Thank you and Merry Christmas

As Christmas is just around the corner, I would like to take this opportunity to thank all of our valued clients for your tremendous support throughout 2013.

This year has been big one for our office, with the office rebranding from Dougmal to Harcourts earlier in the year.

This year has also been the year of the “Auction”! Since March this year, we have run ten in-room Auction events, with one more event to finish off 2013.

From March to November, we have submitted 59 properties to auction. We’ve sold 63% of these properties at the auction event, with the remaining properties selling on average 14 days after the auction.

This year alone we have successfully auctioned over 16 million dollars worth of local property. From the properties sold above reserve, our sellers have received an average of $24,000 over their expectations.

Looking to next year we will conduct our next Auction event on 12th February 2014.

Next year we also have many exciting things planned in both our sales and property management divisions that will greatly benefit our clients. Our focus will continue to be on delivering exceptional results in the dynamic and ever-changing real estate market. We will continue to stay ahead of our competitors through the effective use of technology and improving our award-winning systems and service.

Wishing you all a very Merry Christmas and a prosperous New Year, and we look forward to working with you in 2014.

Protecting your home over the holiday season

We are fast approaching the holiday season when many of us travel to see our families or head to our favourite holiday spots, leaving our homes unattended.

Statistics show that home burglaries are highest over the holiday season.

If you are planning to go away, you should start thinking now about how to best protect your home and contents while you’re away. An unoccupied house advertises itself to potential thieves without you even realising it!

Here are some great ideas to give your house a “lived-in” look that’ll leave no clue to thieves that you’re away. Before you go away you should:-
 
Cancel any newspaper deliveries.

1. Ask the post office to hold your mail, or get a neighbour to collect and hold it for you.
2. Let a neighbour know you’re going away and ask them to keep an eye out for anyone around your home. Also ask them to collect your junk mail.
3. Give your neighbour your car keys and ask them to move your car out of the garage and leave in the driveway every couple of days. Alternatively you could ask them to park their car in the driveway.
4. If you are away for an extended period of time, perhaps organise for a teenager or lawn mowing service to do your lawns and tidy the gardens.
5. The garbage bin. If you don’t want to ask a neighbour to wheel it in and out every week, put it away altogether.
6. Install some electrical timers inside your home to turn selected lights on and off for a period every night.
7. Turn the volume of your phone down and don’t leave a message telling people you’re away.

You may also have some ideas of your own. Remember, the key is to make your home look “lived-in”.

Outstanding Real Estate Results at Awards

Our team at Dougmal Harcourts – The Property People recently attended the Harcourts New South Wales Quarterly Awards at the Queen Victoria Building, Sydney, to celebrate individual and office real estate achievements for the July – September 2013 quarter. The evening had a “Great Gatsby” theme!

We competed against 66 other real estate offices, 150 sales consultants, and over 60 property management professionals across NSW to gain these highly sought-after awards.

ANNUAL AWARDS JULY – SEPTEMBER 2013

Individual Awards:

Bronze Sales Achievement Award - John Krivograd

Silver Sales Achievement Award - Troy Holmes & Tom Spiljar

Gold Sales Achievement Award - Gary Ghassibe & Garth Makowski

Amethyst Pin - Troy Holmes

Property Manager Excellence Award for the Quarter - Laura Makowski
Top Lister - Runner-up, Garth Makowski

Top Marketing Budget - Garth Makowski

Top Auction Lister - Garth Makowski

Top Sales Consultant (No of Settled Sales) - 3rd place, Gary Ghassibe

Top 10 Sales Consultants (Income to Office)
   5th place, Garth Makowski
   6th place, Gary Ghassibe
 
Office Awards:

Top Auction Office

Property Management Office Excellence Award - Runner-up

Property Management Office Revenue Award - 1st place

Property Management Business Development Award - Runner-up

N.S.W. Top Office (highest gross revenue per sales consultant) - 3rd place

N.S.W. Top Office (highest gross revenue) - 1st place

A great result for the Dougmal Harcourts team in receiving these awards. A few special mentions must go to our consistently high achieving Property Management team; and to Sales Consultant Gary Ghassibe for an outstanding quarter! Collectively our sales team achieved great results, ranking within the top 3 offices for all areas. 

