Ask an Agent

Hi Dacey,

Fantastic thread thread! I know a lot of people question the use of a real estate agent, and find it a necessary evil. I on the other hand would never ever try to sell a property without a real estate agent. There are reasons why we have experts in the certain fields, and real estate is no different. I liken it to repairing a car. I'm sure I could do it, but that's what a mechanic is for. He will do a much better job than I ever could.

So I'm going to get the ball rolling on this one!

What are things that you would recommend a person DO and NOT DO when preparing to sell their house. For example, new carpets? New veranda? etc etc It can be anything from a new paint job right up to putting a pool in. I just know that a lot of people just don't know what will help with a sale of a new property.

AJ

Great question and I get asked this a lot.
It would be too generalized for me to say that replacing carpet, adding a veranda or anything else that requires a portion-ate amount of an investment, would deliver good returns on everyone's house. However for the average home owner who just wants to "tidy up" there house, often the simplest of things give the greatest return.
It all starts out the front. Get the lawn cut, weed the garden, trim the dead palm branches, get rid of the spiderwebs and clean out the gutters. What buyers see first is the front yard and we all know about first impressions.
Once the front looks presentable its time to prepare the inside. New paint job is a fantastic start and will deliver good returns on your efforts. Remember not to decide on colors that you personally like, choose neutral earthy tones, you want to sell it. Having feature walls can modernize a home and make a room look spectacular. If the curtains are a bit worse for wear, replace them, but keep in mind your color choice.
Stage your furniture and de-clutter personal belongings, set the table as if you are about to host a grand dinner party. Buy some flowers and get the crystal vase out. You want a basic yet elegant appearance.

If you are thinking about renovating, to sell, here are some guidelines for a budget:
New kitchen: Spend between 4% and 6% of the property value.
New bathroom: Spend between 2% and 3% of the property value.
Landscaping: Spend 1% to 2% of the property value.
Like I said at the start this is very general advice. When considering whether or not to renovate and how much to invest, please do your homework people.

Wow, what a response. Many thanks Dacey.

There are so many good tips in the above post. It's the little things that count the most, and I think that many times are extremely overlooked. I've been to so many open for inspections, and the front of the house has not been cleaned properly. And it leaves such a bad impression. In my head, I think if the person can't even tidy up the yard, then how well have they looked after the house?

In regards to paint, I agree on that one as well. I just purchased a house, and the gentleman whom I bought it said he would put a fresh coat of paint on the walls. That was a big plus for me. When I returned to look at the house, it looked 100% better. Also neutral tones are a great tip, I've been in many homes with very strange colors, and although I could repaint, my first instinct is...I don't like this house.

Flowers - big bang for buck. Such a small costs, and can help give that fresh feel to a some.

Thanks for answering this one Dacey, so many great tips in here.

Keep the questions rolling guys!

AJ

What do you think of rent a furniture? My agent is recommending clearing out my house and getting rented furniture in, I am concerned at the cost $10k. Our house is about 40 squares. Thanks.

Would depend greatly on what type of furniture you have in the house at present time. 40 squares is a very large home and the $10k cost of hiring the furniture has lots of potential to be made back in the final sale price. However in saying that, it really depends on the furniture that is in the house now. If the house is empty then i would strongly consider it.

Hi Dacey,
Can you help me with this Question....I have a few more but I'll start of with this one...
You are selling a unit to an interstate buyer who has asked you to fax the documents to her for signing..Can you please list me in the correct order of the presentation all the documents I will need to send, as per the requirements of the PAMD Act(all parties have provided consent to the use of fax)...

Thankyou

Its me again....Question 2
If a buyer decided to terminate the contract during the cooling-off period, how would they go about this?
-And when does the cooling-off period commence?
-deadlines for notification
-penalties that the buyer may be required to pay to the seller and/agent?

And my final question.....
You are employed as a real estate sales person and hold a certificate of registration. In early December, a seller engaged your agency to sell a unit complex of 30 residential units by signing the appropriate appointment of agent.Your sister wants to invest in this unit complex by buying one of the units.
What advice would you give your licensee concerning beneficial interest and what documentary process would you undertake?

