Selling your home can sometimes be a daunting and somewhat stressful journey, particularly if the house you intend to sell is occupied by tenants. It is for this reason it is very important to sell your investment property with your managing agency.
Read below to find out why you will save time, money and maintain your piece of mind…
1. Relationships are everything
Selling your property with residing tenants is about coming to a mutual agreement. Your real estate agent will need compliancy from the tenant to complete a number of essential tasks integral to sell your property. These tasks can include styling the property, taking photographs for marketing, hosting one (if not more) open homes, and/or conducting multiple private viewings.
As you can probably understand, this can become an inconvenience for the tenants and can result in conflict between real estate agent and tenant. It is not uncommon for a tenant to refuse photography of any personal items in the house, which can prove to be very difficult.
By selling with your managing agent, you can avoid this conflict as the tenant already has a trusting relationship with the agency. They are much more likely to allow access to their home and to maintain the property at a certain standard that is needed to sell a house. It can give a tenant piece of mind knowing they are dealing with a single entity that they know and trust.
This relationship between tenant and agency also allows you, as an owner, to sell with your tenancy still in place, rather than waiting until the tenants vacate. This will save you money as you will continue to receive a steady income whilst the property is on the market.
2. Connections generate attention
Selling with your managing agency also automatically comes with an established relationship with a very large rent roll. Did you know that Arrive manages over 400 properties, resulting in an ongoing relationship with over 1700 tenants and owners?
Your Arrive agent will notify all owners looking to increase their portfolio as well as our active buyer database, which can even result in selling your property off the market – saving you thousands of dollars!
Additionally, if an investor has their eye on your property, they’ll generally be pleased that there is an already existing tenant at settlement. This is because they won’t have to search for someone to rent the space, and also they’ll being receiving rent immediately following settlement.
3. Location, location, location
Your managing agency will have extensive expert knowledge of the area your property is located in. Our agents are privity to school catchment areas, socio-economic targeting & interest, buyer idiosyncrasies, historical events, access points, motorways, bus routes and various other location-specific secrets that are exclusive to that particular area code.
This expert knowledge of your property’s area can result in a faster and more valuable sale, resulting in satisfaction on both ends of the transaction.
As a property manager, your landlords engage you not only for your ability to upkeep their properties but also for your ability to help them maximise their rental yield. The more value you add to your clients, the more satisfied they will be and the more referrals they will send your way.
To help you out, we’ve compiled five ways you can help your landlords boost their rental yield:
1. Reduce their costs and expenses
The simplest way to calculate rental yield is to take the annual rental income, deduct any annual expenses and costs from it and divide this number by the purchase price, then multiply that figure by 100 to get a percentage. This means that the lower the costs and expenses associated with the property, the greater the rental yield.
There are a few straightforward ways to do this such as conducting regular inspections to avoid small maintenance issues from snowballing, reducing maintenance costs by hiring efficient tradespeople, avoiding tenant turnover by carefully screening tenants, retaining great tenants and staying up to date with market insights to minimise vacancy rates.
2. Furnish the rental property
A furnished rental property can be much more attractive to potential renters who don’t have their own furniture. It’s a complete package that can often attract a higher rent. However, you should do the math before deciding whether to furnish the property or not. You should consider the cost of the furniture, potential cost of damages and any associated tax benefits such as claiming the value of the furniture.
Additionally, even if you decide to leave the property unfurnished, you can still furnish the rental property for open for inspections or real estate photos and videos to showcase the potential of the space. Be sure to make it clear to potential tenants that the property is to be rented without furniture.
3. Upgrade household appliances
Do the household appliances look like they’re from the 80s or 90s?
If so, you might want to look into upgrading the dishwasher, air-conditioner, heater, taps and replacing older kitchen appliances with more modern ones. In the long run, this can help you attract higher quality tenants and help your landlord save on maintenance costs which far outweighs the initial cost of new or quality second hand appliances.
4. Renovate the property
If the rental property has a study that isn’t being used or a formal dining room that is outdated, you can convert the unused space into an extra bedroom to automatically increase your landlord’s rental returns.
You can also consider refreshing the bathroom or kitchen, restoring the flooring or carpet, adding a fresh coat of paint or updating old lighting fixtures to boost the rental yield and value of the property in the long run.
5. Invest in quality real estate photography
Don’t underestimate the power of quality real estate photography as it can make or break your listing. Not only can it entice potential tenants to click through to the listing but it can also motivate them to attend an open for inspection.
In addition to that, quality real estate photos can help you attract a larger pool of quality tenants and increase your chances of leasing the property sooner. So be sure to highlight the top selling points of the property in the photos. For example, if the property has a great view or a spacious, sunlit living room, don’t leave it up to the imagination!
Today’s SQM Report confirms the REIQ’s position that Labor’s proposed changes to negative gearing will damage not only the Queensland real estate sector, but the broader Queensland economy, triggering falling house prices, rising rents and billions in lost stamp duty revenue.
REIQ CEO Antonia Mercorella said Labor’s policy, in its current form, would see investors flee the real estate market.
“The projected lost stamp duty revenue could be $2.3 billion. This puts a big hole in the Government budget. That’s schools not funded, hospitals not funded, roads not repaired – every taxpayer and member of the community is affected,” Ms Mercorella said.
“SQM modelling clearly shows if Labor’s proposed changes are implemented the far-reaching economic impact will be significant.
