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Prepare your Gold Coast house for an open inspection

Gold Coast Investor, Property Management, Real Estate Gold Coast, Mortgage Broker Gold Coast, Gold Coast property market

INSPECTIONS are like a first date. You only get one chance to make that first impression. Set your property up for inspection success with these simple tips.Gold Coast Investor, Property Management, Real Estate Gold Coast, Mortgage Broker Gold Coast, Gold Coast property market

Camouflage your pets

One of the most common complaints from potential buyers at open for inspections are those tell-tale signs you share your home with someone furry. If they’re not yours, pet smells or stains can actively turn someone off your property.

Deodorise your property to remove the whiff of little creatures and get someone who doesn’t normally live there to confirm you’re clear (you might be used to it and can’t sniff what others can).

Clean traces of hair from floors and furniture, stow feeding bowls and toys.

Remove any litter boxes or droppings from the yard, and give your pets a vacation during inspections.

Clean up

Yes, it’s Captain Obvious, but you’d be surprised. Make sure your whole property is neat and tidy when buyers arrive, including the garden and outside areas.

Dust, vacuum, scrub, wash, buff – make all those annoying tasks earn their keep.

Don’t forget to clean inside ovens, cupboards and wardrobes, in case potential buyers indulge a snoop.

Remove shoes from the entrance and any hazards people might trip over.

Get the big clean out of the way in advance, then keep your place in good condition while your place is on the market. That way you should only need a refresh to prepare for a new inspection date, rather than a top to bottom makeover.

Clear out the mailbox and get those rubbish bins emptied and, ideally, out of sight (especially if they’re normally one of the first things people will see arriving at your home).

Enlist a professional declutterer if you need a hand – or a friend might even help out. Get a second opinion who can review objectively.

Invite light and air

Air out your home thoroughly before the inspection, so it feels as fresh and clean as possible. If potential buyers feel stuffy they’ll head straight for the door.

If the weather and security permits, crack open a window or two during the inspections themselves, so air keeps flowing through.

Draw back curtains and blinds to bring in as much as light as possible and show off your house from the street.

Personal touches

A personal touch here and here helps your home feel less stagy or artificial, and can spark an emotional connection with a buyer.

One idea is to gather up photos that show off your house (at its best, of course) and put them in an album for people to flick through if they’re curious or inspired. If you don’t have printed photos, you could have an iPad or digital photo frame on rotation.

Fresh flowers are another way to add personality, or a small dish of sweets near the door that people can grab on their way in or out. Remember, it’s not about mints on the pillow, it’s about keeping humanity in the home.

Smell-o-vision

People fuss over the visual but often forget that it’s a nose can make or break an open inspection.

Remove smells that are unpleasant, like stinky shoes, and watch out for specific food smells that may not agree with everyone.

Counter the ick with inviting smells using flowers, candles, air fresheners or even freshly brewed coffee.

Just take care your smell engineering doesn’t become too sickly or overpowering, and avoid pungent aromas like incense. You want your property to smell like a home, not a perfumery!

A home staging consultant can help with these touches, and can also advise about furniture, artwork and other style elements that can help your place come to life for buyers.

Strike the right temperature

Keep an eye on the weather and heat or cool your home so it’s optimal when would-be buyers walk through.

People shouldn’t raise a sweat or a chill, and you need to demonstrate your property can effortlessly cope with the climate around it. You should be aiming to give them a cool or warm blast, depending on what’s most welcome at that time.

If heating or cooling is malfunctioning and impossible to fix for inspection time, place fans or portable heaters strategically so they don’t get in the way but still do the job.

Safety first

Whether you’re attending the inspection or not, you should take care to remove and protect anything precious or valuable before you open your house up to strangers – just in case one of them is light fingered.

Check with your insurers about your coverage for an open inspection, and if you need to do something extra to stay protected.

You can take items with you if you’re leaving the premises for the inspection, or lock them up in a safe or secure cupboard or drawer. If you don’t have an area you can lock away, hide them in the back of a wardrobe or somewhere out of sight and mind.

Agents usually record the details of people coming through your property, to deter thieves and provide some accountability if anything ends up missing or damaged. However this isn’t a perfect system and shouldn’t be relied upon.

