property: building, real estate and property development
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We linku2 building, maintenance, design, interior design, real estate, property management, builders, tradesmen, plumbers, electricians, rentals, decorating, home loans, mortgage servicesTRANSCRIPT
Tips When Buying at Auction
New Zealand Property Report - April 2013
Building a Home on a Budget
Designing a Home to Keep in the Heat
How to Declutter Your Home
Decorating Ideas - The Main Bedroom
Creating and Outdoor Entertaining Area and
How you Use It
Tips when considering Purchasing a
Property
How to create a Budget for your Home Build
Creating a Sunroom or Conservatory
Tips on Preparing your Home for Sale
Decorating Ideas - Kids Bedrooms
Maximising Small Garden Spaces
Local Services: Property, Real Estate and
Building
PROPERTY: REAL ESTATE, BUILDING AND DEVELOPMENT AUTUMN 2013
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TIPS WHEN BUYING AT AUCTION
There can be some controversy as to whether an auction is a good way to buy or sell a property but if you have found a property which you are interested in purchasing and it is going to market through the auction process there are a number of things you should do both prior to the auction and on auction day to hopefully ensure success.
A BRIEF HISTORY OF THE AUCTION
The auction process dates back to early biblical times. Slaves were bought and sold at auction as well as women auctioned off as wives. The Romans used to auction family estates and auctions have also been popular, and in many cases continue so, for crops, livestock and tools. Auctioning is popular nowadays for sought after items such as art works and memorabilia.
WHEN BUYING PROPERTY
Do your market research on the value of the property you are considering.
Check the property and ensure you have undertaken all the necessary structural and
building surveys and inspections. Any defects or problems known prior to the sale should be disclosed in the conditions of sale documentation for the auction but make sure you check this with the sales person. Get a LIM report and read through the conditions of sale document.
Check the Certificate of Title of the property
Check you understand the chattels which come with the property
Decide if you are going to bid or if you aren’t very confident, appoint someone who can bid for you at the auction
If you aren’t familiar with the auction process it is wise to try and attend one or two other auctions before your important date so you can follow what is happening and understand what will happen.
Make sure you are aware of the minimum deposit you need to have available immediately on your success at the auction
Understand the auction terms such as –“On the market”, this is when the reserve
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price has been met and the property will be sold to the highest bidder
“Reserve Price” which is the lowest price the seller will take, once this has been reached and exceeded the property will be sold
“Passed In” which is when the property doesn’t reach the reserve price at the auction
Once you are ready to bid at the auction make sure you can clearly see the auctioneer and he can see you for your bids
Be aware the auctioneer is allowed to place bids on the vendors behalf to move bidding forward to a price level acceptable to the vendor and close to the reserve price. However be aware that the auctioneer is not allowed to bid above the reserve price
Make sure you know your budget and your top price and don’t get carried away by your emotions. Your top bid should be your top bid unless you have made provision otherwise
Turn up at the auction knowing your game plan, having done your research, your top budget, be confident and get out there and win your new property!
NZ PROPERTY REPORT
APRIL 2013
The property market continues to show signs of confidence and heightened activity
as compared to the past few years. The confidence amongst sellers bringing their properties onto the market has pushed up the (seasonally adjusted) truncated mean asking price to a new high of $447,275 – the highest level since the collection of data began in 2007. This rise in asking price was noticeable in around half of New Zealand, with Auckland reaching a new record high of $612,167, and Central Lakes Otago reaching a new high of $679,987. A record low of $353,474 was seen in Marlborough (down 9% on March figures) The number of new listings fell to 10,023, down 21.5% on March and down 1.5% year on year. In the main centers, both Auckland and Canterbury experienced an increase in listings when compared to April last year of 9.3% and 0.8% respectively and Wellingtons figure fell by just 1.9%. The next 3 months are traditionally a quiter time for the market, with lower listings ahead of the spring pick up in August. If property sales continue strongly it is likely that asking prices will continue to creep up as demand for property continues to remain high.
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TIPS WHEN PURCHASING A PROPERTY If the property of your dreams is selling by auction you can be confident in your negotia-tions but what do you need to
know about the property beforehand. For tips scan this QR code or visit www.linku2hibiscuscoast.co.nz | We Linku2 | Property - Scrolling item or Article link
Asking Price
The seasonally adjusted truncated mean asking price for listings rose 5.5% (from April 2012) and reached an all time high of $447,275. This new record asking price level was up from the prior peak of $446,277 reached in November last year. The trend as seen in the chart opposite, continues to show strength in seller expectation, on the back of low listings, and strong demand in the main centres
New Listings
The level of new listings coming onto the market in April fell 21.3% from March, to a total of 10,023. This represents a fall of 1.5% from April last year. On a 12 month moving average basis a total of 131,552 new listings have come to the market since April 2012, as compared to 128,994 in the prior 12 month period, a rise of 2%. This compares to REINZ reported sales, which are up 16.7% on the same 12 month comparable basis.
