10 Most Recent Articles

Tall tales and moving storeys

Fri, 24 May 2013 09:25:44 +1000

OOOPS. Your favourite piece of furniture won't fit through the door. What now?

Once it was pianos and billiard tables that caused headaches at moving time; now it's everyday items such as dining tables, bedheads and even barbecues.

Changes to occupational health and safety laws means awkward and bulky furniture can no longer be hoisted over the side of a balcony by mates with a rope and a prayer.

Moving today can be a strategic operation requiring a crane and even street closures. And it's not just the rich who need to call in the professionals.

Removal companies say shifting large items is a growing problem, whether it's empty nesters downsizing to units or those trying to squeeze modern furniture into tiny terrace homes. Then there are those who order new furniture only to find it won't fit.

Adding to the dilemma is that many new blocks have narrow stairwells and small lifts.

DAYS OF PLANNING

Wridgways marketing director Jane Riley says Sydney's high-density, multi-storey living and hilly landscape accounts for a third of the firm's most challenging jobs.

Complex moves can take days to plan and include an inspection and access check.

"Thirty years ago a lounge suite would be a three-seater and two arm chairs but these days it could be modular or recliners,'' she says. ``We ask many questions to ascertain the best way to move these items.''

Lounges, particularly those longer than 2.2m, safes and spa baths are among the most difficult items to move.
Balmain Removals says a client in Edgecliff ordered a $15,000 lounge and waited four months for it, only to find it wouldn't fit into the block. It cost $1800 more for a crane to lift it to the balcony.

WRAPPED UP

The good news is that lifting heavy goods has become a day-to-day business for most major removal companies. An electronic hoist takes minutes to do difficult jobs that were once a nightmare.

Joe Schubert, owner of Always Moving Stuff, has delivered furniture off barges because of tricky terrain around the harbour foreshore and will hoist bulky items over balconies if there is access.

The job requires a minimum of four trained men: three on the top and one below. The piece is fully wrapped in a blanket and tied with ropes to ensure it is protected. This is a cheaper option costing $500 to $1000 but can't be done if the balcony has a glass panel because of safety. They will often dismantle lounges, take off the arms and reassemble them once inside.

"People spend a fortune getting a crane in to move furniture at a cost of $2000 to $3000 and the furniture may not be worth anything near that, but they still want to do it,'' Joe says.

"If the item can't be hoisted up it will be stored until the owner moves again, but we have had some pieces such as wall units or lounges given away to a charity or auction because it just wouldn't fit.''

One of his most challenging moves was an seight-seater spa to a Bellevue Hill property with limited side access and low power lines.

"The rear garden had been landscaped with a hole in the concrete to fit the spa so it had to get in there,'' Joe says.

"It took about eight of us to lift it over the garage roof, carry it flat through the lounge room and then wiggle it through the bifold doors at the back. It was extremely heavy.''

LEFT STRANDED

Flat-pack furniture can also be tricky because many pieces are assembled inside and can't be carried out the door. Most removal staff are a whiz at pulling these pieces apart and putting them back together again.

"If it's got in there, then they can get it out,'' says Craig Page from Crown Relocations.

"It is only in very rare situations you may come across something that has been built within the property and can't be moved.''

Insisting on a inspection can ultimately save time and money.

Wridgways received a call from a woman left stranded by another company that was unable to manoeuvre larger items of furniture out of the home.

"She had a buffet sideboard and king-sized bed which had been assembled inside the room but the company she hired didn't have any tools to disassemble them so they just left. She called us in tears, '' Jane Riley says.

Other complicated moves include marble outdoor furniture, cubby houses, TV aerials, double-door fridges and slate pool tables.

"A surprisingly common problem is people wanting to move something that is actually fitted to the property,'' Jane says.

"We had one customer who insisted their wall unit go with them, but it was built into the wall. They forgot that it was there when they moved in.''

Migrants, particularly from Europe, tend to pack up the entire contents when moving -- including the kitchen sink.

