Let My House in Shirley: Rental Valuation Guide

Whether you’re a first-time landlord, an experienced investor, or someone considering renting out your home because you’re relocating or upsizing, getting ready for a rental valuation properly can make a meaningful difference — both to the monthly figure you achieve and to the calibre of tenant you attract.

At Partridge Homes, we carry out hundreds of rental valuations every year across Shirley, Solihull, Birmingham and the surrounding areas. We currently manage over 500 properties and work with everyone from local landlords letting a single home to professional investors, corporate relocation clients and sports professionals. We understand exactly what today’s tenants are looking for — and what separates a property that lets quickly from one that sits on the market.

Why a Rental Valuation Matters

A rental valuation is not simply about putting a number on a property. A professional valuation should give you a clear picture of:

• The realistic monthly rental figure you can expect
• How quickly the property is likely to let
• The type of tenant your property is likely to attract
• Which improvements, if any, would increase rental value
• Current demand in Shirley and the wider B90 postcode
• Your obligations under the Renters’ Rights Act 2025
• Your likely return on investment

Pricing a property correctly from the outset is critical. Overpricing leads to void periods that quickly erode any perceived gain, while underpricing can cost thousands over the course of a tenancy. Getting this right at the start is one of the most valuable things a letting agent can do for you.

The Shirley Rental Market in 2026

Shirley sits within the B90 postcode and represents one of the more accessible entry points into the Solihull rental market. Average private rents in Solihull reached £1,259 per calendar month in April 2026, according to ONS data, with rents across the borough now broadly ranging between £1,300 and £1,450 per calendar month — and higher-end family homes in sought-after postcodes reaching well above £2,000.

Gross yields in the B90 area sit at around 3.4%, which is competitive for the borough. Property values here are lower than in B91 (Solihull town centre) or B93 (Knowle and Dorridge), making the upfront investment more manageable while still drawing in quality tenants. Shirley’s retail offer, well-regarded local schools and frequent bus connections into Solihull town centre all contribute to consistent tenant demand. Planned Sprint bus corridor improvements along the A34 and A41 are expected to cut commute times further, which should strengthen that demand further still.

The tenant profile in Shirley typically includes young professionals, small families and working couples who want a quieter setting within reach of both Birmingham city centre and Solihull town centre. This makes it a reliable area for landlords who want steady demand, low void periods and tenants who tend to stay.

First Impressions Count

As with selling a property, presentation shapes the outcome in lettings. Many prospective tenants form a view within moments of arriving — and most will have already seen photographs online before they ever step through the door.

Outside the Property

Before your valuation, take a walk around the outside and consider:

• Is the front garden tidy and the lawn cut?
• Are paths and driveways clean?
• Does exterior lighting work?
• Are wheelie bins stored out of sight?
• Do gutters and fascias look maintained?

A well-kept exterior signals to a prospective tenant that the property has been cared for — and that the landlord is likely to be responsive.

Inside the Property

You do not need to spend heavily before a valuation. In many cases, the most effective things cost very little:

• Deep clean throughout, including inside cupboards
• Remove clutter so rooms feel as spacious as possible
• Replace blown light bulbs
• Touch up paintwork where it has chipped or scuffed
• Repair minor defects — stiff door handles, dripping taps, loose fixings
• Clean windows inside and out
• Pay particular attention to kitchens and bathrooms

These are the rooms tenants scrutinise most closely, and they are also the rooms most likely to appear in photographs.

What Improvements Genuinely Add Rental Value?

One of the most common questions landlords ask us is where to spend money before renting. The honest answer is: not always where you might expect. Here is a general guide based on what we see tenants respond to most consistently.

One thing worth noting: tenants are increasingly asking about running costs. A property with a good EPC rating and efficient heating is a genuine selling point, particularly as energy bills have risen sharply in recent years.

Documents That Help the Process

While you do not need to have everything in order before an initial valuation, it helps to be able to discuss:

• Your mortgage position, and whether you have consent to let
• Any leasehold restrictions or service charge obligations
• Existing EPC certificates
• Gas Safety Certificates
• Electrical Installation Condition Reports (EICRs)
• Building warranties on newer homes

The more information you can share, the more accurately we can advise you — and the smoother the process will be once a tenant is found.

Understanding the Renters’ Rights Act 2025

The private rented sector has changed significantly following the Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025. Most of the core reforms came into force on 1 May 2026, affecting an estimated 2.3 million landlords and 11 million tenants across England.