Thankyou so much for taking the time to helping me out with my enquiries.

Hi,

My bf and I are looking to rent a unit or home in Brisbane. It is our first time renting a place. Can you give us some guidelines what to look out for?

Many thanks for your help! :D

Hi Ailing, I can help you on this.

Every managing agent will want to verify:
1. You are who you say you are - so as much ID as possible (makes the processing faster)
2. You are able to meet the financial obligations of the tenancy - so proof of income is a must.
3. You are able to care for the property - references - not from family members.

What you need financially:
4 weeks bond (if rent amount <$500 per week)
2 weeks in advance

Tips:
1. Make a few photo copies of your ID and references - if you like a property listed on a website somehwere, most agents have online applications - if you are really keen on the property, print and fill out what you can before you go to the property.
Note: Qld agents are not permitted to accept your application (and bind you to the contract) until you have "received" (physically given - handed to or by post) a copy of the lease agreement that you will be entering into.
2. Read the lease agreement before you hand in your application. If the agent accepts your application, and you change your mind - you are legally bound even if you have not made any monetary payments toward the property. There will be costs you will incur...as in a break lease situation.


Beware:
Be very aware that this is not child's play. Lessor's have invested hundred's of thousands of dollars into these properties and the law in Queensland is very well balanced to their rights and yours.

If you owe rent monies or cause deliberate damage to the property, you will have to pay it all, you may be blacklisted - there is a process to getting listed but it now means, if you enter this list - you will have difficulty getting rental properties in future. Best advice: do whatever you can to avoid this - especially at the start of your rental life.

You can get all the information you need from the RTA site: http://www.rta.qld.gov.au/tenant.cfm

Hi BrisbanePM,

Thank you for replying to my post. They are very helpful information. =)

Hey guys,

I just "STICKIED" the thread as it seems to be growing in popularity! It will stay at the top of the list as long as we get more and more people engaged. Well done everyone :)

AJ

Hi Frangipani,

Canceling a contract in the cooling off period is very easy, as that is why it was created. To protect Australian consumers.
Here is a good explanation from a law site.
http://www.quicklaw.com.au/legalinformation/convey_qld/2c_cooling.asp

That has correct information and is written well.
If you have more questions please ask.

Good idea Dacey.

I will keep an eye out, to see if I can help with any Auction questions.

Well done.

@Dacey - is that what they call 'a sunset clause' ?

Purekrome:

A Sunsent clause is a provision in a sales contract that sets a date after which the agreement is no longer in effect.
Example: Since the housing market was strong and the Petersons were attracting a number of prospective buyers for their house, they insisted on a sunset clause in the contract. This provision would allow them to offer the house to another buyer should the closing be delayed for any reason.
This can work for a buyer also - by inserting the sunset clause, your offer will expire if the seller does not agree to your price/terms etc. This gives you an opportunity to make an offer on another property after expiry of sunset clause. E.g. 48 hours/ 72 hours etc.

GREAT idea to have a "sticky" regarding advice from a real estate agent.

Dacey, thanks for offering this service. You know what they say about real estate agents and used car salesmen ........... well the stereotype applies "only" to a small minority. Most agents are fantastic people, doing a necessary job. Yes, some people can buy and sell property under their own devices (and a few are even capable of successful conveyancing)......... but most people rely on agents to inform and bring people together.

I would encourage readers here to ask questions.

Thank you Kenneth, I appreciate that.

Dacey,
noticed your posts. Any recommendations for particular streets in Heathwood. I know it is all new homes but has it developed a "better" street or "best" street profile yet?
I also notice people selling after only 12 months. Any guesses as to why?

Hi Hagar,

As of yet I haven't heard about any particular street being "better" than another given one. The widening of Stapylton Road and the connection of Blunder Road to Wadeville Street is currently underway. So I can only imagine that "Juniper Street" will be a bit noisier than it has been previously and would be worth taking into consideration.
As for the reason people are selling, I see it all the time in new developments, people come and purchase; then lets say 50% find that it wasn't what they thought it would be like, they decide to sell or rent. 25% selling 25% renting (not real numbers). You truly can't tell if a place will be suitable until you live there for a while, and that is what we are seeing.
I hope this has helped.