"They take light fittings, rolls of carpets and often a dismantled kitchen so when we open their container everything is in there,'' Jane says.

"They end up having to sell them as they don't realise the kitchen comes with the home.'

UPSTAIRS FOR THINKING

You've moved into your dream home, apartment, terrace or townhouse. The trouble is, your beautiful couch (or desk, bookcase or bedhead) won't fit up the stairs. What to do? It's conundrum more common than you might think, Access Removals proprietor (and "head muscle'') Chris Papaspyru says.

"A lot of the time people buy a lounge and don't consider how it's going to get up to their apartment,'' he says.

Papaspyru's company specialises in hoisting furniture over balconies into apartments or, in my case, into the second floor of old terraces.

For us the problem was a very comfy, but unwieldy, sofa-bed and a beautiful, but equally awkward, desk. Our removalists had no idea and so the furniture sat in our new lounge until we chanced upon Access Removals.

Using straps and old-fashioned muscle, the highest they'll go is four storeys. Rival service King Hoists, though, can go up to 28m using a small crane, albeit for a larger fee.

Papaspyru charges $160 for three men to come out to haul one item, with the price increasing incrementally with each additional lift. Our lift was $180 for two items up one storey, but a huge saving in terms of replacement costs and all-round irritation.

Renovate or relocate

Tue, 21 May 2013 12:44:19 +1000

Home owners and buyers frequently discuss the question of whether to renovate or simply move when their home is no longer meeting their needs.

These are often difficult questions to weigh up, after all both require a considerable degree of effort, disruption and often cost.

Importantly owners have to consider the risk of over capitalizing because you won’t always recover the money spent renovating when you sell.

A review of data provided by the Australian Bureau of Statistics shows that whilst Victorians have spent more in real terms than ever before on dwelling alternations and additions they are more likely to buy a new home than renovate.

Over the last 30 years the high point was in 1996 when 22 per cent of all the money spent on residential construction work was for on renovations. It reached a low point of 13 per cent in 2010 before it commenced rising again. Over the past three years the real value of work done has risen 17 per cent to reach a share of 14.5 per cent last year.

As this metric is the share of overall work an important factor is the overall building activity.

The fact is that Victorian builders have been very busy over the last three years, they have completed 24 per cent more homes than they had in the preceding three years. This provides Victorians with greater choice when considering the question of renovating or moving. Those making that choice will find that there is a ready supply – better than has been the case for a long time – of new homes which may be more attractive than renovating.

Homeowners feel worse off after Budget

Mon, 20 May 2013 10:51:29 +1000

Homeowners expect their savings levels to decrease as a result of the federal Budget.

A new survey conducted by Loan Market found 42 per cent of the 581 respondents believe they will not be able to keep their current savings levels into the future.

The survey results indicated 75 per cent of respondents expected to be negatively impacted by the latest Budget, by either decreased spending or savings levels.

Loan Market spokesperson Paul Smith said that with the government announcing so many significant cuts and tax increases, homeowners are expecting an immediate impact on their household finances.

“Lower interest rates over the past year have helped many homeowners either pay off their home quicker or provided additional money to put into their savings account. It would be disappointing if these savings were lost because of this Budget,” Mr Smith said.

Almost 20 per cent of the online respondents said that the Budget would have no impact on their household finances and eight per cent said they expected to be able to save and spend more.

“This Budget is going to impact every household differently, but all homeowners will be positively impacted by the lower interest rates on their mortgages and the downward outlook for the next several months,” he said.

Auction results significantly up from last year

Mon, 13 May 2013 09:51:16 +1000

Auction clearance rates across the capitals fell slightly over the weekend, however they are significantly higher than this time last year.

According to RP Data’s Weekend Market Summary, the combined capital city auction clearance rate was recorded at 67.5 per cent, slightly weaker than the final auction clearance rate of 67.7 per cent the previous week.

Auction volumes were also lower, down from 1,749 last week to 1,545 this week.