Top 5 Reasons to Hire a Professional Property Management Service

Ask any experienced property investor (landlord) and they’ll tell you that property management is not what it first seems. Many new landlords assume that managing tenants and the property itself is simple and straightforward. They don’t realise there is a huge amount of administration and effort that goes into successfully managing a property.

Following is a list of 5 of the most important things a professional property management agency will do for you in managing your investment property.

1)    Finding the right tenant
A professional property management agency has experience in finding the best tenant to occupy your property. Property management agencies conduct background checks, reference checks and conduct interviews to ensure that only the best tenants are considered.

2)    Day-to-day tenant management
Property management agencies spend most of their time on the day-to-day management of their landlord’s properties. Property Managers speak to tenants about rent owing, rent increases, noise complaints, any items that need repair, and many other issues that arise on a daily basis. This service allows you to be free of the small and time consuming issues that can be dealt with quickly and efficiently by your Property Manager.

3)    Property maintenance and upkeep
Another aspect of managing a property is property maintenance and repairs. Landlords often under-estimate the amount of work and patience this requires; from dealing with the tenant and addressing their queries, identifying the issue, getting the best quote, and then getting the appropriate repairman/tradesperson to fix the problem. Next is the liaison with the tenant to ensure the repairman can get access at the required time, follow-up, and finally billing and payment. Having a professional Property Manager handle all of this for you saves you time and stress.

4)    Rent payments and other issues
Keeping track of rent monies and other payments such as water usage is a huge factor when it comes to managing an investment property. Professional property management agencies have the software and systems to keep track of monies paid, and can immediately attend to non-payments before they become a larger problem.

5)    Regular and thorough inspections of your property
An investment property needs regular inspections that are fully documented, and if needed, supported by photos.

Property Management agencies will organise for these inspections to be done, to ensure tenants are looking after the property as detailed in the tenancy agreement. Any issues are dealt with efficiently by the Property Manager.

Property Buying Tips

Buying a property is the largest investment most people ever make, yet all too often it's a decision made in haste. Jumping in too soon can cause financial problems and disappointment with your purchase.

To avoid this, here are a few things to keep in mind as you search for your new home.

1. Have pre-approved finance before you start looking at properties. Knowing how much you can borrow gives you clear direction as to the areas you can look at buying, and the type of property to look for i.e. unit, townhouse or house.
    
2. Next comes the fun part - finding the property you want. You should have a list of your “essentials” that you take along with you on your “property hunt”, for example 3 bedrooms, 1 bathroom, 2 living areas and a double-car garage. Keep referring back to this list to keep you focused on what you are looking to achieve.
   
   Also consider things like proximity to schools, transport and amenities, and the condition of the property. Does it need major repairs?
    
3. Buying a property can be complex and emotional. Avoid buying on your own and involve key family members or friends that are educated in purchasing property. This helps you see a more rounded view of the properties you’re interested in.
    
4. Visiting a property twice before making an offer is essential! This gives you a more comprehensive view of the property before you make that first offer.
    
5. Be careful not to overbuy. You may be qualified to borrow a certain amount of money, but can you comfortably afford to make the mortgage repayments? Analyse your monthly costs - debt, food, cars, etc., and gain independent advice if needed. Make sure you also allow enough to cover extra costs (pest and building inspections, deposit, mortgage insurance, stamp duty and legal costs). Also factor-in moving and renovation costs.
    
6. Make sure you get everything in writing. If the agent says the spa is included, make sure it is in writing.

Never make an unconditional offer - you should protect yourself with these two contingencies:

Mortgage financing - you’re pre-approved, but is the property? Before the bank will lend you money, it will want a formal appraisal of the property. If the property appraises lower than the sale price, the loan may be declined.

Inspection - never buy a property without a building and pest inspection. This relatively small amount can save you thousands if there are problems.

Remember to keep to your budget and take your time to find a place that feels like home.

30th of October Auction Results

Last week we had our second in-room auction event for October, held at the Rydges Hotel in Campbelltown.

The auction event achieved outstanding results, selling 4 of the 5 properties under the hammer – an outstanding 80% success rate! The best result of the evening was the sale of 2 Cudgegong Road, Ruse, gaining the highest recorded sale in Ruse’s history!

Most of the other properties achieved above our sellers’ reserve prices and expectations, with one selling at the reserve price.

