Our perception of homeownership is changing. For the vast majority, buying a property used to seem like a natural step, but it’s now predicted that by 2025 over 50% of adults under the age of 40 will be in private rented accommodation. In the UK, demand from renters is 43% higher than the last five-year average.

So what’s driving this change, is it set to continue, and what will be the impact on landlords?

 

The advantages of renting

Perhaps one of the biggest reasons more people are choosing to rent is because the rental market, once subject to rumours of unscrupulous landlords and high rents, has evolved and is perceived as a more progressive market that accommodates people’s needs. Renting is seen as advantageous because:

• You don’t have to worry about maintenance costs, unlike homeowners.
• It’s easier and quicker to rent than to buy a home.
• Financially it’s less of a burden; a smaller deposit is required, monthly rent can be cheaper than a mortgage repayment, there is no home insurance, solicitors’ fees or stamp duty.
• Tenancy terms can vary to suit needs, so planning for a future move is easier.
• More controls in the rental market mean tenants enjoy more legal protection.
• No danger of the negative equity trap

 

The barriers to getting on the property ladder

Perhaps the most significant impact on the rental market has been people’s ability to buy a home. Many find themselves unable to get a foot on the property ladder, particularly affecting the younger generation. It has been suggested that up to a third of millennials may never own their own home, while half will rent into their forties. This isn’t just linked to the difficulty of saving up a deposit. High house prices mean more expensive mortgage repayments; coupled with tighter lending requirements, it is harder to get a mortgage.

 

Unstable personal finances

The rise in house prices is compounded by wages stagnating while the cost of living is increasing. Even if finances were there to buy a home, many are put off by the perception that the housing market can be unstable and may trap you in a property that no longer suits your needs.

Whether driven by financial considerations or a general change in societal attitudes, people are now making different lifestyle choices, including more social living. Searches for UK-based co-living rental opportunities increasing by 4000% in the last four years, and the build to rent sector continues to grow, offering an exciting option for tenants.

Offering amenities such as gyms and concierge services, build to rent properties offer a different lifestyle in sought-after locations with the flexibility of long and short term tenancy periods. This seems to be speaking loudly to many people who feel that their homes should provide the flexibility to meet the demands of life today.

For landlords and agents who have well-managed properties to offer and who listen to their tenants’ needs and the market, the prospects are good. Renting is seen as an exciting alternative to homeownership, with the potential to offer something more aligned to how people are living and working today.

 

No Letting Go

Contact No Letting Go today if you would like to discuss how our local support or national network at No Letting Go could become your inventory partner, streamlining your costs and reducing your workload.

The home buying and rental markets have faired well over the past couple of years, despite the challenges presented by the pandemic and possibly because of government help. But as we head into 2022, should we expect to see a continued buoyancy in the market?

While no one is predicting a sudden or dramatic decline in the housing market, it looks as though there is some uncertainty over how much will change.

 

What’s affecting the property market?

We’ve seen a resilient housing market over the past couple of years. The stamp duty holiday and the desire for people to move out of cities and find open space during lockdown or an extra room for a home office to accommodate new working from home lifestyles have all helped to drive demand in the purchase and rental sectors.

However, the stamp duty holiday has ended, and we see life returning more to the “status quo ante” than predicted, so how will people respond?

We also see an increased cost of living, higher interest rates and general economic uncertainty, all of which will affect the confidence of tenants and homeowners, but to what extent? The housing markets looks uncertain; however, some key themes are prevailing, which we’ll try to draw our predictions from.

 

Nine key predictions for 2022

Early predictions for 2022 already suggest the following:

• Economic uncertainty persuades homeowners to stay put, reducing the number of sales instructions compared to a more buoyant market in 2021.
• A reduced supply of houses to the market will see house prices increase. To what extent is debatable, but prices should level out through the year.
• A lack of properties in the rental market will also continue the ongoing increases in rental prices.
• However, rises in house prices could encourage more homeowners to sell their homes, ameliorating the supply of stock in the market.
• Increasing rental legislation and rising house prices may lead to more landlords selling their rental properties, putting further pressure on the rental market. Energy-efficient, new-build homes continue to be in demand, but supply will struggle to meet demand as shortages in materials and labour continue to have an impact.
• Homes in city centres will increase in popularity again as people head back to work in the cities to avoid commuting. However, there may still be a continued drawn to the suburbs as employees make hybrid working arrangements permanent.
• Build to rent will continue to grow and diversify to include the individual house market, rather than just flats. Big names, including John Lewis, are entering the market and attracting investors enticed by this booming market.
• The delayed Renters Reform Bill is expected to take effect this year and will encourage more people to consider the rental market as their next home because of the greater protection enjoyed by tenants.

