Were next with interest rates?

April 25, 2012 Leave a comment

A fall in consumer confidence in April makes it more likely that official interest rates will be cut in May says Westpac’s chief economist, Bill Evans.

Over the month, attitudes towards buying a house or car deteriorated, despite an improvement in global economic conditions.

Even though home prices stabilised over the first quarter of 2012, they are down 4.4 per cent over the year and selling conditions remain sluggish.

Despite this, government revenue from property related taxes rose 4.6 per cent last financial year to a whopping $33 billion, regardless of the housing market slump. This was largely due to a 7 per cent increase in municipal rate charges and rising land taxes.

Rates on average, growth below

 Over the past 20 years, official cash rates have sat at an average of 5.15 per cent, much higher than today’s setting of 4.25 per cent.

However, actual variable mortgage rates are hard to find at less than 7.4 per cent, which is almost dead on the 20-year average of 7.35 per cent.

 The economy is growing but below the long-term trend. Our current high currency is providing instability and with underlying inflation at 3 per cent, the RBA is cautious to cut rates.

 With property values down, business conditions improving but not strong, weakening building approvals, and consumer sentiment down 10 per cent on this time last year, it’s hard to see how the RBA can avoid another incremental cut.

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FIRST NATIONAL LAKESHORES ‘$50,000 CASH DROP’

March 7, 2012 Leave a comment

FIRST NATIONAL LAKESHORES ‘$50,000 CASH DROP’First National Real Estate Lakeshores will offer customers the opportunity to win a share of $50,000 cash in its ‘$50,000 Cash Drop’ competition from 1 March.

“All you need to do is buy or sell a house through us, rent a property, or ask us to manage your investment property and we’ll automatically enter you in the competition” Mark Millington, First National Lakeshores Principal said.

The competition runs between 1 March and 31 August 2012 and because the prizes are cash, customers will be free to do whatever they wish with their winnings.

“We’re very excited to be able to offer First National customers this opportunity for the next six months” says Mark Millington

“One lucky homeowner, tenant or landlord is going to get a very nice surprise come September”.

For further information contact Mark Millington, from First National Real Estate Lakeshores on 02 4359 1555

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Seven Habits of Highly Effective Home Sellers

January 14, 2012 Leave a comment

Seven Habits of Highly Effective Home SellersYour property will possibly be the most valuable asset you will ever sell so it’s important to heed professional advice in order to maximise its sale price.

Selling your property is not a task undertaken everyday. When you’re selling, it’s important to be fully informed and plan each step carefully.

There is something to be learned from how home sellers have approached the often complex task of putting their home on the market, and more importantly, closing the deal.

Effective Habit #1: Be Realistic

Property is one of those rate things with no recommended retail price. What your neighbour sold their home for last year, or even last month, doesn’t matter. What you “lost” because you didn’t sell your home at the peak of the market doesn’t matter. The enemy is any other property for sale within your area and price range.

Selling a home ranks WAY up the list of “life’s most stressful moments”. But you have to understand and be realistic about your home’s value, your neighbourhood, and the real estate market you’re in. There are many factors that impact the potential sale of your home. You do not have control over current market dynamics (economy, interest rates, outlook, consumer sentiment, employment, wages) or local supply versus demand. But there are things you can control (presentation, cleanliness, street appeal, availability). Address what you can control, and understand the impact of what you can’t. Realistically.

Effective Habit #2: Be Open to Suggestions

You’ve selected a real estate agent to help you, trust their advice. After all, you wouldn’t visit a doctor and then tell them how you should be treated. Your real estate agent will be able to add real value to the process and is an essential component in selling for more. Sure, you may not be able to do everything they suggest, but at least listen and consider suggestions your agent may have for the best way to present, market and sell your home.

Effective Habit #3: Be Available

YOU don’t necessarily have to be available to buyers interested in your home, but you do need to be flexible with inspection times. In fact, you should avoid staying inside the house while a buyer inspections. Buyer’s sometimes feel they cannot openly discuss concerns with your agent in your presence. Golden opportunities may there be lost. Should it be necessary for you to remain at home, be courteous but don’t force conversation with a potential buyer. The buyer wants to inspect your home – not pay a social call. However, should you be asked questions about the home, the neighbours or the area answer them.

