Dress your property for success

We would like to share some simple presentation tips with you, which may help to present your property to its best advantage.  It is often the little things that can make the biggest impact.  For example, first impressions really do count because it is estimated that over 50% of properties are sold even before the prospective buyer steps through the front door!  These are just a few practical ways in which you can make an instant, positive impression, which will go a long way towards making a successful sale.

Outside appeal

·       Remove bikes, tools, and any clutter.

·       Keep lawns mowed, paths edged, hedges trimmed and gardens weeded.

·       A few well-positioned flowering potted plants can create a welcoming appearance.

·       Having the exterior washed and windows cleaned can make an enormous difference.

·       Paint or wash fences, gates, screens, steps and the front door.

·       Ensure your pets are secured so that they won’t pose a threat or annoy visitors.

·       Outside lighting is a must for evening inspections.

Positive first impressions

·       Your front door and entranceway can be powerful first impression areas.

·       A newly decorated front door with attractive topiary shrubs either side can be effective.

·       Properties yet to be renovated can visually show buyers the potential of the property by decorating the walls, ceiling and floor of the front entrance.

·       Position an attractive plant or piece of art to add that final touch.

Appeal to the senses

·       A general spring clean will freshen the look and the air. 

·       Turn on sufficient lights when inspections are being held to compensate for any dark areas.

·       Use odour neutralisers to dispel with cigarette or animal smells.  The delicious aroma of brewing coffee or freshly baked bread will convey the impression that you enjoy your property.

·       Bathrooms should be gleaming.  Repair any broken tiles and reseal around the bath and basin if necessary.  A dish of scented potpourri or soaps add a nice touch.

·       Place freshly cut flowers throughout your property.

·       Interesting knick-knacks, books or artwork in feature areas around your property can encourage visitors to linger.

·       Turn the radio or TV off, maybe in favour of a restful CD.

·       Make sure the temperature inside is comfortable – even light the fire in winter.

It’s the little things that count

Attend to any small maintenance jobs such as sticking doors or windows, dripping taps, squeaking hinges, loose door handles, blown light bulbs or faulty switches.

Create a feeling of spaciousness

·       Ensure your kitchen is spotless, the working areas are uncluttered with tidy cupboards and pantry.

·       Make sure wardrobes are tidy – they’ll look larger.

·       Mirrors in smaller rooms can convey the feeling of more space.

·       To enlarge room size appearance, perhaps store some furniture and ornaments.

Lastly

Allow your buyers the time and relaxed atmosphere to become emotionally involved in your property by leaving the premises during inspections.  Your consultant will maintain security at all times.

                     Pricing Your Home

What is the Market Price?

Comparisons are made between your home and other similar homes that are on the market or have recently sold.  Properties that have been offered for sale, still for sale or even withdrawn due to lack of buyer interest will also be compared.  (These properties will probably have been withdrawn as a result of unrealistic pricing).

We Need A Sale Price Of…

Our pricing recommendation is based on properties in competition with yours.  It will represent a fair market price that an informed buyer will pay.

We’ll Ask a High Price but Listen to Offers

The wrong buyers will be attracted to your property.  They will have a greater expectation than your price projects.  Your home will suffer by comparison with the competition.  Qualified buyers won’t make an offer – they’ll buy elsewhere. Of even greater concern is that the salespeople may use an overpriced property to sell a correctly priced home.

How Does our Asking Price Relate to G.V.?

A Government Valuation is carried out every few years, primarily for rating purposes, and will be based on average values for your street.  It will not be affected by any improvements which are not visible from the street.  It will bear very little relevance to sale or purchase prices.

Overpricing Your Property          

Overpricing reduces activity and advertising response.  You will lose genuinely interested and qualified buyers as well as attracting the wrong prospects.  Overpricing also eliminates offers and extends the amount of time that your property stays on the market.

Factors That Do Not Affect Your Property Price

A simple fact of economics is that the value of your property will not be affected by your original cost, the cost of building or replacement, your investment in improvements or your personal attachment to the home.  Ultimately, it is the market that will set an accurate figure for your property.

The selling process

 Buyer activity

Buyer enquiry and inspections will be at their highest when your property first enters the market.  Current prospective buyers will always be quick to view a new listing.  However, once this rush of activity has passed, there is no need to feel concerned or anxious as the level of enquiry decreases.  Most buyers look at, on average, 14 properties before they buy.  Rest assured we will be staying in regular contact with all potential buyers for your property.

 Early offers

When a buyer has viewed several properties they often act quite quickly once they find a home that appeals to them the most.  This can often lead to a keen buyer presenting an offer early to avoid ‘missing out ’.  I would recommend you consider any early offers seriously.

Open homes

Buyers purchase with emotion rather than with logic.  To enable me to encourage a potential buyer to take emotional ownership of your property, we recommend you are not present in the property during open homes.  Rest assured we will maintain the security of your property and possessions at all times.  Group viewing at open home times will allow you to prepare the property to be seen at its best. 

