the smartest way to buy property and save thousands · help you avoid the wrong home, the wrong...

The Smartest Way ToBuy Property and Save

Thousands

Strategies and Tips from the Award Winning Property ExpertTracy Leske

The Smartest Way to Buy Property & Save Thousands

PreviewIf you’re relocating to Brisbane, GoldCoast, Sunshine Coast or anywhere inSouth East Queensland and are buying ahome or investment property, you cantrust one of Queensland’s mostrespected and successful BuyersAdvocate, award winning Tracy Leske.

Tracy works for her clients with thehighest degree of professionalism andpersonalised service. She understandsthe speci c needs of successful peoplewho must select and purchase aproperty from afar or require face tof a c e service. From your rst contactuntil well after settlement, Tracy will doher utmost to make your propertybuying experience a delightful one andyour move smooth and efficient.

You will be delighted by the value-addedservices that Tracy delivers in helpingyou achieve the following:

Understanding your propertypreferences tailored to your needs. Provide you with up-to-the-minuteinformation on the Brisbane Qldhome market.

Make each property inspection asproductive as possible, from athorough orientation tour of thearea to well-planned meetings withhome inspectors, builders,architects, bankers, and schools. Negotiate effectively on your behalfto smooth over snags and ensurethe best possible outcome. Help you secure the best propertyassessment, title insurance,mortgage financing, movers,tradesmen, craftsmen, decorators,and schools. Maintain close contact and keepyou informed throughout thehome-search, negotiations and upto settlement.

HELPFUL QUEENSLAND REALESTATE INFORMATION

For an inside look at Brisbane homes,neighbourhoods, schools and more, letTracy put her expertise to work for you.These helpful choices are free and easy:

For a FREE Brisbane Relocation Kit, complete with a map of the entire

Brisbane area, luxury homes for sale, lists of recent home sales, home financing

facts and public and private school information, call Tracy on 0450 047 100

Pg 1Cherish Property

https://app.designrr.io/cherishproperty.com.au


Tracy’s Free Brisbane Property eBook(The Smartest Way to Buy A Propertyand Save Thousands of Dollars) is lledwith helpful information for Brisbanehome buyers and sellers.

Tracy will find your dreamTracy will find your dreamhome & home & perfect investmentperfect investment

property!property!

Having Tracy as your agent may saveyou thousands of dollars whilst herconsiderable market expertise andnegotiating skills will secure the bestoutcome for you - which may also saveyou signi cant amounts of time andresources. Tracy can take you on a stepby step process that delivers theultimate outcome:

Establish the proper valuation ofproperties that interest you.

Reveal the advantages anddisadvantages of living in differentareas.

Help you avoid the wrong home,the wrong neighbourhood, and thewrong price.

Guide you through complextransactions; and

Deliver the focused informationand in-depth market knowledgeyou need to make the bestdecision.

This book will give you anunderstanding of the home orinvestment property buying experience.It will give you control, give you animmediate advantage, give you purpose,give you certainty, give you the vehiclethat will enable every one of yourproperty buying endeavours to besuccessful.

Come on a journey with Tracy todiscover and explore a string of preciseand compelling ideas that will bene tyou. Ideas and bene ts which let youknow in crisp, energetic, precise detailexactly what’s in it for you and how toturn the tide in your favour, and gaincontrol of the entire home orinvestment property buying expedition.




Tracy Leske Up-Close and PersonalA woman with degrees and post gradsin international development, teachingand workplace education and aCompany Director who recruitsAustralian and international volunteersto contribute to animal welfareorganisations worldwide, would surelymake an unusual candidate for a buyer’sagent. However, property doesn’tdiscriminate. It tempts you and invitesyou into a world of interesting homes,stunning gardens, intriguing locations,design and air, wealth creation and theepitome of it all, the excitement andsatisfaction of buying your own home tolive in.

I will never forget being a spectator atmy rst auction in Melbourne twodecades ago. People lining the street,the buzz in the air, the hype of theauctioneer and eight bidders ghting itout for the opportunity to purchase theirdream home. The price went up and up,and with the fall of the hammer, cheersand claps rang out from the crowd. Itwas an electrifying atmosphere, onethat was repeated over and over in thelate 90’s when Melbourne property wasjust starting to boom. You had to be in itto win it, and those that got into themarket then have never looked back.

After several purchases andrenovations, it was obvious that I washooked on property and inevitable that Iwould start working in the real estateindustry.

Like many that start in the real estateindustry, it takes a while to nd yourniche and I found myself changing andadapting to suit the opportunities thatcame my way. This enabled me to buildexperience in a variety of roles in avariety of agencies, and eventuallyculminated in my becoming a buyer’sagent. For someone who had immersedthemselves in property for so manyyears, it was inevitable.




I have learnt that it takes years ofexperience to learn the intricacies ofhow property works and what cantranspire when inexperienced peoplefail to put the correct safeguards inplace. To be an e ective buyer’s agent, athorough understanding of the realestate industry across a range ofdisciplines is essential in order tonavigate a successful purchase.

