Property Development - first things first

So, you have bought a house in need of renovation. Great!  But put that hammer down, there are lots of things to be done first that people often forget.

Taking over a property is similar to moving house, and I'll share my "to do" list below.  Some of these probably only apply in the UK, but many are universal.

1. Check the house and contents.  Is everything as you expected, (usually in renovation, if the vendors have taken anything you were expecting to be left its a bonus) look back to the legal documents to check if anything should or shouldn't have been left.

I have just taken over a property and have inherited several items I wasn't expecting, including a large wardrobe on the 2nd floor - I personally wouldn't fuss if it was just a couple of small things that had clearly been overlooked but a big wardrobe is a nightmare and will cost me to dispose of (I couldn't even give it away).

2.  Read the meters.  Yes you are excited and want to get on, but first you need to read the meters or you could end up paying someone else's bill.  I use my phone to take a photo of the meters just in case there are any disputes, depending on your specific phone, it can also be a good idea to email the photos to yourself so they are date and time stamped by the email.  Let the utility company know as soon as possible.  

Don't forget about the water too.  My water provider allows free use of water for renovation (with certain exceptions like sandblasting or major plastering) but you have to let them know to qualify.

3.  Tell the council.  Every council is different for how they manage council tax, some are free if it's empty, some have a discount, and some are full price no matter what.  Let them know as soon as possible so that you get any relevant discount applied from the very beginning. 

4.  Turn off the power and water.  This is more of a choice, I like to know that I'm not wasting energy (or money) while I'm not using any. 

5.  Make friends.  Going into a new property for the first time invariably is met with twitching curtains at the neighbours houses.  Take advantage, no one is better placed to keep an eye on the property while you aren't there.  I try to introduce myself to neighbours as soon as possible, give them my number in case of problems and I check they don't work shifts, so I cause minimal annoyance.

6.  Security.  Make sure the property is secure as you most likely won't be there all the time and an empty property is sadly a target for crime.  Also, your insurance will probably specify locks types on doors and windows and there is no point in insurance if it isn't valid for any reason.  I try to keep curtains up for as long as possible too.  Some people choose to change the locks, this is up to you and what the existing locks are like.

I'm assuming you already have insurance here, if you don't have insurance, stop reading this and go get it.  It's important and make sure you get the right type, there are several policies out there for empty properties and renovations, whereas most common policies have small print that means you wouldn't be covered in the event of a claim if it is unoccupied or undergoing renovation.

7.  Measure.  If you didn't get chance prior to purchase, take the chance in an empty house to get a full set of accurate measurements.  These are useful for so many reasons, but I like to carry them with me incase I see any bargains on my travels that I can't wait for.  

The measurements I usually forget to take are height of the window from the floor - which sounds like a pretty random and insignificant measurement but you need it for lots of reasons like will a radiator fit (if there isn't one already), buying curtains (if applicable) and more importantly if you require toughened glass in the window. Check building regulations for the rules, any good supplier or fitter should also tell you.


8.  Photographs.  To say I once worked as a photographer, I am rubbish at this one.  I always get so excited with tearing wallpaper off and ripping out the kitchen that I never have 'before' photos.  In fact, I was hoping to share my latest renovation with you and even on this one I forgot the first photos - so its the 'nearly before' photos.

Taking photos are great, not only to show the transformation, but also while you are buying things you can refer to photos (especially if you have some on your phone or camera you keep with you).  I find that I forget things like where are the plug sockets and how low the window is in a certain room. Its amazing how many details are missed.


9.  Rubbish.  Take time to find out, or ask the neighbours about the bin collections. How often? Which day? If you live in an area with lots of bins, which ones on which days?  It may not seem to matter if you aren't going to be living there but its amazing how much rubbish and recyclables can be put in the regular bins (for free) and not have to go in a skip.  Also, if you make friends with your neighbour they might even put your bin out for you if you can't or forget.


10.  Address.  This one sounds really obvious, but applies more if you have several properties or aren't local.  Take time to learn the postcode of the property and the surrounding street names if you don't already.  You are likely to be getting lots of deliveries and I am always getting calls from lost drivers and its great if you can give local directions.

Also, under address but on a completely different theme, when you are setting up utilities and other bills, make sure they understand that you don't live there (if you don't) and set up a separate correspondence address for your home.  This is becoming much more common and simple, but it does go wrong sometimes and you can end up with statements and certificates going missing.




Let me know in the comments, or by email if you prefer, if you have any other 'first things' for the list.