Real Estate–A "Nest" And a "Nest Egg"

The stock market vagaries over the last year have brought home to many investors that bricks and mortar make a wise choice when it comes to investment. This is not merely being wise after the event. The evidence was always there. Real estate has a good record. Looking now at the increasing interest in property, one can see that people look for security as well as a sound investment proposition. Whether you are an investor or simply someone who is purchasing your own home, the benefits such an investment ultimately bring in terms of capital gains (i.e. the increase in the property's value), tax benefits, or income, can be considerable. There are also other advantages. For instance, if you rent out the property, such items as repairs/rates, and any loss between the income from the property and the mortgage repayments can be charged against your tax. This is known as negative gearing. Also, if your home is fully paid for, it can generate a handy income if let, which is worth considering if you intend travelling overseas or around Australia. If managed wisely, property is one of the few investments that can provide both a "nest" as well as a "nest egg". If you are planning to invest in property, it is wise to first contact a real estate agent. At Professionals Logan Lifestyles we offer friendly, professional advice regarding all aspects of property investment and management. If you require help, feel free to contact me, Noel Thompson, on 0418 517 525 or call into our friendly offices at Browns Plains for a chat.

Managing a Tenancy Requires Skill

Owning property is generally a very safe investment over the long term, especially with the real estate boom that has occurred in recent times, but it’s still important to have a tenant who pays the rent on time and takes care of your property.

To begin with, property managers thoroughly understand your rights and obligations as a landlord as well as those corresponding to your tenant. This is important because you always want to be on the correct side of the law.

The next thing is to carefully choose your tenant. Property managers have the everyday experience and wherewithal to give you the best chance of having a creditworthy and reliable tenant.

When your tenant moves in there is the condition report to properly fill out. This shows that the tenant and you agree on the condition of the property at the time the tenant moves in. Your property manager will make sure it includes every necessary detail, so that when your tenant leaves, the same report can be used to assess any wear and tear on the property. Experience counts in determining such matters.

During the tenancy you always want your property properly maintained as well. Your property manager will handle all repairs as they arise while periodically inspecting the property on your behalf and alerting you to any maintenance issues.

We at Professionals Logan Lifestyles Real Estate are specially skilled in all aspects of property management. If you need a property manager or have a different real estate query, feel free to phone me on 0418 517 525 at any time or call into our offices at 20 Commerce Drive, Browns Plains for immediate assistance.

Solar Power

One in five Australian households now use solar energy, according to data released recently by the Australian Bureau of Statistics (ABS). ABS spokesperson Karen Connaughton said that when data was first collected in 2011, the numbers were pretty small at around five per cent of households. "Jump just three years to 2014, and solar panels are being used by fourteen per cent of all households”, she said. "Add in solar hot water heating and we're up to 19 per cent, so one in five households are now using some form of solar power.”

South Australia shines brightest, with 24 per cent of households using solar electricity. Queensland follows with 20 per cent, WA 16 per cent, Victoria 11 per cent, ACT and NSW both on 10 per cent, Tasmania at seven per cent and NT at six per cent.

"As you might expect in sunny Australia, three-quarters of Australian households use some form of cooling, with just under half choosing reverse cycle air conditioning and the remainder mostly split between refrigerated air conditioning and evaporative coolers”, Ms Connaughton said.

The hot spot for cooling was the Northern Territory, where 97 per cent of households had some form of cooling but in the ACT it seems you'd have to pry the heater from their cold, wintery hands as only a tiny one per cent of Canberrans reported not having heating.”

We can assist you on any real estate transaction, hot or cold. If you have a question or interest in a sale, purchase or lease, feel free to contact me on 0418 517 525 or call into our friendly offices for a talk.