 

A positive outlook for the future

An uncertain economic environment may still have a cooling effect on the housing market. Still, we expect cautious optimism after people see the worst of the pandemic recede behind them. This will probably be enough to keep the market moving and give cause for a more positive outlook on the year ahead.

 

No Letting Go

If you would like to discuss how our local support or national network at No Letting Go could streamline your cost and reduce your workload as your inventory partner, then contact No Letting Go today.

According to the NHS, around 60 people die of accidental carbon monoxide (CO) poisoning every year. In a significant step to reduce accidental carbon monoxide poisoning in rented accommodation, the government has announced changes to the law regarding carbon monoxide alarms that all landlords and agents must respond to.

 

Landlord’s current responsibilities regarding CO alarms

There is already clear legal guidance in place regarding the responsibility of landlords to have the appropriate CO monitoring in place, with current requirements stating:

• At least one smoke alarm is installed on every property storey used as living accommodation.
• A carbon monoxide alarm is installed in any room used as living accommodation where solid fuel is burned. A solid fuel-burning appliance could be a coal fire or wood-burning stove.

 

Avoiding a large fine

In addition, to fitting CO alarms where appropriate, alarms must be checked regularly to ensure they are working at the beginning of a tenancy and audible throughout the property. Landlords should consider proving that they have checked the alarms at the appropriate times.

Failing to comply with regulations can lead to a fine of up to £5000 for landlords, so it’s important that you are aware of what you need to know about Smoke and Carbon Monoxide alarm verification.

 

New rule changes

The new legislation announced in November 2021 takes existing rules further, making it a legal requirement to:

  • Fit carbon monoxide alarms in properties with fixed appliances, such as gas boilers and fires
  • Fit carbon monoxide alarms when new appliances such as gas boilers or fires are installed in any home
  • Repair or replace smoke and carbon monoxide alarms for properties in the social and private rented sectors once the landlord or their agents are informed of a fault.

 

How can landlords and letting agents comply with the regulations

The requirements of landlords to provide adequate protection from the risk of carbon monoxide poisoning by installing sufficient alarms means regular checks should be built into your property management routine to ensure they aren’t missed.

No Letting Go’s Smoke and CO verification will ensure you stay compliant by working with you to put in place regular checks of your CO alarms to make sure that not only are they working but that they are in the right location. This can be done at the start of a new tenancy, and during regular interim checks, so you don’t have to rely on the tenant to ensure they are in working order.

 

No Letting Go, giving you peace of mind

Reports generated through our checks include specific smoke and carbon monoxide safety sections that guarantee you meet regulations and any more changes brought in, giving you peace of mind that your tenants are safe from the danger of carbon monoxide.

Our local support or national network at No Letting Go can be your inventory partner for your property, whether it’s a single flat or a housing portfolio. If you wish to find out more about how we can help streamline your cost and reduce your workload, contact No Letting Go today.

During the winter months, dampness and mildew become a problem for landlords and agents to resolve with the tenants, but by completing regular property inventories, you could stop it from becoming a serious issue.

 

What causes dampness & mildew?

When there is too much moisture in the air, and the air is also cold, it releases its moisture onto surfaces. This moisture leads to conditions that give rise to mould and mildew.

Increased moisture in a property can be caused by activities that release water, such as cooking, showering, washing and drying clothes, which is why mould can often be found in kitchens and bathrooms. Damp can also be caused by external factors such as roofing or foundation problems, leaking pipes and leaks through the brickwork.

Excessive moisture, combined with poor ventilation, especially in the winter months when tenants are less likely to open windows to encourage airflow, will quickly cause problems.