Hi BrisbanePM,

I am referring to your reply to AiLing with regards to renting a property in Brisbane. OUr family is migrating to Brisbane come December and we will be looking for a place to rent at least for the first 6 months or a year.

I understand that we need to show proof of income when applying to rent. But what if we are new migrants and we haven't worked in Oz yet? What other additional documents can we produce to show that we are able to afford the rent.

I appreciate your advice.

Thanks,
dc

Hi Doris,

Don't worry too much about being new migrants. Three things property managers will look at are your ID - you are who you say you are, you can meet the rental obligations on the property - in Queensland, your agent cannot ask you to pay rent more than two weeks out - but it doesn't stop you from offering to do so. If an agent you come upon has issues with your ability to pay rent - you can pay monthly in advance. I have had tenants do so even when I haven't requested because they wanted to show good faith. Finally, the agent would want to know that you can look after the property.

knowing what is expected from you as a tenant is very important: this is a link to the RTA website - it is very informative and should help you understand what you can and cannot do at the start, during and end of a tenancy: http://www.rta.qld.gov.au/general_tenancies_section.cfm

If you can convey peace of mind to the agent that you are able to pay rent and look after the property - finding a rental will not be hard at all.

If you need more information, come to my website: www.propertymanagementhq.com.au and email direct from there. I'm happy to assist where I can.

Regards,

LB

Hi LB,

Thanks for the useful info and reply. It helps to know these things :)

We have been advised by relatives to pay rental in advance up to 3 months and for us, paying in advance is not a problem if that assures the landlord of our financial ability.

Do you do serve customers at the southside? We will be looking at Carindale area cos our son will start school in COC.

Thanks,
Doris

Hi Doris,

Yes I do - give me a call 0425 22 5678 and we can discuss.

Lu

Hi Lu.... I wil be in touch next half of the year. Thanks for your response :)

Hi,
A few weeks ago i didn't have my rent in full, i paid the rent minus $30 on the due date. 4 Days later i paid the remaining $30 but have been sent a letter saying that because of incorrect payment on the due date it has made the rental ledger out of wack. I've been charged $56 because of this. Is this correct?

hmm...did post the reply, not uploading...if not, I'll post again.

ok - first reply didn't load...

sbaker86:

How are you paying rent? Is it through a third party provider like RENTPAY?? This charge could be a dishonour fee from them...if so - you need to check your agreement with them.

Regharding the shortfall in rent - and then making up the shortfall a few days later - this whould not affect your ledger. E.g if your rent is $300 per week and you were paid up to the 28th May 2010, then your ledger should look something like this:

Rent 29/05/2010 to 29/05/2010 (Credit: $270.00)

so when you made the difference: it should look like this:

Rent 29/05/2010 to 04/06/2010

....your ledger would've been automatically debited the dishonour fee?

If you have any problems with reaching an agreement with your agents - you can contact the RTA using the Form 16 - Dispute Resolution form.

I think this is fantastic! May I ask where each of the agents are located?

I'm a speciailist property manager and I service all of Brisbane.

My website is: www.propertymanagementhq.com.au

If anyone is interested in the latest REIQ Market Monitor - message me and I will provide the log in details for my Investor Log In page.

Regards,

Lu

My office is located in Inala

Hi A friend was telling me about her daughter's woes. The daughter is renting a house with two other people. The daughter (I'll call her Alice) has her name on the lease as a co-tenant. One of the other tenants is making her life a living hell and she would like to leave the house but is concerned what would happen if she broke the lease. I believe she only has a few months to go until the lease is up. Alice is spending most of her time at her mother's house while still paying rent on the other house. Her mother feels that Alice should just look for another place and move out now but Alice is concerned that if she did so it would reflect badly on her and influence her chances of attaining another rental property. This is not an area I know anything about so I could not help my friend. I thought perhaps someone in this forum might be able to help. Does anyone have any helpful advice I could pass on to Alice? Is there someone she should contact? Some form she could fill in that would enable her to break the lease? Will she be penalised if she decides to break the lease and move somewhere else?

