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A changing rental market brings new opportunities and responsibilities for landlords
The private rental market has experienced considerable change over recent years, and 2026 has brought some of the most significant reforms to the sector in decades.
For landlords’ property continues to offer the potential for an attractive long-term investment. However, letting a property today involves considerably more than finding a suitable tenant and collecting the monthly rent. With changing legislation, increased responsibilities, property maintenance requirements, and the need to ensure that every tenancy is managed correctly, professional advice and experienced management have become more important than ever.
Here at Acres we have been helping local homeowners, landlords, buyers and tenants for over 34 years. As an independent, family-owned and run business, we understand that every property, landlord and tenant is different. Whether you own a single rental property, have an established investment portfolio or are considering letting your home for the first time, our dedicated lettings team is here to help.
The rental market – what are tenants looking for?
The rental market has evolved considerably. While location and affordability remain important, tenants are increasingly looking for properties that offer comfortable accommodation, energy efficiency, good presentation and the flexibility to accommodate their lifestyles.
Throughout Sutton Coldfield and the surrounding areas, the rental market offers a broad range of properties, from apartments and smaller starter homes to traditional family houses and larger executive residences. Properties conveniently situated for local schools, transport connections, shopping facilities and employment centres are particularly attractive to prospective tenants. Areas such as Four Oaks, Mere Green, Streetly, Walmley, Boldmere, Wylde Green and Great Barr all have their own individual appeal.
However, just as with the residential sales market, landlords must recognise that asking the right rental price from the outset is essential. Overpricing can lead to longer periods without a tenant, while a realistically priced and well-presented property stands a better chance of attracting suitable applicants promptly. At Acres, our local knowledge enables us to advise landlords on achievable rental values, taking into consideration the property's location, accommodation, condition, presentation and competing properties currently available.
The Renters' Rights Act – a major change for landlords
One of the most important developments during 2026 has been the implementation of the Renters' Rights Act 2025, with major changes taking effect in England from 1 May 2026. The legislation has fundamentally altered how many residential tenancies operate, introducing additional protections for tenants and changing the procedures landlords must follow.
Among the principal changes are:
- The abolition of Section 21 notices: Landlords can no longer use the traditional no-fault eviction process for assured tenancies. Possession must now be sought using an appropriate legal ground and the correct procedure.
- Rolling tenancies: Most existing assured shorthold tenancies have become periodic tenancies, with new assured tenancies also operating on a rolling basis rather than for a fixed term.
- Rent increases: Landlords must generally use the statutory Section 13 process, giving at least two months' notice, with increases normally restricted to once annually and prohibited during the first year of a new tenancy.
- Rental advertising: Properties must be advertised at a stated rental price, and landlords cannot encourage or accept offers above that advertised figure.
- Applications from tenants: New rules protect applicants with children or those receiving benefits from certain forms of discrimination, while requests to keep pets must be considered in accordance with the legislation.
These changes do not mean that property letting is no longer an attractive investment. They do, however, reinforce the importance of understanding the law, maintaining accurate records and following the correct procedures. For landlords who have managed their properties independently for many years, the changes may be particularly significant. Our advice is to review existing arrangements carefully and seek professional guidance where necessary.
Landlord responsibilities – there is more to consider than you might think
Owning a rental property brings a range of legal and practical obligations. Landlords must ensure that their properties meet the appropriate safety standards, that necessary certificates and inspections are completed and that tenants receive the required information. Depending upon the property and tenancy, responsibilities can include gas safety checks, electrical installation inspections, energy performance requirements, smoke and carbon monoxide alarms, deposit protection, right-to-rent checks and property licensing where applicable.
There are also ongoing obligations concerning repairs, maintenance and the condition of the accommodation. Failure to comply with the relevant requirements can result in financial penalties, disputes and, in certain circumstances, difficulties obtaining possession of a property. It is therefore essential that landlords remain informed and ensure that their properties are managed in accordance with the applicable regulations. We recognise that many landlords have busy working lives, family commitments or live some distance from their investment property. For those clients, having an experienced lettings team overseeing the day-to-day administration and management can make an enormous difference.
Finding the right tenant is just the beginning
One of the most important aspects of successful letting is selecting a suitable tenant. While achieving a competitive rental income is naturally important, landlords should also consider the reliability and suitability of applicants and their ability to maintain a tenancy successfully. At Acres, we believe that careful marketing, professional viewings, appropriate referencing, and clear communication are fundamental to the letting process. An attractive property advertisement supported by good photography, comprehensive details and effective online exposure helps ensure that a home is presented to the widest relevant audience.