Make sure your property is safe for people to walk through and only let people into your house at the specified inspection times. It’s better to cancel than invite disaster.

 

Original article published at www.news.com.au by Staff Writers  News Limited Network 11/7/2013

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Brisbane

Bid to Open Up Student Accommodation to Workers

Student Accommodation

Scape Australia plans to open up its student accommodation to essential workers and interstate travellers as it waits for international students to return to the country.

The group applied for a temporary change of use for its Atria South Brisbane property until the end of February 2023, providing accommodation for non-students in the 88 Ernest Street building.

This will “allow the applicant to effectively manage the impact Covid-19 has had on their Brisbane assets [six buildings in total]” according to the application.

“Prior to Covid-19 [December 2019], building occupancy in Brisbane was at 75 per cent currently the assets have an occupancy rate of 28 per cent as Scape’s primary market is international students,” the report stated.

“The proposed ‘other change’ will allow Scape to use the vacancies in its buildings to offer the Brisbane housing market an alternative to typical renting models [share houses and the like].

“Scape are hoping to host like-minded occupants within the building who are not students.

“Examples include interstate travellers who do not want to sign a six- or 12-month lease elsewhere but need to remain in Brisbane for three-plus months or hospital workers who are assisting in the nearby Mater with the Covid-19 response.”

This is the second time Scape has tried to change the use of the building—that proposal was rejected by the council in August last year due to parking and transport issues.

Overseas arrival numbers remain at record lows, according to the Australian Bureau of Statistics, which recorded a 99.1 per cent drop in visitor arrivals in February compared to the same period last year.

Student Accommodation

▲ Scape have multiple properties in Brisbane and more than 18,000 beds across the globe in development or operation. 

To shape a recovery for the industry, federal education minister Alan Tudge announced a 10-year, whole-of-sector international education.

In 2019 there were 750,000 international students studying in Australia, accounting for a third of university enrolments.

“In 2019, we started the year with around 480,000 continuing international students, while another 150,000 entered Australia to study in the first half of the year, and a further 130,000 in the second half,” Tudge said.

“Closing the borders, of course, had a significant disruption on the international student sector.

“That normal pattern was not possible last year. While some started online, many also deferred their studies, preferring to wait until travel is again possible.”

Despite a lack of international students in 2020, Scape continued to expand its Australian portfolio, purchasing 252 serviced apartments in the Aurora Melbourne Central building for $125 million in November.

The group also lodged plans for four student towers on each corner of an intersection in Kensington and Kingsford near the University of New South Wales.

 

Article Source: theurbandeveloper.com

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Brisbane

The cost of renting in Brisbane reaches record levels, outstrips Melbourne prices

For the first time in years, it now costs more to rent a home in Brisbane than Melbourne, with mass migration and a near two-decade low vacancy rate shooting median asking prices to record heights.

Amid tales of tenant bidding wars and rejected applicants reduced to tears, the latest Domain Rent Report, released Thursday, revealed the average weekly asking price for a house in the Queensland capital soared by almost 8 per cent to an unprecedented $440 per week over the past 12 months – and by 3.5 per cent over the past quarter alone.

The price hike means the average Brisbane tenant is now paying $10 more a week than their Melbourne counterpart for a house, and $25 more a week for a unit after prices for the latter rose by a slightly more modest 3.9 per cent over the year to a record-breaking $400 per week.

Domain senior research analyst Nicola Powell said the report marked a sharp turnaround for the city, with houses, in particular, marking the steepest annual increase in rent prices since 2008 following three strong consecutive quarters of rent gains.

“Melbourne house rents have been higher than Brisbane’s since about 2016 so what we’ve really seen in Brisbane since mid-2020 is an acceleration in asking rents and this really goes against what was happening in the lead up [to the pandemic],” Dr Powell said.

“They had relatively flatlined since 2013.”

Dr Powell said while Queensland had always been a hot destination for interstate migrants, the pandemic and the possibility of remote working had fuelled the trend with the annual number of Australians moving to the state hitting its highest level since 2006.

“Tenants will find less choice, with the pool of available rentals shrinking by one-third compared to last year, pushing Brisbane’s vacancy rate to a multi-year low,” she said.

