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Homes & Steeple Estate and Letting Agents

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Homes & Steeple Estate and Letting Agents

We advertise a wide range of property from large family homes and student houses, to sleek modern apartments and trendy studios.

Homes & Steeple are a successful team of property professionals who are committed to providing you with the best possible experience, whether you are buying, selling or renting, with us. Homes & Steeple are a successful team of property professionals with a wealth of experience who are committed to providing you with the best possible experience, whether you are buying, selling or renting, with us. Located on the Triangle in Bournemouth , just moments from the town centre, We offer residential lettings sales and property management throughout the local area. For landlords and investors we can offer a full lettings service and for tenants we are committed to finding you your dream home in this beautiful area on the South Coast. We are proud member of ARLA/Property Mark.

11/09/2026

The PRS Database is Coming to BCP: What Landlords Need to Know NowThe private rented sector is facing one of its biggest regulatory changes in years. On 9th September 2026, the government officially announced the roll-out timeline for the new Private Rented Sector (PRS) Database.

This mandatory digital platform will completely change how properties are marketed and managed across England.As a Bournemouth-based letting agent, I have been tracking this legislation closely and tested the service back in July, giving me direct insight into how the "Register your rental property" portal operates.Here is exactly what you need to know, when it affects you, and the critical financial steps you must prepare for.

The Cost: £65 Per Year, Per PropertyLet’s look at the financial commitment first. It will cost landlords £65 to register each property on the PRS Database. Crucially, this is not a one-time setup fee.

You will need to renew your registrations every single year and pay the £65 fee at each renewal. If you manage a portfolio, you must factor this £65 per property, per year cost into your annual business expenses moving forward.

The Regional Roll-Out: When does BCP register?The government is implementing this on a region-by-region basis starting 15th December 2026 with the West Midlands. Because our Bournemouth, Christchurch, and Poole (BCP) area sits uniquely on regional borders, local landlords need to be highly vigilant about their specific deadlines:

15th March 2027: Deadline for properties falling under the South East regional boundary.
15th August 2027: Deadline for properties falling under the South West regional boundary.
14th November 2027: The absolute final deadline by which all rental properties in scope across England must be registered.

No Registration? No Marketing.Once the database is fully in force, the law is clear: landlords and letting agents will not be able to market or advertise a residential property unless they possess both a valid Landlord Registration Number and a Property Registration Number. If your property becomes vacant and you haven't registered, we legally cannot list it on Rightmove, Zoopla, or our own site to find you a tenant.Severe Penalties for Non-ComplianceThe government is backing this database with heavy enforcement powers. Local councils will be responsible for policing compliance and can issue devastating fines:

Up to £7,000: For a single breach, such as failing to keep active entries up to date.
Up to £40,000: For providing false or misleading information, or for a continuing breach of letting a property without active registrations for both the landlord and the property.

Your Responsibilities vs. Our SupportAs the landlord, you are legally responsible for starting and ending the registration process. While you can agree to let us—your letting agent or property manager—provide certain information on your behalf, the ultimate legal responsibility for accuracy remains with you. The government will be publishing specific guidance for agents soon, and we will update you as soon as those details land.Let Us Help You PrepareNavigating new legislation can be stressful, but you don't have to do it alone. Whether you want to discuss your portfolio's specific regional deadlines or map out the £65 annual per-property costs, we are here to help.Have questions about how the PRS Database affects your Bournemouth rentals? Contact our team today at Homes & Steeple for expert guidance.

20/08/2026

Where Have All the Students Gone? The Bournemouth Student Housing Bubble

The traditional August rush for student digs has hit a staggering, silent wall. Data reveals a shocking reality check: 340 student properties are still actively marked as available for rent from 1st September across the region. With an average cost per room now hovering around £550 to £650 per month (often excluding skyrocketing energy bills), affordability has collided head-on with a changing educational landscape.

The student housing bubble, which heavily sustained parts of Winton, Charminster, and Lansdowne for decades, is under immense pressure. But what is driving this sudden vacancy crisis, and is the market facing an imminent crash?

Has the University Lost Students?
Yes. The numbers do not lie. Data shows a significant downward shift, with applications to Bournemouth University dropping from 20,370 to 17,785. Simultaneously, Arts University Bournemouth (AUB) experienced an 8.7% drop in applications.

