Author: Marnus Steyn

Marnus Steyn http://marnussteyn.net I am a Real Estate Professional and Estate Agent by profession, yes, it is a profession. I am also a husband, MTB / Cycling lover, fitness enthusiast, aspiring photographer, social media and online marketing student ...... stay humble, honest & hungry!

Success Story – Real Estate

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I had this listing for a while, listed on all the major websites and also with other agencies as part of our Multi-Listing arrangement. The property is situated in a very good area so the viewings were quite regular. Every time we had a Sunday Show Day it was quite busy with some real interest, but no offers.

The owner of the property had already bought another property and it was now up to me to get this one sold so that his transaction could also continue ….. no pressure, I was given until the end of September ’15 …..

2. HELDERKRUIN FAM HOME

At the end of August I went to the Owner / Seller with the following pitch. “Let’s withdraw all the listings and re-list on a sole mandate basis (as the commission was not favorable for sharing), show every weekend, renew all marketing and see what happens”. Part of the deal was that we also reduced the price and re-looked at the commission structure. This is not ideal but both myself and the owner agreed to make a bit less to get the deal done.

The process that followed was quite amazing to say the least:

  1. 2 September ’15 ….. We re-listed on all the sites etc
  2. 3 September ’15 ….. Got a buyer enquiry from Private Property
  3. 4 September ’15 ….. Took prospective buyer through and he loved the property but couldn’t make a final decision
  4. 6 September ’15 ….. We had a Sunday Show day and invited him to come and have another look. The show day was busy as usual. He also came through and I could see he was close to making the call.
  5. 8 September ’15 ….. With a bit of negotiation we took an offer and got it accepted the next day. By this time we had already informed the bond originator (Payneless Bonds) who made contact with the Purchaser and requested all the necessary documentation.
  6. 10 September ’15 …. The Purchaser had all his documents ready and his application was submitted to all the banks
  7. 11 September ’15 …. After only 1 day the banks started coming back with AIP’s (Approval In Principal – subject to Property Valuation)
  8. Monday 14 September ’15 …. we had our first bank valuation done and got our first bond grant
  9. 15 September ’15 ….. We got confirmation that the deposit was paid. We also received more bond grants and there you have it …… the property is now SOLD.

Sold New

13 Days from re-listing to SOLD with deposit and bond grant in place. This is why I love this profession (not job). The mere fact that this can happen with the right assistance, dedication, negotiation and a bit of luck.

I can only applaud Sanette and her team at Payneless Bonds who really jumped at this one and assisted in the fastest time possible. I can really recommend their services …. just go to http://www.paynelessbonds.co.za

If you looking to sell property anywhere on the West Rand, Krugersdorp or Roodepoort …. please contact me and I will try to assist ….. I love selling property! http://www.realpro4u.co.za

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Property For Sale in Helderkruin / Kloofendal, Roodepoort

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Helderkruin and Kloofendal are arguably two of the better suburbs to stay in the Roodepoort area. Close to schools and other amenities, these two areas are quiet and established with large residential stands and older but well built properties. Many of the properties have been upgraded and renovated over the years.

I have 3 residential homes for sale in these areas and any prospective buyer can contact me directly to arrange a viewing …… have a look at the following:

1. Kloofendal R 2 275 000 (Negotiable)

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This is a very neat and spacious 3 bedroom house that has also got a 4th bedroom / flatlet with its own bathroom and kitchen. What makes this house unique and adds to the value is that it has full gas and solar installations for the kitchen as well as the geysers. Loadshedding is no problem with a generator and because of the gas and solar features, the electricity bill is really low. Electricity is also pre-paid.

Other features included a study, under cover parking for a caravan, trailer and or boat, double automated garage, solar heated pool, domestic accommodation with bathroom and solar geyser, large extra Wendy House for storage, a second entrance gate at the back, a jungle-gym and lots of garden space to play.

Being a corner property, this stand is 1500m². This really is an exceptional property with so many positive features. To view this property …. click here

2. Helderkruin R 1 695 000 (Negotiable)

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Built on 1286m² stand and situated very close to the Kloofendal Nature Reserve, this property is also totally renovated. From the roof to the kitchen and bathrooms have been renovated and upgraded for a more modern but warm and family orientated lifestyle. This property has 3 well sized bedrooms with laminate flooring and two bathrooms. The kitchen has a huge scullery section witch also doubles up as the laundry with lots of cupboard space.