Inventory
The level of unsold houses on the market at the end of April (42,225) was down slightly, when compared to March (43,930). The inventory as measured in terms of equivalent weeks of sales fell in April to 26.8 weeks, remaining well below the long-term average of 39 weeks. The market remains firmly a seller’s market; with 17 of the 19 regions showing inventory levels that are well below long term averages. Both Auckland and Canterbury continue to witness the highest extent of this. Auckland is 53% below its long term average, and Canterbury is 47% below its long term average.
Information courtesy of www.realestate.co.nz
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and investment for you these matters may not be relevant but do keep in mind
Collect estimates early. Before you are even too far into the planning process start gathering estimates. While these will only be rough guides there’s no point in going down the track saying you want underfloor heating if your budget simply won’t stretch that far.
Make the shape of your building simple. Angles, corners, rounded edges will all add to the building costs
Consider what services you can complete yourself. This may include gib stopping, painting, curtain making and often certain types of flooring which can be laid with a little instruction
Shop around for your materials and services. Be prepared to negotiate, you may not get a discount on that oven or dishwasher but at the very least you might get a free toaster or a year supply of dishwasher tablets! Consider clearance stores or seconds as
BUILDING A HOME ON A BUDGET
How often do you hear of the nightmares experienced by those who build their own property about budget blowout and the stress of extra costs and over spending.
Everybody has some sort of budget in mind when they plan to build and here are a few tips to keep in mind if you are limited and would like to maximise what you can get for those tighter budget costs.
Consider the size of the house you need. Smaller houses are cheaper to build but don’t
cut back too far. If you are a young couple do take into consideration the number of children you might like to have, if you have family living overseas also take into consideration if they visit and you have three children how practical will it be. If this is a first time home
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often this can save you lots of money and the flaw may be hidden in your layout
Consider package lots or basic finishes. Fixtures, taps and tops can always be upgraded later once you have more money. Consider open shelving which can be replaced later
Consider recycled materials and estate auctions. Items can add character to your place and if you change your mind they can always be replaced when the budget has grown again
Landscaping can be done on a budget. Level the land, grass your lawn and you can add your exterior design and flower beds later
Whilst you might be building on a budget do consider your expenses down the track. It is worth putting greater emphasis on the basic building blocks of your home including energy saving heating options, water conservation and ventilation and, yes, it is wise to have a Plan B if you find your costs are spiralling out of control!
DESIGNING A HOME TO KEEP IN
THE HEAT
Different houses need different types of insulation. In an uninsulated home the main heat loss is through the ceiling which can be up to 40% with windows being the biggest heat drain for their area.
Your floors lose only about 10% of your heat
loss but by insulating them there can become an immediate sense of warmth detracting from a warmer feeling underfoot.
Insulation, of course, isn’t just important for heating in the winter but will also keep the heat out in summer. It also lessens the likelihood of condensation which creates mildew and mould and causes allergies and respiratory illnesses.
When considering insulation you need to decide what kind of insulation would work best in your scenario but even before that you need to sort out draughts. Seal around doors and windows but remember you do still
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need to ventilate your house. Draughts should be plugged, ventilation is essential to avoid damp and retain good air quality.
The types of insulation you may consider include –
Rolled Insulation – Often coming in pre cut
sizes you can install batts yourself or get in a professional. The batts slot between floor boards and wall joists. Pink Batts™ are made of lightweight and flexible glass wool and are
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If you are looking for short term accommodation while building or renovating we are the experts.
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Sprayed Foam – This type of insulation is almost always installed by a professional and consists of an expanding foam which adheres to wall linings or ceilings
Boards and Pipes – Insulation can also come in rigid forms often offering the most efficient form of insulation for under floors and basements. Pipes should also be wrapped for energy efficiency in water heating.
Natural products of course work well not only because they often have a good long life span but are also environmentally friendly.
Double glazing on windows is now popular and is excellent for heat retention.
If designing your home from the ground up consider the sun and use natural heat and light in your insulation plans. In New Zealand an optimal building site will be north facing, sheltered from prevailing winds and away from buildings or trees that can cast shadow, particularly in the winter months when the sun is lower.