However, securing a tenant is only the first stage. Once a tenancy begins, there may be rent payments to administer, maintenance matters to arrange, inspections to organise, safety requirements to monitor and questions from tenants to address. Effective management helps to ensure that smaller issues are identified and dealt with before they develop into more significant problems. It also provides landlords with a professional point of contact and helps maintain a constructive relationship between landlord and tenant.
Protecting your investment through regular maintenance
For many landlords, their rental property represents a substantial financial investment, perhaps forming part of their retirement planning or providing an additional source of income. Protecting that investment should therefore be a priority.
Routine maintenance, timely repairs and periodic inspections can help preserve the condition of a property and reduce the risk of more expensive problems developing. Something as straightforward as a small leak, a defective extractor fan or a blocked gutter can become considerably more costly if left unattended. Well-maintained properties are also generally more appealing to tenants and can encourage longer-term occupation. Of course, landlords must balance expenditure against rental income, and not every improvement will necessarily produce a corresponding increase in rent. Our approach is to offer sensible, practical guidance, helping landlords make informed decisions about maintenance, presentation and potential improvements.
Should you manage your property yourself or use a letting agent?
This is a question many landlords consider, particularly those letting a property for the first time. Managing a property independently may initially appear to save money. However, it also requires time, organisation, knowledge of current legislation and the ability to respond when problems arise. For example, a maintenance issue might occur while a landlord is working, away on holiday or otherwise unavailable. Equally, changes in tenancy legislation may require documentation or procedures to be updated, even where a tenant has occupied the same property for several years.
A professional letting agent can provide assistance with many of these responsibilities, depending on the level of service selected. At Acres, our lettings services are designed to support landlords who require assistance in finding a tenant, as well as those seeking a more comprehensive property management arrangement. Our aim is to make the letting process as straightforward and efficient as possible while ensuring that landlords remain informed about their properties.
Already have a tenant? You can still benefit from professional management
It is worth remembering that professional letting services are not exclusively for landlords seeking new tenants. If you already have a property occupied by a tenant but currently manage it yourself, you may still benefit from appointing an experienced agent. Indeed, with the changes introduced during 2026, this could be an ideal opportunity to review how your property is managed. A professional review can help identify whether documentation, safety certification, rental arrangements and other important matters are up to date. Similarly, landlords who are dissatisfied with the service provided by their existing letting agent may wish to consider alternative arrangements.
Changing managing agents need not mean changing tenants or disrupting an otherwise successful tenancy. At Acres, we would be pleased to discuss your circumstances, explain the services available and assist with a transfer of management where appropriate.
Getting the rental price right
Just as when selling a property, accurate pricing is one of the most important factors when bringing a home to the rental market. It can be tempting to advertise at the highest possible figure, particularly when landlords are facing increased mortgage payments, insurance premiums, maintenance costs and other expenditure. However, an unrealistic asking rent can result in an extended period without rental income.
For example, a property advertised at £1,300 per month that remains empty for just one month will lose £1,300 in potential income. That is equivalent to more than £108 per month when spread over a year. Sometimes a slightly more competitive asking rent, resulting in a suitable tenant being secured sooner, can provide a better overall financial outcome. Of course, every property and situation is different. Our lettings team can provide a realistic rental appraisal based on local market conditions, comparable properties and the individual characteristics of your home.
Why choose Acres for your lettings?
At Acres, we are proud to have built our reputation over more than three decades serving the communities in which we work. With established offices in Four Oaks, Sutton Coldfield, Walmley and Great Barr, supported by our dedicated lettings department, we combine genuine local knowledge with modern marketing and a personal approach.
We understand that letting a property can sometimes feel daunting, particularly for landlords dealing with changing legislation or those who have never rented out a home before. Our experienced team is here to provide practical advice, answer questions and assist throughout the letting and management process. We believe that successful property management is about more than simply collecting rent. It is about looking after an important investment, maintaining good communication, responding to issues promptly and helping both landlords and tenants enjoy a positive experience.
Whether you are an experienced property investor or an accidental landlord who has inherited a property or decided not to sell, we would be delighted to discuss how we can help.
A final word from Hamad Al-Qubaisi – Acres Lettings Manager
"The lettings market has changed enormously over the years, and the introduction of the Renters' Rights Act has brought further responsibilities for landlords. "Property can still be an excellent long-term investment, but it is increasingly important that landlords understand their obligations and ensure that their properties are managed correctly. "At Acres, we have always believed that good estate agency is built upon personal service, local knowledge and trust. That philosophy is every bit as important within our lettings department as it is in residential sales.
"Whether you are letting a property for the first time, reviewing an existing investment or simply wondering what rental income your property might achieve, our team would be delighted to help. "After more than 34 years serving the local community, we remain committed to providing straightforward, professional advice and the personal service that has always been at the heart of Acres."