Staff Recipes - Lea

At Logan Lifestyles we have excellent staff. Not just the kind that can sell and manage properties but the kind that can cook as well!! Lea Ventnor our Front Office Management for Sales is a great home chef. When we had our Christmas morning tea last year, Lea was lovely enough to bring along the Cheeseball that she had cooked up the day before and it was delicious. Here for you today is her recipe, so grab some crackers, some veggies and enjoy :)

Opening Your Property on Inspection Day

Everyone talks about the importance of location in selling property. However you can’t move your house or unit somewhere else. Instead, you have to make do with what you have.

So the first thing to do is to figure out what the best time is to present your house. Maybe the tennis court next door has a sports clinic on Saturday mornings. If that’s the case, schedule the inspection for the afternoon to avoid the noise frightening off buyers. Conversely, maybe the morning sun brightens up your living room, so that you would want to have prospective buyers through in the morning.

You can choose to have floral displays and the like to make the place more attractive, but be careful not to overdo things that would distract the attention of viewers away from the property itself. Lucky door prizes and sausage sizzles could divert energy from actual property negotiations.

While you would like to be there to assist, it’s not a good idea. Instead, leave things to your agent. They are experienced and know the best way to field questions. Also, people feel freer to discuss their real feelings to a third party.

Getting good numbers of lookers also helps matters. Even the joyriders will have friends who may be interested in having a real look. And if people are serious enough to look, they could be tempted enough to buy even when it’s not their initial intention.

If I can be of assistance with any real estate matter, feel free to phone me on 0418 517 525 or to call into our offices at Browns Plains Westpoint Shopping Centre for friendly assistance.

Christmas Is Here :)

Season Greetings from the Professionals Team!
Thank you all for your support throughout 2014, cheers for a great 2015!!!

 The office is closed from the 23rd of December and will be re-opening on the Monday the 5th of January. During this time the Salespeople and Property Managers will be contactable for emergency via mobile.

Be Decisive When Selling

Selling a property is like running a business. You need to be decisive.
You are either in the market or you are out. Nothing will happen if you’re half-hearted in your attempt to sell.
Everyone has their reasons for selling. Know what your goals are and your timeline for accomplishing them. Make your agent your business partner. Advise him/her of your plans at the beginning of the sales process. This will help determine how you market the property and will even help shape the final terms of your sales contract.

Keeping your intentions secret from your agent will hinder their success rate. Sellers often get cold feet at the tail end of negotiations and the sale falls through. Don’t let this happen to you. You’ll only lose money and waste your time and theirs.

To help you be decisive it’s a good idea to get an independent appraisal on your property from a market valuer. This will tell you the true state of the market in your locality. You can’t afford to be over-optimistic. You’ll set your price too high and it will sit on the market longer than necessary. In the end, it will sell for less than if you started at the right price.

Give your agent time as well to create interest in your property, and be prepared to listen to what the market is telling you. If I can be of assistance in helping you to sell or if you have any questions, feel free to phone me on 0418 517 525 or to call into our friendly offices at Westpoint Shopping Centre to chat to one of our Sales Agents.

Bidding Boldly At Auctions

There is a school of thought for auction bidders that says start boldly, giving it your next-to-last big shot. This is in opposition to the start slow and go cautiously school.

Sounds crazy, doesn’t it? Yet, there is a logic in thinking bold. First of all, it may knock the wind out of other bidders’ sails. By the time they figure out what’s happening, the hammer may have sounded. Without the chance to warm up, the opposition may simply never get started. There is also the risk that if the other party gets warmed up first, the auction could rapidly move along before you, yourself, have your bearings.

Then there is the chance that the auction will not reach the reserve price. As the person making the strongest bid, you will be given the first right to negotiate with the seller as soon as the bidding ceases. This may be the most vulnerable time for the seller, for their position may harden with the passage of 24 hours. So your chances of a compromise are greater.

Another idea is to attend some other auctions beforehand to get experience, preferably with the agent selling the house you have in mind. This will give you a better idea of what you may encounter. You should also have in mind your ideal price, what you could comfortably pay and your absolute maximum price. This will give you the confidence to be a bold bidder.