Communication

Communication between you and I is essential throughout the selling process.  I will try to keep our phone calls and meetings as brief as possible.  As my role is to be the messenger from the market, I will report all feedback to you.  In this way, when you get an offer on your property, you will be able to make an informed decision.

Contract of sale

We will follow any contract of sale through to settlement date, staying in communication with both the buyer and yourself.  Be aware that we will continue to market your property if the contract has conditions waiting to be met, for example ‘subject to finance approval’.  Marketing for a buyer will only stop when the property is legally sold.

Sold

Much of our business comes from local property owners who are aware of our success.  Once we have achieved a successful sale, I would greatly appreciate the opportunity to display the word ‘Sold’ on our signage until settlement date.

Brock Harcourts moving guide

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q                        Newspaper delivery

q                        Milk delivery

q                        Telephone

q                        Internet

q                        Cable

q                        Gas

q                        Electricity

q                        Water

q                        Other

Get organised

q                        Obtain a supply of boxes from places like the supermarket

q                        Obtain packaging tape and heavy marker pens

q                        Arrange for a furniture removal van

q                        Arrange transit insurance

q                        Arrange for care of your children on moving

q                        Make suitable arrangements for any pets

q                        Arrange contents and fire insurance for your new home.  Talk to your Harcourts consultant regarding this.

q                        Organise shifting times with the purchaser of your old property and the previous owner of your new one.  Your Harcourts consultant will help co-ordinate this.

Notify your change of address to

q                        Bank

q                        Credit card companies, i.e. visa, diners, fuel cards

q                        Post office for redirection of mail

q                        Registrar of electors (at Post Office)

q                        Registrar of motor vehicles & drivers license

q                        Tax department

q                        Insurance companies (house, contents, car, health etc)

q                        Hire purchase or finance company

q                        Investment companies

q                        Local council

q                        Shops where you may have charge cards

q                        Clubs and organisations

q                        Police (if you own and store firearms)

q                        Friends

q                        Relatives

q                        Publications you subscribe to

q                        Doctor

q                        Dentist

q                        Church

q                        Accountant

q                        Who else sends me mail?

Remember to

q                        Clean the stove

q                        Defrost the fridge/freezer

q                        Tidy the yard

q                        Ensure that the chattels that have been sold with the property aren’t accidentally packed

q                        Disconnect all appliances

q                        Disconnect the TV aerial

q                        Return any borrowed items

q                        Throw out items that you don’t intend taking with you (organise garage sales)

q                        List valuable items for special care when moving

q                        Advise removal company of dangerous goods being moved i.e. ammunition, petrol, spirits, chemicals

q                        Securely pack all jewellery, money, special documents and papers (i.e. legal, tax, insurance etc)

q                        Set aside items you will need on the day of the move so you can take them with you, e.g. food, drinks, cleaning products

q                        Pack each room leaving the boxes stacked and labelled with the room they are to be moved to i.e. kitchen.  It is a good idea to write on each box a list of its general content

q                        Boxes containing breakables label ‘FRAGILE’ and identify these items to your removal people

q                        Pot and pack away plants and cuttings you are taking with you

q                        Explain your packing procedure to the removal people and be at your new home when they arrive

Don’t

q                        Put breakables or liquid filled containers in drawers

q                        Overload drawers and make furniture too heavy to shift (too much weight can damage furniture)

q                        Move netting, barbed wire, timber, wood, coal etc, without special arrangements being made

q                        Store perishable goods where they might be overlooked

Make arrangements

q                        See your solicitor to sign transfer documents/mortgage discharge documents

q                        Advise your children’s school that your children are leaving and the name of their new school so that files can be forwarded

q                        Enrol children in new school

Things to organise for new home

q                        Newspaper delivery

q                        Telephone

q                        Internet and cable connection

q                        Gas

q                        Electricity

q                        Water

q                        Other

The week before moving

q                        Remind and confirm dates/times/locations for furniture removal company

q                        Confirm moving in/moving out details and key exchange with your Harcourts consultant

q                        Let children say goodbye to friends and neighbours

q                        Say goodbye yourself

Have one last check

q                        Nothing left behind?

q                        No clothes at dry cleaners?

q                        No gear stored away from your property?

q                        Electricity and gas turned off?

q                        Telephone disconnected?

q                        Water turned off and no taps left running?

q                        Light switches off?

q                        Windows and doors latched?

q                        Keys with solicitor? (if appropriate)

After the move

q                        Have spare keys cut

q                        Make an insurance claim, if any damage has occurred during the move

q                        Familiarise children with how to get to and from school

q                        Enjoy your new home

q                        Keep in touch with your Harcourts consultant.  We’d love to hear how you are going.

Real estate terms from a-z