Thinking of letting your property?
If you are considering letting your property, would like a free, no-obligation rental valuation or simply want to discuss your existing tenancy arrangements, please contact our dedicated lettings team. Acres Lettings – 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
If you are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
For mortgage advice, contact our mortgage team at This email address is being protected from spambots. You need JavaScript enabled to view it..
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have be
Acres Estate Agents – Your property, our passion.
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New government scheme could help first-time buyers onto the property ladder.
For aspiring homeowners across Sutton Coldfield, Four Oaks, Walmley, Streetly, Boldmere, Wylde Green and Great Barr, saving for a deposit has long been one of the biggest challenges of buying a first home.
With mortgage rates remaining relatively high and the cost of living continuing to place pressure on household finances, the government's recently announced Your First Home scheme could provide a valuable helping hand.
At Acres Estate Agents, where we have been helping people move home across the area since 1992, we know just how exciting, but sometimes daunting, buying a first property can be.
What is the new Your First Home scheme?
The government has announced plans for a new equity loan scheme designed to help eligible first-time buyers purchase new-build properties in England.
Although the full details are expected to be confirmed in the Budget on 28 October 2026, the proposed scheme includes:
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A minimum deposit of just 2.5% of the purchase price.
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A 20% government-backed equity loan.
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An initial interest-free period on the government equity loan.
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Availability through participating developers offering eligible new-build properties.
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Support aimed at first-time buyers who might otherwise struggle to purchase a home.
The government has also indicated that household income limits and local property price caps will apply, although these have not yet been announced.
This is an important distinction for local buyers, as the scheme is currently proposed for new-build properties rather than the wider second-hand housing market.
How much could first-time buyers need to save?
According to Rightmove's September 2026 House Price Index, the national average asking price of a typical first-time buyer property, defined as having between zero and two bedrooms, is £225,199.
Under the proposed scheme, a deposit of just 2.5% on a property at this price would amount to approximately £5,630.
That is a considerably smaller initial deposit than many buyers might previously have anticipated needing.
For people currently renting, living with family or saving towards their first home, the reduction in the upfront deposit requirement could make the prospect of buying a property feel more achievable.
Naturally, local property prices across our area vary significantly depending on location, property type and size. From apartments and smaller starter homes in areas such as Walmley, Boldmere and Great Barr to properties in Sutton Coldfield, Streetly and Four Oaks, buyers have a wide variety of options to explore.
However, the proposed scheme would only apply to qualifying new-build homes, subject to the final rules.
Nigel Deekes, Partner at Acres Estate Agents, comments:
"Having worked in the property market across Sutton Coldfield and surrounding areas for more than three decades, I've seen just how much the challenge of getting onto the property ladder has changed.
For many younger buyers, the desire to own a home is certainly there, but accumulating a substantial deposit whilst paying rent and meeting everyday living expenses can be extremely difficult.
Any initiative that genuinely helps first-time buyers achieve home ownership is therefore welcome, and a proposed deposit of just 2.5% could make a meaningful difference.
However, it's important that buyers understand the full implications of the scheme, particularly the equity loan element and the potential costs further down the line.
At Acres, we've always believed that buying a home should be an exciting experience, and our role is to help people make informed decisions with confidence."
What is happening with mortgage rates?
Mortgage borrowing costs remain an important consideration for anyone planning to purchase a property.
According to figures reported by Rightmove at the time of its September 2026 article, the average two-year fixed mortgage rate stood at 5.49%, compared with:
| Period | Average two-year fixed mortgage rate |
|---|---|
| September 2026 | 5.49% |
| One year earlier | 4.53% |
| February 2026 | 4.25% |
These national figures illustrate how borrowing costs have increased, placing additional pressure on buyers' monthly budgets.
The proposed scheme could potentially help by reducing the amount borrowed through a traditional mortgage.
Under the announced structure, buyers would contribute a 2.5% deposit, receive a government-backed equity loan of 20%, and potentially obtain a mortgage for the remaining 77.5% of the property's purchase price.
The government has suggested that the initial interest-free period on the equity loan could save eligible buyers hundreds of pounds per month compared with a standard 95% mortgage.
However, the actual savings would depend on the purchase price, mortgage product, length of the interest-free period and the future cost of the government equity loan.
What does this mean for first-time buyers in the North Birmingham areas ?
Across our local area, we continue to speak to first-time buyers looking to make the transition from renting to owning their own home.
For many, finding a suitable property is only part of the journey. Understanding mortgage affordability, the deposit required and the costs associated with moving can be equally important.
While the proposed scheme may help some purchasers, it is worth remembering that other options are already available, including Shared Ownership, the existing First Homes scheme and various low-deposit mortgage products.