Zadig,

It's always hard when people share. Firstly, breaking a lease does not affect getting future rentals - but there are procedures to do this. There is no form if she wants to break lease - the best course of action is to speak with the other co-tenants to see if someone else can take up her position on the lease. Then go to the agent and seek release from tenancy. She needs to co-operation of her con-tenants and authorisation from the agents for this though.

Alice needs to make sure that all the terms of the lease are complied with - as she is named on the lease, if she just leaves without letting the agent know - and the others cause damage or leave rent unpaid, Alice may not get her bond back or be blacklisted without her knowledge.

My suggestion is to speak with the agent and try to sort this out as well with the other tenants. If no one co-operates - she may be able to contact the RTA for help. Their number is 1300 366 311.

General RTA disputes are with tenants and agents - not really with tenants and tenants - she can try though.

Good luck.

My questions are this. I have 2 of them.
On a 3 monthly inspection what can the agent inspect???? as after my recent one my own bedside table draws were left open and clearly the agent is looking thru my personal belongings not just inspecting the premises.
second question is about a letter was left saying the lawns need to be weeded, and carpets cleaned. the proper form was left and had noticy to remedy breech will and will not crossed out and maybe written on top. but the carpets are cleaner than when we moved in (professionally cleaned twice in 9 months and once 2 weeks ago) and the lawns when we moved in were rubble from a pool being built and are now at least grassed. I think it was a new agent and has maybe not read the entry condition report and compared current condition to it but to a brand new house (which it is not carpets are well aged on moving in and had numerous stains and noted such on entry condition report).

Hi miner4life:

1. An agent is not permitted to look through your personal possesions...full stop.
The purpose of the routine inspection is to ascertain your care of the property and note any maintenance that may be required.

2. Notice to Remdey breach for the carpet and lawns - if you believe the condition to be better than on entry, you should draw this to your property manager's attention. This is why I am very particular about the Entry Condition Report when signing tenants up. I did a sign up today and I also provide a photo CD of the condition on entry - doesn't need to be flash but shows things that are evidently the condition at the start of the tenancy. Then I say to them...very important - if you go through the disc, add anything you believe will add to the picture about the actual state of the property.

If you had the carpets cleaned - show them the receipts.

It would have been easier if you had pictures of the state of the lawn. With the way technology is these days - digital cameras have date imprints on them --- easy to prove that it was the actual condition at that point in time.

If you have any concerns about the breach of your privacy by the agent - please advise the Principal of that agency in writing and ensure you document all communication. If you fail to resolve this matter, you also have the opportunity to lodge a Form 16 complaint with the RTA and lodge a complaint with the REIQ.

Hope this helps.

Thanks.
Also, I never recieved a copy of the entry condition report after I signed it and returned it persoanlly to them and didn't take a copy of it for myself.
Should I have recieved a copy of it from them?
The entry report they filled in had no notes and only ticks in every box saying undamaged and clean etc. I did manage to fill every bit of available space with things i noticed first couple days there before returning it. Also noticed more in the first week but what can u do about that. nothing my bad. only minor stuff but still might have to repair it i guess for bond refund. Its my Mrs that is upset about the draws being open, if some dodgy agent wants to smell my undies good luck to them. But she wonders what of her things has been gone thru.
I'm gonna hold off doing anything about it and wait to see if a notice to remedy is recieved. And deal with it then.
What is the process for Bond Refund as to date I haven't had to do a proper clean and vacate as I've always been in share accom and someone else has taken over the lease that was already there and has been more of a buy out of the bond and name change type deal.
Can the agent just basically take some of the bond for previous mentioned "damage" they listed as they see fit or is there a longer process. What happens if they don't have the entry condition report I filled in and only the one they ticked all the good boxes on?
My Mrs is rather anal about cleaning and a bit upset as its more an insult to her that she doesn't keep a clean home(I've just remembered now the other things noted was dirty shower(little bit white shower stuff of screen) and dust on window tracks.)