Following severe £15m+ financial shortfalls, course suspensions, and restructuring over the last year, the local student pool has permanently shrunk. Compounding this, Save the Student’s 2026 statistics reveal that 61% of students constantly struggle with rent, prompting many locals to stay at home to commute.

The Rise of Purpose-Built Student Accommodation (PBSA)

Private landlords are no longer just competing; they are fighting corporate giants. The massive influx of high-rise, all-inclusive Purpose-Built Student Accommodation (PBSA) in Bournemouth town centre has drastically shifted the market.
Modern students are increasingly opting for these sleek studio complexes. They offer predictable budgeting with all utilities, high-speed Wi-Fi, and security included—leaving older, traditional terrace HMOs in the cold.

What Can Landlords Do with Empty Furnished Properties?
Leaving a property empty over the winter is a fast track to negative cash flow. Landlords must pivot immediately by exploring alternative tenant demographics:
• Local Families: Bournemouth has a severe shortage of quality family housing. HMO landlords can apply to deregister or pause their HMO status to let properties out to working families on standard tenancies.
• Asylum Seekers & Council Housing Schemes: Local authorities and government housing providers are actively looking for block-booked, fully furnished accommodation to house vulnerable individuals and asylum seekers, offering guaranteed rental income.
• The Periodic Shift: Under the Renters’ Rights Act 2026, student tenancies must now transition into periodic agreements rather than rigid 12-month cycles. Smart landlords are embracing this to attract non-students who want flexible, monthly rolling tenancies.

Will the Market Crash?
A total property market crash is unlikely, but a structural reset for student buy-to-lets is definitely underway. Landlords who refuse to lower prices or adapt their properties to general residential standards will face financial hardship. However, those who successfully transition their portfolios into the wider private rental sector will tap into a desperate pool of local workers and families.

30/06/2026

📊 Housing in BCP: Why We Must Look at the Data Before We Build more Council Houses

Before demanding more council-built homes, we need to talk about the numbers. The reality is that our local authority faces a severe budget crisis. Expanding council housing directly accelerates this financial strain.

Here is what the public service data actually tells us about how local government funding is spent.

⚖️ The 80/20 Reality of Council Funds Data consistently shows that a very small percentage of residents consume the bulk of local authority budgets.

High-Cost Users: Research reveals that roughly 10% to 20% of users consume up to 80% of available funding.
Service Concentration: This small demographic relies heavily on interconnected services. This includes social care, emergency housing, and mental health support.
The Magnet Effect: Expanding council housing acts as a beacon. It draws in more individuals who require intensive, multi-agency support that the council simply cannot afford right now.

⚠️ The Financial Risk of Council-Built Housing Building more council housing places an unsustainable, long-term burden on local taxpayers for three reasons:

Maintenance Deficits: Councils rarely break even on rent. Standard rental income fails to cover long-term repairs and upkeep.
Social Care Ties: Affordable housing units increase the local demand for heavily strained adult and children’s social care.
Tax Base Reduction: High densities of social housing do not generate the council tax revenues needed to fund local infrastructure.

💡 A Better Way Forward We should stop building state-managed properties that drain local funds. Instead, our focus must shift toward supporting private sector developments and housing associations.

This smart model provides affordable options for residents without placing 100% of the financial liability onto the local council and taxpayers.

What are your thoughts on how BCP should approach the housing crisis? Let us know in the comments below! 👇

22/06/2026

The Upcoming Deposit Dispute Shift: What Landlords Need to Know

The government plans to mandate custodial deposit schemes over insurance-backed ones.

While this sounds like a niche, somewhat nerdy legislative tweak, it will directly impact thousands of landlords and property investors across the UK.

Currently, the housing minister aims to transition fully to custodial schemes to "balance the power between tenants and landlords." Under the existing insurance-backed model, tenants must actively initiate a dispute and produce evidence to fight a claim. The custodial model flips this dynamic: tenants must explicitly agree to any deductions, and they can request a free adjudication at any time.