RUSE, 2 Cudgegong Road – SOLD!
EAGLE VALE, 11 Gypsum Place – SOLD!
INGLEBURN, 5 Hispano Place – NOT YET SOLD
ESCHOL PARK, 3 Epping Forest Drive – SOLD!
KEARNS, 51 Diamontina Avenue, Kearns – SOLD!

5 Hispano Place in Ingleburn was not sold on the night, however we have quite a few parties interested in the property, and we expect to sell this within the next couple of weeks.

Another brilliant effort by my team in attaining such great results for our sellers and purchasers! The night was action-packed, fun, and exciting for all!

Congratulations also to our successful sellers and purchasers!

Thanks again to our Auctioneer, Paul Casarotto, and the wonderful support from Domain, The Macarthur Advertiser and Harcourts NSW.

NEXT IN-ROOMS AUCTION TO BE HELD ON 19TH OF NOVEMBER, AT THE RYDGES HOTEL, CAMPELLTOWN.

Changes Effecting Swimming Pool Owners

The NSW Government has put in place new requirements for pool owners.

In NSW, an average of 11 children under five years of age drown annually, with a further 62 children being admitted to hospital each year for near drowning. Approximately 70% of drowning deaths occur in swimming pools. In many cases, these deaths are preventable

In the interest of lowering this statistic, in 2012, a review of the Swimming Pools Act 1992 was finalised and a number of amendments were made to improve the safety of children around swimming pools in NSW.

These changes have now taken effect and include:

From 29th October 2013

• Current swimming pool owners are required to have their swimming pool registered. If you haven’t already done this, go to http://www.swimmingpoolregister.nsw.gov.au and register online.
• There are also checklists of things that should be in place to keep your family safe around the pool area. This is a self-assessment and it costs nothing to do.Councils will be carrying out inspection programs.

From 29th April 2014

• A valid compliance certificate will be required to lease or sell any property with a swimming pool and will need to be attached to the sale contract or given to the tenant.
• All multi occupancy developments will require a valid compliance certificate if they have a swimming pool. For example, if in a unit complex with pool, the strata manager must have this compliance certificate.

Compliance certificates are valid for 3 years and can be organised by contacting the council.

A swimming pool is defined in the law as an excavation, structure or vessel that is capable of being filled with water to a depth greater than 30cm and is used for swimming, wading, paddling or any other human aquatic activity. Generally this includes, but is not limited to, swimming pools and spa pools.

For more comprehensive information visit http://www.swimmingpoolregister.nsw.gov.au or speak to your local council.

Dougmal Harcourts Careers Information Evening

Dougmal Harcourts’ Career Information evening is for people who are looking for a career change into Property Management, or for current Property Management professionals looking for a new challenge.

On Tuesday 29th of October we will be hosting a Careers Information Evening at the Rydges Hotel in Campbelltown for people who wish to learn more about the Property Management field and a career with Dougmal Harcourts – The Property People in Campbelltown.

Topics to be covered include;
•    The real estate industry and the roles within it.
•    A day in the life of a Property Manager.
•    Process and training requirements for the role.
•    Why people succeed in the work place.
•    The support behind our people.

There will also be presentations from real estate professionals, and the opportunity to ask questions.

The event runs for approximately 1.5 hours, providing comprehensive information about the real estate profession.

After the presentation there is the opportunity to meet some of the people from our office, and to apply for current positions in Property Management.

We only have limited seats, so please book your seat by emailing kirstenf@propertypeople.net.au.

Event details:
Tuesday 29th October, 2103
Dougmal Harcourts Career Information Evening
Time: 6.00 – 7.30pm
Rydges Hotel Campbelltown
1 Old Menangle Road, Campbelltown (next to the Campbelltown Catholic Club).

October Auction Success

October’s Auction Extravaganza event was held last week at the Rydges Hotel in Campbelltown.

On Wednesday 9th of October we had the first of our two in-room auction events for October.

The auction event achieved outstanding results, selling 5 out of 7 properties. That’s a whopping 71% success rate! The most impressive part of the night were the results, with most properties selling above and beyond our sellers’ reserve prices!