I am fortunate to have had roles insales, property management, training,trust accounting, management andmarketing which have given me a soundbase of skills, experience andknowledge that come together in myrole as a Brisbane buyer’s agent.

Locating a suitable property andnegotiating the purchase for clients isvery rewarding. It is commonplace to bespeaking on a daily basis as newproperties come onto the market andinspection reports are communicated.

The parameters vary with everypurchase, however, the fundamentalsare the same. If you are thinking ofutilising the services of a Brisbanebuyer’s agent, then be sure to engagesomeone who has the suitableexperience to navigate easily throughthe process and ensure a seamlessoutcome.

An expert in top Brisbane properties,Tracy credits her success as Brisbane’smost trusted buyer’s agent to herproven skills as a net-worker, negotiator,and greater results oriented workethics. Tracy knows how to get the bestprice for her buyers and exceeds herclient’s expectations.

"I'm a deal maker who worksexclusively for property buyerswith a rm commitment to myclient's best interests".

— Tracy Leske Cherish Property




The “Professional's Professional”The “Professional's Professional”

Tracy attributes her success to her vastpersonal and professional network,which alerts her to desirable listingsbefore they hit the market. Tracy spent adecade crafting complex deals, theexperience made her an expert inproperty valuation and creative

nancing, and taught Tracy how tonegotiate rmly without beingadversarial - an invaluable skill whenclosing a sale. Her elite skill set ensuresthe best possible outcome whenchallenges arise - as they did whenTracy helped a client acquire two plotsof land in order to build a large estate.

Sellers of ne homes count on Tracy’smarket presence and sterling reputationto attract the right buyers for theirproperties.

Day or night, Tracy’s clients know theywill receive a quick response.

"When you think about all the ways youcan make a di erence in someone's life,

nding them a home has to rank prettyhigh. I'm a good listener and a hardworker, I love helping people – and Ithrive on being where the action is. Icouldn't ask for a better career.”

My Pledge and ServiceMy Pledge and Service

I commit to providing the highestI commit to providing the highestlevel of service by:level of service by:

Ensuring that my clients’ bestinterests are well representedprotected and never compromised,providing honest, knowledgeableadvice to my clients Communicating with my clientsduring the entire buying or sellingprocess and keeping them fullyinformed Adhering to the highest ethicalstandards, and to treat my clientsfairly, honestly and with the respectthey deserve Attempting to immediately remedya situation that isn’t exactly to thesatisfaction of my clients Responding expeditiously to everyphone call, sms and e-mail. Representing my clients in thesame way that I would want to berepresented.

The following articles are writtenThe following articles are writtenby Tracy Leske, Brisbane Buyer’sby Tracy Leske, Brisbane Buyer’sAgent and Advocate. She is theAgent and Advocate. She is the

Founder and Director of CherishFounder and Director of CherishProperty, an independentProperty, an independent

company who assist propertycompany who assist propertypurchases source and purchasepurchases source and purchase

properties in Brisbane.properties in Brisbane.




Easy Ways To IncreaseYour Property's Value

There are many ways you canways you canincrease your property’s valueincrease your property’s value,however many of them includesmashing your piggy bank. Buyer’sAgents are always looking for those

nishing touches that will appeal tobuyers or tenants, so take the time tomake some small changes and reap therewards.

In this section, we uncover some easyways you can make a di erence withoutcosting you an arm and a leg (orbuilding an extra room in your house).

Paint and clean Upgrade in small ways Give your garden a groom Give your home a maintenanceover

Paint and CleanPaint and Clean

A fresh coat of paint can do wonders toa home. If your walls are looking a littlelacklustre, or you’re simply in for anupdate, grab a brush and a paint roller,and give your home the once over.

Even if you don’t paint he entire house,just painting the front door and windowledges can change the whole placedrastically. Give your hardwood oors asolid scrub, carpet a shampoo and yourconcrete a blast with a power washer.You’ll notice a huge difference.

Upgrade in Small WaysUpgrade in Small Ways

If your tap leaks, your doors squeak oryour oors creak, it may be a good ideato give your home a quick upgrade.Replace the things in your home thataren’t working, and watch theimprovement unveil before your eyes!




You can easily upgrade your bathroomby replacing your tap fixings and showerhead and transform your kitchen withnew handles, taps and a splash of tilepaint. Although the changes are small, itwill drastically change the look of theserooms and will towards improving thevalue of your home.

While you’re undergoing this face lift,check for any ttings that don’t workand replace your light switches andpower points ensuring all are safe andin good working order.

Give Your Garden A GroomGive Your Garden A Groom

Your backyard is just as important asthe interior of your home, and if youkeep it nice and tidy, it will add value toyour property. Hang some plants, mowthe lawn, and if you don’t have any lawn,lay down some artificial grass.

Garden furniture and outdoor lightingcreate a warm and inviting area in whichto spend time and if you plant a hedgeor non-invasive bamboo along thefences, you can create a private oasiswhile controlling sunlight.