It just gives u the s%#ts I've got my own house that i rent out and we take good care of this one even having twice degreased the garage floor and scrubbed it to prevent anything being walked into the house just in case and even gernied the mould off the driveway a few times so it looks as new too. trimmed trees and bushes that were overgrown when moved in.
Also, can you please explain a bit the term general wear and tear and what is acceptable. Just so i have a better understanding of it all.

Hi Miner4life,

Regarding Bond refund from change of shared bond arrangements - this must be in writing and agreement between the tenants. Firstly, the incoming tenant should not accept payment of bond if there was prior damage. I cannot comment because this matter can have many options.

An agent cannot just take bond during a tenancy changeover just because there was "damage" lease is still in place. If the damage was agreed to by all parties, this should have been in writing.

About being insulted due to clean, I can't really comment. What I say to my tenants is that I don't mind them being untidy - just don't cross the line to unclean. This has a lot of interpretations because people have different standards. I can empathise with you - seek further clarification from your manager what they deem to be clean to their standards (bet you they don't live like that)

Re: not getting a copy of your Entry Condition Report - ask for a copy - they should give it to you. The onus really was on you to retain a copy for your records so that at the end of the tenancy YOU can prepare the Exit Conditon Report.

I refer even my tenants to RTA if there is something they are not happy about (rarely though) because I keep good communication throughout and matters always get resolved before it gets out of handle.

Firstly Thanks. But i think u may have misunderstood what i most likely because I explained it like a dumb ozzie miner explaining making a french soufle to a chinese backpacker . previous times i've left a rented property was a shared bond and lease type deal and some persons stayed.
this time it will be a complete vacate and move as we should be buying us a home back in Brissie next couple months if the work up here for me continues which it looks like it will.
When this happens (lease ending and vacating) can they simply say it costs 250 for this 300 for that etc etc and keep it or is there a more detailed process. And can they have lost the paperwork i filled in and just have a copy of what they did before giving it to me and just go off that?

wow what a fantastic thread guys. This is turning into a very valuable resource. Thanks everyone!

I agree mackeyadrian. Thank you so much BrisbanePM for all your help. Alice has now moved out and is in the process of getting a place where she is the sole tenant. I've passed on all the advice and she is taking photographs and reading the rental agreements carefully. I did not realise there was so much involved in simply renting a premises! My son is renting a place in a southern state and he tells me they had to put in a bid for their premises. Is bidding for a premises just a southern state thing or is this something that is happening in Queensland as well?

It definitely happens in Queensland as well.

miner4life:

Bond monies: simple rule - you need to leave the property in the same ocndition it was on entry less reasonable wear and tear. If there is some damage for which exceed wear and tear - then you need to make good, it doesn't have to come out of bond straight up. Some tenants refuse tho have any monies taken from their bond because it impacts on future rental applications - not necessarily a big deal but they still don't like to draw attention to the fact that some monies werer taken from bond at all, and I can respect their concerns in this regard.

If an agent just takes money from bond - you have a right to dispute this. Again, using a Form 16 - Dispute Resolution Request through the RTA. You can download these forms from the RTA website: www.rta.qld.gov.au

If they do not have the Entry Condition Report of a copy of the entry condition report - they cannot take anything from the bond. They must be able to substantiate it.

I hope this helps.

Zadig,

I'm glad all is well, thanks for letting us know.

Regading price bidding - it can happen in a tight market - I haven't seen it for a while.

It's okay for a prospective tenant to increase the bid - but at no stage can an agent instigate or suggest that this is what is needed to get the property.

Hi!
I'm a prospective buyer and I would like to register my interest with a few agents. It is common for buyers to approach agents when searching? If so, would it be ideal for me to contact a few within the same area? I've heard that there are often properties that aren't advertised on realestate.com.au that are snatched up. Is this true? Sorry for the truckload of questions....
Thanks!

Hi Southside buyer,

Most serious buyers register with an agent when they start looking and a good agent will keep in contact with you (email, phone calls etc) throughout the process of your search. I would contact a few agents in the area which you are looking as agents will have acess to different properties. The reason for doing this is that sometimes properties won't even make it to the market, agents will have a buyer on their database and they will be sold before anyone knows that they are available.