GLEN ALPINE, 12 Clydebank Crescent – SOLD BEFORE AUCTION!
LEUMEAH HEIGHTS, 15 Conjola Crescent – SOLD!
MACQUARIE LINKS, 35 Lord Castlereagh Circuit – SOLD!
CAMPBELLTOWN, 2 Linn Street – SOLD!
GLEN ALPINE, 12 Gracemere Place – NOT YET SOLD
LEUMEAH, 28D/541 Pembroke Road – SOLD!
CAMPBELLTOWN, 47 Grandview Drive – NOT YET SOLD

The two properties not sold on the night have good interest from buyers, and we expect that they will sell in the next few weeks.

Another fantastic effort by my team in getting such great results! Thank you for your commitment, determination, dedication and teamwork. It really was a fun night, with everyone in the room enjoying lots of laughs.

Also, congratulations to all our successful sellers and purchasers.

Again I must thank our highly experienced Auctioneer, Paul Casarotto, and the wonderful support from Domain, The Macarthur Advertiser and Harcourts NSW.

NEXT IN-ROOMS AUCTION TO BE HELD ON 30TH OF OCTOBER, AT THE RYDGES HOTEL, CAMPELLTOWN.

What you should know about buying new homes

Available government incentives make buying a new property in the Campbelltown region an attractive proposition for first home buyers, owner occupiers, and investors.

The current government incentive for first home owners who purchase or build a new home up to the value $650,000 is $15,000. There are also concessions on duty for first home owners (see www.osr.nsw.gov.au or call them on 1300 130 624).

For everyone else who purchases a new property, whether off-the-plan or newly built, with a value up to $650,000, there is a $5000 grant available. The $5000 grant is also available to buyers of vacant land that is intended to be the site of a new home valued up to $450,000.

To get the $5000 grant, the purchaser can be any entity, a person, a company, or a trustee of a trust. It is available to investors as well as owner occupiers. However, applications for the grant must be made within three months of the date of execution of the agreement for sale or of the transfer.

Off-the-plan apartments are an obvious fit for the NSW Government’s $5000 grant. Off-the-plan apartments are becoming more popular in Campbelltown for many reasons. Firstly they are mostly positioned close to the CBD for easy access to all amenities including shopping, restaurants and essential services. Apartments are also located close to all the main transport hubs – freeways, train, and bus routes for ease of getting around. These features save time and money, and are attractive to owner-occupiers, investors and their tenants.

Developers of off-the-plan apartments truly know what buyers are looking for. They design attractive and functional eco-friendly modern apartments with quality fixtures and fittings. They know Australians love the outdoors, and so many include entertaining/BBQ areas, large balconies, great aspects, gardens and park areas.

Most modern developments also have sophisticated security systems and secure car parking areas.

Dougmal Harcourts – The Property People have many new homes and off-the-plan developments currently for sale.

Keeping your home cool

The signs are there that it’s going to be a hot summer! Our region in particular often experiences some scorching hot days. Now is the time to start thinking about how to keep you and your home cool and comfortable over the coming hot months.

Here are a few simple tips to get your home prepared. These tips can not only help keep you comfortable, but they will save you money on power costs, and should you wish to sell your home in the future, they are attractive features to buyers.
 
Here are a few suggestions:

• Ceiling fans reduce room temperature by four to five degrees. Additionally, if an air conditioner is also used, together they more efficiently keep your house cool.
   
• Air conditioners should be maintained and used properly. A dusty filter reduces air flow and increases energy costs by 5-15%. Clean the air filters every couple of months and replace when necessary. You should also keep heat-producing appliances such as televisions or lamps away from the air conditioner’s thermostat. The heat they produce can fool your thermostat into continuing to cool. Set the fan speed on high to help push cool air around the house.
  
  It’s worth getting some advice from an air conditioning technician on efficiently running your air conditioner. A little advice can save you thousands of dollars long term.
   
• Use white shades and drapes on the inside of windows to deflect heat away from the house. In the morning keep the shades and drapes closed on the east-facing windows, and in the afternoon closed on the west-facing windows. This stops a lot of heat entering the house. Combine this with opening north and south facing windows for maximum air circulation.
   
• Cover the outside of the windows with shades, shutters or screens to further prevent heat from penetrating through the windows.
   
• Common culprits of internal heat build-up are appliances, electronic devices and lights. Compact fluorescents produce the same light as incandescent lights, but use a fifth of the energy and generate less heat. Also, avoid cooking during the hottest part of the day, and if possible use a range hood fan to direct the hot air out of your house.

