Having a good real estate agent on board is a necessity to secure the best price possible for your home.
A good real estate agent will have in-depth knowledge of the current state of the real estate market and will act swiftly to adjust their business and marketing strategy to deal with it.
Ian Keightley of Salescoach training, advises sellers to be meticulous in their approach when employing a real estate agent. “Be very careful. They’ve got to understand the principles of marketing – they have to know the product [your home], identify the targets and understand the best way to reach them. You have to package and price the product correctly and market it well. This is not a market for short cuts.”
Be careful, however, about selecting somebody on the strength of their visibility.
Just because a real estate agent has bought advertising space for their vendors or put up signs outside homes, doesn’t actually mean they were able to sell those homes, says Megan Jaffe of Megan Jaffe, Ray White Real Estate, in Auckland’s top-end suburb of Remuera.
Megan believes that word of mouth is best. “Look for a proven track record of people who have recently been through the experience of selling and ask for testimonials. They must be able to demonstrate results.”
Barfoot & Thompson’s training manager Teresa Reynolds says a good way to choose a real estate agent if you don’t already have a preferred agent is to do a shortlist of three then go to the open homes they are running. “This gives you the advantage of seeing them at work and comparing them to other agents in the area. It also allows you to see how the buyers that come through your property will be treated when the agent is selling your home.”
She cautions against selecting a real estate agent based on their price opinion of your home. “Ultimately it’s the buyer who decides what they are prepared to pay for your home, not the agent. Don’t get carried away with real estate agents who promise discounts and commission cuts. Your most valuable tool in the sale of your home is an expert negotiator and marketer. “Even though you employ one agent to sell your home, be aware that you are often reliant on the other salespeople in their company to promote your property. Choose an agent who has the backing of an established company.”
Real estate agents should be able to provide you with material that educates you on the market, providing statistics about comparable properties in your area, the sales process and how the real estate company operates.
A good agent will tell you how to present your home so it’s not just looking its best, but it smells and feels good. Megan Jaffe says it’s a competitive market, so you have to put your best foot forward. “Presentation makes a big difference. Create a homeliness people can relate to.”
Harcourts chief executive Bryan Thomson says the appraisal process is a chance for you to see how well the salespeople communicate and to gauge their attitude and skill in response to your queries. You must trust your salesperson to achieve a great result, he says. “If you don’t have that confidence, move on.” He believes today’s agents should be very comfortable with technology and recognise that relatively new marketing avenues, such as the internet, are critical because of the wide reach they give.
Once you have selected an agent to represent your home, they should devise a written marketing plan allocating promotional budgets you feel comfortable with. The plan should be reviewed weekly, says Bryan, and if it’s not working, analyse what went wrong then change it. Throughout the sales process, expect honest feedback. “If the price is too high, you should be able to discuss that too. You should have a relationship where you can expect feedback, good or bad.”
Rosie Harvey of Harveys, Taupo, says with their high-profile campaigns, auctions and tenders remove any barrier around the price and attract more potential buyers to the property. Once buyers come out of the woodwork, then the agent can garner feedback from them on what they believe the property is worth. The set sales date of auctions and tenders also gives buyers a timeframe in which to make decisions.
Megan Jaffe says it’s important you choose an agent who continues to build their database. “In this market, the agents who are selling are extremely well-organised. They’re perfecting their processes, systems, documentation and improving their vendor communications. “Should things go wrong between you and your salesperson, go to the agency licensee, who will then follow-up with the salesperson.
Most problems relate to a lack of communication, or the salesperson hasn’t done their job properly. At the end of each meeting with a vendor, I always ask, is there anything I could have done to serve you better?”
Article (modified) courtesy of Resene Habitat magazine.
A construction surveyor inspects and measures land parcels that are being considered for building projects. They’ll gather information on all of the land characteristics, including boundaries, elevation, size and curves of the plot. This is used by other interested parties to decide on the best use of the land.
A construction surveyor or engineer will work in a range of environments surveying projects that include residential developments, commercial buildings, malls, highways and even airports. They may work for a private company or for a local body authority.
They are often required to produce plats, which are maps defining property boundaries and describing geographic features. Analysis and planning sessions will include homeowners, survey staff, construction crew and other interested parties.
When hiring a construction surveyor or engineer, you can expect they will use a range of instruments, some of which are unique to their profession. Specialised survey instruments include ones to measure angles and altitude which are called altimeters and theodolites. A property is often marked with rods and stakes to denote boundaries or points to start building
Accurately assessing the characteristics and boundaries of a piece of land isn’t always easy. Old documents and drawings may be needed to determine where legal boundaries lie. Surveyors may use electronic devices, computer software and GPS to help in their analysis of land plots.
Once plans are complete, the surveyor will continue to work with the builder, confirming details regarding elevation and points for construction to start prior to ground breaking. If a builder has queries about boundaries or altitude the surveyor or engineer will be able to provide answers.
The moving industry includes the services of truck and trailer equipment rental companies, alongside companies selling moving supplies such as boxes and bubble wrap for people who want to do the preparation work themselves. They then will use a removalist to load and unload their belongings. Removalists may offer training or advice for homeowners who will be using their equipment to relocate themselves.
Removalists will firstly assess how much space will be required to move your items. They will then work out which items to pack together, and how to best utilize the space they are going to use. They may use bubble wrap, specific item cartons, custom-made packing, paper blanket wrap and other packing items to ensure that your belongings aren’t damaged.
