Average yields in G32 are around 7.13% but by choosing your rental property carefully, higher yields are possible.
Our pick in G32 is Shettleston. Shettleston is an affordable area with a good range of amenities, including a railway station, a large Tesco supermarket and a health centre. Rental properties in Shettleston include family homes and one- and two-bedroom flats in a mixture of modern blocks and traditional tenements. One-bedroom flats in Shettleston start at around £45,000 and rent at around £350-£400 per month, giving a very attractive 9.33% yield.
While Shettleston is not a traditional Glasgow student area, the University of Strathclyde is only around 5 miles from Shettleston and the area does attract students on a tight budget looking for affordable student accommodation.
Sandyhills, to the south-east of Shettleston, has a higher proportion of semi-detached villas suitable for families along with some larger-sized cottage flats and blocks of social housing. Expect to pay upwards of £55,000 for a one-bedroom flat.
Carntyne is a former coal mining area on the western edge of G32, so closest to Glasgow city centre. The coal mines closed in the late 1800s, and the area became a large housing development in the 1930s. Properties in Carntyne include semi detached villas and cottage flats.
Landlords looking for a more modern buy to let property in Carntyne should look at the family homes available on the Eastfields development. Prices are higher in Carntyne than in Sandyhills or Shettleston but the area is relatively quiet and popular with tenants.
Mount Vernon is also in G32 but property prices in this part of Glasgow are significantly higher, making good rental yields for Glasgow landlords more difficult.
Buy to let properties in Glasgow for sale on The Landlord Link
On The Landlord Link, landlords with rental properties in Glasgow can list them for sale, absolutely free. Whether you’re looking to sell your Glasgow buy to let property or buy a new rental property, join The Landlord Link and buy and sell landlord to landlord.
Buy-to-let properties are attractive investments for many but there are lots of considerations to take into account before you buy. Buying a house can be a complicated process, even more so when there are several differences between buying property in the UK and buying a property in Scotland.
We’ve put together 10 top tips to provide you with essential information and help you understand the process if you’re looking at purchasing a buy-to-let in Scotland.
1 What does a buy-to-let investment in Scotland involve?
Whether you’re an experienced landlord or new to buy-to-let properties, you need to fully understand the ins and outs of letting a property. Being a landlord means that you have certain legal obligations, especially when it comes to gas safety checks and service charges, so make sure you know what you’ve signed up for.
Landlords in England and Wales must check that their tenants can legally rent their property. This is known as ‘Right to Rent,’ however it does not apply to landlords in Scotland.
2 Check your finances
Buy-to-let properties in Scotland can generate a good amount of income (rental properties in Glasgow have some of the best yields in the UK) but make sure you can afford the property in the first place. It’s a good idea to get financial advice to go through the legal costs that are involved in purchasing a buy-to-let property.
You’ll need to make sure you can cover the costs for any solicitors fees, survey fees and property valuations, on top of maintaining the property so it’s safe for tenants to live in.
3 Land and Building Transaction Tax
In England, Stamp Duty Land Tax applies to properties that cost more than £125,000, however in Scotland, this charge does not apply. Instead, you’ll pay Land and Buildings Transaction Tax when you buy a property.
Other differences between Stamp Duty Land Tax in Scotland and the UK include:
• Payments are made to Revenue Scotland and not the HMRC
• Scotland uses different price purchase bands to those in the UK to determine the Land and Buildings Transaction Tax rates
As of January 2019, an extra 4% of the purchase price of the property must be paid on top of the existing Land and Buildings Transaction Tax if you purchase a second property or a buy-to-let in Scotland. This extra charge is known as an Additional Dwelling Supplement (ADS).
The LBTT rates and bands were changed temporarily in July 2020 to stimulate the Scottish housing market. These special rates which make property at the lower end of the market much more affordable will last until the end of March 2021.
Land and Buildings Transaction Tax Bands
LBTT percentage rates from 15 July 2020 to 31 March 2021
Price Bands (£)
LBTT percentage rate (%)
ADS Percentage rate (%)
Up to £40,000
0%
0%
£40,000 to £250,000
0%
4%
£250,001 to £325,000
5%
4%
£325,001 to £750,000
10%
4%
Above £750,000
12%
4%
Use The Landlord Link’s LBTT Calculator to find out how much Land and Buildings Transaction Tax you’ll pay on your property investment in Scotland.
4 Get the right mortgage
When you purchase a buy-to-let property in Scotland you’ll need a specific buy-to-let mortgage. The mortgage rates on buy-to-let properties can be higher than residential mortgages, however failing to ascertain the right mortgage is considered as fraud, and can lead to heavy penalties.
5 Home Reports
It is essential to read through and check the seller’s Home Report to ensure you are aware of the quality of the buy-to-let property you are purchasing.
There are three aspects to a Scottish Home Report: the Single Survey, the Energy Report and the Property Questionnaire. Prepared by a Chartered Surveyor and an important part of the report, the Single Survey details information about the condition and value of the property.
The Energy Report was devised in Scotland and is like the EPC used in England and Wales. It is an essential document that establishes the energy efficiency of the property and informs the buyer of cost-effective ways to improve the property’s environment impact.