Three large living areas include a dining room, formal lounge and TV / Family room leading out to the pool area. Other features include a study, domestic room, outside bathroom, double automated garage, braai / entertainment area and irrigated garden.

This is the perfect home for a young couple or family where you can stay for the next 20 years …… to view this property …. click here

3. Helderkruin R 1 650 000 (Negotiable)

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Spacious comfortable living in this very neat and spacious family house. 1566m² stand, 3 bedrooms and a study (which could also be a 4th bedroom), 2 bathrooms and 3 living areas. Work-from-home possibility with some minor adjustments. If you are looking for a big kitchen where the family can get together, well then this is it. Separate scullery, double fridge and plenty of space for other appliances.

This property has a front and back garden with beautiful rock garden, grass terraces and sparkling pool. Additional features include a domestic room and outside toilet, separate side entrance, a bore hole for the garden, irrigation system, covered back patio and plenty of playing space ……

This property is a dream come true for a your couple or family looking to settle for many happy years. To view this property …. click here

For more on these properties or any other of my listings, go to http://www.realpro4u.co.za

My BC

Happy Springday!

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It’s that time of the year again …..

Pools are getting blue’er, gardens are getting greener and in general I think people are happier ….. it’s good time for Selling Property.

For any property Sales or Rentals in the Krugersdorp or Roodepoort areas, please contact me …… I can assist!!

http://www.realpro4u.co.za

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EXPECTATIONS …….. WHAT ARE YOURS?

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What are your expectations when selling a home or property ………?

So ….. you are selling your house and you have selected an agent to help you. You have MANDATED that agent to list, market, advertise ….. and do whatever it is agents do, to get your house / property sold at the asking price or as close to the asking price as possible.

Hand drawing Results and Expectations concept with white chalk on a blackboard.

Before we get to your expectations I take it that you have done your homework and you have made sure that:

1. The agent is working in the area.

2. The agent and agency is qualified in terms of the EAAB regulations and that they each have a valid Fidelity Fund Certificate.

3. You receive some form of marketing plan from the agent explaining how he/she will be marketing the property.

Now, having done a bit of your own homework, I would like to know what are your expectations of the agent? Maybe you have bought or sold recently and you were impressed with the agent who assisted you or maybe you felt as if you could have done a better job?

Please let me know by emailing me to marnus@realpro4u.co.za or just comment on this post. Please do not mention any agency names or details unless you feel strongly about it. I really just want to get a feel for what your expectations are!

Regards …. have a nice day and remember …. “any day is a good day to buy property … ”

For assistance in selling your property in Krugersdorp or Roodepoort, please contact me on 072 264 7806.

http://www.realpro4u.co.za

Your Agent

What Sellers need to know.

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So you want to sell your property, could be the house you stay in now or maybe another that you have bought some time ago for investment etc. The first thing you do as the seller is to think about PRICE. What can I / we sell this for?

With all the information available to buyers and sellers these days it is quite possible for sellers to take all of this information into consideration to get to an amount. What sellers need to know is that a lot of the information floating around on the internet and in property publications and booklets are or could be misleading. Take the property publications and ads on the internet sites for instance. Many of the properties advertised on these platforms are over-priced, have been on the market for a long time and just because they are in the same complex, estate, area or street as your property, doesn’t mean that you can price your property accordingly.

Although it gives us an indication, it is a known fact that over-priced properties take a very long time to sell, they become stale and then eventually sell for a lot less if they sell at all. It also doesn’t help talking to sellers in the area as many of them won’t tell you if their property sold for much less than the asking price. To get to the accurate selling price for your property the following needs to be taken into account:

1. Recent Sales: Recent selling prices of similar properties in the complex, estate or area. This is easier in sectional title complexes and estates than in normal residential areas unless the agent knows the properties that have sold and he/she can can also compare specific specifications.

2. Buyers Needs: Experienced agents know what buyers are looking for. Sellers need an independent view on this from an agent that is not emotionally attached to the property. Everything from the layout of the property to the specific finishes, storage space, lighting, garden size and privacy could be issues that are very different from one buyer to the next.