“Renters will bear the most immediate economic cost, with rents potentially rising up to 22 per cent.
“The median rent for a three-bedroom house in Brisbane, according to the latest REIQ QMM report, is $435 a week. If SQM’s modelling is accurate this means renters will have to find at least another $95 a week.
“That’s a couple of tanks of fuel, that’s half the average weekly grocery bill for a young family. That’s not easy to suddenly have to find an additional $95 a week,” Ms Mercorella said. “It will cause housing stress in many families.
“Labor’s proposed negative gearing policy is reckless. It was announced at a time when Sydney and Melbourne house prices were rising rapidly and the market needed to cool. That is no longer the situation. Southern housing markets are facing falls of around 20 per cent, possibly more over the long term.
“The real estate market is the cornerstone of Queensland’s economy and employs more than 50,000 Queenslanders. We are seeing a significant slowdown already, in the lead-up to the federal election as investors wonder how this policy will affect them. Tightened lending practices are also adding to this pressure, with banks adopting highly restrictive lending criteria.
“Under Labor’s changes, house prices nationally could fall up to 12 per cent. This could equate to the average Brisbane house, valued at $675,000, losing as much as $81,000 in value. This could push new home owners into a negative equity situation,” Ms Mercorella said.
“We urge all voters – property owners and renters – to think very carefully about the vote they cast at the ballot box and what it means for the Queensland economy, for every day families and their budgets,” Ms Mercorella said.
The process of making art is as old as time and for centuries has held an important role in home decoration. If you don’t know Magritte’s oldest masterpiece or care about the ominous undertones of Monet’s whimsical impressionist pieces, but still value a beautiful watercolour in your living room, we have a few handy tips to help you choose the perfect piece of art for your home!
Choosing the perfect piece of art for a room can be somewhat intimidating. It is easy to be overwhelmed with choices and it can be hard to tick all the boxes, but you’ll be glad to know there is an art piece out there (or already in your collection) for every situation – you just need to know how to amalgamate what you have and what you like into a cohesive and fluid aesthetic.
There are no strict rules when it comes to decorating a space, so why not get creative with your art pieces and seek inspiration from professional artists, photography, nature, the city or even homemade pieces.
“When sourcing a piece, you are faced with a series of questions,” says Sydney Property Styling expert and Director of Vault Interiors, Justine Wilson.
- Where will the piece be hung?
- What size do you need the piece?
- How do you know if the chosen piece will suit the space?
1. Play with scale
When looking to brighten up areas like a hallway, staircase or foyer don’t be afraid to experiment with size. Consider larger pieces to create a maximum impact.
When decorating a space already containing key furniture pieces, like a sofa or a bed, create visual balance by hanging the piece half way between the piece of furniture and the ceiling.
2. Make it your own
Your home is an inextricably personal place; so why shouldn’t your art be as well? To create a quirky sentimental feel to a space, pair a framed drawing or painting by a family member next to a professional one. Frame them in similar frames to maintain cohesion – your guests might not even be able to pick the amateur from the ‘real’!
3. Mix and match
If you have the space, create a ‘feature wall’ of a variety of mismatched pieces. The more diversity in frames, sizes and styles the better!
4. Be cohesive (even though I just told you not to be!)
If “controlled chaos” isn’t your cup of tea, create a high-end look by hanging painting in pairs. Try to keep some sort of consistency in frames or sticking to a consistent colour to avoid visual confusion. By grouping similar styles of art with a running theme, your collection will feel more like an at-home gallery.
5. Add some colour
It might be the oldest trick in the book these days, but if your home takes a more minimalist aesthetic, adding a statement piece with a pop of colour can really compliment and heighten a room.
A pop of colour from a piece of art can tie in with cushions or other accessories pulling together the loose ends of your space.
It can take a while to truly settle in to a new home, especially when the walls are bare, and the bedrooms are empty. This is a feeling that is particularly hard to shake if you have just moved in to a new rental property because you will have to ask permission to hang even a picture. There are a few ways you can make an empty house feel like home without painting or redecorating, and none of them will take up too much time.
Put a collection on display
Whether you collect stamps, coins or letters – or just love displaying your holiday snaps – get down to Spotlight or your local 2-dollar Store and get creative with frames, bookshelves, coffee tables to display your collection of treasures.
Introduce indoor plants
Indoor houseplants can inject life and colour into any room of your new home. Pick up a large, medium and small plant variety from your local nursery. Palms, peace lilies and crotons are all durable indoor pant options.
DIY Birthday Display
A great way to put a personal touch in your home is to frame the birth date of each of your family members, and display them in a collection on a mantelpiece or hang them if you have permission. This can be a fun activity for the kids to choose the font for their number and print and cut them out. Pick up mismatched frames from Kmart for a truly personal feel.
Utilise soft furnishings
Cushions, rugs, throws and decorative items arranged upon an armchair, sofa, coffee table or mantelpiece are the perfect way to put your personality on display and cosy up a space without mounting things to walls or redecorating. Don’t forget that small changes, like replacing vertical blinds with long linen curtains, can also make a space feel considerably more ‘homey’.
Create a reading nook
Reading nook, gaming nook, writing nook, art nook, whatever your favourite past-time is, ensure you’ve dedicated a little corner to it. Set yourself up with some soft seating, cosy blankets (or a fan, in summer) and all the tools of the trade you might need on a little side table in a part of the house that is perfect for tackling your hobby.