At times you need to be able to vacate the premises with reasonable notice – and occasionally with unreasonable notice. Your home can not be sold if potential buyers can’t view it. “No inspections on weekends” or “Inspections only between 11:00am and 1:00pm on Thursdays and Fridays” won’t cut it.

Effective Habit #4: Be Smart

Understand the local real estate market. Understand the home selling process. Understand the buyers’ cycle (you may not be buying, but you want to understand what your potential buyers are dealing with).

Why understand all this? KNOWELDGE IS POWER!

How do you understand all this? Let your agent help you understand it. That’s what you’re paying them for.

Effective Habit #5: Invest in a Marketing Campaign

Choosing a marketing plan that ensures your home is exposed to the maximum number of buyers is critical to achieving the best price.

YOU CAN’T SELL A SECRET! This is a well-known saying in the real estate industry. In other words, a property may be immaculate, fresh and supremely interesting but if you don’t tell ‘the world’ you will struggle to sell for more.

Let’s now look at an effective marketing campaign.

  1. It attracts buyers with increased chance of attracting offers, resulting in a great sale!
  2. It encourages competition between buyers resulting in top prices being paid!
  3. It is an insurance policy against underselling. Every suitable buyer in the market will see the advertising and will make the decision whether or not to inspect further. Those buyers who do view and want to the property will vie for the chance to buy!

Think about it…would you like the first buyer or the best buyer.

Effective Habit #6: Balance Emotion with Logic

Selling your home and all the things involved with the transaction can be very exciting, but many times it is an extremely stressful event.

Home sellers not only have to worry about their home remaining clean and available to buyers on a daily basis but they often have other important things that they could be doing to ready themselves for their move. It is also true that most Sellers have a tremendous amount of pride in their home and want to make certain that the marketing and eventual sale price are reflective of that pride.

The moment you list your home for sale, it just becomes a house on a shelf – 1 of many. You may not like what the market tells you but it will never lie to you. If you don’t have inspections you will very likely not receive any offers. If you have inspections and still don’t get any offers you must be prepared to adjust the price. Don’t take it personally.

The best homes remain unsold due to price!

Effective Habit #7: Don’t Be Afraid to Ask Questions

This is YOUR home you are trying to sell. You need to be comfortable with what is going on. If there is anything you don’t understand, ask your Real Estate Agent for clarification. Don’t be embarrassed about things you don’t know. You don’t sell a home every day. Most real estate terms and jargon aren’t important to you 99.9% of the time. But they are important now, and often agents tend to forget we frequently speak in a foreign language. There are no stupid questions. Ask.

The Bottom Line

These “seven habits” can help you through the home selling process. There is every chance your efforts will be rewarded with more buyers and the potential for buyers competing for your home, a faster sale and a better price. You will also be able to take comfort in the knowledge that you did your absolute best to influence the value of your home and your stress levels may be greatly reduced.  It may also greatly reduce the stress levels of your real estate agent as well. That’s not a bad thing. People don’t like stress so anything that can be done to alleviate a stressful situation is a good thing.

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SAFE DECISIONS CAN MAKE THE MOST OF YOUR HOLIDAY

January 3, 2012 Leave a comment

For people heading off on holidays, Mark Millington principal of First National Lakeshores says to be careful to make sure homes are left safe and secure and to think carefully too, if considering a holiday home purchase.

“Holidays are great times for criminals to get to work if they believe a home is empty. It’s also a time when vacationers ponder their existence as they sit back and enjoy the relaxing lifestyle on offer in popular holiday spots,” Mark Millington said.

“No one likes returning from their holiday to find dead plants, over stuffed mail boxes, or even worse, stolen or broken treasures from a burglary.

“But they do like to think about ways of making the holiday euphoria last longer than the few weeks away.”

Mark Millington said with some careful planning and forward thinking, home owners can find they peace of mind they seek whether they are leaving for vacation or looking for ways to extend it.

“Anyone considering heading off for a well-deserved rest should start now to put some simple, cost effective measures in place for while they are away,” Mark Millington said.

“Unattended homes and cars act as green lights for burglars, which is why it’s important to take as many precautions as you can to ensure you don’t return from your holiday to find you’re a victim of crime.