3. Defects, Declaration and Costs: Defects and the general condition of the property is a very important factor. Neat and well maintained properties sell quicker and at better prices …… that’s an industry standard unless you are buying a “fixer-upper” when a whole new set of rules will apply. All possible defects and the general condition of the property has to be documented and declared to the agent so that the buyer can be made aware of the situation. Buyers need to know what they are buying and they will be looking to the agent to declare this. All costs associated with the property need to be declared and documented such as rates and taxes, levies, additional security and maintenance levies etc.

4. Availability: Availability for viewing is sometimes a big problem. Especially in properties where there are tenants that are scared that the property will be sold. Agents will need access to view the property. Most buyers view on weekends and after hours and if that doesn’t suit the seller, well then you might just as well take your property off the market.

5. The Market: We are still in a Sellers Market which means that, taking all the above into consideration, sellers should be able to get slightly higher or at least close to asking price for their properties, if they are priced correctly. With interest rates and stock being low, this is a good time to sell. Buyers also get the benefit of low rates but unfortunately supply is a problem if you don’t find what you are looking for.

6. Commission: Sellers need to account for commission of +/- 5% to 7% of commission to be paid to the mandated agent or the agent who introduced the property to the buyer. This needs to be negotiated and agreed on and documented before the agent starts to market the property.

Determining the market related price of a property to secure a successful sale at the highest possible price with the best possible conditions is serious business and should be left to a property professional. For property sales on the Westrand, Krugersdorp and Roodepoort, contact me on 072 264 7806 / marnus@realpro4u.co.za

It’s about more than just selling houses …..

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As an agent, you want to be successful and earn loads of cash ……. right!!!?

You might not know this but not many agents (none that I know of) work at agencies where they are paid a set / basic monthly salary. In the sales industry, as in the wild, agents are the hunters / predators and they only eat when they kill. Agents work on a variety of different commission structures where they earn anything from 50% to 90% commission after VAT, PAYE and other monthly administration costs are deducted by the agency and this is how they get to earn all those cash ……. but it comes at a price. The price agents pay for the opportunity to earn a very good income is the fact that if you do not have any successful property registration, you won’t earn a cent. The economic phenomenon is called high risk = high reward, and its true!!

All successful agents I speak to have one thing in common ……. they have been in the industry for some time and they all agree, it’s not about selling houses. So what is it all about …….?

Here are some factors that play a HUGE role in the success of agents (apart from the normal salesman characteristics).

1. Industry Knowledge
Without this you are dead in the water. You need to know what is happening in the arena where you are playing / competing. There is a lot of competition out there and if they know more than you …… you are out!

2. Area Knowledge
What is selling, where is it selling, when did it sell, for how much did it sell, what is not selling and why, what developments are happing in the area, crime, schools, shopping centres, buss routes, taxis etc etc …… if you know more about the area than your competition …… you are in!

3. Database & Client networking
You need to keep track of your potential / past and present buyers and sellers and follow up regularly. Buyers need to be updated with new stock and industry changes that might affect them. Seller need to know about market changes that might affect the sale of there property.

4. Stock
You need to have stock. You need to have targeted marketing & farming campaigns in your specific area. These marketing and farming initiatives need to be aimed at specific buyers and sellers and need to be regular and continuous in order to have an affect. “He who has the most stock, controls the market ……”

5. Client relationships
The longer you stay in the industry, the more you will realise that past clients can be a major source of income further down the line. If you keep reminding homeowners that you are still actively working in their area, they are more likely to ask you to assist them next time they want to up or downgrade.

6. Integrity / Honesty and Business ethics
This is not a quick money making scheme. Agents approaching the industry with that mentality normally don’t last very long and when they leave, they have such a bad reputation that they won’t be able to return to the same area as agents. Keep your side clean, be honest with you buyers and sellers and they might even refer you to a friend or colleague ……. and that’s what you want, referrals!!

Each agent has his / her own way of doing busyness, own strong points and weaknesses and the areas where we work also differ a lot. Keeping the above in mind and incorporating some of this into your own busyness can hopefully assist in your success.

