Rearranging a room to stage it for your open house? 

Here’s a tip to save time and effort. Instead of lugging the heavy furniture around the room to see what feels best, put outlines on the floor with painter's tape. 
 
Let the sunshine in.  
Buyers love light and airy living rooms, but dark and dingy isn't on their list. Open up your window shades to let some light in. Cheat some sunshine with light-coloured paint and some artificial lighting. Lamps are wonderful for dark corners. Last, arrange the space with lightly coloured furniture, and you'll have a living room that brightens your chances of a sale. (A basic off white sofa won’t cost too much to rent, and might make all the difference if your living area is dark). 
 
Unpleasant pet odours won't win over buyers.  
We all love our pets, but unpleasant pet odours can make a negative first impression. Be sure to get rid of old carpet that can trap offensive smells. Replace it with fresh new carpet in a neutral colour. Plus, if you paint the walls to match, your living room will look bigger. It'll go from designed to smell to designed to sell.  
Pack up unnecessary items and furniture before you show the house.
​An over-packed living room is a red flag to buyers that your home lacks storage space. Pack up unnecessary items and furniture, and move items to your garage or a nearby storage facility. Boxes in the garage are not a problem and it shows potential buyers that you are packing ready to go, that you are motivated serious sellers. It also means that there isn't as much to pack when the home is sold. This is also a good time to take personal photos down and pack them away. This serves two purposes. Firstly it protects your privacy and secondly you want potential buyers to imaging this as their home. It is very hard for them to do this when another family is staring at them from the walls.

Clear the way for a sale by letting buyers see your square footage, not your personal belongings.
Investing in some night scent not overpowering candles or air freshener makes the home always welcoming with a pleasant smell.
Remember we are always here to help and offer advice to help you achieve the best possible price so don't be afraid to ask question..

When you decide it’s time to sell, it can become a mad rush to get your home out into the market. But you should catch your breath first.
Here are six things to check off before you list your property:
1. Research & planBefore you consider selling, research the market, focusing on properties in your area. Is it a good time to sell? Where do you intend to move next? What’s your budget, including moving? You don’t need all the answers, but you should develop a clear set of goals and have a realistic view of your finances before you invest time and money into preparing for sale.
Research house prices in your area
Have you budgeted for moving after you sell?
2. Secure & maintainIf your property needs major repairs, ensure these are taken care of before you look to tempt prospective buyers. Make sure your home can pass inspections with flying colours. Don’t neglect smaller items, like replacing fixtures, patching holes, locks on windows or leaky taps. It’s the details that often make or break a home.
3. Spit & polishIf you’ve been putting off that big clean up, now’s the time. You’ll need a thorough, head to toe scrub to get an accurate assessment of what your property is worth, and have the best chance of enticing a buyer. Wash, buff, wax, freshen up with paint and remove unsightly wear and tear. Remember the importance of curb appeal. Spruce up the garden for optimal first impressions.
4. Make the emotional breakArguably the most important step before selling your property is being able to bid it farewell and no longer see it as a home. Focus on your future rather than the past, and make peace with your property as a product to be marketed and sold. How will you channel your insights into a targeted campaign for a new owner?
5. Find a great agentA great agent makes all the difference to your listing, and ultimately, your sale. Ask around and find a reputable agent you’re comfortable with, who understands the market nuances of your area. Flattery is lovely, but you want an agent who’s committed to frank, realistic dialogue about the market and your needs.
Look for honesty, not flattery, in a real estate agent.
6. Dress for successPresentation, presentation, presentation! Get rid of clutter and overly personal items so buyers can picture themselves in your property. Invite as much light as possible, and remove unpleasant smells (like traces of pets). Get a second opinion to make sure you haven’t missed anything. Your agent and a professional home stager can offer an objective review before your home hits the limelight.

Courtesy of Venessa Paech
22 NOV 2016
​As seen on realestate.com.au blog.

​You might prefer to purchase by private treaty, but the home of your dreams is up for auction. Here are a few tips that might help.
Prior To The Event

• Use your research and budget to help you identify a ‘walk-away’ price.
• Have your finance already in place and attend the auction ready to write a deposit cheque.
• Attend some auctions beforehand to experience the atmosphere and observe different bidding strategies.
• Organise any amendments to the contract, such as a longer settlement period, prior to the auction. Talk to the agent and get agreement from the vendors in writing.
• Have pest building and any other reports organised because if you are the winning bidder you exchange contracts on the day unconditionally.

