Estate agency and letting agency with branches in Edinburgh and Glasgow

Celebrating 25 Years in Property.

At Cairn we specialise in Estate Agency and Letting property across both the East & West of Scotland, from Edinburgh to Glasgow. Our trusted property agents can assist you with anything from offering you property advice on selling or letting your property to property investment advice for people wanting to enter the property market. We offer no obligation, free property valuations and are the perfect choice for all property enquiries in Scotland.

An estate agent and letting agent for investors

Whether you are a first-time property investor or have a large property portfolio our team can guide you through the process in order to maximise your returns. Founded in 1999, Cairn is a team of specialists in residential property investment. Managing Director David Rowand saw that his estate agency clients could benefit from more than sales or purchase advice and help with negotiation. Property assets could deliver more return with the right development, refurbishment, letting management and property maintenance programmes. We are ‘The Investor’s Agency’.

Tenants & HMO

Building relationships with our tenants is key, in order that the tenancy runs as smoothly as possible. That’s why our tenants return term after term. We have specialised in HMO since 1999 and this is one of our areas of expertise. From HMO application guidance, fire-training to full property management or refurbishment we have built a team who can deliver under your obligations as an HMO licensee and landlord.

Landlords

Our professionally qualified team can offer you a bespoke letting service, from full management to tenant find only. Whether you have one property, large portfolio or serviced accommodation we’ve got it covered. Keeping you informed is key whether just to let you know an inspection has gone well, or advising you if some work is needed to maintain your investment. Our team are on hand to guide you through the process.

Estate Agency

Property can be personal and we take that responsibility seriously. We cover central Scotland offering FREE, no obligation, market appraisals, from your own home to your tenanted property our experienced team will market on all major portals and negotiate your property to get you the best price to meet your expectations. Agency means standing in our client’s shoes and Cairn takes that responsibility seriously.

Arrange a Free Valuation

Whether it is a sales, lettings or HMO valuation our dedicated, well qualified team will be more than happy to conduct a FREE appraisal of your property.

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Student Accommodation

Preparing Your Property for Student Lettings in Autumn

Preparing Your Property for Student Lettings in Autumn The autumn months signal the start of a new academic year, and for landlords, it’s the perfect time to prepare student rental properties for a fresh wave of tenants. With students seeking accommodation in advance, making sure your property is ready to meet their needs can ensure a smooth transition and maximised rental income. Here’s a comprehensive guide on preparing your student lettings for success in the 2025 academic year. Deep Clean and Refresh the Property Students want a clean, comfortable environment that feels like home. ● Deep Clean – Clean carpets, floors, windows, and all surfaces to ensure your property is spotless. Consider professional cleaning services if the property has had previous tenants. ● Paint Touch-Ups – A fresh coat of neutral paint can instantly brighten up rooms and give the property a more appealing look. ● Check Appliances – Ensure all kitchen appliances, bathroom fixtures, and heating systems are in good working order. Focus on Functionality Students need a practical living space. Ensure the property is functional and easy to maintain. ● Furnish the Property – Include essential furniture like beds, desks, and wardrobes. Opt for durable, easy-to-clean items that will withstand wear and tear. ● Storage Space – Make sure there is enough storage for students’ belongings. Built-in shelving or under-bed storage can make a significant difference. ● Wi-Fi and Connectivity – Students rely heavily on Wi-Fi for both study and leisure, so ensure a strong internet connection is available. Highlight Student-Friendly Features Certain features can make your property more attractive to potential student tenants. ● Proximity to Universities and Transport Links – Students often prefer properties within walking distance of their university or near public transport routes. ● Study Areas – Provide a quiet, well-lit study area in shared spaces or bedrooms to make the property more appealing to academic tenants. ● Outdoor Spaces – If you have outdoor space, such as a garden or balcony, make sure it’s tidy and usable, as students enjoy these features for socialising. Market Your Property Effectively To attract the best student tenants, you’ll need to market your property in the right places and in the right way. ● Student-Specific Listings – Advertise your property on platforms like Rightmove or university accommodation websites. ● High-Quality Photos – Professional, well-lit photos can show off your property’s best features and make it stand out. ● Competitive Pricing – Research similar properties in your area and set a competitive rental price. If you offer additional services like bills included, highlight this in your listing. Ensure Compliance and Safety Student accommodation must meet specific health and safety standards. ● HMO Licensing – If you’re renting to three or more students who share common facilities, ensure your property has the necessary HMO licence. ● Fire Safety – Install fire alarms, fire extinguishers, and ensure clear escape routes. Conduct a fire safety check before each new tenancy. ● Gas and Electrical Safety – Ensure gas appliances are certified annually and the property has a valid electrical safety certificate. FAQs – Preparing for Student Lettings Q: When should I start advertising for student tenants? A: Start advertising 3-6 months before the academic year begins, as students typically secure accommodation well in advance. Q: Should I include bills in the rent? A: Including bills in the rent is appealing to many students as it simplifies budgeting. However, you can also offer the option to pay bills separately if you prefer. Q: What happens if I don’t meet HMO regulations? A: Not meeting HMO regulations can lead to fines and possible eviction of tenants. Always ensure your property complies with local laws. Preparing your student rental property for the new academic year requires attention to detail, from maintenance to marketing. If you need help with managing your student lettings, Cairn Estate & Letting Agency offers expert property management services tailored to student accommodation. Ready to prepare your student property for autumn lettings? Contact Cairn Estate & Letting Agency for expert help with marketing and management.