Take time to consider the systems you might use when heating your home both in relation to their running costs and the environmental impact. Options can include electricity, gas, solar and wood burning. Plus an effective ventilation system that can transfer heat between rooms may look like an added
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expense at the outset but can often save you many dollars over subsequent years.
If your current home insulation is not up to standard you may be eligible for the current government Warm Up New Zealand: Heat Smart scheme which is an insulation programme that gives New Zealanders an opportunity to make their homes warmer, drier and more energy efficient.
It started on 1 July 2009, as a four year programme. It is run by EECA and the Government has committed to spending $347 million on the programme. For further details visit www.eeca.govt.nz
HOW TO DECLUTTER YOUR
HOME
If you are looking to sell your house you need to ensure it has appeal to those coming to view. Whilst they should understand and look past clutter often people can’t visualise and your clutter merely puts them off what could potentially be their new home and your comfortable exit plan.
When you decide to declutter make sure you set yourself a plan. Opening a drawer and dumping everything on the floor or pulling everything out of the wardrobe in one pile is just going to cause you stress and frustration.
Prepare yourself. Decide you will declutter and remember decluttering is not just arranging your clutter into pretty boxes and bags. That is just organised clutter. When you declutter you need to get rid of things.
Spend a moment visualising the room, shelf, cupboard when it is done this can help in knowing what you need to get rid of as it doesn’t fit your vision.
Have a good idea of what you are going to do with the things you get rid of. Some of course will be destined for the rubbish but, often for those things you are struggling to let go of, if you have a new home or better destination in
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mind for them such as the Women’s Refuge or Hospice you can let go by knowing the item will go somewhere that it is actually appreciated!
Give away instead of trying to sell. The time and effort you go to in the selling process usually won’t be worth the money you will get, plus giving always makes you feel better.
Remember once you have finished your declutter it won’t be the end. You need to stay organised to avoid another big build up and having to start again too soon!
When you have a big pile of things to declutter in front of you use a timer. Set it for a sensible time period say 15 or 30 minutes and set yourself a goal to sort it all within that time period.
Before you begin make a list of places you intend to declutter starting with the easiest. Once you have done one your inspiration will grow to continue. Do one area at a time and cross them off your list as you complete.
Alternatively get a couple of large rubbish bags labelled rubbish, donate, keep and keep going until you’ve filled them.
Don’t go out and buy a whole set of beautiful new storage containers until you actually know what you want to put in them and why.
Complete each task or area before you move on to the next
Don’t try to do everything at once. If you have a number of rooms to sort then tackle one at a time perhaps with a week in between, or if you are on a tighter schedule because you want to get your house on the market at least have a day or two between each area.
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Reward yourself when you achieve a big task.
If you are struggling to let an item go but don’t really have any space or need for it, ask yourself do I need it really? Do I love it? Do I have room for it? Would someone else appreciate it? Your answers should help you come to your decision.
For those things you intend to hold on to and use make sure you don’t just then put them back in a drawer or cupboard. Put them somewhere you can see, appreciate and use.
Then step back and look at your new space – would a potential buyer like the look you have created?
DECORATING IDEAS – THE MAIN BEDROOM - CREATING
AN ATMOSPHERE
In today’s stressful world all too often there are few places we can go to relax and unwind but our bedroom is one of the most important.
A bedroom should be a reflection of who you really are underneath that frazzled and tired exterior and should be a place you not only want to spend time but that can bring you peace and tranquillity. A place not too feminine for your partners sake, a place where those who work from home can get away, subtle lighting, soft colours but also with those options for good lighting if you
TIPS ON PREPARING YOUR HOUSE FOR SALE... Decluttering is just one of the things you can do when you want your house to appeal to potential buyers. Scan this
QR code or visit www.linku2hibiscuscoast.co.nz | We Linku2 | Section - Scrolling item or Article link for more home preparation tips
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Use blackout window treatments if the light disturbs you to avoid interrupted sleep.
When decorating the room ensure you can change the décor to suit the seasons. Light bedding in summer keeps you cooler whilst in the winter you will want to introduce heavier bedding, thicker duvets and deeper, warmer colourings.
Whether from a feng shui perspective or otherwise avoid having shelves and tables full of family portraits in your room. Images of people create active energy, memories and relationships. Your bedroom should be your sanctuary, offering a sense of privacy. Having those eyes staring at you can make sleep and romance difficult!
A sense of equality should be portrayed either side of the bed with matching bedside tables. This can also give the bedroom a good sense of balance.