“Turning on security lights or alarm systems is a great place to start, but the best thing you can do is ask the assistance of a trusted friend, neighbour or family member to collect the mail each day, put out bins at collection times, park a car in the driveway or adjust curtains and blinds.

“This helps give an impression of someone still being at home and deters unfriendly and unwelcome visitors.”

According to Mark Millington, a common trend for people on vacation is to fall in love with the holiday spot and look at purchasing in the area to either move into, or retire to, at some later stage in their lives.

“It is easy to get carried away with the relaxing lifestyle of a holiday home and many people want to either relive this time away, or adopt it as a new way of life,” Mark Millington said.

“But, purchasing a holiday home should only be done after careful planning and consideration of all the factors, beyond the pleasant experience.

“A holiday home purchase comes with some financial considerations such as use or purpose of the home when the owner is not there. These matters have potential long-term impacts and tax implications.”

Holiday homes can attract capital gains tax on the difference between the purchase price and the later sale price, should the decision to sell ever arise.

“However, many holiday home owners neglect to expand their purchase cost base by adding the expenses involved with holding the property, including council rates and water bills, major extensions or repairs, strata levies, garden maintenance and interest on mortgage repayments,” Mark Millington said.

“This can reduce the taxable component of the sale by many thousands of dollars, which is why it is important to ensure you keep all receipts for any expenditure on the house, including legal fees, stamp duty and any other costs relating to the purchase.”

Mark Millington advises when looking to purchase a holiday home, to approach it in the same way you would any property investment and make sure it is in the right location.

“A holiday home may also double as an investment property, given it is vacant for most of the year,” Mark Millington said.

“So it is important to ensure it is close to transport or employment opportunities, especially if it is in regional areas, otherwise it will be less desirable as an accommodation option for renters.”

There is a lot more holiday property advice says Mark Millington and the First National Lakeshores team can offer help by contacting 02 4359 1555.

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LEND A HAND FOR RENTERS

November 23, 2011 Leave a comment

Mark Millington principal of First National Real Estate Lakeshores says government needs to do more to support renters and provide better assistance than is currently offered through the National Rental Affordability Scheme (NRAS).

“While we support NRAS, it is no longer enough in its existing form, to meet rising rents, leaving those most in need of assistance flailing in their efforts to make ends meet,” Mark Millington said.

“It could soon be the case that with falling house prices, lower interest rates and reduced consumer confidence, purchasing a home will make more economic sense for those doing it tough, where the monthly mortgage is not too far off what they are paying for rent.”

According to Mark Millington, evidence of improving housing affordability can be garnered through recent home value index results.

“Home values recently posted the best results in seven months and the recent cuts to interest rates, along with talk there may be even further drops, is resulting in NRAS losing some of its validity as an assistance package, especially for those who are finding it difficult to come up with the rent each week or month,” Mark Millington said.

“What the government needs to do is look at changing NRAS so it has more relevance and achieves what it set out to do, or consider other forms of assistance such as bringing back some of the grants and other incentives that were obviously phased out too soon.”

Mark Millington said although it is good news for the property market that home buyer activity is increasing as a result of the market conditions, it is not good when it is done at the expense of those renters who can least afford it.

“It is always encouraging to hear that more people are realising their dreams of home ownership, but there also exists the reality that there are those in our community who are forced into rental accommodation and can ill afford to fall behind in any way at all in keeping pace with rental increases,” Mark Millington said.

“In these situations, they need access to assistance schemes that meet their circumstances and offer real assistance, which NRAS initially did, but has since failed to recognise the growing demand of assistance required, making it virtually obsolete.

“We don’t see property market conditions altering too dramatically in the near future, and certainly not to the extent that they will improve the situation for struggling renters.”

For further information contact Mark Millington, on 02 4359 1555 or 0418 970 591.

Filed under Media Releases, Opinion Tagged with , , ,

WARM UP WINTER BUYERS

July 2, 2011 Leave a comment

Selling your home can be nerve-racking, and with the number of days properties are on the market having lengthened this year, First National Real Estate Lakeshores has some simple tips to make sure your property stays on the boil during winter, and reduce any associated stress.

“The value of a property is mainly determined by its location, size and suitability to the buyer,” First National Real Estate Lakeshores principal Mark Millington, said.

“But there are things that a seller can do to maximise the value of the property, particularly in terms of its presentation, even if the weather is cold and things look a bit dull and gray.