Keeping your garden tidy is essential,especially if you’re looking to sell yourhome, so get out your hedge clippersand chop the dead and overgrownbranches. Fill any blank spaces, andwatch your value grow!

Give Your Home a Maintenance Give Your Home a Maintenance Once-OverOnce-Over

Buyer’s agents are always looking forthose items that will be picked up in abuilding and pest inspection. The lastthing you want to do is to nd a client’sdream property and the contractcrashes over a failed building and pestinspection. Look for damp areas in andaround the home.

Areas that are moist can attracttermites, and if water is dripping againstthe house, it can cause the stumps tosubside. Look for timber in the ground.This will eventually rot and is anattractive home for termites.




It doesn’t have to cost much to upgradeyour home. With just a few dollars wellspent and some small improvements,you will see a huge di erence. Andremember, if you don’t want to lift a

nger, but want to see a dramaticchange, Brisbane Buyer’s Agent, CherishProperty o ers a makeover service foryour Brisbane property.

Don't go at it aloneImagine having your ownproperty expert while youpurchase your next familyhome or investment.

Call Tracy 0450 047 100

Factors To ConsiderWhen Investing inBrisbaneWhen considering to make aninvestment property purchase, peopleoften consider Brisbane. And why not?It’s the third largest city in Australia andis the jumping-o point for the stunningGold and Sunshine Coasts. But beforeyou dive in, there are a few factors toconsider when investing in Brisbane soit’s important that potential purchasersdo their research on the Sunshine State.

Firstly, it’s important to understand thedi erences in the market betweenBrisbane and the Southern States,Sydney and Melbourne. Brisbane ismuch smaller in size, therefore, buyersshould concentrate on purchasingwithin the 20km ring from the CBD, orcloser if the budget allows it.




Another important factor to consider isthe risk of ooding in Brisbane. Due tothe inclement weather patterns whichincludes severe storms and anabundance of rainfall, Brisbaneexperiences a lot of rainfall (991.3mm tod a t e this year, recorded December2016). Combine this with a very hilly cityand the result can be devastating.

In the December 2010 – January 2011ood event in Brisbane, 11,900 homes

and 2,500 businesses were completelyooded while 14,700 homes and 2,500

were partially ooded. 2.1 millionpeople were a ected and the clean-upbill hit 440 million.

Next we turn to termites; a verycommon and very real threat toBrisbane homes if not taken seriously.Termites are responsible for millions ofdollars of damage to property inAustralia, with approximately one in vehomes being subject to termite attack.

Purchasers should be aware of the riskof termites when purchasing Brisbaneproperty and take adequate precautionsto stay termite free.

Now we can’t talk about investingwithout mentioning value, and this iswhere interstaters can trip up.

Purchasers that do not have access torelevant property sales data andsomeone to interpret that data, caneasily be fooled into paying too muchfor a property.

As a Brisbane Buyer’s Agent, I see it alltoo many times where buyers believethey are getting a good deal, but theyjust don’t have the local knowledge tomake a discerning purchase. This iswhere a local Brisbane Buyer’s Agent’sknowledge is paramount.

A Buyer's Agent local experienceensures that interstaters who are usedto higher prices do not get caught in thetrap of being pushed up in price by realestate agents.

Why Use A Buyers Agent?

Eliminate Emotion Save Time Utilise Strong Negotiation Skills Minimise Risk Expert advice, knowledge &experience Avoid Sales Agent Spin on the Facts




So, when making the consideration toinvest in Brisbane, it is important tohighlight these four factors as some ofthe risks associated with purchasing inanother state. Any one of theseconsiderations can a ect an investment,and ultimately your retirement plan, soit is important to know your market.

If you don’t have the time and theinclination, you may want to hire theservices of a local Buyer’s Agent. Theywill hit the ground running with years ofexperience that will see you in your newinvestment in no time.

Buying Property inBrisbane: HowAttractive is it toInvestors?Shrewd investors have always lookedtowards Brisbane as an opportunisticplace to purchase property, mainly dueto the rising property prices that haveencompassed Sydney and Melbourne inpast times.

With prices in the Southern statesreaching record levels, the thought ofpurchasing a rst home, let alone asecond property as an investment, isout of reach for most wanting to enterthe investment market.

Brisbane is a city that has not reachedits potential, however it is fast becomingas gentri ed as it is cosmopolitan. As aBrisbane buyer's agent, I speak tonumerous people about their reasons ofbuying property in Brisbane, and italways comes back to the samedeciding factor...value. Value means alower price point. It means a betterrental return, and it means more roomfor growth.




The rental return that Brisbane canachieve on investments is streets aheadof its Southern counterparts, and makesit attractive to those investors notwanting to hurt their cash ow toomuch while they wait for capital growth.But what if you don’t live in Brisbane?