The third part of the Scottish Home Report includes the Property Questionnaire, vital for landlords who are calculating their buy-to-let investment. The questionnaire includes information such as the contents of the property, parking arrangements and any alterations that have been made previously, giving landlords an idea of the costs needed to make the property habitable.
It’s important to research the area before deciding on purchasing a buy-to-let property to make sure both the property and the location will appeal to tenants. Towns and cities with good transport links are often extremely desirable, as well as areas with universities, hospitals and good schools.
The type of tenant you want to attract is equally as important as the location of your property. Do you want students renting your house? Or young professionals? Whatever type of tenant you’re looking for, be sure to provide the type of fixtures and furnishings they will expect, especially as a group of students will have different wants and needs from a property to a professional couple.
7 Agency Fees
Are you going to manage your buy-to-let property yourself or are you going to instruct a letting agency? Make sure you can complete all your obligations as a landlord if you’re choosing to manage the property yourself, especially as it can be costly if you fail to meet the agreements within the tenancy agreement.
Similarly, you’ll want to compare costs to make sure you get the best deal if an agency is going to manage the property instead.
8 Landlord Insurance
As a landlord you will need specialist insurance for your buy-to-let property. Along with building insurance, if your property is furnished or part furnished, you’ll also need contents insurance too. There are various types of landlord insurance policies available so be sure to research for the right deal, especially as you might also be able to purchase a policy that covers your rental income if your tenant doesn’t pay.
9 Calculate the investment returns
To understand how well your buy-to-let property is doing, you will need to calculate the return on your investment. Property returns are usually referred to through rental yields and to calculate the return on your investment, you need to work out the sum as a percentage of how much you have put down to purchase the buy-to-let property.
The biggest problem for landlords comes from rental voids where a property sits empty in between tenants and don’t forget that maintenance costs, tax and other expenses will all make a dent in your investment returns.
10 Spend money to make money
As a landlord you are obliged to ensure that your buy-to-let property is in a habitable condition for your tenants. While many might think that basic fittings and furnishings will save money, poor quality renovations to your buy-to-let could cost you more money in the long run. Covering up problems with cheap repairs can often mean you’re spending more money on fixes that won’t last.
It’s a good idea to nip problems in the bud and rectify any issues as and when they arise – that way your tenants will see that you’re proactive in helping them with solutions that will keep both your property and your tenants happy.
Alternatively, if you’re looking for Conveyancing, Surveying or home removals services and Scottish Home Reports, visit reallymoving.com for instant quotes and more information.
Manchester is an extremely popular city for landlords looking for buy to let property. A rising and diverse population, improving connectivity and plenty of job opportunities make it an intriguing choice.
But which areas in Manchester are best for rental opportunities and where should landlords look to expand their property portfolios? Read on for The Landlord Link’s guide to buy to let in Manchester.
Why buy a rental property in Manchester?
Manchester has always been at the forefront of innovation. From cotton mills in the 1800s to today’s vibrant technology and media scene, it’s a city for up-to-the-minute optimists. Manchester is second only to London in terms of technology investment and has ambitions to be a world-class city within the next five years.
The population of Manchester is growing too; 2.7 million people live in the Greater Manchester area, with the population in Manchester itself expected to rise to over 530,000 by 2025.
Construction in Manchester city centre
Manchester residents benefit from superb shopping, restaurants, nightlife and cultural opportunities, as well as connections to the rest of the UK. Manchester Airport is the busiest airport outside London with connections across the globe.
Like any large city, the population in Greater Manchester is extremely diverse. Manchester has more multi-millionaires than any other UK city apart from London; on the other hand a 2010 study found that the Manchester City Council area was the 4th most deprived local authority in England.
Property investors in the Manchester area have a great range of areas and housing types to choose from. Which area in Manchester will you choose for your next buy to let investment?
Manchester City Centre
Manchester has seen a huge city-centre living boom over the last 20 years, starting in the converted warehouses of the Northern Quarter and spreading across the city centre. Shiny new apartment blocks seem to rise up on an almost-weekly basis, and there’s historically been no shortage of professional singles and couples to live in them.
2020 has changed this a little, and letting agencies in Manchester report that they’ve seen an increase in city-centre renters looking to move out of apartments in favour of larger properties with some outside space in areas like Chorlton and Didsbury. As a consequence, there’s a slight oversupply in apartments at the top end of the market, with Manchester landlords having to realign their rental expectations.
It’s not all bad news for Manchester city centre landlords. The same landlords reporting declines at the upper end have also seen an encouraging trend for people who live just outside Manchester city centre looking for homes where they don’t need to commute to their central jobs by public transport. Agents also believe that the upper end will bounce back, so now could be the time to pick up a bargain for the longer term.
Landlords looking for buy to let properties in Manchester city centre to add to their portfolio should choose carefully; apartments should be large enough to accommodate working from home, and any outside space is a huge bonus.
Good transport links are key to choosing the best areas in Manchester for buy to let
Wythenshawe
Wythenshawe is in the south of Manchester, near Manchester Airport. The Metrolink tram arrived in Wythenshawe in 2014 and since then interest in the area has grown. Employment opportunities are increasing, an injection of funding has improved facilities and schools, and the Airport City development should make the area more and more attractive.