Dougmal Harcourts – The Property People is the leader in local real estate sales and property management. Should you have any enquiries please call us on 4628 7444.

September Auction Results

September’s Auction Extravaganza event was held last week at the Rydges Hotel in Campbelltown.
 
On Wednesday 18th September we had another sensational in-rooms Auction event, featuring five great properties.

My team sold four under the hammer, with the fifth generating good interest and I expect will sell in the coming weeks. The event was a solid team effort with some tough and skilful negotiations resulting in outstanding results for our sellers.

Two properties were sold above our sellers’ reserve prices, and two were sold at the reserve price.

CAMPBELLTOWN, 20/31-35 Chamberlain Street – SOLD!
BRADBURY, 8 Anembo Street – SOLD!
ELLIS LANE, 5 Tarcoola Place – SOLD!
ESCHOL PARK, 39 Eschol Park Drive – SOLD!
APPIN, 12 Glebe Close – NOT YET SOLD

Well done to all our successful sellers and purchasers - it was a great night!

I must congratulate my sales department for all their hard working leading up to and at the auction event. Our in-room events are a great reminder to me of how lucky I am to work alongside some of Macarthur's most talented, passionate, and courageous real estate agents.

A big thank you to Paul Casarotto, our highly experienced and successful Auctioneer, and to our sponsors Domain, The Macarthur Advertiser and Harcourts NSW for your support and sponsorship.

NEXT IN-ROOMS AUCTION TO BE HELD ON 9TH OF OCTOBER, AT THE RYDGES HOTEL, CAMPELLTOWN.

If you want to know more about the process and the benefits of selling your property by auction, speak to one of our highly experienced Sales Consultants on 4628 7444.

Award-winning Property Management

The corner-stone of a successful investment property is having the right people managing it!

Property management is a highly important service that is often undervalued. Having a great property management team looking after your investment often means the difference between a smooth or rocky investment. It can also be the difference between a profitable an unprofitable investment!

Our property management team at Dougmal Harcourts works extremely hard to bring the very best service to their clients. In recognition of this effort and their results, our property management team scooped up all the major property management awards at the recent Harcourts Awards ceremony.

Property Management Business Development Award - Sarena Rowley
Property Management Office Excellence Award -1st place
Property Management Business Development Award - 1st place
Property Management Office Revenue Award - 1st place

Here’s a little insight into the first class and award-winning service our team at Dougmal Harcourts provides:

• When first advertising a vacant property, we work swiftly to advertise the property to as many potential tenants as possible. This results in maximum applications for the property, and the smallest amount of time the property is vacant.
   
• From the applications received, our property management agency uses our systems to diligently scrutinise applying tenants, and help the landlord make the final selection. This is a highly important part of the process, as the “big picture” of the final selection is: less maintenance expenses, little or no rental arrears, and maximum capital growth on the property.
   
• Our first class service and systems ensure rent is paid on time, expenses and bills are tracked and paid, and there are regular inspections conducted on the property to ensure it is being kept as agreed.

At Dougmal Harcourts our property management team are leading the way in local property management service. Eight dedicated Property Managers and several support staff work to ensure that all details are attended to.

Investing in a quality Property Management agency makes a lot of sense. A well-managed investment property will provide maximum income, no hassles, and the best long-term outcome.

For more information, speak to one our award-winning property management professionals on 4628 7444.

Spring into Auction Selling!

Over the past 6 months we have achieved outstanding results for our sellers at auction, clearing 70%* of those presented for sale.

Many people think that selling a property by auction is only for expensive or unusual properties. The reality is that auction is a proven and effective method of selling all types of properties in all price ranges! Over the past 6 months we have successfully sold numerous inner city units through to some of the largest and most outstanding homes in the region. Many of these have achieved above our seller’s reserve prices.

If you are thinking of selling this spring, consider auction as a method of effectively selling your property. Here are some facts as to why auctions are so effective.

Why sell your property by Auction?