Because the dispute process will be entirely free and effortless for renters, tenants will be highly incentivised to dispute standard charges like cleaning and minor damages. For landlords and letting agents, this means spending many extra hours compiling evidence, writing responses, and navigating adjudications for every tenancy turn. This change risks further disincentivising investment in what is fast becoming an over-regulated sector, ultimately leading to less available property in the rental market.

27/05/2026

🚨 BOURNEMOUTH LANDLORDS: Urgent Legal Deadline This Sunday (31st May) !

🚨If you manage a rental property in Bournemouth, Christchurch, or Poole, you need to act immediately.Following the rollout of the Renters' Rights Act, you are legally required to serve the official government Information Sheet 2026 to all your existing tenants by Sunday 31st May 2026.

Miss this deadline you could face fines of up to £7,000 per infraction.

Crucial Compliance Rules:No Links Allowed: You cannot simply text or email a website link. It will not stand up legally.

How to Serve It: You must hand-deliver a printed copy, post it, or send the official PDF directly as an email/text attachment.

Every Tenant Counts: A copy must be provided to every single adult named on the tenancy agreement.

Don't risk a massive financial penalty over a piece of paperwork.👇 Unsure if your property is fully compliant with the new laws?

Send us a quick message or call the Homes & Steeple team on 01202 553 898 today. We are here to keep Dorset landlords safe.

23/04/2026

As a Bournemouth landlord, you’re likely used to the rhythm of the local market. However, the legislative landscape is about to shift significantly. The Renters’ Rights Act is ushering in the most substantial changes to our industry in a generation, and the centrepiece of this reform is the new National Private Rented Sector (PRS) Database.

Set to launch in late 2026, this mandatory digital platform will replace existing local registers with a single, streamlined system. For investors in our coastal town, understanding these requirements now is the difference between a seamless transition and a very expensive oversight.

What is the New National Database?

The database is designed to provide transparency for tenants and streamlined oversight for local authorities like BCP Council. Under the new rules, every private landlord must register themselves and every individual property they own.

Once registered, each property will be assigned a Unique Reference Number. This isn’t just a clerical exercise; registration is a legal prerequisite for operating. If you are not registered, you will be legally barred from serving possession orders to regain your property, effectively freezing your ability to manage your investment.

Mandatory Requirements & Fees

To register, you will need to provide more than just your name. The database will require:

Personal Details: Full contact information for the landlord and any managing agents.
Property Specifications: Accurate data on property type and address.
Compliance Documentation: Valid EPCs, Gas Safety certificates, and Electrical Safety reports must be uploaded and kept current.
The government has confirmed there will be a "proportionate" annual fee for registration, though the exact figures for 2026 are still being finalised.

The Cost of Non-Compliance

The penalties for ignoring these changes are severe. Local authorities will have the power to issue civil penalties of up to £7,000 for initial failures to register. For repeat offenders or those who provide false information, fines can soar to £40,000. In a market like Bournemouth, where margins are already impacted by interest rates and tax changes, these are risks no serious investor should take.

How to Prepare Now

While the database won't go live until late 2026, the work begins today. We recommend our Bournemouth clients take three immediate steps:

Audit Your Compliance: Ensure your safety certificates aren’t just "valid," but easily accessible in digital format.
Organise Your Portfolio: Create a centralized file for each property including agent details and historical safety records.
Stay Informed: The Renters’ Rights Act is a moving target. Monitoring government updates is essential to avoid being caught out by secondary legislation.

17/04/2026

With the Renters’ Rights Act set to shake up the Bournemouth rental market this May, we know local landlords are feeling the pressure. To help you cut through the 'peak panic,' we’ve distilled the latest expert guidance from Suzanne Smith, author of The Good Landlord Handbook, into this essential summary. As local agents, we’ve broken down Suzanne’s top six most-asked questions to ensure your Bournemouth portfolio remains compliant and your transition to the new rules is as smooth as possible.

Here is what you need to know to stay compliant:

1. Tenancy Agreements: No Need to Re-sign

The biggest myth is that you need new contracts on 1st May. You don’t. Your existing ASTs automatically convert to assured periodic tenancies. Fixed-term clauses, rent review clauses, and pet bans become void by law. Do not issue new agreements now; it resets the clock on notice periods and complicates things.

2. The Information Sheet: Your Priority

You must serve the official government Information Sheet to all tenants by 31st May.