On The Day

• If you’re going to start the bidding, start lower but not don’t be silly about it
• Project confidence – make the other bidders think you have no limit.
• Make your bids fast and assertive. Agonising over your next bid is a sign of weakness.
• Call out your offer in full (i.e. say “$350,000” instead of the increments, i.e “$5,000”).
• If it’s going to pass in, make sure you’re the highest bidder, as this allows you first right to negotiate.
• Stick to your ‘walk-away’ price. It’s better to feel the short-lived disappointment of missing out on a property you love than the long-lasting remorse of paying too much

Are you dreaming of a fresh and clean feel to your home? Does it badly need a transformation? If the answer is yes to all three questions, then read on and learn.

Not many property and interior lovers out there would shy away from refreshing and renewing a space, but more often there’s something more important stuff to spend your money on. So try to be resourceful in order to reinvigorate your room on a budget.

The key is having the ability to envision your room with new eyes. A makeover doesn’t necessarily entail throwing out all your things and replace them with the hottest designs out there.

Here are simple rules you can follow to reinvigorate your room.

Earmark Funds
Set aside a budget. The amount could be as little as $20. Keep in mind that money cannot buy you style.

Get Rid of Clutter
Temporarily de-clutter your room of all styling items, including cushions, lamps, accessories, books, trinkets, flowers and personal trinkets. Put them in another part of the house, in a space where you can easily sort through them.

Go through the items and discard those that are damaged, send back items that you have borrowed and donate things that you have no use for anymore.

Feng shui
Now that you have an empty space (well, except for the larger items), study the layout and determine if you can position the furniture better. Would it look better to bring the sofa off the wall or put an armchair nearer to the lounge? When doing this make sure the change will not affect the functionality of the room.


Source: http://storage.spatiulconstruit.ro/storproc/gallery/67/16/16176/gallery_item/102506/age_inside_job_7_1024_620x414_102506.jpg
Autumn could be the best time to sell your home, and here are the reasons why according to Property Professor Peter Koulizos.

It used to be that spring was the perfect time to sell because the football season had concluded and more people would be there for weekend open houses. Spring is also the best time to make your garden beautiful because the weather is improving.

One drawback with selling during spring is if everyone else thinks that way too, so they too will list their property, resulting in increased supply and possibly reduced demand.

However, a 2010 study by RP Data found that Autumn is the best time to sell homes. Here are just 3 reasons why:

1. The weather is beautiful, as it is changing from the hot summer to the more pleasant during Autumn. There’s a higher probability of people getting out and attending open houses if the weather is good and your garden (if the house has one) can look beautiful.

2. People take time to act on that New Year’s resolution. Some have thought long  about buying property and have never acted on it, the first few months is when they will be most active. A lot of prospective buyers are on a hunt for property during these months.

3. Grow flowers that will bloom in Autumn. The season is considered to be the best time to plant seeds, but you want your garden to be teeming with colourful and beautiful plants and flowers during open inspections. If you plant in Autumn, you may have to buy mature plants, instead of seeds or seedlings.  Another alternative is to consider plants with contrasting foliage.


To summarise, Autumn is the best time to sell as the weather is still good and the competition is less than in spring.  And as we know, less competition; more chance to achieve a premium price too!


 
Source: http://homestagingsos.co.uk/wp-content/gallery/home-staging-gallery/IMG_3625.JPGAre you dreaming of a fresh and clean feel to your home? Does it badly need a transformation? If the answer is yes to all three questions, then read on and learn.

Not many property and interior lovers out there would shy away from refreshing and renewing a space, but more often there’s something more important stuff to spend your money on. So try to be resourceful in order to reinvigorate your room on a budget.

The key is having the ability to envision your room with new eyes. A makeover doesn’t necessarily entail throwing out all your things and replace them with the hottest designs out there.

Here are simple rules you can follow to reinvigorate your room.

Earmark Funds
Set aside a budget. The amount could be as little as $20. Keep in mind that money cannot buy you style.

Get Rid of Clutter
Temporarily de-clutter your room of all styling items, including cushions, lamps, accessories, books, trinkets, flowers and personal trinkets. Put them in another part of the house, in a space where you can easily sort through them.