• It is more active when compared to other sale methods. At Dougmal Harcourts, our Auction campaign is set for an intensive 21 days, which means buyers cannot ‘sit back and wait’ (which can often happen with other sale methods). This gives you more control of the sale process.
• The Auction event allows the natural market forces of supply and demand to determine where your property’s true market value lies.
• The Auction method makes your agent work hard! The time, effort, organisation and accountability of the Auction selling method is far more than any other selling method.
• An Auction offers you interchangeable selling options! The Auction method can easily be changed to a Range Sale or Fixed Price Sale if you choose.
• Finally, the Auction sale method is the only one to offer you three opportunities to sell – sale prior to auction, sale at auction, and sale after auction.

* Includes March 13 to August 13 auction results

For more information on the methods of selling your home, including auction, speak to one of our highly experienced sales consultants on 4628 7444.

The Property People Scoops Up at Awards

Our team at Dougmal Harcourts – The Property People recently attended the Harcourts New South Wales Quarterly Awards at the Star Room in Darling Harbour, to celebrate individual and office real estate achievements for the April – June 2013 quarter.

 

We competed against 66 other real estate offices, 150 sales consultants, and over 60 property management professionals across NSW to gain these highly sought-after awards.

ANNUAL AWARDS APRIL – JUNE 2013

Individual Awards:

Customer Service Award  - Sarah Walker
Bronze Sales Achievement Award -  Gary Ghassibe & John Krivograd
Gold Sales Achievement Award - Troy Holmes & Garth Makowski
Ruby Pin -  John Krivograd   
Property Management Business Development Award - Sarena Rowley
Top Lister - Garth Makowski
Top Marketing Budget - Garth Makowski
Top Auction Lister - Garth Makowski
Top 10 Sales Consultants - Income to Office - 4th place, Troy Holmes | 5th place, Garth Makowski

Office Awards:

Top Auction Office  
Property Management Office Excellence Award - 1st place
Property Management Office Revenue Award - 1st place
Property Management Business Development Award - 1st place
NSW Top Office (highest gross revenue per sales consultant) - 2nd place
NSW Top Office (highest gross revenue) - 1st place

Well done to the whole Dougmal Harcourts team for receiving these awards. A few special mentions must go to our superstar on the front desk, Sarah Walker; our outstanding property management team; Sarena Rowley who manages out Property Management team; and Troy Holmes in sales for having an outstanding quarter. Well done guys, you truly deserve the recognition received!

August Auction Results

Our August Auction Extravaganza event was held last week at the Rydges Hotel in Campbelltown.

On Tuesday 20th August we had another sensational in-rooms Auction event, featuring five great properties.

The auctions were action-packed, energetic, and fun for all with strong and competitive bidding for all properties.

The clearance rate for the night was an outstanding 100%! One property was sold before auction, and the other four properties were sold under the hammer ABOVE our sellers’ reserve prices.

BRADBURY, 12 Caley Street – SOLD BEFORE AUCTION!
AMBARVALE, 14 Woodcourt Street – SOLD!
CAMPBELLTOWN, 69 Waminda Avenue – SOLD!
AMBARVALE, 3 Drood Place – SOLD!

Well done to all our successful sellers, purchasers, and our team at Dougmal Harcourts – The Property People. It was a great night, with even greater results!

A big thank you to Paul Casarotto, our highly experienced and successful Auctioneer, and our sponsors Domain, The Macarthur Advertiser and Harcourts NSW for your support and sponsorship.

NEXT IN-ROOMS AUCTION TO BE HELD ON 18TH OF SEPTEMBER, AT THE RYDGES HOTEL, CAMPELLTOWN.
If you want to find out more about the process and the benefits of selling your property by auction, speak to one of our highly experienced Sales Consultants on 4628 7444.

Interest Rate Cut and the Macarthur Property Market

Last week the Reserve Bank made the decision to again cut the official interest rate by 0.25 percent to a new record low of 2.5 percent. 

This rate cut was decided based on the RBA’s concern for the national economy. Latest national data shows the jobless rate rising over June and building approvals down sharply over the month.

The lower dollar and a recovering share market are however a positive together, with increased buyer activity in the Australian housing market.

Locally, our housing market is very strong, fueled by these continually low interest rates. Properties are selling quickly, and there are not enough properties on the market to fulfil current demand. Off the back of this we are seeing some solid house price growth and good sale prices throughout the local market.

Our auction sales are particularly going really well, reflecting Sydney’s auction clearance rates around the mid seventies, and many properties selling well over reserve prices.