Buy To Let

How to Navigate Buy-to-Let Mortgages in 2025

How to Navigate Buy-to-Let Mortgages in 2025 For landlords looking to expand their property portfolios, securing the right buy-to-let mortgage is essential. In 2025, with changing market conditions and evolving interest rates, understanding how to navigate the buy-to-let mortgage landscape is more important than ever. Here’s everything you need to know to secure the best deal for your investment property. Understand the Buy-to-Let Mortgage Market in 2025 The buy-to-let market in 2025 is influenced by various factors, including interest rates, inflation, and housing demand. Here’s what to expect: ● Interest Rates – Following a period of higher interest rates, lenders are gradually easing rates in response to a stabilising market. However, rates remain higher than in previous years, meaning you’ll need to plan carefully for your mortgage repayments. ● Lender Criteria – Lenders are likely to remain cautious, so expect stricter lending criteria, including higher minimum deposit requirements and more stringent affordability checks. ● Rental Yields – While rental yields have remained stable, high demand in major cities like Edinburgh and Glasgow means that buy-to-let investments are still a strong option for securing consistent rental income. Choose the Right Buy-to-Let Mortgage Product There are different types of buy-to-let mortgage products available, each with its advantages and disadvantages. ● Fixed-Rate Mortgages – Locking in an interest rate for 2-5 years can provide certainty over monthly repayments, protecting you from future rate rises. ● Tracker Mortgages – These follow the Bank of England base rate, so they can be more affordable when rates are low but may increase if rates rise. ● Interest-Only Mortgages – These can be a great option for landlords who are looking to maximise cash flow in the short term, as you only pay interest and not the capital. Assess the Financial Viability of Your Investment Before committing to a buy-to-let mortgage, ensure your property investment is financially viable. ● Calculate Rental Yields – Ensure the property will generate enough rental income to cover mortgage payments and other expenses, such as maintenance, insurance, and management fees. ● Consider Property Appreciation – Long-term capital appreciation can make your investment more profitable, so research property trends in your area. ● Stress-Test Your Finances – Be sure you can afford mortgage payments even if interest rates rise or your property remains vacant for a period. Seek Expert Mortgage Advice Buy-to-let mortgages can be complex, and the best deal for you depends on your specific financial situation. An independent mortgage broker can help you navigate the market and find the best rates for your needs. ● Expert Knowledge – A broker can access deals that aren’t available on the open market and provide insights into lenders’ requirements. ● Portfolio Landlords – If you already own multiple properties, a broker can help you structure your mortgage deals to maximise your portfolio’s profitability. Plan for Future Tax Changes Taxation on buy-to-let properties is changing, and landlords need to plan for these shifts. ● Mortgage Interest Tax Relief – Landlords can no longer deduct mortgage interest from rental income, meaning it’s important to factor this change into your financial calculations. ● Capital Gains Tax – If you’re selling property in the future, keep in mind that capital gains tax rates may change, impacting your profit on the sale. FAQs – Buy-to-Let Mortgages in 2025 Q: How much deposit do I need for a buy-to-let mortgage? A: Most lenders require a minimum deposit of 25%, but this can vary depending on the property and your financial profile. Q: Can I apply for a buy-to-let mortgage as a first-time buyer? A: Yes, but you’ll need to meet stricter lending criteria, and many lenders may require you to have prior experience in property management. Q: Should I choose a fixed-rate mortgage or a tracker mortgage? A: If you prefer stability and know your budget will remain consistent, a fixed-rate mortgage is ideal. A tracker mortgage might be better if interest rates are lower and expected to stay stable. Navigating the buy-to-let mortgage landscape in 2025 requires careful planning and expert advice. For assistance with securing the right mortgage for your property investment, Cairn Estate & Letting Agency can guide you through the process and help you maximise your returns. Ready to secure the best buy-to-let mortgage deal? Contact Cairn Estate & Letting Agency for expert advice and support.