 

Damp needs to be dealt with

For tenants, damp can lead to serious health problems such as respiratory infections and, potentially, asthma, particularly concerning those who already have underlying health issues.

Landlords and letting agents don’t only need to be concerned for tenants’ wellbeing but also for the impact it has on their properties. If damp is caused by structural issues, not dealing with it quickly will lead to costly repairs later.

 

Are landlords at risk of being sued over damp?

Landlords are required to resolve structural issues that could lead to mould. Legal provisions allow tenants to apply to the courts if they believe their rented accommodation is “unfit for human habitation”. Ventilation and freedom from damp are listed as hazards that would put a property in this category, so landlords are at risk of legal action if they don’t deal with the issue. However, if the damp is caused by the actions of the tenant, the landlord will not be held responsible.

 

How inventories manage mould

To prevent a dispute about damp and its causes, landlords and letting agents can take proactive steps to become aware of and monitor mould issues through regular inventories.

Check-in and check-out reports will demonstrate whether mould existed at the beginning and end of a tenancy. Still, interim reporting will provide regular monitoring, particularly important if tenants are in place for long periods. This is important for ensuring the long-term maintenance of a property because any structural causes won’t be left undiscovered.  

At No Letting Go, we are aware of the challenge that damp can cause for landlords, agents and tenants, offering to check for damp as a standard part of our inventory services. Our website also offers advice for landlords on their responsibility regarding mould, and we are always available to help ensure that you stay on top of damp issues.

 

No Letting Go

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

At No Letting Go, our mission is simple: to help our clients create accurate, fully compliant property reporting, wherever you are and whenever you need it.

We understand that technology has an essential role to play in achieving our mission, which is why we partner with Teclet to enhance our services offering to estate agents and, ultimately, to landlords.

 

What is Teclet?

Teclet is a cloud-based portal that automates the letting process from end to end, from pre to post tenancy. This means services and transactions such as deposits and pre-payment transactions, referencing support, contact generation, compliance requirements, and tenancy renewals can all be done online and from a mobile device, such as a tablet.

Teclet provides complete flexibility for agents to manage the day-to-day running of their business, which means there are many benefits to utilising such a tool.

 

The benefits of Teclet

The ability of Teclet to bring so many aspects of property and lettings management into one single portal means that it is a tool that makes a real difference to how letting agents run their business:

• Dramatically decreasing the amount of administration time by reducing admin input by up to 80%
• Allowing services to continue 24/7 so tenants can continue to upload or retrieve information even when a branch is closed for the day
• Improving compliance by ensuring that all required checks are completed within specified deadlines and are never missed
• Reducing errors by ensuring all required actions are completed
• Providing a seamless and efficient service and a better experience for all stakeholders

 

Delivering exceptional service

Our focus at No Letting Go is to provide the tools to empower agents to deliver the best service possible and build their reputations so that both landlords and tenants benefit. The partners we work with share the values that support this focus and our overall mission.

Like us, Teclet utilises technical innovation to drive efficiency that ultimately reduces overheads and costs for agents, taking staff away from administrative tasks and allowing them to focus on activities that generate revenue.
This allows businesses to focus on activities that build for the future and keep their competitive edge. In addition, the platform offers agents numerous additional solutions via “best in class” plug-in partners. It provides the adaptability to be a long-term solution that grows with the business and meets changing demands.

 

No Letting Go 

No Letting Go provides fast, reliable inventory management for the agency market on a national basis. All reports are stored on our portal, providing a full audit trail, and our network of specialists carries professional indemnity, public liability insurance and are members of the PRS. Our partnership with Teclet lets us continue to innovate to deliver cutting-edge tools to these services.

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

This year’s State of the UK Rental Market Report paints a picture of optimism for the sector, tempered by some significant concerns.

What are the report headlines?