If I can be of assistance in any auction matters, whether buying or selling, feel free to phone me on 0418 517 525 or pop into our offices.
Alternatively you could contact Stuart Marr, our fully licensed Auctioneer & Real Estate Agent who has had over 25 years in the Auctioneering profession on 0400 902 284.

How to Attract a Long-term Tenant

If you own an investment rental property and want a long-term tenant, then you have to put yourselves in their shoes. Tenants are like owner occupiers. While struggling to match the current rental prices, they expect value for their money. So you need to offer appropriate benefits. Here’s a list of tenant desirables:
1. A clean, tidy and well-maintained property. The tenant needs to feel that the landlord will attend to any repairs or maintenance issues and is willing to spend money on their investment property.
2. A good location. Just like owner-occupiers, tenants seek closeness to essential services to meet their lifestyle choices. Nearby shops, schools, transport and leisure facilities all count and are highly sought after.
3. Storage space. Tenants like plenty of storage and cupboard space. Everyone has personal items and plenty of possessions that need a space. This includes a safe place to park the car!
4. Little luxuries. Tenants all look for dishwashers, air conditioning and good heating. These appliances are at the top of their list.
5. New renovations. Tenants like fresh paint and new carpeting. They also like a fresh, airy feeling with plenty of light and will pay that little extra to feel comfortable.

These amenities can separate your property from a similar one in the area. Hence, it will have broader tenant appeal and can command a higher price than similar properties lacking these attributes.

If you have a rental property and would like to know more about our property management services, feel free to phone me on 0418 517 525, call rentals on 3809 4495 or come to 20 Commerce Drive, Browns Plains to visit with our property management staff.

Upgrading or Downgrading

Life changes naturally occur in the family when additions are made to it or when children fly the coop. When the decision to have children is made or the mother-in-law is moving in, things can get suddenly cramped. That’s the time you’ll be thinking of upgrading to a larger and more expensive home. Now location considerations also change. In this case being near a school, parks, shops and even a hospital may suddenly become important criteria.
But, once again, the longer you delay in making the change, the harder it becomes because the market will have climbed in the meantime. So moving sooner rather than later enables you to buy in at a more favourable price, giving you more opportunity for capital growth.
Now let’s look at the opposite situation—down-sizing. In this case maybe the children are moving into their own pads and suddenly the house seems too big. Oddly enough, the situation reverses itself and you have the luxury of waiting to purchase until the market is in a strong growth phase.
The reason for this is that you can maximise the capital growth on your current property when you go to sell and minimise the mortgage (if any) on your next home or maximise any left-over funds for you to utilise in your life of retirement.
We at Professionals Logan Lifestyles can assist you on any real estate matter. If you have a question or are interested in a sale, purchase or lease feel free to contact me on 0418 517 575 or call into our friendly offices at Westpoint Shopping Centre Browns Plains for a chat.

Do Granny Flats Add Value?

The idea of adding a backyard structure can be very enticing whether it be for separate living quarters for an ageing parent, a private place for younger members of the family, a live-in nanny or, perhaps, a private office or study. But does it add value to the property? The quick answer is that providing it is aesthetically pleasing and in sympathy with the house and the backyard, it will add value to the property. As such, it provides a means to get the maximum realisation from existing services. As a workshop or bedroom, for example, it might well enable you to have a greater interaction between the garden and the house. However, building designer David Mulhall says building a separate structure is generally only wise if an extension isn’t possible or compromises a renovation. He believes people need to assess the merits of building a garden studio because they only appeal to a small segment of the market.

Mulhall says owners should consider renovating or extending their property before starting any backyard construction. Remember, too, to research and be aware of all the applicable building regulations, especially those dealing with dual occupancies.

