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  • Profile photo of Scott No MatesScott No Mates
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    There ‘s a lot to be said about ‘price relativity’, that is, two adjoining suburbs will be very similar but one may be slightly more expensive. It will always remain so but the price will still be x% above its neighbour.

    Growth will still occur, prices will be skewed by development, new land releases or catastrophic events etc which will have a flow-on effect albeit short-term.

    Profile photo of Scott No MatesScott No Mates
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    I just received a flyer from Qld.gov.au/boost offering $10k to buy, build or invest + an additional $7k for fhb. So the money’s flowing in other states as well.

    Profile photo of Scott No MatesScott No Mates
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    Peter, as far as I can tell, in NSW at least, the PSBA requires anyone who acts/purports to be a rea to hold a licence.
    Why? Bureaucracy!? Even a degree qualified valuer can’t transact property.

    Profile photo of Scott No MatesScott No Mates
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    You are talking ensuite, toilet & basin are essential, shower would be good, bathtub is not essential. As above, you could consider a hand shower over the bath if you really want a 2nd tub.

    Profile photo of Scott No MatesScott No Mates
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    I could suggest Terry but I’d get barred!

    Profile photo of Scott No MatesScott No Mates
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    council does not pay its share of fencing costs, you get tired of kids jumping the fence to get balls etc

    Profile photo of Scott No MatesScott No Mates
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    now I thought you were going to suggest something like …smashing it, breathe in the dust, wait 20 years & if you’re deceased it may be a positive result.

    PS: don’t try this at home.

    Good luck with the book.

    Profile photo of Scott No MatesScott No Mates
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    If the layout is functional & cupboards sound, either replace like for like or change the doors & handles only.

    How about the benchtop?

    Profile photo of Scott No MatesScott No Mates
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    Bubble , no. In need of a correction, probably yes.

    How is it apparent? Longer days on market, lower auction clearance rates, lower median prices (reflecting no new stock or poorer quality sales) & reduced asking prices.

    • This reply was modified 10 years, 6 months ago by  Scott No Mates.
    • This reply was modified 9 years, 4 months ago by Profile photo of Jinghong Chiu Jinghong Chiu.
    Profile photo of Scott No MatesScott No Mates
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    your due diligence should uncover if there has been a da lodged by the current tenant or if this is a conforming use. The risk being that the council kicking the tenant out, leaving the building vacant.

    Are the capital gains due to the zoning, current use or proposed rezoning?

    Profile photo of Scott No MatesScott No Mates
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    Phil , the sales market is quite weak at present – look @ days on market & the level of discounting that is occurring, agents won’t tell you that.

    You may look to buy a 2nd property & take advantage of the weak conditions vs strong rental market especially if you have the equity & ability to pay $30k pa

    Profile photo of Scott No MatesScott No Mates
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    commercial property is a cashflow – you don’t buy it for the capital gains generally.
    The higher the return, the greater the risk – is it industrial or office space?

    Will the selling agent accept a conditional offer based on a new lease?

    Profile photo of Scott No MatesScott No Mates
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    You will probably find that the property has not appreciated since purchase but would have dropped 10% or more – just the nature of new buildings, so don’t bank any windfall gains just yet.

    Due to high transfer costs you might look at taking out some equity & buying again.

    Profile photo of Scott No MatesScott No Mates
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    Great report – some very useful insights.

    Profile photo of Scott No MatesScott No Mates
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    OK, assuming that you have paid CC for access to their website – you are bound by the terms of their agency agreement (buyer's agency – not sure what CC do for you for the money that you have paid but obviously many people use them so they must do something). You have trawled their website & viewed the links to various CF+ properties (sure the addresses may not appear or the names of the shops/street numbers etc) but you have accessed their website to point you towards properties which they have identified as fitting your requirements.

    If you then go ahead and purchase one of the properties identified (without having CC do the negotiations, confirm addresses, pricing etc), then they may have a slim chance of saying that CC had introduced you to the property (after all, unless you have erased your HDD & account login detail etc, there may be some trace of you having viewed certain properties prior to your purchase.

    On the other hand, if you see that there are plenty of opportunities in Brewarrina, you might then do your own investigations on other properties located in the area without further reference to CC. In this case, there would be a very low chance of discovery by CC as there would be no record of you having searched these properties.

    Profile photo of Scott No MatesScott No Mates
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    The question a judge would ask is "would you have found the property on realestate.com.au had you not have been first introduced or advised where Cashflow Capital were recommending that CF+ sites were available?". "What proof do you have of that?" etc

    But if a trust or a company which does not specifically show your involvement buys the property, they may be none the wiser.

    The issue would remain, how do you prove that you were looking in a specific area prior to enlisting/paying fees to CC?

    Profile photo of Scott No MatesScott No Mates
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    Simple truth of the matter, you probably cannot get compensation from the property manager. Essentially, the decision to accept or reject a tenant lies with the owner, not the agent (they may recommend but not make the ultimate decision).

    From the sounds of it, the tenants have caused some damage to the deck but not irrepairable – yes the deck cost alot but it is still useable at the end of the day – sure it needs to be cleaned and possibly have the holes patched or the few slats replaced however it is not unusual for a deck to be used or misused by tenants.

    Where you could prove negligence on behalf of the agent, then you may have a chance (about the same as a snowball in hades). Do they have a record of the "water damage", was it noted on the interim inspection reports? Why did the PM not buck up about the lies/falacious report?

    Profile photo of Scott No MatesScott No Mates
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    it is greatly dependent upon the quality of the information provided. Ie someone who presents with a shoebox would be charged more than one who presents with itemised & ordered income/expenditure statements in excel myob etc. Thus reflecting the actual work required for the client.

    Profile photo of Scott No MatesScott No Mates
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    generally no but unless you die or were declared insane there’s few options

    Profile photo of Scott No MatesScott No Mates
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    you may need specialist advice on that because smsf generally cannot get into speculative development works.

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