At Acres, our teams across Four Oaks, Sutton Coldfield, Walmley and Great Barr are well placed to help buyers explore the opportunities available within their preferred locations.
Matthew Tubb, Branch Manager at Acres' Walmley office, comments:
"We regularly speak to first-time buyers who are keen to purchase their first property but are understandably concerned about the deposit they need and what they can comfortably afford each month.
Walmley, together with neighbouring areas such as Wylde Green, Boldmere and Sutton Coldfield, offers a variety of property types, and it's important for buyers to understand the options open to them.
The proposed government scheme could be particularly interesting for those considering a new-build home, although we would encourage buyers not to overlook existing properties or the mortgage products and support schemes already available.
My advice is always to establish your budget, obtain appropriate mortgage advice and start looking at what is available. You may be pleasantly surprised by the opportunities open to you."
How does the proposed scheme compare with buying now?
The government's proposals would introduce a different approach from some existing mortgage arrangements.
| Buying now | Proposed Your First Home scheme | |
|---|---|---|
| Minimum deposit | Many first-time buyer mortgages require 5%, although requirements vary and new-build deposits can often be around 15% | Expected minimum 2.5% |
| Government assistance | Existing schemes may be available | Expected 20% government-backed equity loan |
| Property eligibility | Existing and new-build homes | Expected to be new-build homes only |
| Mortgage interest | Applies to the amount borrowed from the lender | Applies to the mortgage element, potentially up to 77.5% of the purchase price |
| Equity loan interest | Depends on any existing scheme used | Proposed initial interest-free period |
The government's new proposals have some similarities with the former Help to Buy scheme, which operated in England between 2013 and 2023.
Under the final version of Help to Buy, eligible purchasers could buy a new-build property with a 5% deposit, supported by a government equity loan of up to 20% of the property's value, or 40% in London.
That equity loan was interest-free for the first five years.
The proposed Your First Home scheme would potentially reduce the required deposit to 2.5%, although the length of its interest-free period has yet to be announced.
What details are still to be confirmed?
Despite the positive headlines, several important questions remain unanswered.
These include the duration of the interest-free period, the interest rate payable afterwards, eligibility and household income limits, regional property price caps, participating mortgage lenders and developers, and when applications will open.
The government has indicated that further details will be announced in the Budget on 28 October 2026.
Until those details are published, buyers should be careful not to make financial commitments based solely on the proposed scheme.
Is now a good time to start looking for your first home?
One of the most important messages for prospective buyers is that they do not necessarily need to wait for the new scheme before exploring their options.
There are already opportunities available across the local property market, together with mortgage products and existing assistance schemes that may suit different circumstances.
For anyone considering buying their first home, taking time to understand affordability, establish a realistic budget and seek professional mortgage advice can be a sensible starting point.
At Acres, we are passionate about helping people find the right property, whether they're taking their first step onto the property ladder, moving to accommodate a growing family or making their next move.
With offices in Four Oaks, Sutton Coldfield, Walmley and Great Barr, our experienced local teams are always happy to discuss the market, explain the buying process and help prospective purchasers find their ideal home.
Thinking of buying your first home?
Why not get in touch with your local Acres office? Our friendly teams would be delighted to help you explore the properties available and take those first exciting steps towards home ownership.
For mortgage advice, contact our mortgage team at This email address is being protected from spambots. You need JavaScript enabled to view it..
If you are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
For further information on lettings, help, or to book a rental valuation, please contact our Lettings Manager, Hamad, and the Acres Lettings team on 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have be
Acres Estate Agents – Your property, our passion.
Source acknowledgement: This article has been independently adapted and written by Acres Estate Agents using research, market data and information originally published by Rightmove in its article "Could the new first-time buyer scheme help you get on the property ladder?", dated 29 September 2026. National house price information is attributed to the Rightmove House Price Index (September 2026), with mortgage rate data sourced from Podium Solutions. Government scheme information reflects the proposals reported at that time and remains subject to formal confirmation.
Mortgage information is provided for general guidance only and does not constitute financial advice. Your home may be repossessed if you do not keep up repayments on your mortgage.
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Autumn Home-Selling Season Off to a Strong Start
Here at Acres Estate Agents, we’ve seen first-hand that the Autumn home-selling season of 2026 is already gathering pace. Once the summer holidays draw to a close, September and October traditionally mark one of the busiest periods of the year, and there are encouraging signs that buyers are once again returning to the market.
Many homeowners and buyers across Sutton Coldfield, Four Oaks, Walmley, Great Barr and the wider North Birmingham area are actively thinking about their next move, whether that’s upsizing for more family space, downsizing after retirement or simply making a lifestyle change.