Living interstate or overseas shouldn’tbe a hindrance when purchasing aninvestment property, as there are waysof investing without getting in the carand driving to ‘open homes everyweekend. However, a thorough analysisof any property before you buy isimportant, no matter where it issituated. Using a local buyer’s agent is away that potential investors cancircumvent the pitfalls of purchasingsight unseen (or “site unseen”) inanother state and can assist discerningpurchasers in choosing the rightproperty.

A local buyer’s agent who is immersedin the property market on a daily basissafeguards the price a potential buyerpays is fair market value, manages thepurchase and subsequent contractmanagement and sees the processthrough to settlement and beyond.

Having a local buyer’s agent on yourside working for you is also a great wayto learn about the Brisbane marketwhile securing a greatinvestment. Investing is predominantlyabout the facts and gures, not thecolours of curtains and and carpets, so it can be advantageousto hand over the reins to someone whowill look purely from an investmentpoint of view.

"90% of all millionaires becomeso through owning real estate".

— Andrew Carnegie

It’s important that the property isattractive to potential renters, willachieve a good rate of capital growthand is a ordable, however, the primemotivation for investing for the future isto look at each prospect at arm’s lengthand assess it for its investmentpotential, and a local buyer’s agent is agreat option to help discerningpurchasers achieve just that.




Factors that InfluenceProperty Prices inBrisbane

Queensland’s highly skilled workforce,low operating costs and strategic Asia-Paci c location make it an attractiveinvestment destination to many and thepro-business economic environmentand positive forecast growth o ersinvestors a safe, medium to long-terminvestment climate within a stable andresilient economy.

Brisbane has been and continues to be,a signi cant centre for investment.We’ve seen the strengths thatQueensland and Brisbane have had too er for many years, and we have seennumerous businesses set up their headquarters in the state.

The future looks good. Economic growthin Queensland is forecast to strengthent o 4% in 2016-174% in 2016-17, stronger than allother states (Queensland Government2017) while international exports will bethe key driver of growth as the lique ednatural gas (LNG) projects increase.

Sectors such as property, infrastructure,energy, mining, construction, agricultureand tourism will continue to grow andattract investment from interstate andaround the world, and populationgrowth is forecast to increase as thepositive effects of the economy are felt.

As the economic centre for the SouthEast Queensland (SEQ) region,metropolitan Brisbane accounts fornearly 63% of the 1.7 million jobs inSEQ.

Of the 670,000 additional jobs forecastin SEQ by 2031, 443,000 (66%) areestimated to be located in metropolitanBrisbane.

Almost two-thirds (290,000) will be in theCity of Brisbane, which demonstratesthe city’s role as the region’s economicdriving force.




The CBD and neighbouring suburbs willcontinue to be a key employment centrefor SEQ’s widely- distributed residentialpopulation, providing approximately380,000 jobs by 2031 (Source: BrisbaneCity Council 2017).

There is a strong correlation betweenbusiness investment, job creation andan increase in property prices. Businessinvestment creates employment and jobseekers move freely in search ofemployment. Population growth drivesthe demand for property, and demandfosters competition within the propertymarket causing property prices toincrease.

As a Brisbane buyer’s agent, I see rst-hand how the demand for qualityresidential property drives prices up.There is no shortage of home ownersand investors competing for property,with prices heading north of ar e a s o n a b l e valuation. Populationgrowth has certainly played a solid partwith increased enquiry levels up onprevious years.

In the year ending 30 June 2015, NetInterstate Migration (NIM) was a sourceof net population loss for New South

Wales (-6,600 persons), South Australia (-3,800 persons), the Northern Territory (-3,000 persons), Western Australia (-2,000persons), the Australian Capital Territory(-700 persons) and Tasmania (-500persons), while Queensland (+6,400persons) and Victoria (+10,200 persons)were the only two states to contributepositively towards NIM.

This is positive news for Queensland aspeople are drawn to everything thatBrisbane has to o er. Even better newsis that the solid population growth thatwe have seen in previous years isexpected to continue.

Infrastructure Australia (2015) releasedits rst ever Australian InfrastructureAudit report in 2015. It’s the rst audit ofits kind in Australia, stating that,‘Australia’s population is projected togrow from 22.3 million in 2011 to 30.5million in 2031. Almost three-quarters ofthis growth … is projected to be in …Sydney, Melbourne, Brisbane andPerth,’

That’s a lot of people moving intocapital cities, and property prices willfeel the pinch. We see this as positivenews for anyone buying property inBrisbane.




9 Tax Tips for EOFY Property InvestmentPlanning

1.1. You may need to purchase a propertybefore June 30, perhaps for a SMSFpurchase. Using a buyer’s agent is agreat way to source a good qualityinvestment to suit your investmentstrategy.

2.2. If you have a geared investmentconsider pre-paying next year’s bankinterest to gain an immediate taxdeduction benefit.

33. Get a deduction this nancial year bypre-paying next year’s insurancepremiums (building, landlord insurance,etc).

4.4. Pay tax-deductible expenses in thisfinancial year.

5.5. If you have an investment property,consider doing minor repairs andmaintenance prior to the end of

nancial year so you can claim thecosts.