The Rule: Download the exact PDF from GOV.UK. Do not rebrand or edit it.
The Method: Email it, post it, or hand-deliver it. Keep proof of service (like a certificate of posting).
Agent Managed? If we manage your property, we are legally required to send this for you, but the ultimate responsibility remains with you.
3. Increasing Rent: Section 13 Only

Forget rent review clauses. From 1st May, the only way to raise rent is via a Section 13 notice (using the new Form 4A).

If a tenant challenges the increase via a Tribunal, the new rent won't start until the judge decides—and it won't be backdated.
You can still negotiate a lower amount with the tenant via an addendum after serving the notice to avoid the Tribunal process.
4. Student HMOs: Ground 4A

To keep the Bournemouth academic cycle moving, you’ll use Ground 4A for possession.

This only applies to HMOs (3+ tenants) where everyone is a full-time student.
For current students, you must serve a written statement by 31st May notifying them you intend to use Ground 4A. For future tenancies, include this notice in the contract.
5. The End of Section 21

The "no-fault" eviction is disappearing. The absolute deadline to serve a Section 21 notice is 30th April before 4:30 PM. For the notice to remain valid, you must start court proceedings by 31st July. After April, you must use the new possession grounds under the Act.

6. Rent in Advance

You can still accept rent in advance, but it is now capped at one month’s rent. If you’ve traditionally taken six months upfront from international students or those without guarantors, you’ll need to adjust your screening processes immediately.

The Bottom Line: Don't panic, but don't ignore the dates. The "mutant layer cake" of legislation is getting a new topping, and we are here to help you digest it.

Would you like me to check if your current student HMO setups meet the specific criteria for the new Ground 4A possession?

Don’t risk a non-compliant notice. Contact us today to book a Renters’ Rights Compliance Review. We’ll audit your current tenancies and ensure your Information Sheets and Section 13 notices are handled perfectly before the May deadline.

30/03/2026

BH2 Property Pulse: What’s Really Happening in Bournemouth’s Post-Peak Market?

If you’ve been keeping a close eye on the Bournemouth property scene lately, you’ll know that the BH2 postcode—the vibrant heart of our town—is currently navigating some fascinating waters. As we move through March, the latest data from Rightmove paints a picture of a market that is remarkably resilient, yet undeniably altered from the highs of last year.

Whether you are looking to sell a coastal flat or eyeing up a rare detached home in the town centre, here is everything you need to know about the current state of play.

The Headlines: A Return to Realism
The most striking figure in the recent data is the shift in sold prices. Over the last 12 months, sold prices in BH2 have dipped by 1.6% compared to the previous year. However, the real story lies in the comparison to the 2023 peak. At that time, the average sold price hit a high of £346,000. Today, we are seeing a significant 39.5% drop from that peak, with the current average sold price across all property types sitting at £247,992.

While that might sound startling, it’s important to view it in context. 2023 was a year of anomalies, and the current correction reflects a market returning to a more sustainable "new normal."

Flat Growth and Detached Dominance
For those in the apartment market, there is a glimmer of optimism. Asking prices for flats are actually up by 1.4% since January. With the average flat now selling for £208,082, the entry-level and investment market in BH2 remains active.

On the other end of the spectrum, the price gap between property types remains vast. If you’re looking for a detached home in the BH2 area, you’re looking at an average price tag of £998,333, while semi-detached homes are averaging £750,000.
At the more accessible end, terraced properties are currently averaging around £200,000, offering a competitive alternative to larger flats.

The "March Surge" Meets Global Uncertainty
Seasonally, March is usually a busy month, and this year is no different. New seller asking prices have risen by 0.8% (£3,023) this month, bringing the average asking price to £371,042.
However, external factors are playing a role. The market remains steady for now, but there is a watchful eye on the new global uncertainty created by the conflict involving Iran. While it is too early to see the full impact on local buyer sentiment, it adds a layer of caution to the spring bounce.
Patience is Key for Sellers
If you’re planning to list your home, you’ll need a dose of patience. The average days on market in BH2 currently stands at 115 days. Furthermore, the number of homes for sale is at its highest level in 11 years.
This abundance of choice for buyers is the primary factor limiting price growth. In a crowded market, the "Rightmove gloss" isn't enough; competitive pricing is absolutely essential. Sellers who over-egg their initial asking price risk sitting on the market while more realistically priced neighbours secure their sales.
The Bottom Line
The BH2 market is currently a "buyer’s playground" in terms of choice, but a "seller’s challenge" in terms of competition. With prices stabilising after the 2023 correction, the key to success this spring will be realistic expectations and a sharp eye on the local competition.