With 550 agents and 1,700 tenants participating in the survey, this annual report provides an extensive view of the state of the lettings market. Assessing key aspects of the rental sector, we can get a good feel for the pulse of the industry and, looking at some of the report headlines, note some trends emerging:

• Rent arrears: Over the past year, those reporting an increase in rent arrears has halved from 64% to 32%. This is a positive development, but it is still the case that 48% are reporting arrears have stayed at the same level over the past year. Despite this, 81% of tenants said the pandemic had not affected their ability to pay rent in the past year.
• Tenants remaining in the rental sector: Only 46% of tenants expected to own their property within five years. This means the majority are expecting to continue renting for a few years to come. The report highlights that only 16% had moved or considered moving because of Covid-19, and tenancies are looking stable.
• Landlords leaving the sector: 83% of lettings professionals report landlords leaving the sector, more than you would expect to see in a normal year. This means agents must ensure that they are allocating the necessary resources and taking the right approach to continue attracting new landlords, especially if they want to see growth in the market.
• Lack of rental stock: Letting agents of all sizes are reporting their businesses have struggled due to a lack of stock of the last year. 54% of smaller agents (up to 200 properties) reported this as an issue, whilst 70% of agents with 500-999 properties raised this as a concern.

 

Looking ahead

While optimism among agents is down from the previous report, it remains relatively strong, with 67% saying they felt very or somewhat optimistic about the future of the lettings industry. However, with 32% of agents stating a lack of stock as their main concern, winning more landlords and finding new ways of generating revenue are among the top priorities in the coming year.

In addition, ongoing concerns around legislation and compliance will continue to shape the sector, especially with the Renters Reform Bill on the horizon.

Adapting to the changing circumstances of the past 18 months will have been a priority for all agents, landlords and tenants, but looking to the future, there is a need for agents to assess how they remain competitive by tackling the challenges ahead.

 

Greater innovation

We have seen the industry embrace innovation and technology, with only 1% of survey respondents saying they do not use any form of technology in their business. The sector will need to continue evolving to attract, engage and retain all existing and potential stakeholders.

No Letting Go 

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

With a full range of property inventory services and nationwide coverage provided by a network of over 80 offices, No Letting Go is the one-stop-shop for property inventory services. We take the stress and strain out of property management for letting agents looking to meet the high expectations of their corporate clients.

What is expected from corporate letting agents?

We understand that managing corporate lettings comes with its trials and tribulations, but there is one constant factor, and that is the high standard of letting accommodation that corporate clients expect. This puts pressure on corporate letting agents to go that extra mile in a very competitive market.

The condition of a property needs to make the tenant feel as though they are the only one who has ever lived there. This means spotting and making repairs quickly and having the tools to make a thorough assessment while still facilitating a swift turnaround when necessary.

The challenge for corporate letting agents is to allocate the time and resources required to ensure that corporate lettings are consistently maintained to the highest high standards. Partnership with an efficient inventory management specialist can make this work much more straightforward.

 

How we support corporate letting agents

No Letting Go’s range of property services creates and maintains an agreed set of standards without any drain on letting agents’ resources, allowing them to direct their attention towards business development. We provide this service through our extensive range of inventory services:

• Pre-tenancy processes
• Check-ins
• Mid-tenancy checks
• End of tenancy inspections

 

Standards and safety

Before the tenant moves in, the standard is set and then maintained throughout the tenancy. Any issues are spotted early, and both tenants and landlords will feel assured that they are being dealt with. In addition to these checks, we produce smoke and CO reports and Legionella risk assessments, ensuring tenant safety and landlord compliance with the law. Our services also extend to estate and block management services, conducting visits at agreed intervals to inspect and test fire systems, estate facilities, cleanliness and maintenance.

Standards and safety

Before the tenant moves in, the standard is set and then maintained throughout the tenancy. Any issues are spotted early, and both tenants and landlords will feel assured that they are being dealt with. In addition to these checks, we produce smoke and CO reports and Legionella risk assessments, ensuring tenant safety and landlord compliance with the law. Our services also extend to estate and block management services, conducting visits at agreed intervals to inspect and test fire systems, estate facilities, cleanliness and maintenance.

Attracting tenants

In addition to maintaining your property and setting the required standards, we provide 360 virtual photography, creating immersive imagery which offers a wide range of applications but is particularly useful for providing potential clients and tenants with a virtual, but detailed, tour of properties, especially for those coming from overseas.

The benefits of experience

Our extensive experience in managing inventory services lets us know what to look out for and work proactively, delivering efficient inventory management from start to finish.