We are also now heading into the busiest selling time of the year - spring! Statistics clearly illustrate that spring is the busiest time in the real estate year. More people are selling and buyers are coming out of “winter hibernation” to purchase their new or next home.

If you are thinking about selling, now is the time to start getting all the things done around your home in preparation of a spring sale. Contact our office today and we can give you information on the things you should consider in getting you and your property ready for spring selling campaign.

What Adds Value?

When it comes to appraising a property’s value, the building and its design features are the main variables. Land value is relatively easy to estimate.

Following is a guide on contemporary attitudes to property values:

Bedrooms
The number of bedrooms remains the most common way to estimate a property’s value. Over the last 50 years the number of bedrooms in a typical home has grown from two to four, but the average household size has decreased.

Regardless of this shrinking household size, the desire for larger homes remains strong and the market tends to put higher value on four bedroom houses and three bedroom apartments. Extra bedrooms offer flexible lifestyle options such as a home office or guest room.

Bathrooms
The number of bathrooms and toilets is second only to the number of bedrooms when it comes to buyer interest. The market values a second bathroom and toilet or en suite very highly due to the convenience and privacy they offer.

Storage
This is an underrated influence on value. Homes with plenty of storage space are likely to be more highly valued.

Theatre room
The games room of the 70s and 80s has given way to home theatre. A room with flat screen TV, surround sound and comfy chairs are in demand.

Garaging
Secure car accommodation is still highly important to buyers.

Kitchen
A well-designed, functional and spacious kitchen with quality draws and cupboards, bench tops and appliances is a priority for home buyers.

Al fresco area
Whether it’s a simple social space with a modest outdoor setting or a lavish BBQ area with a patio, a functional and sheltered setting outside which expands the living area of the home and utilises the garden can be a great bonus.

All of these factors come together to establish an estimated selling value of the home.

At Dougmal Harcourts – The Property People, when we appraise a property’s value, we take in to consideration all of these attributes, plus current and relevant nearby sales to establish an estimated selling price for your home. Speak to one of our Sales Consultants and ask for a ‘Market Appraisal’to receive all of this up-to-date information personalised to your property.

Get Ready for Inspection Success

When it comes to opening up your home to buyers, you only get one chance to make a first impression. Set your property up for inspection success with these simple tips.  

Clean up
Make sure your whole property is neat and tidy when buyers arrive, including the garden and outside areas. Don’t forget to clean inside ovens, cupboards and wardrobes, in case potential buyers look inside. Remove shoes from the entrance and any hazards people might trip over. Clear out the mailbox and get those rubbish bins out of sight.  

Do the repairs
Little things like broken or torn flyscreens, leaking taps and non-working lights greatly detract from a property’s presentation - and they are so easy and cheap to fix! Have a look around your home and get all the small repairs done before inspection day.  

Invite light and air
Air-out your home thoroughly before the inspection so it feels as fresh and clean as possible. If the weather permits, open a window during the inspections, so air keeps flowing through. Draw back curtains and blinds to bring in as much light as possible.

Personal touches
A personal touch here and there helps your home feel “lived in”, and can spark an emotional connection with a buyer. Fresh flowers are another way to add personality and flair.  

Strike the right temperature
Keep an eye on the weather and heat or cool your home so it’s comfortable at inspection times. You need to demonstrate that your property can effortlessly cope with the current climate. You should be aiming to give them a cool or warm blast upon entry, depending on what’s most welcome at that time.  

Remove the pets
Pet smells or stains can turn someone off your property. Deodorise your property to remove the smell of your pets and clean traces of hair from floors and furniture. Put away feeding bowls and toys and remove any litter boxes or droppings from the yard. At inspection times take the dog for a walk so it doesn’t deter people from looking at your property thoroughly.

What you can claim on your tax return from your rental property

Tax time can often be confusing for landlords as to what can and can’t be claimed. Landlords obviously aim to claim the maximum amount of expenses that are allowable against their investment properties.

To help you get started, below are the more common items that landlord’s claim: 

• Capital works deductions – extensions, alterations and structural improvements can be claimed, but not the land itself as this is subject to capital gains tax.
   
• Some depreciating assets such as curtains, blinds, stoves and hot water systems can attract a tax deduction.
   