The property market has certainly experienced its ups and downs over recent years. 2023 was a particularly subdued year as sharply higher mortgage rates, inflation and the increased cost of living caused many would-be movers to put their plans on hold. Conditions improved during 2024 and 2025, although 2026 has brought a slightly different market.
The Bank of England Base Rate currently stands at 3.75%, while the latest available figures show annual CPI inflation at 2.9%. Mortgage rates have risen from the particularly competitive levels seen at the beginning of 2026, making affordability and realistic pricing increasingly important for both buyers and sellers.
Despite this, there are some very positive signs as we enter the important autumn market. Nationally, the number of people searching for a home is 7% higher than a year ago, the strongest annual increase for 12 months, showing that many buyers who spent the summer sitting on the sidelines are starting to return.
There is also plenty of choice, with around 5% more homes available for sale than at this time last year. This is good news for buyers but means sellers need to ensure their property is presented well, marketed strongly and, crucially, priced correctly from the outset.
At Acres, we are seeing renewed activity across our local offices as families and homeowners begin making plans for the remainder of 2026 and beyond. Good-quality family homes continue to attract interest, while the market for individual and premium homes throughout Four Oaks, Little Aston and surrounding areas remains active when properties are marketed at sensible and achievable asking prices.
Local Expertise Meets a Changing Market
The market this autumn is perhaps best described as active but price-sensitive.
Well-presented and sensibly priced homes are attracting serious interest, while properties launched too ambitiously risk sitting unsold for longer. Buyers have more choice and are increasingly comparing homes on price, condition and location before deciding where to offer.
Accordingly, at Acres we are advising clients to price competitively from day one and make the most of the renewed buyer activity we are seeing as the summer holiday period comes to an end.
Presentation is equally important. Professional photography, clear floorplans, strong internet exposure and targeted social media marketing all help a property stand out, particularly in a market where buyers currently have more homes to choose from.
For sellers, the first few weeks of marketing are particularly important. An unrealistic initial asking price can mean missing those crucial early enquiries, while a sensibly priced and well-presented property is far more likely to generate viewings and offers.
The forthcoming Autumn Budget on Wednesday 28 October 2026 will also be one to watch. Any announcements affecting property taxation, stamp duty, landlords, investment or household finances could influence sentiment as we approach the end of the year. As always, our team will be keeping a close eye on any measures affecting the housing market so that we can help our clients understand what they may mean in practice.
House Prices – Autumn 2026 Snapshot
The summer market traditionally sees asking prices soften, and this year the seasonal slowdown has been more noticeable.
According to Rightmove, the average asking price of a newly marketed property fell by 2.0% in August to £364,999, the largest August fall for eight years. Average asking prices are currently around 1.0% lower than a year ago.
The latest Rightmove figures show:
- Average UK asking price: £364,999
- First-time buyer sector: £225,525
- Second-stepper homes: £341,807
- Top-of-the-ladder properties: £667,056
This does not mean the market has suddenly become weak. Rather, it demonstrates how important realistic pricing has become. Buyers remain active, with searches for homes now running 7% higher than a year ago, although agreed sales remain around 6% below last year’s levels as higher mortgage costs continue to affect purchasing power.
Locally, Sutton Coldfield and the surrounding areas continue to offer a broad and active market. Attractive family homes in Four Oaks, Little Aston, Walmley and Wylde Green, together with properties close to well-regarded schools and good transport links, continue to generate interest when correctly priced.
Homes offering something a little different can also stand out strongly from competing properties. Generous family accommodation, a home office, annexe potential, larger gardens, energy-efficient improvements or convenient access to the Cross City Line can all make a property particularly appealing.
Advice for Sellers in Autumn 2026
Despite buyers having more choice, correctly priced homes are still selling.
The latest Zoopla research puts the national average time to find a buyer at around 42 days, although there are considerable differences depending upon location, property type, price and initial asking price.
Our advice at Acres Estate Agents is clear:
- Price realistically from the outset. With buyers able to compare more properties, the first few weeks of marketing are particularly important.
- Presentation matters. Clean, uncluttered and well-presented homes supported by professional photography and an accurate floorplan generally make the strongest first impression.
- Deal with small jobs early. Minor maintenance, guarantees, certificates and other useful paperwork are worth getting organised before a sale progresses.
- Make the most of the autumn market. September and October traditionally bring renewed activity as families return from their summer holidays and buyers refocus on moving home.
- Stand out from the competition. Strong presentation, extensive portal exposure, social media promotion and proactive contact with registered buyers can all make a difference.
- Use genuine local knowledge. As one of the area’s longest-established, largest family-owned independent estate agents, Acres understands how demand can differ not just from town to town but from one road, development or school catchment to another.