Our digital inventory platform ensures easy access to reports and a quick turnaround with our DigiSign technology so that tenants can sign reports electronically, with minimal contact needed. Not only does it save them time, but it also reassures clients who may have concerns about social distancing.

No Letting Go 

Maintaining your property, keeping tenants happy and assuring the high level of service demanded by corporate clients require investment in time and resources; we can help you deliver and maximise your ROI.

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

The Tenancy Deposit Protection scheme was introduced in April 2007, but what is it, how does it work and how does it impact landlords and tenants?

What is the Tenancy Deposit Protection Scheme (TSPS)?

A landlord who takes a deposit for an Assured Shorthold Tenancy must place the deposit into one of the government’s three approved tenancy deposit protection schemes, confirming within thirty days in which scheme the deposit has been placed. At the end of the tenancy, the deposit must be returned within ten days.

The scheme was set up to protect a tenant’s deposit, but it offers another benefit. When a landlord feels they have a legitimate right to withhold some or all the deposit, the tenant disputes this. The TDPS offers free adjudication to help the parties resolve the matter.

 

Why are deposits disputed?

In the year up to March 2021, deposit disputes occurred in 0.76% of cases of tenancy deposits protected in England and Wales. While this percentage may seem low, this still reflects 29,697 disputes, and with the value of deposits in schemes in March 2021 standing at £4.3 million, it becomes clear why there’s a need to secure and manage deposits effectively.

Tenants, agents, and landlords can raise disputes through the deposit protection scheme, but 75% are raised by tenants – a warning to landlords and agents that they should have good property management processes in place. What these processes should cover is illustrated by the reasons for those deposit disputes.

Cleaning: 49%
Damage: 35%
Redecoration: 26%
Gardening: 12%
Rent arrears: 15%

 

How to avoid tenant deposit disputes

Any landlord or agent who has been involved with a dispute over a deposit will testify to the inconvenience and cost in time and extra administration they cause and why it’s a worthwhile investment to ensure regular oversight of your property.

The reasons for disputes detailed above illustrate that, in many instances, disputes about deposits can be avoided with a robust inventory process in place that captures all the necessary detail regarding the state of the property.

Being able to present a tenant with clear evidence of changes in the property and explain why a deduction is being made will help them understand why you are taking action, making them less likely to contest a deduction.

At No Letting Go, we have invested in a range of property inventories to efficiently manage check-in, check-out, and mid tenancy assessments. Our digital platform, Kaptur, has been designed specifically to assess and detail all the key aspects of a robust property inspection. Using a detailed inventory and photographic evidence, our independent professional experts instil confidence in tenants about the objectivity of their assessments.

Happy tenants help landlords and agents build a good reputation and attract more of the kind of tenants they want, so avoiding disputes through good property management practices is good business and a worthwhile investment.

No Letting Go 

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

The future looks bright for build-to-rent investors and tenants. Even during a downturn triggered by the Covid-19 pandemic, build-to-rent fared better than other parts of the rental sector, and it looks to go from strength to strength.

Where it all began

Build-to-rent is not unusual in other parts of the world, such as the USA and Europe, but it wasn’t until 2012 that the UK saw its first build-to-rent development. It was part of the 2012 Olympic Games legacy that the East Village on the Olympic Park, originally accommodation for the athletes, would be turned into homes. This was the first step in build-to-rent, and we haven’t looked back since.

What’s happening now

If you want to see what’s happening in the build-to-rent market now, the statistics and changes happening in the sector paint a clear picture.

Between 2017 and 2018, the completion for build-to-rent properties reaching the market grew by 1%. Compare that to 2018-19, and completions jumped by 54% annually.

Although build-to-rent saw an impact from Covid resulting in a decline of 20% in 2020, the number of completed homes is impressive, having increased by 23% from the fourth quarter of 2019 to the fourth quarter of 2020, with an additional 22% more projects in the planning process and 5% more under construction, according to the British Property Federation.

Driving this trend are people’s changing perceptions of renting. For those not wanting or unable to take on the financial commitment of a mortgage, renting is more favourable, and this shift is not going unnoticed by investors. John Lewis announced plans to construct 10,000 homes to let in their car parks and warehouse sites, and other big names such as Lloyds and Aviva are seeing opportunities to invest. This will continue to drive the growth of build to rent as more properties and choices become available.