Granny flats are also popular with families who have a dependent person including the elderly or a disabled family member who want to live close but not under the same roof. We at Professionals Logan Lifestyles can advise you on all matters which may enhance the value of your property. If you have any questions in respect of this article, or about any sale, purchase, letting or other real estate matter do not hesitate to call me on 0418 517 525 or call in to our friendly offices at Westpoint Shopping Centre Browns Plains for a talk.

Selling Your Home: Hold a Garage Sale

Clean and clear homes sell better. After all, not too many visitors will be thrilled to see other people’s mess in the homes they’re inspecting. You want to give your prospective buyers the chance to visualize the house with their lifestyle, not yours. So, if you’re thinking of selling your property, consider de-cluttering and selling some of your stuff first. Now you have the perfect time and/or excuse to get rid of those things just lying in your garage and gathering dust, or those tacky gifts given to you that you just can’t find a place in your home. And you’ll be making money at the same time. You can sell anything. Probably the only exception might be if you think you might regret selling something later on. Remember, what is junk to you may be treasure to someone else. Set up tables, clothes racks, and shelves in the nicest and most presentable way. You don’t want buyers driving by, glancing in and leaving, so make sure you arrange your goods in such a way that people will be drawn in.

Finally, you can also donate to charity. Hundreds of charitable organizations will be more than willing to take your stuff and clear your home for sale. Plus, you are reassured that your stuff will go out of its way to help someone else. Garages sales are fun. We at Professionals Logan Lifestyles encourage you to have one before the inspection program commences. If you have any question in respect of these hints, or about any sale, purchase, letting or other real estate matter do not hesitate to call me, Noel Thompson on 0418 517 525 or call in to our friendly offices for a talk.”

Getting Ready for a Spring Sale

It could be said that the early bird gets the worm, but putting up your property for sale in September or thereabouts could make sense. Consider that more properties are for sale from September to the first week of December than at any other time of the year.

In fact, there are proportionately more buyers than sellers in early spring, so your chances of achieving a higher price are better. When selling it’s also a good idea to scope out the market for comparable properties to yours, comparing apples to apples. If you have a 3 bedroom unit, for example, look and see what other 3 bedroom units on the street are selling for. Don’t look at 3 bedroom houses. Also, have a sales contract drawn up by a solicitor, because incomplete documentation can ward off buyers. It’s best to be properly prepared to respond to any issues that would concern a buyer’s solicitor.Regarding whether to auction or sell by private treaty, it depends on the house and the area. If your property has unique features that would attract plenty of buyers, then auctions can achieve a competitive atmosphere and a higher price. If you’re in a new housing development, on the other hand, where there’s other similar properties auctions are less successful. Finally, first impressions are so important when a sell sign goes up. So put attention on your garden. Simply pruning larger shrubs and trees, for example, can make the garden appear larger. If you’re thinking about selling or have a query, give myself a call on 0418 517 525/3800 4000 or drop by our friendly offices at Westpoint Shopping Centre Browns Plains Road, Browns Plains for immediate assistance.

Buying a Unit for Investment

Real estate is one of the safest forms of investment, because you can touch and feel the asset you own. At the same time, however, there are some units that will re-sell or be tenanted faster than others. In a survey by Matusik Property Insights potential buyers were queried as to their preferences. The object of the survey was to find out what unit design sells best. To begin with, people surveyed baulked at buying the traditional studio and one-bedroom apartment if the kitchen was under-sized. So an investor should either look to upgrade an existing unit’s kitchen or find one already suitable. Not only larger kitchens were desired in one and two bedroom units, but also larger living rooms. Dimensions mentioned were 6.5 metres to 8.5 metres. Potential tenants also favoured balconies and lots of natural light. The latter can make a variance in price even within the same apartment block. Of course, location is always high on the list. Ready transportation is a big plus as well as a secure garage. Another interesting factor was that the higher the rent, the more amenities were expected by tenants and buyers. Items like spaciousness, more bathrooms, good views and built-in fittings were expected. To be on the safe side, it’s always best to buy something you yourself would live in. Take advantage of our extensive experience in rental units by phoning me, Noel Thompson, on 3809 4495 or 0418 517 525, or stopping by our offices at Westpoint Shopping Centre Browns Plains Road, Browns Plains for friendly assistance.