I hope that this helps southside buyer and if you are interested in looking on the south side please contact me I'd be happy to help. My details are on my profile. Hope I can help and best of luck with your search.

Thanks very much for that Ben! It just so happens we are looking in your area. Will be in contact :)

I think Ben's advise is spot on. I would register with a few agents for the area i am looking for. I would also register for realestate.com.au alerts when a new property hits the net. and i would make sure i would express exactly what i am looking for. email is always best, but the more contact details you give the better,

all the best with the house hunting.
Cheers
Dan

PS Dacey i think this is an absolute great idea for a thread :) keep up the good work mate.

.

I'm currently looking for a rental and am worried about my chances of getting something liveable at a fair price. I am on the Disability Pension and have begun to get the feeling from estate agents that despite a flawless written and verbal reference for my current rental (I have been here four years and only moving because the owners are re-occupying) and applying for properties at the same price or less than my current place, plus the fact that the area I'm now looking at is well known for its problems with bad tenants, that 'beggars cannot be choosers' and I should instead be applying to rent from their range of houses in disrepair, over-paying for a lack of features that their better-conditioned rentals have for only $15-20 more per week.

I know that not having a job does make a difference to many landlords (despite the fact the DSP is a fixed income and I have shown I can pay my rent from it) but is it really that much of a burden compared to my proven track record? I have always been on the DSP while renting (although my current rental was approved with my ex who was a self-funded retiree). What is an agent's view of a person like me?

Hi Guylian,

I'm sorry to hear your agents in the areas you are looking cannot see past the fact that you are on a disability pension. I too have my reservations sometimes but I weigh up my options on all the applicants based on all the information - ultimately, my clients make the final decision.

If you are mature in age and have a strong rental reference - I don't see why you shouldn't be given a fair go.

I am in the middle of removing a tenant who falsified her details with me a few weeks ago. Thankfully I was able to talk her into leaving on her own accord - mind you this hasn't been finalised yet so I am still anxious. Keeping my fingers crossed, she will leave as agreed, but I am a very particular property manager and have done absolutely everything to keep the law on my side. So I shouldn't worry but all my tenants are Grade A - so when a substandard one pops into my system, I am very annoyed.

I give everyone a fair go - as long as I am happy that the rent will be paid and the property well looked after. And of course, you can prove you are who you say you are.

If an agent is apprahensive about how you live - invite them over to your place to see how you live.

I look after properties all over Brisbane and provide a great service to all my clients but I currently do not have anything a single person may be able to rent alone. I did have one unit in Woodridge but I have already found a tenant for that within a few days.

Good luck with your search and I hope this has helped a little bit.

Regards,

Lu Bracher
Property Managment HQ

www.propertymanagementhq.com.au

Hi Dacey,

Have you heard about Gladstone? I've read in the paper over hear in WA that its the new hotspot. I'de love to hear what your thoughts are on regional areas as an investment?

Thanks,

Tom

Hi Dacey - I've posted a thread on this but see that this sticky is active, so maybe i'll get a response (more likely anyway). I live in NSW and own a property, however hubby and I will be moving to QLD early next year for work- we have heard that there is a govt scheme that if you own property in NSW, and move to QLD and rent, the govt chips in 40% of the rent...? I don't have all the facts and am slightly sceptical, but have heard this from a few people so thought i'd better look into it a little more - problem is, I don't know who to ask, and there is little to know info on the internet. Any help?

TIA.

Just wondered how RE agents even begin to justify the ridiculous amounts of commission they charge on the sale of a house? I've heard all sorts of arguments; they have the knowledge, they know the market, they need to pay for all their time for other people who don't buy a house, they're professional people etc etc etc. None of these are justifiable. If I present my house for sale impeccably (which I always do), I have always sold within two open homes, usually one. How can any company then justify over $10,000 for a couple of open homes? (they even want me to pay for their advertising!). Answers please!
BTW, I'm a BDM/Sales Manager but not in RE.