What This Means for Buyers
For buyers, the Autumn 2026 market offers plenty of choice, with more homes currently available for sale than at the same point last year.
Greater choice does not, however, mean that buyers can afford to be complacent. The best homes, particularly those that are correctly priced and well presented, can still attract interest quickly.
Buyers who already have their mortgage arrangements in place, their own property under offer where applicable and their paperwork organised will generally be in the strongest position when the right home becomes available.
Affordability remains an important consideration. Average five-year fixed mortgage rates are currently around 4.8%, and higher borrowing costs continue to influence what buyers are willing and able to pay. This means purchasers are increasingly focused on securing the right property at the right price.
Locally, we continue to see strong interest from families looking to move into Sutton Coldfield, Four Oaks, Walmley and surrounding areas, particularly where access to highly regarded schools such as Arthur Terry is an important consideration.
Within the premium market, buyers are increasingly looking beyond simply the number of bedrooms. Proximity to Sutton Park, generous gardens, dedicated home offices, flexible accommodation, annexes, energy-efficient improvements and high-quality entertaining space can all help a property stand apart.
For anyone actively looking to buy, our advice is simple: register directly with your local Acres office and make sure we understand exactly what you are looking for. Being registered with our teams can help ensure you hear about suitable new instructions as soon as possible.
Final Word from Nigel Deekes
“Autumn 2026 is beginning with some very encouraging signs. After a quieter summer, buyers are returning to the market and there is renewed activity across many of the areas we cover.
That said, buyers have more choice and mortgage affordability remains an important factor, so this is very much a market where accurate pricing and first-class presentation make the difference.
For sellers, launching at the right price from day one is crucial. For buyers, being organised and ready to proceed can put you in a much stronger position when the right home becomes available.
At Acres, our experienced teams across Sutton Coldfield, Four Oaks, Walmley and Great Barr are on hand to guide you through every step, from the first valuation or viewing right through to completion.”
If you are considering selling, buying or simply wondering what your home may now be worth, speak to your local Acres office for friendly, straightforward advice and a free, no-obligation market appraisal. Please contact us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Additionally, you check how much your home is worth with our instant valuation tool : Instant Valuation here.
For further information on lettings, help, or to book a rental valuation, please contact our Lettings Manager, Hamad, and the Acres Lettings team on 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have be
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As the days grow shorter, the leaves turn golden and the nights draw in, autumn is one of the most atmospheric times of the year. It’s also when we naturally spend more time indoors, so now is the perfect opportunity to create a cosy, welcoming haven at home.
At Acres Estate Agents here in Sutton Coldfield, we see first-hand how the right touches can make a home more comfortable and also more appealing to prospective buyers. With energy efficiency and cost savings in mind, there are plenty of ways to keep your home snug without breaking the bank. Below we’ve gathered some of our favourite ideas – from simple décor tweaks to more practical upgrades – to help you transform your space this season.
Rugs – Simple Yet Impactful
Rugs remain a timeless favourite for adding warmth and personality. Whether your home features hard flooring or carpet, a rug can instantly bring softness underfoot and a sense of comfort. A boldly patterned or textured rug can act as a piece of “floor art,” creating a striking focal point.
Layering rugs – think a smaller patterned rug over a larger neutral base – creates a luxurious, deep-pile effect. It’s also a great way to zone open-plan spaces or add definition to a seating area. With thousands of styles, colours and price points available, there’s a rug for every room and budget.
Extra tip from Acres: If you’re planning to sell, a well-placed rug can make a room look bigger, warmer and more inviting in photographs and during viewings.
Add Warmth and Character With Lighting
As daylight fades, lighting becomes more than just functional – it shapes how a room feels. Instead of relying on a single ceiling light, create a “layered” lighting scheme with floor lamps, table lamps and wall lights. This lets you adjust the ambience to suit your mood, whether it’s bright and energising for working or soft and golden for relaxing evenings.
Warm-toned LED bulbs are energy-efficient yet give a cosy glow. Dimmers are another simple but effective upgrade, enabling you to control brightness and atmosphere at the touch of a switch.
Extra tip from Acres: Highlighting artwork, architectural features or even a fireplace with subtle spot lighting can add depth and sophistication – perfect for making your home memorable to visitors or viewers.
Comforting Colours, Textures and Scents
Colour and texture can completely change the feel of a room. Autumn is the perfect time to introduce richer shades – think deep rust, warm ochre, forest green or burgundy – through cushions, throws and accessories. If you prefer neutrals, layer textures instead: chunky knits, soft velvets and tactile weaves all add warmth and interest.