Go through the items and discard those that are damaged, send back items that you have borrowed and donate things that you have no use for anymore.

Feng shui
Now that you have an empty space (well, except for the larger items), study the layout and determine if you can position the furniture better. Would it look better to bring the sofa off the wall or put an armchair nearer to the lounge? When doing this make sure the change will not affect the functionality of the room.

Adopt a New Style
Remember the styling items that you’d removed temporarily? Return the items that you want to keep back into the room. At this time, be aware of what you got rid of and what you need to augment. Here are items to give you an idea on how to do this:

• Lighting: floor or table lamps
  
• Books
  
• Flowers
  
• Art or mirror
  
• Rug
  
• Candles
  
• Coffee table accessories
  
• Cushions and a throw
  
• Plants
  

Swap Store
Call a small group of your friends and convince them to create a sort of swap store. Here you can pool the items that you no longer want with those of your friends. In this swap store, you can shop for free to help make over your room.

With regards to those last items, follow the theory of high/low styling. You don’t need to use expensive items to make a room feel complete. Go to major chains stores and small boutique to buy inexpensive and distinctive items. You will be astounded what adding a simple accessory to a coffee table can do for a room

Autumn could be the best time to sell your home, and here are the reasons why according to Property Professor Peter Koulizos.

It used to be that spring was the perfect time to sell because the football season had concluded and more people would be there for weekend open houses. Spring is also the best time to make your garden beautiful because the weather is improving.

One drawback with selling during spring is if everyone else thinks that way too, so they too will list their property, resulting in increased supply and possibly reduced demand.

However, a 2010 study by RP Data found that Autumn is the best time to sell homes. Here are just 3 reasons why:

1. The weather is beautiful, as it is changing from the hot summer to the more pleasant during Autumn. There’s a higher probability of people getting out and attending open houses if the weather is good and your garden (if the house has one) can look beautiful.

2. People take time to act on that New Year’s resolution. Some have thought long  about buying property and have never acted on it, the first few months is when they will be most active. A lot of prospective buyers are on a hunt for property during these months.

3. Grow flowers that will bloom in Autumn. The season is considered to be the best time to plant seeds, but you want your garden to be teeming with colourful and beautiful plants and flowers during open inspections. If you plant in Autumn, you may have to buy mature plants, instead of seeds or seedlings.  Another alternative is to consider plants with contrasting foliage.


To summarise, Autumn is the best time to sell as the weather is still good and the competition is less than in spring.  And as we know, less competition; more chance to achieve a premium price too!

If you’re considering a renovation project then getting involved in the worst house in the best street in the area can often be sound advice.

Remember the old adage, location, location, location.

Generally the best streets always attract a great price. It makes sense to buy where it is easy to sell.

My tips for purchasing a renovation project include:

• Research your market place
• Buy with logic not emotion
• Avoid projects that require a total rebuild
• Make a budget and stick to it
• Seek expertise or others with experience
• Understand what the market is wanting
• Have your finances in place and allow for overspends

Here are some tips that might help you when the time comes.

The living room 
by Deb from Mink Home Staging.

• Do not use oversized furniture and remove all small excess items to create a sense of space & “flow”
• I recommend using a large rug to add softness & warmth
• Bookshelves should not be filled entirely with books! Fill up only 50% of available shelves- and don’t only use books. Add some small picture frames, simple vases and décor items.
• Coffee tables complete a living area as they make the room looked lived in and more ‘usable’ and I would always recommend using one if you have the space. However, I often see coffee tables that are either too large, heavy and dark or too small and looking lost. Make sure you consider proportion, colour and style of this piece and add a few books & some accessories to create instant appeal.

For more tips on maximizing your home for sale email me for a copy of my ebook Selling Your Home Made Easier. At aglenholmes@eldersre.com.au

by Venessa Paech

If you’ve successfully purchased an investment property and secured a tenant, you might think the hardest work is done when it comes to setting yourself up to reach your investment goals. But like any investment, it’s important you keep a close eye on your property and avoid all too common financial mistakes.

We spoke to Carolyn Parrella, Insurance Executive Manager at Terri Scheer Insurance, to learn her view of the most common traps landlords fall into financially, and how you can avoid them.

1. Setting the rent too low or too high
“Before purchasing an investment property, carry out extensive research to help determine an appropriate rental price,” Ms Parella said.