“House and unit rents held steady or increased in all regions across Greater Brisbane over the March quarter, apart from unit rents in Ipswich sliding a mere $5 a week. Annually, the biggest jump in asking rent was recorded for houses in Brisbane’s north and Moreton Bay North, the steepest annual increase since 2008, up 6.8 per cent and 6.7 per cent annually.”

While rent prices indeed soared across most parts of the city it was the capital’s family-friendly pockets in the middle and even outer rings that shone brightest, with houses in Bald Hills and Everton Park enjoying the biggest annual price rise after surging 10.6 per cent to $520 per week.

Hot on their heels were Kenmore, Brookfield and Moggill, where median asking prices for houses shot up by 8.2 per cent over the same period to an unprecedented $595 per week – a rental price equal only to houses in the inner-city west region.

It’s a rare rental boom that Aurora Realty Brisbane leasing manager Abi Harrington said was reaching eye-watering levels – with their agency currently managing 100,000 tenants actively seeking a home.

“We’ve gone from houses taking three weeks to rent out, to three days and even down to three hours [in the past quarter],” Ms Harrington said.

“You wouldn’t believe the gifts I have received (from desperate tenants) from gin, to flowers to cheesecake and even a bottle of champagne.

“We used to have the policy that a tenant mustn’t apply before they’ve seen the property but now we say apply first if you like the photos … and if you get approved we’ll arrange a private inspection after [because rentals are being snapped up so quickly].”

As for the soaring rents in Everton Park and Bald Hills, Ms Harrington put the increase down to tenants being simply priced out of Brisbane’s more expensive inner pockets, with houses in quiet suburbs boasting a good school catchment the number one lure.

“I’ve just listed a property in Everton Park … and in less than 24 hours I have five inspections booked in … but sometimes we get up to 15 people in the first few hours,” she said.

“This is the height of it and it’s absolute chaos. On average tenants are offering $20 to $30 dollars over the asking price but some people are surpassing that. People from Sydney and Melbourne are cashed up and headed this way because buying a house is far cheaper here and Queensland is the obvious choice as the office doesn’t exist anymore.”

Ms Harrington said soaring interstate migration was a major contributor to rising rent prices, with some southern home hunters willing to fork out $90 per week more in a move that was causing much anxiety among Brisbane residents.

cost of renting in Brisbane

Properties for rent in suburbs like Chapel Hill and Kenmore are sparking bidding wars.

“Locals feel like they’re being pushed out … and I see this getting worse. And it’s not fair on locals living here struggling to meet that price range … and we don’t encourage [bidding wars] because we’re trying to manage expectations,” she said.

Ray White Metro West property manager Stephanie Budrodeen said with rental wars now a common occurrence in hot spots such as Chapel Hill and Kenmore, median prices, in reality, had soared beyond eight per cent to as high as 30, creating a scene more akin to an auction, with the charge being led by Melbourne families particularly desperate to bag a house in a top school catchment.

She said the pandemonium was further fuelled by the “nuts” sales market with some tenants pushed out by owners desperate to sell in a booming market, while others were forced to rent purely because there was nothing to buy.

“Two weeks ago, we just had one property [a two-bedroom unit] left on our rental roll … and that’s never happened before. But the downfall to all of this is owners think their properties are worth more than they are and this is going to make problems for the future when prices are no longer inflated,” Ms Budrodeen said.

“Tenants are in panic mode right now … and in my opinion this a ripple effect from the housing market.”

 

Article Source: www.domain.com.au

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Ipswich

[+] Developer Ramps Up Hunt for Springfield CBD Investment Partner

Springfield CBD

Introducing The Urban Developer Plus (TUD+),
our premium membership for property professionals.

In this TUD+ Briefing, Springfield City Group’s Bob Sharpless discusses its global search for a partner to help deliver its $15-billion Knowledge Precinct that will complete the Springfield CBD.

The group has now put out a tender for a development partner to help deliver a new 120ha precinct, approved for more than 1.2-million sq m of commercial space and more than 5000 apartments.

This TUD+ Briefing covers:

—the mixed-use development opportunity for the partner

—education, health and technology uses across the site

—preferred partnership models and developer credentials

—the appointment of Moelis Australia to lead the search

—the impacts of Covid-19 on the global tender

—the timeline and projected announcement date.

 

Article Source: theurbandeveloper.com

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