Wythenshawe was at one time the largest council estate in Europe and most of the housing is social housing built between the 1920s and 1960s, with pockets of newer houses. Yields of around 7% are still possible in Wythenshawe, while rising property prices in this part of Manchester make it a good area to look at if you want a combination of solid yields for the short term and long term appreciation.
M14 – Rusholme and Fallowfield
The M14 area of Manchester has been pinpointed as one of the best areas for buy to let in 2020. Average property prices in the region of £170,000 and potential rental yields of 7.6% certainly look very attractive to Manchester buy to let investors.
Both Rusholme and Fallowfield are popular areas with students at the University of Manchester and Manchester Metropolitan University. There are a number of student halls in the area and students who choose not to stay in halls often choose the terraced houses of Rusholme and Fallowfield. Fallowfield housing attracts a premium and HMOs in Fallowfield tend to be of better quality.
Between 2012-13 to 2017-18 the student population of Manchester grew by around 7%, but purpose-built student accommodation grew too. At the moment Manchester doesn’t have the student house oversupply issue that we’ve seen in Liverpool, but it may not be far away. If you’re interested in buying an HMO in Manchester we recommend looking carefully at how convenient the property will be for tenants, and how the quality of what you’re planning to offer compares to others in the market.
Property investors in Manchester should also be aware that like Birmingham, there’s an Article 4 direction requiring planning permission for all new HMOs across the entire Manchester City Council area. There are also Article 4 directions on changing the use of office or light industrial facilities to residential in several areas. As always, do your research before buying a property to rent out in Manchester.
Terraced houses like these are a popular type of buy to let property in Manchester
Levenshulme
In 2019 The Sunday Times named Levenshulme one of the best places to live in the UK. The judges liked up-and-coming Levy’s food scene and community feel, and if you add in easy connections to Manchester City Centre, it’s pretty clear to see why everyone loves Levenshulme.
Professional tenants who’ve been priced out of Chorlton or Didsbury are choosing Levenshulme instead, and the area has seen a 22% increase in house prices since 2017. That growth has eaten into prospective yields somewhat, but the increasing popularity of the area means that careful investors could achieve 5-6%.
Droylsden
Out to the east of Manchester, in the Tameside council area, you’ll find Droylsden. This part of Manchester was built up in earnest in the 1930s, so much of the housing stock in this area is 1930s semis, making Droylsden particularly suitable for families.
Droylsden has a large Tesco supermarket and local shops, while the Metrolink tram runs through the middle of the area, connecting Droylsden to the city centre and Media City in Salford. It’s a popular and stable rental area, growing in popularity for its convenience.
Landlords looking to add a buy to let property in Droylsden to their portfolio could be looking at yields of close to 6%. For a cheaper initial outlay but similar yields, take a look at nearby Ashton-under-Lyne, which is particularly well served by public transport with Metrolink, a train station and a brand new bus station.
Which of these areas in Manchester would you choose for your next buy to let investment?
As the UK’s second-largest city, Birmingham offers a wealth of opportunities for landlords. Canal-side city-centre flats, family homes, suburban properties and student accommodation all represent great property investment opportunities. If you’re looking for a buy to let property in Birmingham, read on for The Landlord Link’s guide to buying rental property in buzzing Brum.
Why invest in Birmingham buy to let property?
Growing investment in Birmingham and fantastic transport links to virtually everywhere else in the UK have made it an attractive location for businesses, students and regeneration projects. Once HS2 arrives in 2031, you’ll be able to get to London in just 49 minutes. While Birmingham may not appear on the list of the best places for rental yields in 2020, the city is most definitely on the up.
Investment projects in 2020 include the Eastside Locks regeneration scheme which is modelled on an area in Barcelona. A £450 million investment makes it one of the most significant city centre regeneration schemes in Europe, with apartments, a hotel, shops, bars and restaurants all rising from a formerly neglected part of the city.
Birmingham is famous for having more miles of canals than Venice
Near the Bullring, a 42-acre site south of the city centre will be transformed into an area that will bring food, culture and community together, with a foodie hub attracting people into the area. The centrepiece square of the Smithfield project aims to rival the best that Europe has to offer, with a museum, cultural centres and family attractions like an ice rink.
Digital and media projects are also seeing significant investment. Birmingham and the West Midlands are the UK’s first testbed for widespread 5G mobile communications. The director of Peaky Blinders has plans in the works to create a £500 million media village to capitalise on Birmingham’s growing reputation as a filming location.
All these plans are likely to increase demand for rental property in Birmingham and the West Midlands – so which areas in Birmingham should you look at to add properties to your rental portfolio?
At the Landlord Link we’ve done our research into the Birmingham property market. Here are the areas we think landlords should consider for buy to let property in Birmingham.
Victoria Square in Birmingham city centre
Birmingham city centre
Like many UK cities, Birmingham has seen huge growth in city centre living. Apartments in converted warehouses and sleek new builds attract professional singles and couples looking to take advantage of Birmingham city centre’s food scene, nightlife, shopping and leisure facilities.
