The December assumption costing buyers and sellers

Everyone knows December property markets are slow, quiet, and best avoided. Buyers pause searches. Sellers wait for spring. Estate agents wind down. Then January arrives and the handful of buyers and sellers who engaged in December complete their transactions smoothly while everyone else returns to discover they’ve missed opportunities by following conventional wisdom that never matched market reality.

Here’s what December actually delivers - and why the assumptions cost both buyers and sellers significant advantages.

Buyer competition drops whilst motivated sellers remain

Viewing numbers fall sharply in December, not because good properties disappear but because buyers assume nothing will happen and step back. Meanwhile, the properties still on the market belong to sellers who are genuinely motivated rather than speculative spring testers.

This creates ideal dynamics for active December buyers: fewer competing offers, more meaningful conversations with agents, and sellers who remember them specifically. Properties that might receive fifteen offers in March might receive two or three serious ones in December - and those few come from real buyers ready to proceed.

Pricing becomes more realistic in December

Properties listed in September at overly optimistic prices have either sold or reduced by December. Sellers who choose to list in December tend to price according to actual market conditions, not spring expectations.

This means December buyers view correctly priced properties, while spring buyers waste time on inflated listings that won’t achieve their asking prices and will be reduced months later anyway.

Transaction timelines improve for December activity

Offers accepted in early December typically complete in late January or February. Despite holiday closures, December transactions avoid the spring bottleneck when solicitors, surveyors, and lenders face peak volumes.

Buyers submitting mortgage applications in December progress ahead of the January rush, when approval timelines slow due to volume rather than complexity.

Chain-free buyers hold maximum power in December

First-time buyers and chain-free purchasers are especially attractive to sellers during December. Certainty becomes more valuable than slightly higher offers from complex chains.

This leverage weakens in spring when many more chain-free buyers return to the market simultaneously, removing the competitive edge that December uniquely provides.

Winter inventory shortages increase seller advantage

Because so many sellers wait until spring, December and January suffer from low inventory levels. Buyers still searching have limited options - meaning well-priced, well-presented properties receive intense attention that would be diluted in March or April.

Spring brings more listings, but also more competition. December’s scarcity favours sellers with desirable properties far more than saturated spring markets do.

Your December market strategy

Buyers: search actively, move quickly, and leverage reduced competition. Motivated sellers and realistic pricing work in your favour.

Sellers: engage with serious buyers who are ready to proceed now, rather than waiting for spring browsers who may not convert into offers.

Both sides gain from understanding that December’s “quiet market” is not dead - it’s simply less crowded, more efficient, and more advantageous for anyone willing to participate while others sit out unnecessarily.

Ready to make the most of December’s market advantages?
Get expert advice today

The reform confusion costing both parties

You've heard Section 21 "no-fault" evictions are ending. You've read that tenants get more rights. You've seen landlords claiming the market will collapse whilst tenants celebrate finally getting protections. Meanwhile, the actual legislation contains nuances both sides are missing, and misunderstanding these changes will cost landlords money whilst leaving tenants unprotected if they don't understand what changed versus what they assumed.

Here's what separates those who'll navigate these reforms successfully from those who'll struggle: understanding what changed, what stayed the same, and how the practical implications differ from the political rhetoric surrounding the legislation.

Section 21 abolition doesn't mean tenants can't be evicted

The headline change ending "no-fault" evictions sounds like tenants gain permanent security. Reality is more nuanced. Landlords can still evict for specific legitimate grounds including rent arrears, antisocial behaviour, property damage, and situations where landlords need to sell or move into properties themselves. What's changing is that landlords must have valid grounds rather than evicting without reason.

Tenants aren't gaining unconditional tenancy security but protection from arbitrary eviction when they've met all tenancy obligations. Landlords aren't losing all eviction ability but must demonstrate legitimate reasons. This distinction matters because both parties misunderstanding the actual change creates unrealistic expectations.

New grounds for possession replace Section 21

Landlords selling properties can evict with two months' notice under new mandatory grounds, but only after providing evidence they're genuinely selling, not using sale claims as eviction pretexts. Similarly, landlords moving themselves or close family into properties can evict, but face penalties if they don't actually occupy properties as claimed or re-let within specified periods.

These new grounds provide legitimate landlord flexibility whilst preventing abuse of eviction powers. Understanding exactly what evidence satisfies these grounds matters for both landlords needing to evict legitimately and tenants challenging potentially spurious eviction attempts.

Rent increase limitations create new dynamics

Landlords can only increase rent once annually and must follow formal processes allowing tenants to challenge increases they consider excessive to tribunal. This doesn't mean rents are capped but that arbitrary mid-tenancy increases without justification become challengeable rather than automatically enforceable.

Tenants challenging increases must demonstrate rents exceed local market rates, not just that they're unaffordable personally. Tribunals assess whether proposed rents align with comparable local properties. Understanding this distinction prevents futile challenges whilst protecting against genuinely excessive increases.

Decent Homes Standard applies to private rentals

Properties must meet specific standards regarding health, safety, and reasonable comfort. This includes requirements around heating, insulation, ventilation, and facilities that go beyond current minimum standards many private rentals currently meet. Landlords face potential enforcement action for properties not meeting these standards, creating significant compliance costs for older properties requiring upgrades.

The practical implications both sides miss

Landlords assuming reforms make letting unviable are overreacting, but those assuming nothing substantial changes are underestimating compliance requirements and reduced flexibility. Tenants assuming reforms provide absolute security are wrong, but those thinking nothing improves are missing genuine protections against arbitrary eviction and poor conditions.