“I mean, when someone wants to impress, they go all out to make themselves look and sound good, no matter what the weather is doing – it’s no different with the property you want to sell.

“It’s all about making a good impression and while it’s true that there will be fewer buyers in winter, it also means there will be less competition and less stock.”

According to Mark Millington the most important tip is to appoint a well-respected, reputable and trustworthy real estate agent.

“Agents have a duty to achieve the best price for their clients, keep their finger on the pulse of the market and keep their clients educated and informed about current market dynamics,” Mark Millington said.

“We are encouraging our agents to think creatively and strategically to shorten the number of days listings are on the market and maximise the price of their clients’ properties, including updating photography, remaining positive and upbeat, using all the leading edge marketing tools such as social media and buyer matching technologies, to make sure everything is being done to get the seller the best achievable price.

“Using an agent also offers security, acting as a barrier or deterrent to buyers who are not really serious about the property or who wish to make unrealistic offers for the property.  Most of all, many First National agents offer the additional protection of ISO 9001 Quality Assurance accreditation.”

Winter makes staging your home, the concept of showcasing its best, more important to securing top value for your property.  Mark Millington says putting in a little effort will make the world of difference.

“A well-presented house is likely to achieve its selling price more readily than an untidy, unsightly and unkempt property that has obviously not been well-cared for or maintained,” Mark Millington said.

“That’s why it’s important to make sure the owner does everything they can to make the property look good and that it is always presented in as pristine condition as possible.”

Here are a few things that Mark Millington says can be easily undertaken and are affordable:

  • Paint a few feature walls to create visual impact.  Consider using the services of an interior decorator for a quick consultation and some ideas.
  • Add a few personal touches like family photos and memorabilia around the place to give that ‘homey’ feel
  • Keep lights on during inspections to brighten the atmosphere and make sure curtains, shutters and blinds are open – letting in as much natural light as possible as well as make rooms feel much more spacious.
  • Make sure everything is clean including windows, both inside and out, and light fittings.
  • Place some flowers in vases to liven things up a bit, and even consider spraying some quality fragrance around (but not too much!)
  • Turn on heaters or light fires so that the temperature inside the home is comfortable, inviting the buyer to linger longer, especially on cold days.

Mark Millington said another key tip is that sellers should always try to keep in mind who they are selling to, just like any other product that is for sale.

“At the end of the day, the seller should put themselves in the place of the buyer, think about what would they look for and make sure their home delivers as best as it can,” Mark Millington said.

“That’s what we do here at First National Real Estate Lakeshores. We think of our clients and put them first, because that’s what we would like if we were their clients.”

For further information contact Mark Milligton, First National Real Estate Lakeshores, on 02 4359 1555.

Filed under Market Updates, Media Releases Tagged with , , , , , , , , , , , , , , , ,

INVESTORS GEAR UP FOR TAX TIME

June 15, 2011 Leave a comment

Tax time is just around the corner, and according to Mark Millington, Principal First National Real Estate Lakeshores, the key to maximising tax deductions for property investments is organisation and planning.

“At the end of the day, like any form of investment, keeping track of what is happening with your investment and its incomings and outgoings is what it is all about,” Mark Millington said.

“Keeping receipts to prove your deductions and demonstrate why the expense was incurred is key to deriving assessable income.

“Preparing a depreciation schedule is also a legitimate way to claim tax deductions and if it is done by a qualified quantity surveyor, their costs are also tax deductible.”

Mark Millington said that tax time should serve as a reminder for landlords to carry out property and pest inspections on their properties.

“This ensures any work required is carried out before the end of the financial year, and can then be claimed as an investment expense,” Mark Millington said.

“And if the investor purchases any fixtures and fittings costing less than the specific amount set by the tax office, they can claim an immediate tax deduction.

“In addition, the investor may be eligible for a deduction for depreciation on the cost of improvement by a previous owner, provided items are identifiable and itemised in a depreciation schedule.”

According to Mark Millington there are also financial tips investors should consider.

“This could include writing off borrowing costs over five years or the term of the loan, or self managed super funds borrowing to invest as well as prepaying interest against factors like anticipated future income, interest rates and cash flow impacts,” Mark Millington said.