As always, brand new properties have a price premium, making decent rental yields more challenging. Some property investors also believe that there’s an over-supply of apartments to rent in Birmingham city centre, and that family homes further out may be a better buy.
These two areas to the east of Birmingham city centre have already seen a lot of regeneration and more is planned.
Digbeth has been hailed by the Sunday Times as one of the coolest neighbourhoods in Britain (get used to seeing that in off-plan development listings!). With Curzon Street station due to become Birmingham’s HS2 hub, the area has all the amenities that city-dwellers could wish for.
Properties for sale in Digbeth and Eastside are mainly apartments. Some are in modern blocks with amenities like communal roof gardens, while others are in converted industrial buildings, reflecting the history of the area. Prices are well above the Birmingham average at around £200,000+ for a two bedroom flat. That said, rental yields of 6% are possible, and there’s still potential for prices to rise in this most fashionable of Birmingham areas.
Aston and Nechells
Just north of Birmingham city centre you’ll find Aston and Nechells. Both are inner-city areas with large numbers of HMOs and shared accommodation. Aston is popular with students at nearby Aston University.
Crime is higher than average in these two areas but they can be a cheap place to invest for experienced landlords; current yields are slightly higher in Nechells at up to 9% vs 5% in Aston, thanks to lower asking prices.
Edgbaston and Selly Oak
Either side of the University of Birmingham campus you’ll find Edgbaston (to the north) and Selly Oak (to the south). Unsurprisingly, both areas are very popular with students but you’ll also find family homes here.
Leafy Edgbaston is known for its large houses, botanical gardens and the Edgbaston cricket stadium. In recent years, Edgbaston has seen a number of purpose-built student accommodation blocks built, particularly around the large reservoir. Yields in Edgbaston will vary a lot depending on the type of property but average around 4%. That’s not to say that it’s not worth looking at Edgbaston for your next rental property; good student properties could be much higher.
Selly Oak is significantly cheaper than Edgbaston and also offers higher rental yields at around 5%. Check the street and neighbours carefully as some streets are student hubs while others are family areas. Selly Oak has also seen lots of purpose-built student accommodation blocks coming on to the market recently, with more blocks likely to come. If you’re considering a student house share or HMO in Selly Oak, be aware that your competition for tenants is likely to be of a high standard.
The suburbs on the outskirts of Birmingham straddling the M5 can be a solid investment. While Oldbury, Smethwick and Quinton may not be as fashionable as Moseley or Digbeth, investors report good returns.
Quinton (B32) has one of the oldest populations in Birmingham and the lowest crime. Housing in Quinton is mostly 1930s and 1940s semi-detached family homes mixed with some bungalows and more modern developments. Yields are around 4%.
Smethwick is strictly speaking part of the West Midlands rather than Birmingham, but it’s only 4 miles from Birmingham city centre and has some of the highest yields with a Birmingham postcode at 5.4% for B66. Smethwick is a town in its own right and tenants will appreciate the range of facilities along with transport links to the city centre.
Oldbury’s B69 postcode sits either side of the M5 and again is West Midlands rather than Birmingham-proper. Oldbury is heavily built up with a mixture of social housing, private housing and industrial areas. Landlords who take the time to understand the market for buy to let properties in Oldbury could be rewarded with yields of around 5%.
HMOs and Article 4 in Birmingham
From 8 June 2020, Birmingham City Council planning department introduced an Article 4 Direction across the entire city, meaning that any new HMOs need planning permission. With Birmingham council showing their stance on HMOs in such a firm way, getting planning permission to convert a large property into an HMO is likely to be difficult to come by.
If you’re still keen to invest in HMOs in Birmingham, buying an existing Birmingham HMO could be a better way to go. To protect your investment, make sure you get proof that the property has been an HMO for 10 years or as a minimum that it has been operating as an HMO since before the Article 4 date.
Is Birmingham a good place for landlords to invest in property?
For savvy investors, Birmingham can be a great place to invest in buy to let property. One of the best reasons for landlords to purchase buy to let property in Birmingham is the level of demand and the variety of property available. We’ve already seen strong investment in jobs and infrastructure in Birmingham, and the city population of 1.1 million is forecast to grow by nearly 20% by 2039. That’s an extra 200,000 people who’ll need somewhere to live.
Birmingham property prices are surprisingly low with the average property selling for £163,000. That’s less than either Manchester or Leeds. It’s also substantially less than London, and the easy transport links back to the capital, coupled with good job opportunities and excellent schools have led Birmingham particularly attractive to Londoners looking for a better quality of life.
Which area will you choose for your Birmingham buy to let investment?
If you’re looking for great property opportunities in the North West, buzzing Liverpool is a top choice for buy to let. A varied range of tenants, property types, and some of the best rental yields to be found anywhere in the UK mean investors’ eyes have been turning towards the Mersey. Read on for The Landlord Link’s guide to buy to let property in Liverpool.
Why choose Liverpool for buy to let properties
After some lean years in the 1970s and 1980s, massive regeneration in the last 20 years has seen Liverpool transformed. The riverside area is a real jewel, while the Albert Dock, one of the first Liverpool regeneration projects is now home to the Tate Liverpool art gallery. The city is currently attracting over £1 billion each year in investment; current schemes include the Knowledge Quarter, which aims to position Liverpool as a global city for innovation.