Where is the BTR market going?

In the first quarter of 2021, plans for nearly 7,000 new build-to-rent homes received planning permission, the highest of any previous quarter and it is forecasted that by 2025, more than £75 billion will have been invested in the build to rent sector. The sector is preparing for a substantial increase in demand driven by changes coming over the horizon.

City locations such as London, Manchester and Glasgow will remain popular, but developments are spreading to more suburban areas; residents here will be looking for something different that appeals to families, widening the appeal of build-to-rent. In these locations, houses rather than apartments will be built, and different amenities such as schools and outdoor play areas will be desirable.

Increased demand for rental properties from the over-65s, who are also attracted by the prospect of developments focused on community and greater amenities, is another growing opportunity in build-to-rent developments. Still, it is also argued that to have a truly deep impact on the rental market and continued growth, properties for lower-income families will also have to be built.

A resilience to challenging times and the desire to diversify to meet the demands of different kinds of residents means that it’s “onwards and upwards” for the build-to-rent sector, and many investors will be keeping a watchful eye on what happens next.

No Letting Go 

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.

These are exciting times for the build-to-rent sector as these purpose-built rental properties begin to change the face of the rental market and raise tenant expectations. A key attraction of this type of development is the sense of community it can foster; if this is important to you, where are the best neighbourhoods to locate build-to-rent premises in London?

What is build-to-rent?

In a world where renting is popular, partly due to lifestyle choice and the financial demands of buying a property these days, renters are becoming more discerning, looking for somewhere that reflects their lifestyle choice but gives them the quality of living they expect.

Build-to-rent developments are specially designed and purpose-built for renters; they are not for sale and are owned and maintained by a landlord who looks after the entire development and the services on offer. Furnished or unfurnished, ready to go with hi-speed Wi-Fi, clearly set costs and long lease options. They are designed to make renting as attractive and easy as possible – a great alternative to homeownership or more “traditional” rental arrangements.

Top 10 most popular London buy-to-rent communities

The growing popularity of build-to-rent means developments appear up and down the country, in popular locations such as Manchester, Birmingham and Bristol. But London, where it all started, remains a popular location.

With plenty of rental opportunities to choose from, a good starting point is to look at some of the most popular build-to-rent communities already established:

• Be:here Hayes: offering pet-friendly homes
• Tipi at Wembley Park: a six-building development
• Chapter Portobello: a student hotspot
• Union Wharf Greenwich: a short walk from the centre of Greenwich
• Fizzy Hayes: Convenient commuting
• Get Living Elephant Central: an excellent central location
• Greystar Charter Place Hounslow: includes an on-site gym
• Movebubble homes Kew: just 15 minutes from Kew Gardens
• The Assembly Wembley central: high-spec properties
• George Street Canary Wharf: a popular location

 

What do tenants look for in a BTR development?

These exciting developments, designed by architects to enhance modern-day living and styled by interior designs to reflect aspirational living standards, offer common features that make these properties popular with residents.

As always with properties, location is key. Developments are often situated to take advantage of easy access to good transport links and are in popular or up-and-coming parts of London where major investment and redevelopment are already happening and offer great surroundings in terms of open spaces and amenities.

Communal spaces are integral to what these properties offer, with areas such as games rooms, exercise spaces, roof terraces, lounge areas and even workspaces, very different from what can be expected in a traditional rental property.

Some also enjoy integrated commercial and leisure facilities, such as shops and restaurants, supporting a thriving community. 24-hour, on-site service teams and concierge services add to convenient living, a higher level of comfort and the peace of mind in knowing that problems with the property will be dealt with effectively.

The variety of locations and what these developments offer make it easy to see why communities in build-to-rent developments enjoy living where they do. With many more build-to-rent properties in construction and planned, the choices in location and styles are set to increase. This can only be great news, not only for anyone looking to live, work and play in London but also for potential investors and landlords.

No Letting Go 

If you want to discuss how our local support or national network at No Letting Go could become your inventory partner, streamline your cost and reduce your workload, then contact No Letting Go today.