6.6. Your investments will move around invalue and you may be sitting on somepaper losses from shares or otherinvestments. This could be a good timeto sell some of your poor performers too set against capital gains made on thesale of other investments over the past12 months. Using a vendor advocate tosell property is a way to obtainindependent advice and maximise yourselling strategy. They will even liaisewith the real estate agents on yourbehalf.

7.7. If clients have multiple properties intheir SMSF and need to sell one ormore, this may need to be done thisfinancial year.

8.8. Make donations.

Obtaining sound nancial, property,Obtaining sound nancial, property,taxation and investment advice istaxation and investment advice ishighly recommended to implementhighly recommended to implementany of the above strategies. Ensureany of the above strategies. Ensureyou have a buyer and vendor agent,you have a buyer and vendor agent,a nancial advisor and ana nancial advisor and anaccountant in your team ofaccountant in your team ofprofessionals.professionals.




The Bene ts of StylingYour Home for a Sale

It’s natural that real estate sellers wantto achieve the best price when they areselling their home. So what is an easyand relatively inexpensive way toachieve this? Why, home styling ofcourse!

As a Brisbane buyer’s agent, I see insidecountless homes, and what sets somehomes apart from the others is whetherthe home has been styled, or whatsome call ‘staged’. Home styling, whenit’s done professionally, is an extremelye ective way to achieve a WOW factorwhen people come to inspect, so ifyou’re looking to maximise your saleprice, look no further than getting anexpert in to transform your home.

Home styling, or stagingHome styling, or staging, is theprocess of using an interior designer tostage your property with furniture andaccessories in preparation for a sale.

Generally, items are hired for a term ofapproximately 6 weeks and professionalphotography is completed once thehome has been tted out with acollection of suitable pieces.

The goal is to help present the home inthe best possible light, attracting themaximum number of buyers. This sellsthe home in the fastest possible time atthe highest possible price, beating thecompetition.

Over 81% of buyers find it easierto visualise the property as theirfuture home when it's staged.




Real estate agents reportthat the average time on

the market for homes thathave been styled for a

sales campaign is only 33days, compared to 90 days

for non-styled homes, and on average,

styled homes attract a 3-6% increase in sale price.

So, what are you waitingfor? It’s a no brainer!

A great tip is that property styling fordisplay homes and investmentproperties is tax deductible, which iseven more of a reason to delve in anddress your property up for maximumexposure.

Another upside is that furniture andaccessories can be hired at a nominalcost as opposed to the idea ofconventional interior decorating whichrequires the actual purchase of thefurniture and accessories. Obviously,this is a huge cost saving for the vendor,as many of the items in a stylist’s

inventory are premium furnishings andwould be far too costly to purchase.

As a buyers agent and vendor advocate,I see rsthand how professionally styledproperties can make a positivedifference to a sales campaign.

Properties that are professionally styledseem lighter, brighter and more inviting.The furniture is spaced well andadornments and accessories are placedin a way to create a homely, butsophisticated feel.

So when you’re thinking about selling,consider getting the experts in totransform your home into one that willsee buyer’s lining up at door.




How Interior DesignCan Influence PropertyValueThe following tips are great for vendorslooking to get top dollar when they selltheir homes. As a Brisbane VendorAdvocate, Cherish Property advise allproperty owners to take measures toensure their homes are presented in thebest light possible so they can capitaliseon a great marketing campaign and anabundance of buyers through the openhomes. This creates, excitement, afeeling of urgency and a competitivebuying environment.

Interior styling can in uence the valueof your property in a signi cant way. Ifyour home’s interior looks tired ordated, chances are your property won’treceive as much positive feedback asyou’d like.

This can be recti ed quite easily, if youmake some subtle changes to yourhome. It doesn’t have to be extreme; noone is telling you to install a lap pool oradd another storey onto your house. It’sthe small things, like interior stylinginterior stylingthat can help increase your propertythat can help increase your propertyvaluevalue.

You should start with what you’vealready got. Is your furniture blockingentrance ways, is it too close together ora tripping hazard? You should considerthe art of Feng Shui. Although Feng Shuiis used to improve the spirit of thehouse and produce good luck, it is alsoa great basis in which to style yourhome. Removing clutter will not onlyopen up the house, but it will give youmore room to move. Unwanted clutteris a hindrance, and once it’s gone, youcan focus on the styling of your home.

If you’re thinking of painting yourinterior walls a di erent colour,consider colours that are welcomingand calming; such tones include paleblues and earthy hues. Open,welcoming colours give o positiveenergy and make your home look larger,so it’s a win-win. If you’re wanting toappeal then dark colours may detract apotential buyers or valuer.




The latest trends are jewel tones(amethyst, sapphire, emerald, ruby,garnet and citrine), but be careful whenusing these colours as dark colours onall four walls makes the room looksmaller & less inviting. If you areplanning on using jewel tones or darkerhues, consider a feature wall. They addlife to your home, but don’t close o theentire space.

"Luxury is when it seemsflawless, when you reach theright balance between allelements. Understatedtheatricality - that is what myluxury is all about".