• Repairs and maintenance such as replacing guttering, repairing electrical equipment, painting, cleaning or plumbing are all deductible. Check the ATO website as there are certain time frames in which these claims can be made.
   
• Travel to and from your rental property for inspections is tax deductible as long as this is the purpose of the trip.
   
• Other smaller items that are deductible include: advertising costs, body corporate fees, council rates including sewerage and water, gardening and lawn-mowing costs, insurance (including landlord insurance), pest control, property agent fees, office supplies and phone charges.

You should remember that you can only claim expenses relating to your rental property for the period that your property was rented or available for rent. Remember to keep all documentation and receipts for claimable expenses.

For more comprehensive information, visit the ATO website at the following links and consult with your accountant.

http://www.ato.gov.au/Individuals/Income-and-deductions/. Look down the left hand margin to Investments, including rental properties and you will see two sub-areas for information called Rental property expenses and a publication called Rental Properties 2012-2013.

July Auction Extravaganza

Last week we held our latest in-room Auction night, conducted at the Rydges Hotel in Campbelltown.

It was a sensational and exciting night for all of our successful sellers, purchasers, and our team at Dougmal Harcourts – The Property People. Ten properties were submitted to Auction. 

Six of the properties presented were SOLD under the hammer at or above our sellers’ reserve prices. The remaining four properties had good interest and negotiations are continuing. 

16th July 2013 In-room Auction Night Results
 
CAMPBELLTOWN, 27B Sturt Street – SOLD!
CAMPBELLTOWN, 27A Sturt Street – SOLD!
CAMPBELLTOWN, 27C Sturt Street – SOLD!
GLEN ALPINE, 65 Claremont Circuit – SOLD!
BRADBURY, 9 Aminya Crescent - SOLD!
BLAIR ATHOL, 1 The Kraal Drive – UNDER NEGOTIATION
ESCHOL PARK, 11 Trebbiano Place - UNDER NEGOTIATION
CAMPBELLTOWN, 6 Rizal Street - UNDER NEGOTIATION
ROSEMEADOW, 10 Emilia Close - SOLD!
WOODBINE, 58 North Steyne Road - UNDER NEGOTIATION
 
Thanks again to Paul Casarotto our Auctioneer, Rob Forde from Harcourts NSW, and Steve Grubmier from Domain for your hard work, support and sponsorship.
 
If you are thinking of selling, or want to find out more about the process and the benefits of selling your property by auction, speak to one of our highly experienced Sales Consultants on 4628 7444.

Next in-room auction will be held on the 20th of August.

Cut your heating bills

Winter is most certainly here, and heating your home can be very expensive.

Here are six smart tips for keeping warm and toasty during the cooler months that cost nothing or very little.

1. Cut back
While shady plants near to windows offer fantastic protection from the sun and heat in summer, they're not so great for winter. To maximise the sun getting into your windows, consider pruning back any plants that block the sunlight.

2. Hello sunshine
How many times do you drive past homes on sunny days in winter and see them all closed up? It’s very simple, but remembering to open up blinds and curtains on sunny winter days really can help to warm up your home. And it’s FREE!

3. All dressed up
Single pane windows are fantastic conductors of heat and, left uncovered at night, spend the evening transferring your home's warmth out into the cool air – which is not so fantastic.

Thick curtains, honeycomb blinds, or a snug-fitting roman blinds with curtains are good options for winter.

4. Fans work in winter too!
Many people think ceiling fans are just for hot weather, but most are great for winter too (that is, if they have a winter switch). Putting them in winter mode makes them run backwards. Set them on their lowest speed and they will direct the warm air from across the ceilings back down to where you are. This will help you to feel a couple of degrees warmer and can also help to combat condensation problems on windows by drying them out.

5. Time to seal up
It's one of the cheapest things you can do to cut down your heating bill – draught-proofing your house. Most hardware stores will have an array of door and window seals on offer for you to use. Consider draught-sealing and closing doors to rooms that you don't use all the time, and are happy to leave unheated.

6. Thermostat control
For most people 22 degrees is a comfortable temperature to have your air conditioning set at. Some people are comfortable at 18-21 degrees. It's worth keeping in mind that every degree warmer you heat your home adds about 10 per cent to your heating bill.

Dougmal Harcourts – The Property People are the leaders in local real estate. Call us on 4628 7444 to discuss any of your real estate needs