Across Melbourne, the clearance rate increased from 70.4 per cent the previous week to 72.3 per cent this week, with 784 auctions held in the city.

In Sydney, clearance rates remained strong, however, they dropped slightly from 72.7 per cent the previous week to 71.0 per cent this week. There were 506 auctions held across the city.

Brisbane’s performance slipped a little, with the clearance rate dropping from 43.6 to 43.1 per cent, and auction numbers were down by a little over 20 per cent.

However, at the same time last year, national auction clearance rates were recorded at a significantly lower 54.1 per cent.

Take the pain out of selling your house

Thu, 09 May 2013 10:06:27 +1000

REDUCE the stress - and get the right price - when selling your biggest asset.

Selling your home can be difficult and the costs of making a mistake are high. After years of experience in the industry selling and buying homes, here is my guide to being a smart seller.

Get the right agent
When working out who you might want to interview, choose agents who have a track record in your area and are known for selling similar homes.
Check your local newspaper's real estate section and see which agents have the most listings online.
Check their profiles on Facebook and Twitter.
Once you have three or four on your list, try to attend their open for inspections to see them in action. Ask their opinion about your home and its value, what sales method they would use, their knowledge of the market and area and - my favourite question - what they think is wrong with your home. Then ask how they would overcome this when selling the property.

Find out what your home is worth
What your home is worth may not be what you want to sell for. Properties that sell for more than their market value are rare.
Remember valuation is an art, not a science. Look at homes for sale near you -- are they worth more or less than yours? Are they nicer or uglier than yours? Be honest.
It is a tricky process but do get a rough idea before the agents come in. And when a figure is suggested, ask why and how it was calculated.
Get your own sense or what your property is worth; look in the paper and search online for homes like yours in your area as a start.
If you are really confused, get a valuation done. It costs just a few hundred dollars but can buy you peace of mind and give you an independent benchmark.

Marketing your home
You can't sell a secret. Every buyer possible needs to know that your home is on the market and you need to reach the broadest number of possible buyers.
Choose the print and online options most buyers are attracted to and that have proven track records.
RP Data research shows the combination of print advertising with online is the most powerful way to sell your home.
Get involved and check every picture and line of text. Demand creativity, not essays. There should be good English with no typos; you and the agent need to proof read the content.
Make sure the number of bedrooms and bathrooms is correct and that the images show your home at its best.

Know and test your motivation
Except for real boom times, which are not that often, it is sellers who stand in the way of a sale, not the property.
If you are not adequately motivated, you won't put effort into the presentation, will skimp on the marketing and your price expectations will lead to either no sale or a long time on the market.
Motivated sellers get the job done.
They look at what is going on around them.
Ask yourself if there are any negative personal or financial repercussions if you don't sell soon?
Will you accept that you may not get the sale price you hoped for?
Is waiting not really an option? If you are realistic about these questions, congratulations, you are a motivated vendor. A motivated vendor will be realistic about these questions.

Which sale method is best for you?
Ensure you understand the different sale methods and the rules and protocols of each.
Write a list of the pros and cons of each method for selling your home.
A quick look online or in the newspaper will tell you how most homes in your area are sold.
If you follow the successful crowd, you will give buyers the sale method most common for their market.
Auctions are a good option if most homes in your area are sold in this manner, you need a sale within a defined period or your home is unique.
Many people believe that if a home put to auction does not sell on the day, it is a disaster. But research shows most homes that fail to sell on the day do sell quickly afterwards.
The benefit of the auction process is that it gives you an intense period of market feedback so you can adjust your price expectations. Get your pricing wrong with a private treaty process and your home can languish for months or even years.

Negotiating
No matter how great your home is, how creative and successful your marketing has been or even how strong the market is, negotiation is key.
Even if your negotiator is your agent, you, too, are involved. You need to be in a position of strength. One of the tricks is to put yourself in a buyer's mindset. Learn what the buyer's motivation is to buy your home.
Knowledge is power and you need to keep emotions out of it. A buyer often will try a low offer, and that upsets vendors. But see it as part of the game - and in many cases you would do the same. Don't take things personally and remember that successful negotiating is one of the key reasons you are employing an agent, so let them handle it. If you trust them - you should because you vetted them thoroughly - follow their advice.