Both parties need to understand actual legislative language rather than campaigning rhetoric from either side. The reforms create more balanced framework than existed previously whilst preserving legitimate landlord needs and providing genuine tenant protections.

Your reform preparation strategy

Landlords should review properties against Decent Homes Standards, understand new eviction ground requirements, and implement compliant rent increase procedures. Tenants should understand which eviction grounds remain valid, how to challenge excessive rent increases properly, and what standards they can legitimately expect properties to meet.

Need detailed guidance on how the Renters' Reform Act affects your specific situation? Our team provides comprehensive analysis for both landlords and tenants navigating legislative changes.

With the Autumn Budget now published, it finally feels as though the dust has settled. Across our West Midlands offices this week, the mood has noticeably shifted. Phones are busier, enquiries are rising again, and many homeowners are telling us they feel more confident about planning their next steps.

Because the Budget had the potential to reshape the property landscape, we’ve put together a clear and comprehensive guide to what it really means for homeowners across Birmingham and Worcestershire. The encouraging news is that the outlook is far more stable than many expected. The fundamentals that matter to homeowners and prospective sellers remain solid, and this return of clarity is already helping people move ahead with decisions they had put on hold.

After weeks of speculation, headlines and last-minute leaks, the Autumn Budget has finally arrived. For the West Midlands property market, the headline is thankfully one of stability rather than upheaval. Already this week we’ve noticed a rise in calls, an uptick in online enquiries and, importantly, a renewed sense of confidence as certainty returns.

What it means for homeowners in Birmingham & Worcestershire

For all the talk of higher taxation, the Budget has stopped short of making radical changes to home ownership or altering the long-standing principle that your main home remains a protected asset.

There are, however, clear moves to raise revenue through investment income, working households and private landlords. This will create pressure in both the rental market and household budgets, but for most owner-occupiers, the essentials remain unchanged. While landlords and investors may feel the effects most sharply, the impact for typical homeowners across Birmingham and Worcestershire is far more measured than many had feared.

In short: clarity has returned, and that alone removes a major barrier that had been holding back activity in recent months.

Key points at a glance

For the housing market, the Budget can be summarised simply:

· Stamp Duty remains unchanged, meaning buyers can plan with confidence.

· No Capital Gains Tax on your main home, so selling your primary residence remains unaffected.

· A new High Value Council Tax Surcharge from 2028 for homes above £2 million. This will affect a small proportion of properties in the West Midlands but is far less extensive than many predicted.

· Higher tax rates on property and savings income from 2027, particularly affecting landlords and those with significant investment income.

· Income tax thresholds frozen until 2030/31, gradually pushing more people into higher tax brackets.

Overall, these changes reassure most homeowners by what the Budget didn’t do: no sweeping property tax reforms and no new annual charges on typical family homes.

The West Midlands focus

For those with higher-value homes, the future council tax surcharge is important to note, but the long lead-in time means owners can adapt without panic. In areas such as Edgbaston, Moseley, Barnt Green, Droitwich and parts of Worcestershire, where premium homes are more common, this may create some price sensitivity nearer the £2 million threshold as 2028 approaches. However, demand for quality homes in these locations remains strong, supported by buyers relocating from London and the South East.

Across Birmingham and Worcestershire, the market continues to be shaped by people living and working here full time, as well as those moving to the region for its connectivity, employment opportunities and quality of life.

Wider economic landscape

Birmingham was highlighted in the Budget as one of the cities earmarked for targeted investment under the government’s new place-based economic approach. With ongoing regeneration, transport improvements and major employment hubs such as Brindleyplace, the Jewellery Quarter, Longbridge, Worcester and Bromsgrove continuing to expand, confidence in the region’s long-term economic prospects remains strong.

For the property market, strong regional employment, good rail links and ongoing investment continue to underpin demand — especially for well-located family homes and energy-efficient modern builds.

Market sentiment: from pause to progress

In recent months, it was the anticipation of change — not the change itself — that held the market back. Mixed signals around tax policy led many buyers and sellers to wait for clarity. With the Budget now settled, people can move forward with more confidence.

We do not expect an immediate jump in prices, but we do expect activity levels to improve as lending conditions gradually ease in 2025–2026. Lower borrowing costs, even modestly lower, tend to broaden the pool of proceedable buyers and create more fluidity in the market.

When is the ideal time to market your property

The post-Christmas surge in property searches is well established —the period between Boxing Day and New Year’s Day is the busiest time of the year on all of the portals such as Rightmove, however requests for viewings don’t really increase until we get into January when the market will then start to take off.

With Budget uncertainty now removed, many homeowners are now asking us to prepare details ready to put their property on the market in January to take advantage of this.

What this means for you

Whether you’re considering selling, thinking of a move, or simply reviewing your plans, this is a sensible moment to take stock.

Across Birmingham and Worcestershire, homes that are:

· well priced

· well presented

· in desirable locations

continue to attract strong interest. This applies not only to turnkey homes but also to properties needing updating or full renovation — there is still considerable demand from buyers wanting to create their ideal home.

If you’ve been waiting for the Budget to land before making a decision, now is an excellent time to reassess. An up-to-date market appraisal can give you clarity heading into the Boxing Day and New Year surge.

How we can help

Whether you would like:

· expert guidance on your home’s current value

· advice on timing your 2026 move

· support preparing your property for market

our team across Birmingham and Worcestershire would be delighted to help.

If you know someone who might find this Budget overview helpful, please feel free to share it.

And if you’d like a confidential conversation about your plans for the New Year, we’d be very pleased to assist.