Have a good one
Marnus
Your Agent

A team of extraordinary and independent estate agents ……

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Ok so, you are a good agent, maybe a great agent, you are professional in the way that you deal with your clients, you can list and you can sell, you have experience and you are qualified with a NQF4 or higher certificate and registered with the EAAB ……. and you are itching to make a change.

You might even be an agency owner or principal but tired of all the “red-tape”, audit requirements and associated stress that comes with running your own agency ……. and you are itching to make a change.

You are well known in the areas where your work, you are connected and you want to work independently, do your own thing and build your business so you can earn whatever it is you have your sights set on.

…… if the above sounds like you and you currently sell properties anywhere in South Africa, and you would love to know how you can earn 100% (that is, one hundred percent) of the commission you write then you need to get hold of me on any of my details below so we can meet, talk, email and see if you can you can join my team of extraordinary, independent agents.

Call, sms or whatsapp on 072 264 7806
Email on marnus@realpro4u.co.za
Twitter at @marnusuragent

Based in Gauteng, JHB but rolling out nationally …….

Marnus Steyn
http://www.marnussteyn.com
http://www.realpro4u.co.za

Tips for getting your property from Listed to SOLD.

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Tips for getting your property from Listed to SOLD!

Do some of your own research:

  • Have a look at some of the “Listing” and “Sold” prices in your area, street, neighbourhood, complex or estate where you stay. Any decent agent will be able to point this out to you but don’t just take his / her word for it. Many agents “buy” mandates by showing inflated valuations creating unrealistic expectations.
  • Pricing is the most important factor when selling. Although “location” is important, you can’t do anything about it unless you stay in a mobile home. A lot can be done to other factors such as condition, accessibility and pricing ….. get the price right, and you will sell quicker.

Become a buyer:

  • Look at your property through “Buying Eyes” and ask yourself the following questions ….
  • Would I buy it in the condition that it is?
  • What would I like to have “fixed up” before I buy?
  • What are the biggest negatives about my property and what can I do to make it better.

Appoint a reputable agent to market and sell your property:

  • We (agents) like to work on Mandates because that shows commitment from your side and I can then spend valuable time and money advertising and bringing buyers to your property. Although it might not always look that way, a lot of time, effort and money is spent on marketing and communicating with buyers before they actually see the property and once an offer comes in, the real work starts. You want to make sure you are dealing with an agent that understands the selling and registration processes so the transaction can be as quick and painless as possible. A mandate can be seen as an employment contract where the salary (“Commission”) is 100% performance / outcome based.

Be accessible:

  • Many properties do not sell because you can never get in to show buyers the property. Between you and your agent you have to arrange that the property can be easily accessible. Most buyers (not all) view properties after hours in the week or weekends and they see more than one at a time so you have to “play ball” here. If a buyer can’t see your property he will go on and buy something else and you might just lose out on “the one”.

Clean up:

  • It’s a fact, neat houses sell quicker than dirty or untidy houses. Buyers are put off by the fact that the owner is not taking care of the property and as much as we try to tell the buyers to look past the mess in the kitchen, unmade beds, clothes all over the floor, underpants (and other similar items) lying around in the bathroom, on the couch etc …… most buyers will not see the “potential” we talk about and leave.

Don’t be stubborn:

  • Selling properties is what we do and I don’t believe that this business can be done as a part-time or side-line business so …… selling property puts food on the table for most agents and we need to sell to survive. As mentioned in point 3 above, pick an agent that you can relate with, trust and work with to sell your property and then go with what he or she tells you to do. If you don’t get along with the agent, don’t appoint him or her and find one you like.

…………… hope this helps, please feel free to pass this on or “share” with friends and watch this space for more tips, hints and industry related news and updates …………. Happy Selling!

SOLD PropertySelling Property

10 Common Property Defects

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BEWARE: 10 COMMON HOME DEFECTS

I recently had a property where we found bad damp / water damage from a leaking shower in one of the cupboards of the main bedroom. This we found out after the transaction was concluded but no registration had taken place yet. Luckily the seller agreed to pay to get it fixed before registration but it’s these kind of events that you need to learn from to make sure that it never happens again. It probably will, but you will be better prepared.