Making Money in Property

There are four ways to make money out of property investments. To get the top performance from your property you should have a balance of all four elements, namely:- 1) Passive Appreciation: This occurs when you purchase a well-positioned property with a good location and it increases in value along with the general property market over time. 2) Active Appreciation: This happens when you take an action to increase the property’s value by renovation or redevelopment. 3) Rental Return: This is the most common source of return on investment, since it provides cash flow. 4) Tax Benefits: Property is probably the best investment for tax benefits due to negative gearing and depreciation allowances. It’s important to keep all four of the income-producing qualities in mind when investing in property. One reason is that well-located residential properties have inherently high growth rates. Most successful property investors over the long term do so safely without speculating. They buy quality properties in good locations and hold them over the long term, allowing them to grow in value. The main reason they purchase property in the first place is for strong capital growth. It is probably the golden rule of property investing to buy the best quality property you can in the best location you can find and which you can purchase within your budget. Then never sell the property. We at Professionals Logan Lifestyles can assist you on all aspects of real estate. If you have any questions about any sale, purchase, letting or other real estate matter do not hesitate to call me Noel Thompson on 0418517525 or call in to our friendly offices at Browns Plains for a talk.

Buying Decisions at Different Stages in Life

There are different real estate choices in life as one’s life progresses. The first one is when to move from a rented premises to an owner-occupied one. This is the most critical transition because it sets the foundation for every subsequent investment choice. Here are three important criteria to consider. The first one is job security. In order to get a loan, you’ll have a lot easier time if you’re permanently employed in a full-time position. Banks are less impressed if you’re a contract worker or have casual work. The second consideration is affordability. Once you have determined that your job situation is secure and you’ve duly saved up for all the purchasing costs including the deposit and stamp duties, then you will need to make the jump as soon as you can. This is because property always moves upwards over the long term. So don’t make the mistake of waiting for things to become more affordable. More often than not, they don’t. Now comes the third consideration—choosing the right location. You want to set the right investment foundation by choosing wisely. This will set you up for the future because you will watch your investment grow in capital value as land values rise. And location is a critical factor, simply because while all properties grow in value over time, some will grow faster than others. We at Professionals Logan Lifestyles can assist you on and real estate matter. If you have a question or are interested is a sale, purchase or lease feel free to contact me, on 0418 517 525 or call into our friendly offices at Westpoint Shopping Centre, Browns Plains a chat. Noel Thompson

Don’t Get Hammered: Check The Water Pipes

It can be really irritating on your first day in a new home to turn off a tap and hear a loud banging or rattling coming from a wall or beneath the floor boards: The cause is water hammer or “hydraulic shock” and it can sometimes cause extensive damage to water pipes, hot water systems and appliances.

Sometimes water hammer is an indicator of an installation problem relating to piping, valves, taps, cisterns, hot water storage and heating, washing machines or dishwashers. The most common causes are tension in the piping, poor piping support in walls and under floors, high mains pressure and fast-closing solenoid valves in appliances.

When a tap is suddenly shut the moving mass of water in the pipe behind, which has built up velocity and pressure, suddenly stops...releasing a shock wave either in one loud bang or as a series of hammering noises. Eventually, this can cause leaks and even failure of the piping system.

Sometimes water hammer only occurs with a single device in the home, commonly a flush toilet. When you pull the chain or push the button to flush the bowl a float valve opens to refill the cistern. The closure of this valve can then produce water hammer in a susceptible system. This can be hell for light sleepers in the family home when it happens at night.

We at can assist you to locate a plumber in your area or resolve other property concerns.

If you have a question about real estate, or would like assistance in locating a property, feel free to phone me, Noel Thompson Principal Professionals Logan Lifestyles anytime on 0418 517 525.