— Jean Louis Deniot Interior Designer

Passers by don’t care if your home isimmaculate on the inside if it’s fallingapart on the outside. Watch out forpeeling or worn out paint, messy frontgardens and any tattered fences orgates. Invest in a good paint job for yourhouse. If you want to add a pop ofcolour to your home, paint the entirehouse a neutral hue. Then paint thefront door an exciting colour. Of course,pick a complimentary colour; somethinginviting. If you have a red brick home,consider an emerald green or blackfront door.

If your home is beige or grey, you canopt for a yellow, turqouise or red featurecolour. It increases your kerb appealand adds interest to potential buyers(something that a vendor advocateloves).

If your garden is a mess, take out yourhedge trimmer or lawn mower and startbuzzing away! A clean, tidy garden is agreat way to boost the aesthetic of yourhome. It also can produce a happier andproductive living environment.

It doesn’t have to take much, just spendsome time de-cluttering and reworkingyour home as some of the smallestthings can boost your property value!




How a Building andPest Clause can SaveYou ThousandsThe building and pest condition forms acritical part of the contract. It is when apurchaser gets the opportunity to goover the property with a ne-toothcomb to ascertain its current conditionand how future foolproof it is.

The CostThe Cost

The cost of a building and pest reportvaries and is determined largely on howmany inspectors attend the inspection,how long the inspector/s spend at theproperty and the extent of the report.

Purchasers can pay around $300 for oneinspector to conduct both the building

and pest inspections of which they willspend approximately 60 - 90 minutes.Or, purchasers can spend about $550and have two inspectors conduct theinspections, one building inspector andone pest inspector. This is, by far thebetter option as you get a dedicatedinspector for each aspect of theinspection and the results are far morespecialised. The difference is an extra 60minutes of investigation.

How long do I need?How long do I need?

The building and pest clause is usuallydated 10 or 14 days after the ContractDate. This gives ample time to book inan inspection, receive the report,compile a request list and negotiate anychanges to the contract. The buyer’ssolicitor must notify the seller’s solicitorby 5pm on this date. If the buyer’ssolicitor does not notify in time, theseller has the right to terminate.

How do I choose a building andHow do I choose a building andpest inspector?pest inspector?

Ask for site example reports asmany are extremely difficult tointerpret Ensure that the building and pestinspector is licensed




Ask the inspector if you canshadow them at inspecion. In youcan't attend, ensure the inspector/scall you afterwards and take youthrough a verbal report. A thoroughinspector encourages purchasersto attend the inspection.

It is not recommended to use a buildingand pest inspector that is suggested bythe sales agent. The sales agent worksfor the seller and is looking after theirinterests, not the interests of thepurchaser.

When should I organise my buildingWhen should I organise my buildingand pest inspection?and pest inspection?

The buyer, or buyer’s agent, shouldorganise the building and pestinspection as soon as possible. Thereare many parties involved including, theoccupier of the home which may be theowner or a tenant, the sales agent, theinspector/s and the purchaser and/orbuyer’s agent.

The inspector needs time to undertakethe inspection and write up the report tosend to the buyer.

What does the buyer have to tell theWhat does the buyer have to tell theseller?seller?

Once the buyer has reviewed thebuilding and pest reports, they instructtheir solicitor to notify the seller’ssolicitor. Instructions can be to;

1 . 1 . Satisfy the condition. The buyer ishappy with the findings of the reports.

2.2. Waive the condition. Regardless ofthe ndings, the buyer wants to proceedwith the purchase.

3 . 3 . Request that further conditions bemet including maintenance requests ora reduction of the sales price.

4 . 4 . Terminate the contract on the basisthat the buyer isn’t satis ed with thefindings of the report.

Can a buyer negotiate a priceCan a buyer negotiate a pricereduction or ask the seller to xreduction or ask the seller to xissues? Yes, and this is how you canissues? Yes, and this is how you cansave thousands.save thousands.

It is not often that a building and pestreport receives a perfect score. Often,buyers are not 100% satis ed with theoutcome of the reports, but don’t wantto terminate.




The report may contain major defects,structural issues, minor defects anditems that require attention, however,purchasers are uninformed and aren’taware of their rights.

Purchasers are well within their limits toask for certain items to be attended to,but many go ahead with the contractand the property in its existing state,’taking on all the repair items in thetransaction.

There are two ways to save thousands,depending upon the state of theproperty. Instead of notifying the sellerthat they satisfy, waive or terminateunder the condition, the buyer may:

1 . 1 . Ask for a price reduction so that thebuyer can do work after settlement to fixthe issues, or,

2.2. Ask for the seller to x issues either –• prior to settlement or • prior to the building and pest due date(or any extended due date).

In this instance, a copy of the buildingand/or pest report is supplied to theseller as supporting documentation.

Buyers should be aware that sellers areunder no obligation to x any of theissues raised by the building or pestinspectors, however, in my experience,most sellers are more than forthcomingto complete all, or some, of the repairrequests that have been made.