Remember what you see from your bed is the last thing you see every night and the first thing you see every morning, make that something you want to see to enhance your sleep and mood patterns.
When in your room introduce a sense of smell, vanilla is a sensual sent for men and lavender creates a relaxing atmosphere condusive to sleep.
When decorating your room with art remember the atmosphere you are trying to create.
With your bedroom being your place of rest lighting placement is important. Dim lights create that relaxing feel, however ensure if
are a keen reader to escape to worlds away.
By making the bed the focal point in the room you can change the mood through the fabrics and lighting. Deep, sensual and romantic in winter with deep reds and chocolate browns. Fresh and clean and peaceful in summer with crisp greens and blues.
A sense of serenity can be introduced with browns, creams, beige and earthy tones.
For those keen on feng shui it is important to knote that in a proper feng shui room all images seen from the bed are relaxing, calm, pleasant and harmonious.
If the space in your bedroom allows introduce a couple of armchairs to extend the function of the space and make the room your own private sanctuary.
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you do read, or even sew or knit in bed or your bedroom, lighting is adequate in the place you most prefer to do this. Very importantly ensure you can easily reach light switches from wherever you will be spending most of the time. You don’t want to have to get out of bed to turn off your light when you have been reading.
Therefore colour schemes in your bedroom can depend on your personality, climate and preferences but essential in the main bedroom is the creation of the atmosphere that will induce rest and relaxation ensuring you can leap out of bed each morning with that sense of purpose!
CREATING AN OUTDOOR ENTERTAINING AREA AND HOW
TO USE IT
Both your entertaining décor and your entertaining style is a personal thing. However there are some tips you should keep in mind as these can introduce
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limitations you may find restrictive if not considered.
When designing your outdoor entertaining area firstly decide on style. This will no doubt follow the style of your home although of course an old villa modernised and sleek in the interior may well lend itself better to the exterior charm of an already established garden.
Secondly decide what you need outside. Are you planning on doing a lot of cooking outdoors, not just a bbq? Do you want covered areas? Are you planning on sitting out on cooler evenings and therefore an outdoor fireplace would be appropriate?
Consider the way you usually entertain. Do you spend a lot of time just the two of you sipping your glass of wine in the early evening discussing your day. If so a smaller intimate spot should be designated where you don’t want to have to be heard over a dominant water feature or feel you are
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huddled in the corner of a palatial ballroom.
If you are prone to enjoying weekend parties, lots of friends and family around, open space for mingling, perhaps an area with an expandable table for buffets or dinners which can be retracted for those smaller and more intimate evenings.
Covered areas which can be used all year round with that outdoor fireplace or perhaps space for a couple of gas heaters. If you are in an area prone to rainfall make your covered area large enough so you can both cook and dine beneath the protective roof.
If you have a husband or family who love their sport or enjoy getting the team together for big game nights an outdoor flat screen TV can ensure you don’t split the party. Make sure the spot is free of glare and direct sunlight for those afternoon games!
If you are installing a spa use it to your best advantage. Not just for those intimate for two evenings but when having a party or just for adding attraction to the garden areas. Make
use of interesting tiles, programmed LED lights making your spa not only a place for therapy and relaxation but also a visual sensation.
Consider using outdoor rugs. As within your house you can define a conversation area around the rug. Use a rug to add colour and match your colour schemes with cushions, pillows and upholstery fabric.
If you are considering a pool or spa keep in mind who might be around. For example you and your partner might not have children, however, if you spend a lot of time with your sister, or best friend, and she has a couple of young children make sure you don’t have to close off your beautiful entertaining area when she visits for safety reasons!
An outdoor bar is always a draw card if you enjoy entertaining. Both young and old often enjoy propping themselves up at the bar watching the guests or family having fun.
Make sure your outdoor areas have good drainage, there’s nothing worse that a big
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puddle under the dining table or in the outdoor kitchen!
If possible make sure you have plenty of seating options. Make use of outside walls if you want to put in seating, add comfort and bring the space into the area with the use of cushions.
Above all effective outdoor entertainment
design begins with having space for both living and resting. Comfortable and secure, safe for children and taking advantage of any particular features such as views, intimate spaces or specific characteristic shrubs or trees.
Achieve everything you wish for and you won’t want to leave home again!
CREATING SMALL GARDEN SPACES... Now you have some ideas on what to include in your entertaining area get some tips on how to maximise if your space is limited. Scan
this QR code or visit www.linku2hibiscuscoast.co.nz | We Linku2 | Section - Scrolling item or Article link
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