Investors are encouraged to seek the services of a qualified and trusted financial advisor “A financial adviser will understand the best options for property investors and their individual financial circumstances.”

Property investment offers the potential for good returns and long-term financial gains, but maximising the tax benefits of this type of investment ensures it works to its fullest advantage.

Issued by: First National Real Estate

For further information contact Mark Millington,  Principal First National Real Estate Lakeshores, on 0418 970 591.

Filed under Media Releases Tagged with , ,

FIRST NATIONAL BUCKS INDUSTRY STANCE

April 22, 2011 Leave a comment

First National Real Estate Lakeshores Principal Mark Millington, has snubbed industry representatives who have said in recent media reports that the property industry would support moves to replace stamp duties with a broadening land tax or any other tax.

“It has long been recognised that stamp duty as a tax is inefficient and a complete rort,” Mark Millington said.

“So, while First National Real Estate agrees it needs to go, it does not support the notion that it be replaced with some other tax.

“As far as we are concerned, when the GST was introduced, it was meant to phase out a number of various state and territory government taxes, duties and levies such as banking taxes and stamp duty.

“Now, more than a decade on, we are still being burdened with stamp duty.  What’s worse, the property industry appears to be portrayed in some news articles as willing to settle for replacing the duty, instead of having it abolished altogether.”

Beyond the benefits to the property market of lowering the cost of buying, abolishing stamp duty would also serve to help the economy, by making room for the resources boom.

“Stamp duty inhibits mobility for many, which mean mining areas which are desperate for workers are finding it difficult to encourage workers to sell their homes and move to another area,” Mark Millington said.

“The government needs to look at policies that will encourage mobility rather than inhibit it.”

Mark Millington said the upcoming 2011 Federal Tax Summit presents the ideal opportunity to get blanket approval from state and federal governments to abolish this duty and there should be no further talk of ‘replacement’, but to deliver what was promised in the first place.

“Affordability is rearing its ugly head again, and governments need to stop being greedy and looking to the property industry to make up the shortfalls in inefficient spending and ‘black holes’,” Mark Millington said.

“As well as helping first home buyers enter the market, we need to keep stocks available in the upgrader and investor markets.  These people are looking at other investments because of the expenses involved in upgrading and investing in property.

“Governments even go so far as to put a stamp duty on the GST that is paid on commercial and industrial properties that are sold, which just seems ludicrous to me.”

Mark Millington is at a loss to understand why governments are resisting the move to abolish stamp duty, when so many are in agreement that it needs to go.

“A recent article said the OECD supported the rationalisation of state and government taxes particularly stamp duty on house sales, the ex-Treasurer Peter Costello said it should have been eliminated when the GST was introduced and even the Henry Review recognises the need for it to go,” Mark Millington said.

“The GST was meant to provide sufficient funding for state needs, and if they are not able to raise enough revenue through the GST they need to look at reform, rather than rorting hard-working Australians and replacing one tax for another.  We should get rid of stamp duty altogether.”

Issued by: First National Real Estate.  For further information contact Mark Millington, Principal, First National Real Estate Lakeshores, on 02 4359 1555.

Filed under Market Updates, Media Releases, Opinion Tagged with , , , , , , , , , , , , , ,

PUT A FREEZE ON COSTS TO KEEP WARM

April 5, 2011 Leave a comment

Energy ConservationFirst National Real Estate Lakeshores Principal, Mark Millington says there is a lot homeowners can do to keep power bills down when they usually increase as the weather turns chilly.

“Just a few simple changes to your home and your habits can make sure you and your family stay warm and cosy without costing the earth,” Mark Millington said.

“In winter, the typical Australian household consumes approximately 2700 kWh of energy, which is around 7 per cent more than in the warmer months.

“Energy conservation is a vital environmental issue which is one of the reasons power costs are going to escalate, and it is better to tackle the necessary changes to lifestyles now than when it is too late.

“For every one degree temperature increase in winter, energy use increases by 15 per cent, so it is wise to warm up to the idea of becoming more energy efficient in the home.”

Mark Millington said while many environmentally-friendly actions should be taken throughout the year, it is during winter we should remain diligent and follow a few additional guidelines.