Also, an unsatisfactory building and pestreport does not automatically givebuyers a right to terminate the contract.

Can the buyer ask for an extensionCan the buyer ask for an extensionto the building and pest due date?to the building and pest due date?

Yes, like any clause in a contract, apurchaser can ask for an extension oftime, however it is up to the seller as towhether this is granted.




What happens if the buyerWhat happens if the buyerterminates the contract under theterminates the contract under thebuilding and pest conditions?building and pest conditions?

If the buyer is not happy with thebuilding and pest inspection reports,they may terminate the contract,however, the buyer must ‘actreasonably’ in terminating.

If a buyer wants to terminate thecontract, they must provide theirsolicitor with a copy of the building andpest reports. If the seller requests acopy of the reports, the buyer shouldprovide them without delay. If the buyerdoes not produce the reports to theseller in a timely manner, the seller maynot accept that the termination isreasonableIt is always a better outcomefor buyers to attempt to negotiate aprice reduction or request that the sellercompletes the work prior tosettlement. Keep in mind that the buyerhas spent money on the reports and it isnot something they will

want to do again on another property.

The key is to use a buyer’s agent whocan give a good assessment of theproperty in the rst instance. A goodbuyer’s agent can determine whetherthe property has serious issues andcircumvents the need to crash acontract under the building and pestclause.

This saves the buyer hundreds ofThis saves the buyer hundreds ofdollars and having to dollars and having to start againstart again

from the beginningfrom the beginning

What happens to the deposit if theWhat happens to the deposit if thecontract is terminated under thecontract is terminated under thebuilding and pest condition?building and pest condition?

Regardless of which party lawfullyterminates under the building and pestcondition, the deposit will be refundedto the buyer.Remember these simpletips to ensure that you get the bestoutcome under the building and pestclause:




1 . 1 . Ensure you arrange the inspectionswell before the due date to allow timefor the inspector/s to prepare thereports as well as time for anynegotiations to take place.

2 . 2 . If possible, be present, or have yourbuyer’s agent be present at the propertywhile the inspections are carried out.

This way the inspector can highlight inperson any potential issues and providemore background and detailedinformation than what will be includedin the report.

A verbal report will always provide moreof an explanation that a written reportbecause of the liability issue thatinspectors face.

3.3. Keep your solicitor informed andprovide plenty of notice of yourinstructions. This ensures that you donot miss any deadlines.

Choosing The BestBuyer's Agent For You,Questions To Ask.So you’ve made the decision to use abuyer’s agent! Now it’s time to decide onwhich one.

Here is a list of what to look for toensure you’re engaging the best buyer’sagent in Brisbane whether you arepurchasing an investment property oryour own home to live in.

1.1. Ensure they are a fully licensed realestate agent.

2.2. Ensure they are a dedicated buyer’sagent.




3.3. Choose a Buyer’s Agent local to thearea you are looking in. For example, ifyou’re purchasing property in Brisbane,use a Brisbane buyer’s agent. It makes alot more sense to have someone on theground who knows the area like theback of their hand.

4.4. Ask how many years propertyexperience does the buyer’s agent has.Property transactions are complex andcan easily go wrong if your buyer’sagent doesn’t have the experience tonavigate through a potential mine eldof processes.

5.5. If you’re purchasing an investment, isthe buyer’s agent an expert in PropertyManagement matters?

6. 6. Ensure they don’t work for builders ordevelopers getting commissions. Arethey working solely for you?

7 . 7 . Do they have current professionalindemnity insurance?

8.8. Do they belong to any industrygroups promoting best practice?

Buying InvestmentProperty? How Do IGet Started?Clients come to us because they need ahelping hand to grow their propertyinvestment portfolio. Cherish Propertyhas the expertise of Brisbane buyer’sagent Tracy Leske to take care ofeverything, leaving our precious clientsto get on with their lives, being involvedas little or as much as they wish.

Trust is so important for anyonewanting to take control of their nancialfuture and we understand thiscompletely.




The famous wealth creator RobertKiyosaki has written many books andexplained exactly how to build wealth.He explains that you have to get yourmoney working for you. So what thewealth intelligent do? They invest theirspare money into growing their financialintelligence, and with that intelligencethey buy income producing assets. Themore income producing assets, themore wealth they accumulate, whicheventually creates the freedom theydesire.

Of course, that is if you have the time,the know how and the desire. It takestime to research investment growthstrategy options, and we can think ofbetter things to do with our weekendsthan going to investment seminars.

Our mantra is Our mantra is "make your"make yourmoney work for you, insteadmoney work for you, insteadof you working for yourof you working for yourmoney"money". .

However, the path to wealth is oftenconfusing and o ers many di erentoptions, and lots of pitfalls. A better ideais to surround yourself with people thatwill assist you, educate you, inspire you,and encourage you to achieve yourgoals. Don’t go it alone.

This is where a buyer’s agent comes in.Cherish Property assists people inbuilding their own investment propertyportfolios with the help of our buyer’sagent services.