Here are 10 common home defects buyers and sellers need to be aware of ……. Article by Property24.com

1. Home inspectors should always check for poor drainage – that storm water flows away from the house properly and whether the roof needs new gutters and downpipes. They should also inspect whether there is a danger of water ‘ponding’ seeping under the foundation.

2. Faulty electrical, plumbing and gas installation in older homes often need electrical and plumbing upgrades, including new wiring, DB boards, hot water geysers and plumbing pipes and sanitary ware. If electrical wiring, geysers and gas lines are not properly installed, a home may become a safety hazard.

3. Leaking roofs result from poor flashing, blocked gutters or aging roof coverings. Depending on the type of damage, repairs can range from minor to extensive. Leaking roofs result from poor flashing, blocked gutters or aging roof coverings.

4. In the days of cheap electricity most South African homes were built with no thought given to insulation and energy efficiency. As a result many South African homes are ‘freezing’ in the winter months, far colder than homes in Europe or North America, even though our climate is much milder.

5. Poor maintenance , a do-it-yourself seller or bakkie-builders’ fixes to plumbing, electrical and other problems may cause more harm than good.

6. A leaking roof or settling or weak moving foundation may mean roof structures, doorways, walls and support beams become unstable. Most South African homes are built on problem soils which move with the seasons and this may lead to structural damage.

7. If a home inspector sees evidence of water damage or water ingress, then re-caulking windows and doors, adding weather-stripping or other more extensive repairs may be necessary. If moisture continually accumulates in a home, as a result of poor ventilation, it can lead to structural damage and health hazards.

8. South Africa has a host of pests like borer beetles, termites and wood-destroying fungi which attack timber components of a house, especially in the dark, moist areas of the structure. This can lead to rotten window and door frames, timber floors and roofing.

9. If moisture continually accumulates in a home, as a result of poor ventilation, it can lead to structural damage and health hazards.  Installing ventilation fans and keeping windows open to improve cross ventilation will help, but buyers may need to alter walls or other structural aspects of a home in order to improve light and ventilation.

10. Hazardous materials in older homes may contain lead-based paint and asbestos materials. These homes may also contain unhealthy levels of potentially toxic moulds.

A home inspection company will provide sellers and their agents with a quick and factual inventory of the home and let them know of any exiting problems. The seller can then decide how to address these issues and whether to fix them immediately.

If home buyers are informed about these common home defects through a home inspection report, then the buyer can decide on how to proceed with the home buying process, for example, he can request that repairs be completed or that the major repair costs be covered by the seller.

Defects

Status Updates

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It’s not only social media, bbm & whatsapp that have status updates …….. Property buyers are having a tough time looking for property on the internet where the statuses of properties are not up to date. Although it is  probably the most popular form of advertising due to the low cost involved for agents, buyers are complaining about a lot of duplication (due to multi-listing) as well as outdated stock where the status of the listing hasn’t been changed / updated by the agent. What does all the different statuses mean to you as a buyer, browsing the internet for your next home, as I see it, and this view is not share by all in the industry ……..

1. On Market / For Sale:

This means that a property is still available and no current offers have been accepted.

2. Reduced:

Still available but price has been reduced …… same as above.

3. Pending:

This will show that there is a (or more that one) pending offer on the property. A Buyer has made an offer which was accepted by the Seller but there are still suspensive conditions that needs to be met, these are mostly to do with finance. The door is still open for another buyer to put in a back-up offer and depending on the finance conditions of the pending offer, the back-up offer might even be the one to go through if finance can be approved / confirmed before the pending offer. This can get complicated but any experienced agent should be able to guide buyers and sellers through this process …….. it all depends on the conditions of the first accepted offer.

4. Reserved:

This will show that a property is now theoretically SOLD, all suspensive conditions have been met and all parties have signed with the transferring attorney. All that now needs to happen is some clearances and paperwork, compliance certificates etc all need to be in place and then the deal can be lodged in the deeds office. Agents like to keep these properties on the website as marketing as not only buyers surf the net but also many sellers looking for agents to help them.

5. SOLD:

This is when registration has gone through, +/- 10 days after lodgement and all is done and completed. Strictly speaking this property need to be deleted of the website, but some also leave it for a while for the same reason as mentioned above.

The problem comes in when agents don’t change these statuses and this causes frustration with buyers surfing the net.

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