Employers in Liverpool come from a range of sectors, from the Jaguar Land Rover factory to the world’s second-largest wind farm. The life sciences industry is a key focus for Liverpool, and is worth in excess of £1.7 billion a year. The historic port is still thriving and is home to four of the world’s top six shipping lines.
Housing in Liverpool
As a large, growing city, there is plenty of choice in Liverpool’s housing stock. The most popular areas with the largest yields are mainly made up of terraced housing. Some of the more run-down terraces have been demolished, while other areas have been refurbished – Liverpool council famously sold terraced houses in L7’s Webster Triangle area for £1 to owner-occupiers who agreed not to sell the houses for five years.
In the city centre, apartments have been created inside old buildings as well as in purpose-built blocks. The Albert Dock was one of the first city-centre developments of its type, and has now been joined by hundreds more sleek waterside apartments, many with stunning views of the Mersey.
In common with many other university cities, Liverpool has a number of new student housing blocks located in L7 and L1, close to the University of Liverpool, Liverpool John Moores University and the School of Tropical Medicine.
Families looking for good schools and a villagey atmosphere gravitate to Aigburth and Allerton, while John Lennon’s childhood neighbourhood Woolton is still a prestigious and popular choice.
The Albert Dock complex on Liverpool’s waterfront
Best areas for buy to let in Liverpool
Landlords searching for good rental yields and affordable purchase prices will be spoilt for choice in Liverpool. No fewer than seven Liverpool postcodes appeared in Totally Money’s survey of the best areas to buy a buy to let property in 2020, so finding the right buy to let property in Liverpool to add to your portfolio should be a relatively simple task.
The L7 postcode area in Liverpool covers part of the city centre, along with the Edge Hill, Fairfield and Kensington areas. Most properties in L7 are terraced houses and the average price for this type of property is around £119,000.
Regeneration has improved the area (some parts could be described as up-and-coming) and it’s conveniently close to the city centre. The western edge of the area borders the Knowledge Quarter, University of Liverpool and the Royal Liverpool University Hospital (which will open a £429 million, state of the art new building in 2022).
L7 isn’t just the best postcode area for rental yields in Liverpool, it’s been crowned as the best area for buy to let in the UK for 2020. Yields in the area can be as high as 10.30%.
The L1 postcode area covers most of the city centre, from the Anglican cathedral in the south up to Liverpool Lime Street station in the north. Liverpool has a booming city centre living scene, and most properties in the area for sale are apartments in either converted period buildings or new builds. Popular parts of L1 include the Baltic Triangle, which is very close to the waterfront, and the Ropewalks area. Both locations have appeared on lists of the coolest neighbourhoods in the UK and are packed with shops, bars and cafes.
It’ll come as no surprise that properties in L1 tend to attract young professionals looking to live and work in Liverpool city centre, making use of all the amenities on their doorstep. There is also a sizeable student population and a number of modern student accommodation blocks have sprung up on the northern edge of L1 in recent years.
Rental yields in L1 are among the best for buy to let in Liverpool; choose your property well and you could see up to a 10% return on your investment.
L11: Norris Green, Croxteth and Gillmoss
The L11 postcode covers a large area towards the edge of Liverpool and is bounded by the A580 East Lancashire Road and the M57. The area is made up of low-rise, post-war housing (including large amounts of social housing) but with good access to green spaces and community facilities like schools, health centres and local shops.
Rental yields for landlords in L11 aren’t quite as stellar as in L7 or L1, but are still very attractive at 8.67%.
L6: Kensington, Anfield, Fairfield, Everton and Tuebrook
Liverpool L6 is a very varied postcode with a real mix of housing; terraced houses, grand Victorian townhouses and 300-year-old Georgian mansions next to 1940s semis. On the eastern edge of L6 you’ll find Newsham Park, a large green space with a cricket club, lakes, play areas and a skate park.
If you choose one of the L6 areas for your buy to let in Liverpool, you can expect a yield in the region of 8.4%.
The L2 postcode area covers the northern part of Liverpool city centre and contains some of Liverpool’s prime business real estate, mixed with luxurious apartments (many of them serviced) and hotels. It also covers the Cavern Club, Moorfields station and Liverpool Town Hall.
Rents in L2 are higher than in L1 (although that could be due to the lack of student accommodation in this area), but yields are lower at a still-solid 7.56%.
L3: City centre waterfront
L3 covers almost the entire city centre waterfront, from the Canada Dock oil port in the north, all the way down past the iconic Three Graces to the former garden festival site (now Festival Gardens) in the south. The area is home to the Albert Dock, Liverpool’s original regeneration project and model for inner-city living. It’s now been joined by Liverpool’s arena and exhibition centre, the Liverpool branch of the Tate art gallery, the Museum of Liverpool, and thousands of luxe apartments in a mixture of old warehouses and ultra-modern blocks.
Apartments with waterfront views command some of the highest property prices in Liverpool city centre, but rental yields for landlords of 7.4% are still achievable – and these covetable waterfront properties are in high demand by tenants.