Be on alert for rental scam

Mon, 06 May 2013 10:13:12 +1000

RENTERS have been warned to be alert to a scam that has claimed a number of Victorian victims.

The only significant scam known to operate in Victorian real estate involves a property advertised for rent online by an overseas "owner''.

Victims are lured into paying bond money - and even a few weeks' rent - but are never given access to the property.

Consumer Affairs Victoria received 28 reports of the scam and variations of it last year, but expect many more cases have not been reported because of the victims' embarrassment.

Those looking to rent a property are advised to be wary when they find a listing that is too good to be true, or doesn't look right.

"There are often tell-tale signs that something is not quite right, such as pixelated photos, poor spelling and grammar and an interstate or overseas landlord,'' said Department of Justice, which includes CAV, spokeswoman Samantha Gunner.

"Another tell-tale sign is the requirement to use overseas payment facilities. Once your money has left the country, it is very unlikely that it will be recovered.''

Scammers will often place their ads on popular classified sites and use images of genuine rental listings copied from other sites - but at least one scammer is known to have registered a scam ad with an agent, even paying for advertising.

Among the victims were:
A WOMAN who advertised she wanted a place to rent. After someone replied to that ad she sent $1200 to Malaysia, but never heard anything further.
A MAN who also advertised he was looking for a rental property and was contacted by a woman claiming she was travelling to London for business and offering her East Melbourne apartment for $150 per week.
The man sent a $600 bond and $600 rent for the first month to the woman by wiring service.
Then demands of further payments were made before his move-in date. The man ignored the request but never received the keys or his $1200 back.
TENANTS who were shown through a vacant property, signed a lease and paid a cash bond -but never received the keys.

Jacqui Wardhaugh, director for compliance with consumer protection for Western Union, said it would be wise for prospective tenants to question any offer that appeared to be too good to be true.

"People need to stop and ask `is this real?', ask yourself how come, there's got to be a catch,'' she said.

She said she believed most victims were falling prey to scammers from overseas.

"They are targeting vulnerable people, most banks have call centres off-shore, so most Australians don't tend to be too sceptical of off-shore people,'' she said.

"(And) people going to a new city may be particularly vulnerable.''

Tips on how to move house smoothly

Wed, 01 May 2013 09:30:43 +1000

YOU have found the perfect house, done your sums and know you can afford it . . . then you look at a map. Gulp. Your dream home is across town.

Most of us move to unfamiliar territory at some point in our lives because of the personal and financial gains that can be made. But moving is always a major upheaval, and worse when you know nothing about your new home turf.

Realestate has looked at ways to fast track the adjustment.

PRE-MOVE

"Moving house is one of the most stressful experiences individuals can go through but with a little thoughtful planning the move does not have to be as stressful,'' psychotherapist and family counsellor Tahlia Mandie said.

When a family relocates it is important parents start talking to their children about it weeks in advance.

"They will need time to grasp the idea and come to terms with a change,'' Ms Mandie said.

"If you are moving to a suburb that has friends you already know, maybe get the kids to talk to these friends beforehand or arrange a play date soon after the move. You can also help kids by trying to maintain a sense of routine and find out if it is possible for the kids to visit their new school.''

ON THE MOVE

The psychotherapist also advised those on the move to be realistic about the time it will take them to settle in.

"But by establishing connections and a lifestyle early on, it can make the settling process a lot easier,'' Ms Mandie said.

"Connect with community groups, local sporting clubs or your local gym.''

Ensuring you stay flexible and maintaining regular communication between all family members as you adjust is also necessary.

Brad Straughair moved from Carnegie 80km northwest to Mt Macedon in 2010.