Throws are wonderfully versatile, doubling as a cosy cover on cold evenings and an attractive accessory during the day. You can also refresh your home affordably by swapping cushion covers, updating lampshades or adding a seasonal centrepiece to your dining table.
And don’t underestimate scent: diffusers, scented candles or simmering citrus-and-spice on the hob can create a welcoming autumnal aroma.
Cosy Curtains and Clever Draught-Proofing
Curtains are more than decoration – they’re a frontline defence against heat loss. Thermal-lined curtains or blinds can cut heat escaping through windows by up to 25%. Door curtains are another traditional yet effective way to stop draughts in their tracks, especially in porches, hallways or conservatories.
You can also upgrade simple touches like draught excluders, door seals and even keyhole covers to retain more warmth. Combined, these small changes can make a noticeable difference to your comfort and your heating bill.
Extra tip from Acres: Buyers are increasingly asking about energy efficiency. Simple upgrades like thermal curtains and draught-proofing can be attractive selling points and a conversation starter during viewings.
Smart Heating and Energy-Saving Tips
It’s not just décor that makes a home feel snug. A modern, programmable thermostat or smart heating system can save money and keep rooms at exactly the right temperature. Heating only the rooms you use regularly and lowering the temperature slightly in unused areas can add up to significant savings.
Bleeding radiators, adding reflective panels behind them and checking insulation in your loft are all quick wins to improve efficiency.
Create a Sleepy Sanctuary
Cooler weather is the perfect excuse to refresh your bedroom. Switching to a higher-tog duvet and flannelette sheets helps maintain the ideal temperature for sleep. Layering with blankets and throws gives you flexibility on nights when the temperature fluctuates.
Consider upgrading pillows or adding a mattress topper for extra comfort. Blackout or thermal curtains can also keep bedrooms warmer and darker for a deeper sleep.
Create Inviting Social Spaces
As we move indoors for autumn, our living and dining areas often become the heart of the home. Rearranging furniture to create a more intimate seating layout, adding a statement centrepiece or hanging a new piece of artwork can breathe fresh life into familiar spaces. If you have a fireplace, dressing the mantel with seasonal decorations or lighting the first fire of the year can create an instant focal point.
Don’t Forget the Outside
Your home’s exterior sets the tone before anyone even steps inside. A swept driveway, a few potted evergreens by the front door and warm outdoor lighting make for a welcoming approach – something prospective buyers always notice. Clear gutters, check roof tiles and seal any gaps now to prevent leaks or draughts later in winter.
Bringing It All Together
With a few thoughtful touches, you can make your home feel warmer, more stylish and more energy-smart this autumn. From rugs and lighting to curtains, bedding and energy efficiency, these changes don’t just enhance your comfort – they can also add real appeal if you’re thinking of selling.
At Acres Estate Agents we’re always happy to chat about ways to make your home stand out in today’s market. Whether you’re looking to sell, buy or simply get some inspiration, feel free to get in touch with our friendly team in Sutton Coldfield.
Want more tips and advice? We love being able to help! Acres Estate Agents are your local, family owned and run property experts for the Sutton Coldfield and Great Barr areas. Call your local office on the numbers below or email This email address is being protected from spambots. You need JavaScript enabled to view it. to find out how we can help you.
Want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Mortgages 0121 387 1616
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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When preparing a property for sale, it’s natural to think that spending money on improvements will automatically increase its value. But across Sutton Coldfield and Great Barr ares that isn’t always what we see.
Some improvements can certainly make a home more attractive and easier to sell, but there can be a big difference between improving saleability and actually increasing what a buyer is prepared to pay.
With Acres having sold homes across our local area since 1992, our advice is always to think carefully about what buyers actually want before committing to expensive work.
“One of the most common questions we’re asked is, ‘What should I do to the house before I sell?’ Quite often, the answer is less than people think. Spending £20,000 doesn’t automatically add £20,000 to the value. Sometimes good presentation, sensible maintenance and the right marketing will make far more difference.”
— Nigel Deekes, Partner, Acres
1. Large extensions – bigger isn’t always better
Extra space can be enormously valuable, particularly in popular family areas, but only when it works with the overall balance of the property.
A large extension that creates additional bedrooms but leaves a disproportionately small garden, limited parking or little storage may not achieve the return an owner expects.
Buyers looking for a substantial family home usually expect the outside space and parking to match the size of the house.
The same applies to garage conversions. Additional living accommodation can be attractive, but garages also provide valuable storage for bikes, tools, sports equipment and everything else that comes with family life.
“In Four Oaks and the surrounding areas, buyers looking at larger family homes tend to look at the complete package. Extra accommodation is great, but not if it comes at the expense of a good garden, parking or storage. Getting that balance right is really important.”