L4: Anfield, Kirkdale, Walton
In the north of the city, the L4 postcode area contains the stadiums for both Liverpool and Everton football clubs. It also boasts two large parks. The Canada Dock railway line runs through the area – at the moment it’s only a goods line serving Liverpool’s docks but there have been repeated calls to open a station to serve Liverpool FC’s Anfield ground. If the plans come to fruition, a station could be good news for property investors and landlords in this part of Liverpool.
Rental yields for Liverpool landlords with properties in L4 are solid at 7.13%. Property types in L4 include larger Victorian villas, some of which have been turned into HMOs of 5-7 bedrooms, semi-detached homes, bay-fronted terraces and some pockets of modern estates and apartments.
Watching a match at Liverpool FC’s Anfield stadium
HMOs in Liverpool
There are lots of HMOs in Liverpool, and in recent years there’s been an issue with oversupply, leading to Liverpool City council to put Article 4 directions on the number of HMOs in certain areas, including 14 streets in the Dales area of L15. Areas with these restrictions require landlords to apply for planning permission to create an HMO, rather than using permitted development rights. It’s worth noting that if you’re looking for rental property to buy in the wider Merseyside region you should check the policies of the local council, as Sefton, Knowsley, Halton and Wirral all have different policy positions on HMOs.
Landlords in Liverpool report that the oversupply of HMO rooms has increased tenants’ expectations from their home. HMO landlords in Liverpool should aim for fewer, larger rooms in their properties, with high quality furnishings, en-suites wherever possible and high-speed broadband. Ideally, HMOs should be close to bus routes either to Liverpool’s universities or to the city centre for maximum convenience, and have amenities like local shops nearby.
Buy to let properties for sale in Liverpool on The Landlord Link
For landlords looking for the best places to invest in buy to let property, choosing the right area is key. In a fast-moving property market you need to be armed with the latest facts to stay a step ahead. Research shows that these are the best areas in the UK for buy to let in 2020 – which one will you choose for your next investment?
With lockdown restrictions gradually easing, you might be thinking of expanding your buy to let portfolio. It could be a great time to pick up a new buy to let property; major lenders in the buy to let mortgage market like Barclays and Skipton have cut rates, while the Chancellor Rishi Sunak’s stamp duty holiday makes buying a new rental property more affordable than it’s been in quite a while.
As all experienced landlords know, the location of your new rental property is key, and some UK towns and cities perform significantly better for landlords compared to the UK average. With competition for the best buy to let properties increasing in many areas, it’s key to be in the know about where to buy for the best return on your investment.
At The Landlord Link we’ve crunched the numbers from two of the biggest rental property surveys to find the best buy to let areas in the UK in 2020.
The top 15 UK towns and cities for buy to let investment
UK area
Top postcode
Average property price
Yield
1
Liverpool
L7
£95,000
10.30%
2
Bradford
BD1
£57,000
10.00%
3
Falkirk
FK3
£62,450
9.51%
4
Sunderland
SR1
£61,000
9.40%
5
Middlesbrough
TS1
£56,000
8.80%
6
Glasgow
G52
£82,000
8.71%
7
Kilmarnock
KA1
£64,995
8.31%
8
Leicester
LE1
£100,00
8.00%
9
Leeds
LS2
£125,000
7.92%
10
Sheffield
S1
£115,000
7.83%
11
Newcastle-upon-Tyne
NE6
£128,000
7.80%
12
Pontypridd
CF37
£125,000
7.70%
13
Cardiff
CF43
£67,000
7.61%
14
Manchester
M14
£177,000
7.60%
15
Edinburgh
EH8
£215,000
7.60%
Best areas in England for rental properties
Liverpool is still the best place in the UK overall to look for buy to let properties in 2020, with a range of postcodes across Liverpool seeing great yields. Landlords could see returns of up to 10.30% in the L7 postcode area which covers popular buy to let areas like Fairfield, Kensington and Edge Hill, while the city centre L1 postcode isn’t far behind at 10.00%.
Liverpool is the best area in the UK in 2020 for buy to let investors
Bradford is another emerging landlord hotspot with potential yields of 10.00% in the city centre. Low house prices (especially in comparison with nearby Leeds), regeneration projects and a university are all great reasons to choose rental property in Bradford. Look for properties in the BD1 area for the best returns.
The North East of England is still showing rich pickings for landlords looking for affordable, easy to rent property with good yields. The student hubs of Sunderland and Middlesbrough appear at numbers 4 and 5 in the rankings of the best places in the UK for buy to let, while the NE6 area in the west end of Newcastle-upon-Tyne appears at number 11. With yields of over 9% in the top areas of the North East, it’s no surprise that savvy investors are looking towards the Tyne and the Tees.
Best areas in Scotland for buy to let
Scotland continues to be a very strong option for landlords looking to pick up additional properties. The Scottish government have chosen to partly mirror the stamp duty holiday in England with a cut to the Scottish Land and Buildings Transaction Tax (LBTT) on property priced at under £250,000 until 31 March 2021.
Thriving Glasgow is a great option for landlords looking to expand their portfolio of properties.
While the Grangemouth area of Falkirk has the best rental yields in Scotland at up to 9.51%, many landlords will want to look at Glasgow, where a diverse range of postcodes across the city can achieve returns in the range of 7.1% to 8.71%.