Faced with buying a two-bedroom unit in Melbourne's east or a three-bedroom house on a big block, Mr Straughair from Domain Buyer Advocates bought in the bush.

He did thorough research on his prospective home town, including eating at local restaurants and trying a peak-hour commute.

Post-move Mr Straughair got involved in his new town by joining the golf club, which abuts his home.

Getting your head in the right place is vital, he advised.

"Sure there are days when my usual commute of 65 minutes is delayed but you must not let that affect your feelings of happiness about your new home,'' he said.

"The fact is many people commute an hour just to get from Fairfield to Elwood for example, and that is only 15km.''

NEW MOVERS

Amanda Bennetts from Rye in Victoria also believes joining groups of residents with similar interests will help people settle quickly.

After six years in Altona Meadows, Ms Bennetts, husband Matthew Tallent and daughter Mary-Clair bought on the Mornington Peninsula in January.

"It was a lifestyle choice. Our daughter is three, we are hoping to have another baby and want to live in an area that feels safe, has lots of activities and a close-knit community,'' Ms Bennetts said.

But travelling between her old and new lives has been a challenge in recent months.

The couple run Bennetts Boots shops in Richmond and Hoppers Crossing and their busiest months are February and March.

"We really miss having my mum only 10 minutes' away when we lived in Altona Meadows as she was fantastic for babysitting or a cooked meal,'' Ms Bennetts said.

"But we plan to make friends and form social groups in Rye and have found great support in the local community centre child care group.''

First-home buyer Vanessa Phillips recently moved from Melbourne's inner-east to its inner-west.

After five years "on and off'' in Windsor she expects to get the keys to her Yarraville townhouse this week.

The move can't come soon enough, despite some sadness at saying goodbye to neighbourhood friends.

"I will miss my friends in the park where I used to walk my dog but I cannot wait to have my own north-facing garden and to be moving to a real village like Yarraville,'' she said.

Tips for making a move smooth:

Treasure chests

Pack - and clearly mark - a couple of boxes with emergency items including medicine, toiletries and children's school essentials, suggests Richard Kuipers of removal company Two Men and a Truck. Keep them apart from your main household items.

Seek counsel from council

Check your new local council website for information on rubbish collection, community events, local shopping facilities and transport options.

Pound the pavement

Stroll through surrounding streets, a park or the local shopping strip. ``It is a great way to familiarise yourself with what's around and you'll always find a great coffee or lunch spot. Pets are also a great conversation starter so take them with you,'' said Leo Dardha of Hocking Stuart Yarraville.

Love thy neighbour

Once you are in your new home your neighbours will be curious, so introduce yourself.Being friendly comes with social benefits and knowing each other's faces boosts neighbourhood security.

Welcome junk mail

Local newspapers and advertising flyers can help quickly to familiarise you with local events and services.

Savvy buyers push up prices in some Melbourne subu

Mon, 29 Apr 2013 10:57:39 +1000

HOUSE prices in four Melbourne suburbs are sitting at record levels.

Median prices in Yarraville, Northcote, Doncaster and Brighton are now at their peak, new data shows.

Experts believe savvy buyers are pushing up prices as they seek value in suburbs across the city.

And they expect more suburbs to hit record prices as buyer confidence increases, with Richmond tipped as the next big mover.

Real Estate Institute of Victoria spokesman Robert Larocca said many who had been sitting on the sidelines realised it was a good chance to jump into the market.

Brighton's median house price has hit $2 million for the first time, up from $1.547 million this time last year.

Mr Larocca said that had been driven by "well-off buyers who know that until now they have been getting a bargain''.

"Doncaster, Northcote and Yarraville have historically been desirable suburbs and, given the family-type housing generally available, it's no surprise to see improved demand now,'' he said.

"I think buyers have worked out they probably won't get the opportunity to buy into these suburbs at below peak prices again.''

Melbourne's median house price is now $561,500, up $27,500 in the first three months of the year.

REIV figures show Yarraville's median house price is now $682,500. Ten years ago it was just $316,000.