The key changes every landlord in Shirley should understand:

• Section 21 abolished — landlords must now use Section 8 with clearly defined legal grounds to seek possession
• Fixed-term ASTs removed — all tenancies are now rolling periodic contracts
• Rent increases restricted — only one increase per year is permitted, via a Section 13 notice with at least two months’ written notice; rent review clauses can no longer be used for new increases
• Upfront rent capped — landlords cannot request more than one month’s rent in advance for new tenancies
• Tenant pet rights — tenants now have a contractual right to request a pet, which cannot be unreasonably refused
• Benefits and children — refusing applicants on the basis of benefit receipt or having children is now unlawful

A further development expected in late 2026 is the launch of the Private Rented Sector (PRS) database, which will require landlords to register themselves, their properties and compliance information. This will roll out in phases by region.

Landlords with existing tenancies were required to send tenants a copy of the government-produced Renters’ Rights Act Information Sheet by 31 May 2026. If you are unsure whether you are fully compliant, taking professional advice now is far preferable to dealing with issues later.

At Partridge Homes, we walk every landlord through these requirements as part of our valuation process, so you know exactly where you stand before any tenancy begins.

How Quickly Can You Find a Tenant in Shirley?

This is the question most landlords ask first, and the answer depends on a combination of factors: location, price, presentation and the time of year. In Shirley, well-presented and correctly priced properties typically attract strong interest, and void periods tend to be short.

The supply of rental homes across Solihull has remained consistently tight. New-build completions have not kept pace with demand, and the borough’s schools, green space and transport links continue to draw tenants in. That combination works in landlords’ favour.

Nationally, rental demand fell by around 20% in the year to April 2026. Against that backdrop, Partridge Homes has continued to grow its letting portfolio significantly, arranging 129 new lettings between January and April 2026 alone — compared with 72 during the same period the previous year. That is the highest four-month total since the company began in 2007, and reflects the strength of local demand in the areas we operate in.

Premium and Corporate Letting in the Solihull Area

While Shirley tends to attract working professionals and families, Partridge Homes also works extensively with corporate tenants, international relocation clients and sports professionals — many of whom look at the wider Solihull area when seeking a home. This includes locations such as Knowle, Dorridge and Solihull town centre, where rents for larger detached homes frequently exceed £2,500 per calendar month.

Our Sports & Entertainment Relocation Division successfully relocated all 19 of Birmingham City FC’s new signings during the 2025/26 season — every single one. Many of these moves were completed within days of contracts being signed, which requires a very specific type of operational efficiency involving landlords, solicitors, club staff and relocation coordinators.

For landlords with well-presented properties — whether in Shirley or elsewhere in the Solihull area — this kind of client base represents a real opportunity to access tenants who prioritise quality, pay promptly and treat properties well.

Pre-Valuation Checklist for Landlords

Use this as a quick reference before your appointment:

Outside

• ✅ Garden tidy and lawn cut
• ✅ Driveway and paths clean
• ✅ Exterior lighting working
• ✅ Windows clean from outside
• ✅ Bins stored neatly

Inside

• ✅ Property clean throughout
• ✅ Minor repairs completed
• ✅ Neutral presentation where possible
• ✅ Heating tested and working
• ✅ Smoke alarms functioning
• ✅ Carbon monoxide alarms fitted where required

Documents

• ✅ EPC available or noted
• ✅ Gas Safety Certificate
• ✅ Electrical Installation Condition Report
• ✅ Leasehold or service charge details (if applicable)
• ✅ Mortgage consent to let (if applicable)

Frequently Asked Questions

Is a rental valuation free? Yes. Partridge Homes offers free rental valuations with no obligation.

How long does a valuation appointment take? Typically between 20 and 45 minutes, depending on the size and complexity of the property.

Can I rent my property if I still have a mortgage? In most cases, yes — but you will need consent to let from your mortgage lender. We can advise you on this.

Do I need to redecorate before renting? Not necessarily. A professional valuation will identify whether redecoration is likely to add genuine value or whether the property is ready to market as it stands.

Should I use more than one letting agent? In most cases, no. A sole agency approach allows for consistent marketing, clearer communication and stronger negotiation when offers come in.

Can you help with compliance? Yes. Understanding your obligations under the Renters’ Rights Act 2025 and related legislation is part of what we cover during every valuation.

Are furnished or unfurnished properties better? It depends on the target market. Executive and corporate tenants often prefer furnished homes, while long-term family tenants typically want unfurnished. We will advise based on your property type and location.

If you are thinking about letting your house in Shirley — whether it is a first let, a returning investment or a home you are moving out of temporarily — getting the right advice at the start makes a real difference. Contact the Partridge Homes lettings team for a free, no-obligation rental valuation and we will give you an honest assessment of what your property can achieve in today’s market.