“Setting the rent too high may result in limited interest from prospective tenants, leaving you out of pocket if the property remains empty for an extended period of time.

“However, setting the rent too low may place you under financial pressure, limit your rental income and has the potential to attract unsuitable tenants.

“Find listings with similar features to your property, as this will give you a guide on the rental market in that area.

“If you appoint a property manager, they should be able to provide you with information on comparable properties and advise an appropriate rent for your own investment.”

2. Failing to monitor arrears
“If a tenant falls behind in their rent, it can be a very long and costly process to resolve and could leave you considerably out of pocket,” Ms Parrella said.

“Diarise the dates that your tenant’s rental payments are due and check your bank account on those days.

“If your tenant doesn’t pay on the due date, monitor your bank account on a daily basis. If they fall into arrears a breach notice should be sent for non-payment of rent.

“The number of days in rental arrears before a termination notice can be sent, and the time between presenting the notice and requesting vacation varies around Australia, so it is important to be familiar with your local tenancy laws.

“Regularly monitoring arrears and issuing tenants with appropriate notices promptly may help resolve issues sooner and mitigate any financial loss.”

Read more: 5 traps for DIY property managers

3. Attempting to self-manage a property
Ms Parrella said self-managing a rental property might create headaches for landlords, especially if they’re not able to commit the time or resources necessary (which they might not realise until after they’re in too deep).

“While it can be tempting to save a small percentage of rental income by self-managing your rental property, the benefits of appointing a property manager can far outweigh the costs,” she said.

“Property managers are able to conduct regular property inspections to identify maintenance issues, have systems in place to find and screen prospective tenants, and have access to databases that list tenants with a history of defaulting on rental payments, damaging property and eviction.

“If a dispute arises with a tenant, they are also familiar with the relevant legislation and can follow the correct procedures to help resolve the problem as quickly as possible.”

4. Neglecting maintenance
“As a landlord, once you have been alerted to maintenance issues, it is your responsibility to act on these or authorise your property manager to do so as soon as possible,” Ms Parrella said

“If a maintenance issue arises and you are slow to fix it, you may be legally liable if your tenant injures themselves. It is also important to ensure that all maintenance is completed properly and to appropriate standards.”

5. Inadequate insurance
“Landlord insurance cover can protect investors from many of the risks associated with owning a rental property, provide peace of mind and ease a landlord’s concerns about receiving regular rental payments if their tenant damages the property or absconds,” Ms Parrella said.

“Standard building and contents insurance policies usually don’t cover landlords for these risks.

“Landlord insurance can cover property owners for malicious damage by tenants, accidental damage, legal liability for occurrences on the property that cause death or bodily injury, and loss of rental income as a result of property damage or a tenant absconding.”

Investment properties are and should always be profitable, provide good steady returns and over time achieve higher rent returns.

An investment property is a solid, long term investment and it will provide you with capital growth. That is why you need the assistance of a good Property Management Team, which will have ability and commitment to provide you with quality tenants, saves you time and takes the hassle out of owning an investment property.

At Elders Port Macquarie we have a team that offers a comprehensive and professional service incorporating advice on current market rents, screening of prospective tenants, preparation of all tenancy documents, rent collection, payment of accounts, quarterly inspections followed up with a written report, repairs and maintenance by experienced and qualified trades people and regular rent views.

So if you have been managing a property yourself, or you’re new to property investment we can take the worry out of your investment and maximize your return. If you already have an agent, it might be time to make a change and experience the different level of service given at Elders Port Macquarie. All you have to do is make the decision, and we’ll do everything from there – including notifying your current agent, collecting documents and informing the tenants.

We are absolutely committed to delivering you better returns, with less stress all the time backed by our renowned six-star service guarantee.

Our property management operation is one of the most sophisticated in Australia. We have a team of people focused solely on maximising the return our clients receive from their investment properties. Our commitment to our clients is to manage their property as if they were our own. To deliver on this promise we approach property management very differently from our competitors. We simply do not believe that a client’s investment property can be adequately managed by one person. That is why we manage our clients’ properties using a team of qualified, experienced, specialist professionals. We then measure our performance by closely monitoring each team’s success at delivering six-star service to our clients.

We have all watched the DIY shows such as The Block and probably have all commented at one stage or another that we could have done a better job. Whether it be in the design or  the execution of the job.