— Chris Harvey, Manager, Acres Four Oaks
2. Luxury kitchens and highly personalised interiors
A beautiful kitchen remains one of the strongest features in any home, but there is a difference between quality and extravagance.
An extremely expensive kitchen in a very individual colour or style may be perfect for the current owner but won’t necessarily increase the price by the amount spent.
Buyers can quickly start calculating what it will cost to change something that isn’t to their taste.
If you’re improving a kitchen or bathroom with a future sale in mind, neutral colours, quality fittings and clean lines will generally appeal to the widest audience.
“Sutton Coldfield buyers certainly appreciate a lovely kitchen and bathroom, but they also want to imagine putting their own stamp on a home. Neutral, well-presented interiors tend to photograph beautifully and make it much easier for buyers to picture themselves living there.”
— Laura Hands, Manager, Acres Sutton Coldfield
3. Turning bedrooms into specialist rooms
Walk-in wardrobes, cinema rooms, gyms and permanent home offices might suit your lifestyle perfectly, but specialist rooms can sometimes limit a property’s appeal.
Most buyers still begin their search by bedroom numbers, so permanently turning a bedroom into something else can affect how buyers perceive the property.
Flexibility is often more valuable.
A bedroom that can also be shown as a home office, gym or dressing room allows the next owner to decide how they want to use it.
“Around Walmley we have a huge family market, and flexibility is really important. A buyer may love a dressing room, but another family may desperately need that fourth bedroom. Where possible, keeping rooms adaptable normally gives us a wider audience.”
— Matt Tubb, Manager, Acres Walmley
4. Hot tubs, garden bars and other lifestyle additions
Hot tubs, elaborate garden bars and specialist entertainment areas can be great fun and may certainly help a property stand out, but sellers shouldn’t automatically expect buyers to pay significantly more for them.
Some buyers will love them. Others may see maintenance, running costs or something they will eventually need to remove.
This is particularly important when the improvement has taken up a sizeable part of the garden.
“Great Barr has a really varied range of buyers and homes, so broad appeal matters. A fantastic garden bar or hot tub may be a real attraction to one buyer but mean absolutely nothing to the next. Good gardens, parking and well-maintained homes generally appeal to far more people.”
— Chris Deekes, Manager, Acres Great Barr
5. Renewable technology and routine maintenance
Solar panels, batteries, heat pumps and other energy-saving measures are becoming increasingly important to buyers and can certainly make a property more attractive.
However, owners shouldn’t necessarily expect the entire installation cost to be reflected in the eventual selling price.
The same applies to routine maintenance.
Replacing an ageing boiler, repairing windows or addressing roof problems may not dramatically increase a valuation, but it can remove reasons for buyers to negotiate or walk away.
A well-maintained property gives buyers confidence.
So, where should you spend your money?
Often, the simplest improvements make the biggest difference when bringing a property to market.
Fresh decoration, decluttering, tidy gardens, clean windows, good lighting, minor repairs and strong kerb appeal can completely change a buyer’s first impression without costing a fortune.
“After more than three decades selling locally, one thing hasn’t changed – buyers buy with their eyes as well as their heads. A clean, bright, well-presented home that feels cared for will nearly always create a stronger first impression.”
— Nigel Deekes, Partner, Acres
5 improvements that may be worth considering
1. Loft extensions
Where suitable and subject to the necessary permissions, creating accommodation within the roof space can add useful square footage without sacrificing garden or garage space.
2. Off-street parking
Across many parts of Sutton Coldfield and Great Barr, good parking is extremely important. Where practical, creating or improving off-street parking can considerably broaden a property’s appeal.
3. Neutral kitchen and bathroom updates
You don’t necessarily need an expensive complete refit. Fresh, good-quality and neutral improvements can often make a much bigger impact for the money spent.
4. Better-connected living spaces
Opening up smaller rooms can work extremely well, particularly in family homes, provided the layout remains practical and there is still somewhere to escape to when needed.
5. Improving kerb appeal
First impressions really do count.
A freshly painted front door, tidy driveway, attractive planting and a well-maintained exterior can set the tone before a buyer has even stepped through the door. ( Article Inspiration via Rightmove https://tinyurl.com/4xer28kb )
Thinking of improving before you sell?
Before spending thousands of pounds on your property, speak to your local Acres team. With offices covering Sutton Coldfield, Four Oaks, Walmley and Great Barr, we know what buyers are currently looking for in each of our local markets.
We’ll happily advise you on what is worth doing, what probably isn’t – and what could help you achieve the very best result when you decide to sell.
If you are you thinking of selling your property and want to check how much your home is worth? You can get an Instant Valuation here.
If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
Sutton Coldfield 0121 321 2101
Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
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