Elsewhere in Scotland, Kilmarnock is increasingly popular with renters thanks to good commuter links to Glasgow. Landlords investing in the town’s KA1 postcode can expect yields of up to 8.31% with an initial outlay in the region of £65,000 for a typical rental property.
The EH8 postcode in Edinburgh looks an attractive prospect at 7.60%, although the initial investment is significantly higher than any other area on the list at an average £215,000 purchase price. If that’s too steep for you, consider Paisley as a location for your next portfolio property – yields in the region of 7.45% in the PA3 postcode just north of the town centre make it a reliable performer.
Looking to the north of Scotland, buying a rental property in the granite city Aberdeen could be a rock-solid investment. Aberdeen’s energetic economy continues to attract renters, and the city looks well-placed to ride out the economic shocks that 2020 has thrown at other areas in the UK. While landlords in Aberdeen may not be able to achieve the rental yields in double figures that they might see in Liverpool, the average yield in AB11 is still a very respectable 7.10%.
Best areas in Wales for landlords
It’ll come as no surprise to experienced landlords that the best areas for buy to rent in Wales are concentrated in the lucrative South East Wales area, and particularly around Cardiff. This part of Wales has been popular with landlords for several years now since the abolition of tolls on the Severn Bridge, giving residents easy access to both the Welsh capital and Bristol across the border. The effect is now spreading out from Cardiff and up into the Valleys.
Towns around Cardiff have been popular areas for buy to let investment thanks to great transport links.
The top postcode in Wales for landlords in 2020 is Pontypridd’s CF37. Cardiff is just 20 minutes away by train and this popular Valleys town has received millions in regeneration funding. Landlords who want to take advantage of rental demand in the area can expect up to a 7.70% return for an initial investment of around £125,000. Further north, the Ferndale area doesn’t have a train service but can offer tempting yields of around 7.61% and house prices here are far lower.
Are you considering one of these top areas for buy to let in 2020?
In a tough and competitive market where every small advantage can make all the difference to selling your property, maximising rental yield or minimising voids, it’s important to be aware of all the factors that can affect the value of your buy-to-let property.
There are plenty of improvements that you – as a landlord – can make to your rental property, but there are also elements outside of your control which can cause property prices to rise and fall.
To help ensure that you aren’t overlooking any potential goldmines, The Landlord Link has taken a look at some of the lesser-known things you should be taking note of.
1. Road Name
‘Close’, ‘Drive’, ‘Way’… they’re all very much the same, right? Wrong!
Studies have shown that people would rather live on a ‘Lane’ than a ‘Terrace’. And ‘Hill’ is far more popular than ‘Street’.
This may seem like a subtle distinction but property values can reportedly be affected by up to 50 percent in comparison to the national average, so it’s certainly worth considering.
2. Local Convenience
Okay, so you may already have heard of the ‘Waitrose Effect’ but rather than being just a buzzword in the property game, it has in fact been proven to have a very real impact on property prices.
Close proximity to a Waitrose or an M&S can add a bump of 9% over other houses in the local area, whilst the likes of Aldi and Lidl lead to a much more modest increase.
It’s not just supermarkets either – a posh Italian such as Zaza or Carluccio’s will see a positive effect whilst a McDonalds can detract from your property’s value.
3. Parking
Whether it be in a garage, on a driveway or secure off-road parking, being able to offer tenants somewhere to safely store their beloved vehicle can lead to a very noticeable increase in the marketability of your property.
4. Sporting Venues
Easy access to major sporting arenas is another bonus for many property-hunters. Areas such as Wimbledon, Twickenham and Wembley are great examples of this phenomenon.
Depending on your occupancy situation, properties in these areas can also be great money-spinners for short term rentals during sporting events.
5. A Good Local
Maybe this one goes without saying but close proximity to a well-regarded local pub is a real advantage for many. Be mindful that the type of pub makes a difference here – a rowdy, late-night boozer isn’t anywhere near as attractive as a trendy gastropub.
Whilst you can’t change the name of your property’s road or magic a Waitrose out of thin air, we hope that one or two of the things on this list will enable you to better consider the full value of your buy-to-let residence.
For more information on how to get the most out of your property, see some of our other helpful blogs at www.thelandlordlink.co.uk/blog/
Winter can be a worrying time for everyone – especially for landlords. The colder months present significant risks to rental properties, all of which could lead to costly problems. By taking some time to check over your property now, you can help to ensure a relaxing, disaster-free winter.
Follow our tips for getting your property ‘fighting fit’ this winter – both for your own peace of mind, and for that of your tenants…
1. Clean your gutters
Old leaves can collect in gutters and drains leading to blockages which can cause significant damage, so it’s best to clean them regularly. Consider investing in gutter leaf guards to help prevent your gutters from becoming blocked in future. Always try to clearyour gutters before frost has the chance to set in.
2. Look at your roof
Ensure the roof is in good shape. Strong winds in winter can definitely affect the condition of your roof. Cold weather can rapidly and ruthlessly expose any weakness in the roof structure – plus if there are any leaks, you could end up paying far more money for repairs so make sure that the roof is strong enough to deal with the forces of winter. A roof service every 5 years can help prevent damage.