Turn down – Consider turning down the thermostat on heaters by one or two degrees – homes should be maintained at temperatures between 18 and 21 degrees.  Every degree lower can decrease heating costs by up to 10 per cent.  When heaters are on, close curtains and blinds to reduce heat escaping and retain it inside. Putting on warmer clothing, like sweaters, can also lessen the reliance on heaters as the main source for warmth.

Turn off – Lighting potentially makes up around 10 per cent of household energy usage.  Avoid leaving unnecessary lights on and switch them off when no one is in the room.  Outdoor lights should use motion sensors wherever possible.  Compact fluorescent lamps (CFL) use 80 per cent less energy than incandescent bulbs and last around 10 times longer.  Appliances, such as computers and televisions, should be turned off at the wall, if possible.  Standby power can account for up to 10 per cent of total power bills.

Seal up – Inspect for air leaks, commonly found in places like door and window frames, ducts, electrical outlets and recessed lights. Air leaks raise energy bills by allowing heat to escape outside.  Install draught seals and weather stripping around doors and windows and repair faulty seals – these simple measures will minimise heat loss through gaps and leaks around the home.

Insulate – Insulation helps retain heat during winter.  Attics, ceilings, walls, floors and basements are all areas that benefit from insulation.  Upgrading all areas of the home to recommended insulation levels can potentially save 5 to 25 per cent on heating and cooling costs.

Be efficient – Look at using or installing energy efficient appliances wherever possible.  Use major appliances, such as washing machines, dishwashers or dryers at bed-time and other low energy use times of the day, and avoid using them between 4pm and 9pm – this is the optimal time to power down.

Mark Millington said cutting back unnecessary energy use is a simple and easy way to keep hard-earned money in the pocket as well as reduce the pressure on the environment.

“It’s a win-win situation all round, so everyone should be taking these simple steps to conserve energy, reduce waste and make a better carbon-footprint for the world to see.”

Issued by: First National Real Estate

Contact:  Mark Millington Principal, First National Real Estate Lakeshores on 02 4359 1555

Filed under Opinion Tagged with , , ,

FIRST NATIONAL SAYS STAMP DUTY TOO TAXING

February 24, 2011 Leave a comment

Couple on Website

First National Real Estate Lakeshores Principal, Mark Millington, has joined the voices calling for a reform of state taxes, particularly inefficient ones like stamp duty, saying it is proving too taxing for working families to pay.

“Stamp duty has become nothing more than governments gouging money from those who can least afford to pay – working Australian families,” Mark Millington said.

“Australia has already proven to one of the most expensive property markets in the world and excessive property taxes, like stamp duty, is making it incredibly difficult for new entrants to gain access to the market or for existing home owners to upgrade.”

According to two independent studies, the Demographia International Housing Affordability Survey 2011 and the Housing Industry Association’s most recent survey, residential property in Australia has become increasingly unaffordable.

According to Mark Millington, the situation with the Australian property market is becoming untenable and needs to be addressed at a national level.

“We have a chronic shortage of supply, worsening home affordability and an increasingly tight rental market, which could all be partially addressed with a more realistic approach to property taxes, such as stamp duty,” Mark Millington said.

“In some cases, the one home and land package, could be levied three times with stamp duty. I can’t think of another situation where the one item can be taxed three times.”

“The people who come off the worst in this situation are hard-working Australian families.”

Mark Millington said that at a time when rents are soaring, vacancy rates are tight and there is a shortage of supply, there is a real potential that more Australian families will be forced onto the streets – increasing homeless rates and welfare payments and further adding economic stress to the Australian economy.

“Serious consideration needs to be given to addressing the problems with the Australian property market if there is going to be hope for future Australians to realise home ownership dreams,” Mark Millington said.

“Plus, as the Henry Review points out, transaction taxes such as stamp duties reduce economic efficiency, either by discouraging turnover or being embedded in the cost of production, which just increases the problem.

“Inefficient property taxes including stamp duty are now the biggest single non-income tax generator of cash for Australian governments and the Commonwealth needs to act to reduce the states dependence on these taxes.

“An ideal opportunity presents itself at the federal tax summit which we expect to be held in the middle of this year – let’s just hope the governments don’t find the whole matter too taxing.”

Issued by: First National Real Estate

For further information, contact Mark Millington, Principal, First National Real Estate Lakeshores, on 02 4359 1555.

Filed under Media Releases, Opinion Tagged with , , ,

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