04/02/2026

What Bournemouth & Poole.Landlords Need to Know About the 2026 Reform Bill

The landscape for property investors in Dorset is shifting once again. On 27 January 2026, the government published the draft Commonhold and Leasehold Reform Bill, marking the most significant shake-up to flat ownership in a generation.
For landlords in Bournemouth and Poole—hubs for purpose-built blocks and converted flats—this Bill is a "sequel" to the 2024 Act, and it carries some heavy-hitting changes. Here is the breakdown of what is on the horizon.
1. Commonhold is the New Default
The headline change is the phase-out of leasehold for new-build flats. Moving forward, Commonhold will be the default tenure.
The Impact: Instead of owning a lease granted by a freeholder, owners will have "unit ownership" and a share in a Commonhold Association.
For Investors: If you are looking at off-plan investments in the regeneration zones of Lansdowne or Poole Quay, expect these to be commonhold titles rather than traditional 999-year leases.
2. The Ground Rent "Squeeze"
Ground rent has long been a predictable (if often small) cost for leaseholders and an income stream for freeholders. The 2026 Bill proposes:
A £250 Cap: Existing ground rents will be capped at £250 per year.
The Peppercorn Pivot: 40 years after the Act commences, these rents will drop to a "peppercorn" (zero) rate.
The Upside: If you own leasehold buy-to-lets with doubling ground rent clauses, your overheads are about to get a lot more predictable.
3. Easier Conversions (The 50% Rule)
Currently, converting a building to commonhold is notoriously difficult. The Bill slashes the required consent threshold to just 50% of leaseholders.
Why it matters: This makes "Right to Manage" and collective enfranchisement much easier. If you own a flat in a block where the freeholder is negligent, you and your fellow leaseholders now have a much smoother path to taking control.
4. Forfeiture is Out, Proportionate Enforcement is In
The "draconian" threat of forfeiture—where a freeholder could theoretically seize a flat over unpaid service charges—is being abolished. It will be replaced by "proportionate enforcement." This levels the playing field for leaseholders, ensuring that minor disputes don't lead to the loss of a high-value asset.
5. Cheaper Lease Extensions
Building on the 2024 Act (which already scrapped "marriage value"), the 2026 Bill aims to make extending leases or buying freeholds even cheaper. This is a massive win for those holding "short" leases (under 80 years) in Bournemouth’s older Victorian conversions, as the cost to "top up" the lease will likely fall significantly.
The Verdict for Local Landlords
This Bill is a clear signal that the government wants to move away from the "landlord and tenant" relationship in flat ownership.
Expert Note: While these reforms make owning a flat simpler and cheaper in the long run, the transition period can be complex. Valuation changes may affect the "re-sale" value of freeholds, but for the average buy-to-let landlord, the reduction in ground rent and cheaper lease extensions are welcome news.
What’s next? The Bill is currently under "pre-legislative scrutiny." We expect debates on how freeholders will be compensated for the loss of ground rent income, which may lead to some tweaks before it becomes law.

11/11/2025

New Pet Rules for Landlords in Bournemouth & Poole: What You Need to Know”

Local landlords in Bournemouth and Poole should take note: the Renters’ Rights Act now gives tenants the ability to request a pet — and you can’t just say “no” without good reason.

That doesn’t mean every flat will suddenly host a pack of Great Danes, but it does mean you’ll need to justify refusals. Valid reasons might include a head lease restriction (many local flats have these), allergies, or if the property simply isn’t suitable for pets.

Our coastal rental market is packed with converted flats and HMOs, where lease conditions and shared access areas make pet ownership tricky. Make sure you check your lease agreements and update your tenancy terms now, so you’re protected when that first “pet request” lands in your inbox.

In short: pet requests are coming — be ready, be reasonable, and let common sense lead.

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