HMO licensing, HMO Properties

Understanding HMO Tenancies – A Landlord’s Guide

Understanding HMO Tenancies – A Landlord’s Guide Managing Houses in Multiple Occupation (HMO) can be a rewarding but complex venture for landlords. With multiple tenants and specific legal requirements, it’s essential to understand the nuances of HMO tenancies to ensure compliance and success. Here’s a comprehensive guide to navigating HMO tenancies in 2025. What Is an HMO? An HMO is a property rented by three or more individuals who share communal facilities like kitchens or bathrooms. These properties require a specific licence to operate legally. Key Legal Obligations for HMO Landlords Compliance is critical when managing HMOs. Here’s what landlords must do: Obtain an HMO Licence – Apply through your local council and meet minimum standards for property size, safety, and tenant welfare. – Licences usually last up to five years and must be renewed on time. Fire Safety Compliance – Install interconnected smoke alarms and fire doors in all rooms. – Maintain clear, unobstructed fire escape routes. Health and Safety Standards – Ensure the property is free from hazards and meets the Housing Health and Safety Rating System (HHSRS). – Conduct regular gas and electrical safety checks. Tenant Rights and Agreements – Provide clear tenancy agreements outlining the terms of occupancy. – Protect tenant deposits in an approved deposit protection scheme. Best Practices for Managing HMO Tenancies Effective Communication – Maintain regular communication with tenants to address concerns and ensure harmony among housemates. – Use group communication channels for updates and reminders. Routine Inspections – Conduct regular property checks to ensure maintenance issues are resolved promptly. – Document inspections to demonstrate compliance with licensing requirements. Efficient Maintenance Management – Have a system in place for tenants to report issues. – Use professional contractors to ensure high-quality repairs and safety. FAQs: HMO Management for Landlords Q: Do I need an HMO licence for all properties with multiple tenants? A: Not all multi-tenant properties require an HMO licence. Check with your local council for specific criteria. Q: How do I handle disputes between tenants? A: Act as a neutral mediator, encouraging open communication to resolve conflicts. You can also include a housemate agreement in the tenancy terms. Q: What happens if I don’t comply with HMO regulations? A: Non-compliance can result in fines, legal action, or losing your HMO licence, which impacts your ability to rent the property legally. Managing HMO tenancies requires diligence, but the rewards can be significant when done right. If you’re looking for expert assistance with HMO compliance or tenant management, Cairn Estate & Letting Agency is here to help. Need help managing your HMO property? Contact Cairn Estate & Letting Agency today for expert advice and comprehensive management services.