You will save time, get expert advice andguidance and will enjoy the experiencealong the way without the stresses itcan sometimes bring. Take back yourprecious nights and weekends trollingthe internet and leave it up to theproperty search experts. We will locate,research, report and negotiate. Thenonce the contracts are signed, we willtake care of all of the post contractadministration.

If you’re too busy, inexperienced orhesitant to get your investment propertyportfolio started then feel free tocontact us. We’d love to hear from you.

By utilising the services of CherishProperty as your Brisbane buyer’s agentto facilitate the purchase of your nextinvestment property may be the start ofan entire portfolio.




Congratulations

We have a Sale Contract signed by bothparties. We will follow up on the minutedetails until we arrive at the“Unconditional Stage”, and you will bekept informed at all times.

• They follow up on all requiredcontractual details, but will still continueall scheduled inspections with otherprospects. In the meantime, they shallcoordinate all buyer’s requiredinspections including, building, pest andbank appraisals.

• Your best interest of paramountimportance on their minds, thereforeyou should be kept in the loop bycontinuously advising you on all issuesarising from unforeseen events i.e.;appraisal problems and buildinginspection problems if any.

• Your agent should help orchestrate allthe events and activities of all variousparties that are involved in thetransaction and coordinate all e orts toarrive at the unconditional stage.

Settlement Celebrations!Settlement Celebrations!

So far the agent managed to dampen allyour worries and concerns but above allshould have a harmoniouscollaboration that should resulted in ahassle free transaction.

• They review the Settlement Statementand net sheet details with you andcompare them with the pre-sale NetFigures.

• Then, they assist and follow up on lastminute details that involve the smoothtransfer of the property from you to thebuyer.

• Finally, attend at the settlement dayand ensure that the buyers are inposition of all promised details,including keys, manuals, a contact listfor all contractors and that allcontractual obligations have beenfulfilled by all parties.




Testimonials“The best buyer’s agent inBrisbane” Engaging Tracy to findus an investment property was aload off my mind. Tracy made itreally easy by selecting,reporting and negotiating. Ifound the videos excellent as Iwas interstate, and wasconfident when she made arecommendation to buy, andmore importantly when not tobuy! She was clear headed thewhole way through and didn’trush the process. She saw thewhole process through frombeginning to end. Even after thefinal bill was paid, she saw theprocess through to settlementand beyond. He has kept intouch and I am already thinkingabout property number 2!

— Scott McKay Brisbane

“Tracy is a property guru andthere isn’t much she doesn’tknow, Tracy has used herexperience, knowledge andprofessionalism on severaloccasions to assist me managemy property portfolio. She is aproperty guru and there isn’tmuch she doesn’t know. Just askher! I have learnt a lot from herand highly recommend her foranything property related.”.

— Llyod Heinrich Melbourne

"As newcomers to Queenslandwe were ill equipped tounderstand the complexities of ahouse purchase here. Nor did weknow what area we would like tosettle. Without the professionalexpertise offered to us by Tracywe wouldn’t have managed verywell at all. Her kindness andpatience were an added extra".

— Christopher & Leonie Barner Kowollik




Tracy was great in assisting witha small renovation project wehad to complete in our house.She organized the trades peoplewho were fast an e cient - andtook care of all communicationswith them. Excellent service,much recommended!

— Nicola Michels, Melbourne

Tracy took the stress and hassleout of buying a property bydoing virtually everything in ane cient and professionalmanner. Her expert eye fordetail and asset selectionenabled me to secure a greatproperty in a great location thatwill likely provide me with goodcapital growth and rental yieldover time. I would not hesitate toengage Tracy again for futurepurchases in the Brisbane regionand I highly recommend her forp r o s p e c t i v e investors andowner-occupiers.

— Ken and Peggy Ritter, Brisbane

I was very con dent when Iasked Tracy to assist with thepurchase of an investmentproperty. She was veryforthcoming and the advice shegave me helped me locate andpurchase a fantastic property.Thank you for all you have done.Wishing you all the very best! .

Tracy has used her experience,knowledge and professionalismon several occasions to assist memanage my property portfolio.She is a property guru and thereisn’t much she doesn’t know. Justask her! I have learnt a lot fromher and highly recommend herfor anything property related.

— Selena Masterson Brisbane




Once again, thank you so muchfor what you did for myself andAnthony. We absolutely love ournew home and have had somany friends and family come tovisit already and share somewonderful memories overChristmas. I don't think I couldhave made this big changewithout your support andguidance. Wish you all the verybest.

— Roxana Castro Sydney

Contact UsWHAT'S REALLY HAPPENING INTHE PROPERTY MARKET?

WILL PRICES HAVE HUGE RISE AGAIN?

IS IT THE TIME TO BUY OR SELL?

WORTH SNARNING A BARGAIN AT AUCTION?

To find out the answers tothese questions and morecall Tracy Leske today on

0450 047 100.



the smartest way to buy property and save thousands · help you avoid the wrong home, the wrong...

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