3. Check the pipes
Blocked or leaking pipes can freeze during the cold months, then expand and burst causing potentially expensive water damage. Make sure that all pipes are in good order, and that they are properly secured to the walls. You should also check the brickwork around your property for cracks, which could potentially allow water in.
Remind tenants to periodically turn the heating on (using the timer system if one is available) if they go away over Christmas, in order to ensure that pipes don’t freeze.
4. Avoid damp and mould
Condensation can be a particular problem in winter when warm air generated in a property from everyday activities meets cooler surfaces. Unless the property is properly ventilated, this build-up of moisture can lead to mould growth. Damp and mould can cause long-term problems for your property.
Ensure that extractor fans in kitchens/bathrooms are working and encourage your tenants to open windows and not to dry their laundry indoors.
5. Think about insulation
A properly insulated property is an absolute must. Make sure that you check the basics, starting with obvious draft points. Invest in some draft excluder to keep doors and windows secure. Check the cladding around your boiler and pipes, and make sure that the taps don’t leak.
Show your tenant that you care about their well-being this winter – book a service for your heating system to ensure it’s working perfectly. This can also prevent unexpected bills and emergency call outs if something stops working.
6. “Bleed” your radiators
Bleeding your radiators can be very handy for guarding your boiler against typical winter problems and it’s a great way to warm up your property. By doing this, it releases any trapped air, allowing hot water to fill every part of your radiator and warm the property more efficiently.
Talk to your tenant about having them bleed the radiators and ensure you get the radiators serviced on an annual basis.
7. Make sure your tenants are informed
Well-informed tenants are the best protection against winter property damage. Don’t assume that your tenants know how to deal with the cold weather; many won’t. Always remember that it is your responsibility as a landlord to make sure they have the information they need.
Consider putting together an information pack for them, including things like the location of stopcocks, basic boiler operation, and so on.
8. Avoid winter void periods
Void periods are a major threat during the cold months. If you know that your rental property is likely to be empty over the winter, you need to make extra plans to ensure its upkeep and protect your investment.
Make sure that you visit regularly to open windows and check on the heating. If you can’t do this yourself, make sure that you arrange for someone else to visit.
If you decide to sell your rental property rather than hold onto it through a winter void, remember you can sell landlord to landlord absolutely free on The Landlord Link. List your property today.
9. Check your Insurance Policy
Winter is a good time to check your insurance. Make sure your landlord insurance is in place and that you’ve got all the cover you need.
Landlord buildings and contents insurance can pay for repairs if your rental property is damaged by something like a floor or a storm.
Advice for homeowners and landlords on how to identify Japanese Knotweed in Spring. Includes pictures of what Japanese Knotweed looks like as it starts to grow in Spring, the first signs of Japanese Knotweed and how the weather affects Japanese Knotweed in Spring.
Spring begins with a warning for homeowners
In 2018, the snowstorms in spring caused chaos all over the UK but one positive thing caused by the alarming conditions was delaying the emergence of Japanese Knotweed to late April and in some cases, early May.
We may all love warm springtime weather but unseasonably warm weather can come at a price as it can cause Japanese Knotweed to appear up to two months earlier than in colder years. This is a serious cause for concern as the weed grows at a dangerous rate once it emerges, and its presence on private property can cause the value of that property to decrease, often by tens of thousands of pounds.
Luckily invasive weeds experts, like the experienced and qualified surveyors at Wise Knotweed Solutions, can give you all the information you need to identify Japanese Knotweed in Spring while it is weak before it grows to a dangerous level and seriously affects your property’s value.
How to identify Japanese Knotweed in spring?
Japanese Knotweed growth is normally first spotted in March, taking the form of pink and red buds that will shoot up from the ground. The early growth of Japanese Knotweed in spring has been compared to asparagus spears that will grow unrelentlessly into hollow and thick canes. This contains a distinctive pattern of purple speckles, acting similar to bamboo.
As spring progresses, green leaves will begin to unroll from these canes as the plant increases in size. The leaves will appear heart shaped with a pointy end and will contain a zig zag pattern on its stems.
Why is Japanese Knotweed such a problem?
Japanese Knotweed can be quite deceptive as it is quite an attractive looking plant but it has the potential to cause disastrous consequences for the structural integrity of a building.
It can grow at an incredible rate of 1 foot every 3 days and reach 3 metres in height. However, it is not just its leaves and canes that grow. The roots of Japanese Knotweed can stretch up to seven metres in any direction, and it is this alarming growth of the root system which makes it capable of squeezing into the tiniest nooks and crannies in masonry and concrete.
Due to the potential damage Knotweed can cause if left untreated, an increasing amount of banks and building societies are refusing to provide mortgages on properties affected by the plant unless a professional treatment programme is in place – spelling trouble for landlords and homeowners alike.
I think I have Japanese Knotweed… What’s next?
Properties can lose considerable value due to Knotweed but that does mean the plant can not be treated before this occurs.
If you suspect you have Japanese Knotweed anywhere near your property, then it is strongly advisable to have the suspected Knotweed examined by an expert surveyor so an appropriate and affordable treatment programme can be put into place.