Northcote's median rose from $421,000 a decade ago to $885,000 in the March quarter. In Doncaster it was $400,000, compared with $830,000 today.

Mr Larocca said Northcote was popular with professionals wanting to be near the city and Doncaster's larger blocks and houses suited families.

Barry Plant Yarraville's Chris Gotzilianis said young professional couples and families were buying into the suburb, which is 8km from the CBD.

"A lot of people from outside the area are looking for a first home,'' he said.

First-home buyer Vanessa Phillips will get the keys to her Yarraville villa next week. She said she chose the suburb for its village feel.

"It is 15 or 20 minutes to the city,'' she said.

Elite Buyer Advocates' Kim Easterbrook is tipping Richmond as the next suburb to hit its peak. She said Melbourne was in a different market now compared with at the end of last year.

?Buyers are now understanding that the 'so-called' bubble is not going to burst,'' she said.

A DECADE OF MEDIANS
SUBURB BRIGHTON NORTHCOTE DONCASTER YARRAVILLE
2013 $2,000,000 $885,000 $830,000 $682,500
2012 $1,547,500 $830,250 $741,250 $576,100
2011 $1,545,000 $820,000 $780,888 $600,000
2010 $1,977,500 $841,000 $802,250 $606,500
2009 $1,402,500 $607,500 $590,000 $512,500
2008 $1,675,000 $677,500 $685,000 $562,500
2007 $1,437,000 $532,500 $530,000 $440,000
2006 $1,137,500 $470,000 $431,000 $381,250
2005 $965,000 $465,000 $408,000 $322,500
2004 $1,110,000 $412,500 $424,000 $330,000
2003 $825,000 $421,000 $400,500 $316,000
SOURCE: REIV. All median prices for fi rst quarter of each year.

Aussies expecting home prices to rise

Wed, 17 Apr 2013 09:15:16 +1000

Most Australians expect house prices to be higher in a year’s time – the most bullish outlook since mid-2010, a recent survey has found.

The Westpac and Melbourne Institute survey found 62 per cent of respondents expected house prices to rise over the next 12 months, while 30 per cent expected prices to remain stable. In comparison, only eight per cent believe there will be a fall - the lowest figure since April 2010.

The survey's house price expectations index also jumped to 53.9 per cent in April, from 26.7 per cent in January. The index is calculated by measuring the number of respondents expecting prices to rise, minus those who expect a fall.

Matthew Hassan, a senior economist at Westpac, believes the result is evidence that Australia’s housing recovery is consolidating, and that buyers’ activity is unlikely to slow down in anticipation of lower prices.

“This is a substantial improvement, marking a break from the ‘moderately positive’ range the Index had been stuck in since January 2012,” Mr Hassan said.

“After an extended period of uncertainty, Australian consumers now look to be much more convinced that house prices are on the way up.”

Mortgage activity picks up

Mon, 15 Apr 2013 10:42:57 +1000

Increased mortgage activity is a positive indicator for the market, according to RP Data.

According to RP Data’s Monthly Mortgage Market Index, mortgage activity continued at robust levels in March – building on the growth that was achieved in February.

RP Data’s head of corporate affairs Craig MacKenzie said the Mortgage Market Index currently sits at 91.1 – 6.8 per cent higher than February.

“This strong national result may be partly indicative of a seasonal lift in mortgage related activity, but also appears to be driven by increased activity from borrowers looking to take advantage of refinancing opportunities with low interest rates and investors also being increasingly active in the market,” he said.

“However, the strong result comes at a time when we are also seeing a sustained lift in many other housing market measures, including a recovery in dwelling values, higher auction clearance rates and less discounting from vendors. It will be important to monitor activity across our finance platforms over the coming weeks to see if the level of activity is maintained.”

At a state level, Mr MacKenzie said Western Australia continued to perform well, driven by the strong resources sector.

Perhaps more surprising was Victoria’s return to form, with the state recording a lift in mortgage activity.