Careful wrapping and packing is needed to prevent damage to property, and many contents insurance policies won’t cover goods in transit unless they’re professionally packed and unpacked. When packing a van or container for a removal, removalists will need to make sure that polished surfaces are protected with moving blankets and/or cardboard where appropriate.
Fragile items should be packed in rigid boxes with screwed up newspaper being used to protect against scratches and chips in transit. Softer materials can be packed in suitcases, boxes and bags.
Moving furniture can present many challenges, especially in older properties when trying to get items through doors and windows. A good removalist will be creative with the dismantling and moving of items through entrances.
It is good practice to get quotes from multiple removalists in order to find the one most suited for your needs.
This information aids the buyer in decididing if the home or building is worth purchasing or if there are major faults that could affect their purchase decision.
When hiring a property inspector to look over a property, they will check everything that is visible. They are generally not responsible for any internal issues like faulty wiring or plumbing hidden by walls. Each property inspector will have a disclosure listing their responsibilities and what errors or omissions they can or cannot be held accountable for at a later date.
There are other potentially dangerous conditions that a property inspector will look for as well. If desired, they can check for lead paint and most will keep their eyes peeled for asbestos while in an older home.
It is key to know of past damage in the building and if the condition that caused the damage can happen again. A property inspector will look for fire damage, past water leaks and evidence of termites and determine if the conditions are active or dead.
For example, a home may have had termites at one point in history, evident by small holes usually in the basement structures. The inspector will advise if it is an active infestation or one that is long gone based on the age of the holes.
The property inspector will prepare a report at the conclusion of the inspection. Usually it will follow in the days after the inspection and will contain the information they pointed out to the accompanying home-buyer during the inspection itself. This report will give a list of repairs needed and code violations as well as cost estimates for repairs.
Some inspectors will also include pictures and local information that they believe may come in handy for the potential home buyer.
It takes several weeks or months to prepare a building for demolition. Items of value are stripped from the building and other materials need to be removed, such as glass as it can form a deadly projectile, or insulation which will scatter over a wide area. Non-load bearing partitions and drywall also need to be removed.
Selected columns on floors where explosives will be set are drilled and high explosives such as nitroglycerin, TNT or C4 are placed in the holes. Smaller columns and walls are wrapped in detonating cord. The goal is to use as little explosive as possible; only a few floors are rigged with explosives, so that it is safer (fewer explosives) and less costly.
More time-consuming than the demolition itself is the clean-up of the site, as the debris is loaded into trucks and hauled away.
For small buildings, such as houses, that are only two or three stories high, demolition is a rather simple process. The building is pulled down either manually or mechanically using large hydraulic equipment: elevated work platforms, cranes, excavators or bulldozers.
A builders tasks vary widely, but generally builders will coordinate the different types of construction involved in building a house, office or other building. An architect will usually design the structure and create blueprints and the builder will oversee the construction process.
A builder will often be involved in getting any necessary building permits and consents, and having land surveyed so they know what they’ll need in the way of drainage etc. Once a builder has the land ready, they’ll begin building. Builders will remain on-site throughout the construction process to ensure that the structure is built correctly and according to plan.
As an example, during a new house build, a builder will initially oversee the foundations being laid, then the frame of the house being erected and then the roof. Builders will then work with plumbers and electricians to get power and water to the house. Other tradespeople may be employed to do different tasks. A carpenter may be required to put in flooring, landscapers to do the front yard and painters to paint the house inside and out. As a builder will need to organise all these other tradespeople, they’ll need to know a lot about these different fields so they know that a job is being done correctly. A builder will coordinate all the other tradespeople to ensure things are done in the correct order.
Builders may begin their job by helping the client to obtain building permits, and by surveying land in order to get a scope for how to go about building on it. Drainage and natural vegetation are usually assessed and acknowledged. Builders are on-site during construction checking that all aspects of the structure are built according to plan.
The services offered by a residential builder can vary widely. Many choose to specialize in particular types of projects, such as green homes, housing developments, custom homes, or homes of a particular style. When hiring a residential builder, a homeowner should plan to meet with multiple builders.
Architects are tradespeople who are trained in the planning, design and oversight of the construction of buildings. This involves pre-design services, programming, planning, providing designs, drawings, specifications and other technical submissions, the administration of construction contracts and the co-ordination of any elements of technical submissions prepared by others (including engineers) and technical designers.
A good architect is one who actually listens to you when you are telling them what you want and need in your new home. The ability to listen is your architects most important skill, so when you’re interviewing potential architects, make sure you hire one who has mastered the art of listening and can design a home that’s unique to you. Don’t just assume your architect is hearing you and understanding what you want, ask them to explain the project to you until you’re sure that you both understand what’s being proposed. If you are a couple with different ideas of what you want in a home, a good architect will help you find common ground to create a home you will both love.
Draughtsmen are tradespeople who is are skilled in technical drawing, able to draw complex instructions precisely and accurately and arrange information in an organized way. Drafting includes any task that utilizes graphics to convey instructions to another person. Commonly this is associated with the making of plans for structures or mechanical devices before they are built.
Draughtsmen may specialise in civil, structural, architectural, plumbing, cartography, electrical, thermodynamics, mechanical, hydraulics, telecommunications, materials, aerodynamics and archaeology.
Tools may include; drawing pencils, templates, rulers, tape and drawing equipment.