Insulate For Comfort and Economy

In a new home the cost of insulating walls, ceilings and floors is very reasonable because sarking (applied under roof cladding) and fibreglass or rockwool batts can be installed during the construction phase when access is optimised.

The purpose of insulation is to block the flow of heat into and out of the building. Wood, brick, stone and concrete have good insulating properties because they are poor conductors of heat but engineered insulation products are far more efficient. Modern lightweight insulating mats and batts only 150mm thick will block the flow of heat as effectively as a solid brick wall.

You can purchase packs of insulation material from hardware stores and building supplies retailers together with free do-it-yourself installation instructions but beware; this is not a task to be taken lightly. Insulation products, especially those made from fine shreds of glass or stone, can cause severe skin irritation and bronchial problems. Masks, gloves and protective clothing must be worn.

Other popular insulation products include cellulose, polystyrene, urea formaldehyde, perlite and urethane and are applied either as loose fill, mats, batts, slabs and rigid boards (urea formaldehyde and urethane are usually foamed-in-place).

Crawling around in roof spaces can be hazardous because of the risk of electrical shock, heat exhaustion and physical injury so it is recommended that you get quotes from professionals before attempting the task yourself.

If you have a question about real estate, or would like assistance in locating a property, feel free to phone me, Noel Thompson Principal Professionals Logan Lifestyles anytime on 0418 517 525.

Joint Tenancy

Joint tenancy is a form of real estate ownership wherein two people jointly purchase a property with the intention of splitting everything fifty-fifty.

To illustrate the above, suppose an investment property is purchased and one party pays for 80 per cent of the deposit and expenses, while the other covers the balance. When tax time comes, the two parties have to claim 50 per cent of the expenses and 50 per cent of the income on their respective statements. It does not matter that one paid proportionately more than the other. This is what joint tenancy is all about.

In the case of a husband and wife, suppose an investment property is purchased jointly for $280,000 and the husband pays $100,000 down as a deposit. Even though he paid for 35 per cent of the property outright, all income and expenses must be declared evenly on their tax returns.

While the above situation would disadvantage the husband if he were in a higher tax bracket initially, over time when the property becomes cash positive it may turn advantageous. This is because 50 per cent of the income will be taxed at the wife’s lower rate.

Another facet of joint tenancy is what happens when one partner dies. In such a case, the property automatically reverts to the full ownership of the other party. So one’s interest in the property cannot be willed to a third party, as in the case of a tenancy in common

If you have a question about real estate, or would like assistance in locating a property, feel free to phone me, Noel Thompson Principal Professionals Logan Lifestyles anytime on 0418 517 525.

Storage: A Journey Into Space

Family homes are designed to hold the furniture and possessions that the occupants need and accumulate over time. However, when family possessions become so numerous that they eat up all the available space it’s time to either move into a bigger home or expand the existing one to cope.
• Add a second storey
• Add a room/s
• Add a storage shed

The construction of additional rooms does not always solve the problem of clutter because family members always see the newly created space as potentially having another role – a games room, TV room, visitor’s bedroom etc.

Adding another level usually leads to a reallocation of space and the purchase of even more goods to fill the rooms.

Backyard storage sheds can vary from self-assembled ColorBond cupboards to an architecturally-designed granny flat.

Urban dwellers can find plenty of storage units available for weekly, monthly or annual hire. These can vary from something the size of a clothes cupboard to a double garage. In country areas it is often possible to cheaply rent an unused shed or garage.

In any event, carefully review your possessions before making expensive storage decisions. Why not let us at Professionals Logan Lifestyles look into your space problem because we have the experience and knowledge to suggest possible ideas that will suit your situation.

If you have a question about real estate, or would like assistance in locating a property, feel free to phone me, Noel Thompson Principal Professionals Logan Lifestyles anytime on 0418 517 525.