Hi AussiePool,
I want to add my two cents worth.
My background: I have been in small business for a long time across a few industries - including small business consulting, hospitality and retail/wholesale. In the last decade - I have focused on real estate. My real estate career has covered sales and property management as well as BDM new estates, land acquisitions and house and land packages. I'm a qulaified trainer and now in business - real estate, focus is on Property Management all over Brisbane.

I understand where you are coming from with most agents being in the industry 5 seconds and trying to tell you how great they are. I don't want to get offside with the agents that may peruse this post.

We had this discussion on InvestEd a few months ago - this is the link:
http://www.invested.com.au/73/estate-agents-commission-mentality-explained-36846/index2.html

At the end of the day - if you don't need an agent - its your right not to use one. You sound like you are in this category.
If you think the agents fees are too high - its your right to negotiate a lower rate.

I have tried on several occassions to negotiate fees and commissions only to be told; "No, the principal won't let that happen. These are the set REIQ rules". I have bought and sold approximately 15 houses since my time in Australia (1998) and have met, perhaps, two agents who were even remotely 'professional' and put the effort in for me. The rest were in it just to see what they could get.
I believe RE fees WILL change in the future as more and more people wake up to the extortinate fees. I think a flat fee of around $3,000 is more than enough to sell one's property INCLUDING open homes. The market MUST go this way as property becomes more and more expensive. As for RE agents quoting things like; "We are professional people and deserve to be paid professional commissions".......don't make me laugh. Since when did becoming a Real Estate agent be professional, or even difficult!

Hi AussiePool,

I think if you have sold that many homes- you don't need an agent ever again.

Real Estate is a profession - and there are many of us professional both as sales and property managers and we should be reimbursed acordingly. And the law that we have to operate under in highly restrictive that's why it allows us this amount as reimbursement for our labour.

I assume you are in the pool business? If someone came to you and said we want a pool but it's just a hole in the ground with some plumbing and we only want to pay $3,000 - as a sales manager let us know what your response would be.

At the end of the day, you have the right not to use an agent and if you feel you still need an agent to sell your house, well - after selling 15 houses - in the last 12 years - you should know all the tricks if the trade and do it on your own what do you need an agent for?

Aussie Pool, the standard commission is the maximum allowed by law. The REIQ never states that all its members must charge standard commission. I am an REIQ member and we charge $5950 inclusive of GST. If you wish to contact me let me know. (07) 3800 4699 or check out our website. www.gogecko.com.au
I believe that most real estate agents are professional, its only a few that give us a bad name.
Daniel

BrisbanePM, why do you assume that I'm in the pool business? That intrigues me!

You also state that as I've sold so many houses I probably don't need an agent. You're probably right! If it weren't for the Australian Psyche thinking that ALL houses bought and sold need to use an agent we'd all have so much more success buying and selling our own properties. But alas, the general Aussie public are brain-washed!

PS Thanks DanAlvarez, I have already considered GoGecko and they WILL get my business next time, professional or not!

Hi there,

Would really appreciate some feed back from any agent who might be aware of my rights in the following circumstances:

Currently renting a home in Brisbane with my husband and kids. We are looking to move to the Gold Coast area and are considering breaking lease. I cannot find my copy of our most recent lease (have been here for three years - 2 leases)
Spoke to the agent today, to find out the exact date our lease expires - was expecting any time from now til January. She accessed our copy and said that on our lease agreement is states that the term is 22 months, and the date of the lease commences 16 Jan 2009. From that I gathered that our lease would expire this month on the 15th, however she said that the End date on the lease says 15 Novemeber 2011.

It's pretty clear that from 16 Jan 09 to 15 Nov 2011 is more than 22 months, so I explained that they must have done a typo when creating the lease and that the end date should be 15-01-11 NOT 15-11-11.

My agent paused then said that since we had signed the lease, the end date would have to be honoured.

I have asked her twice to forward me a copy of the lease to go over it, and whilst she has promised to twice, hasn't as yet.

My question (after the long winded explanation) is basically about our rights: Can we consider our lease to be expired by the end of the TERM written (typed in) which says 22 months from the start date, or do we have to honor the typo, which says our end date is 15 November 2011?

I agree that we signed the agreement and should have paid more attention, but it is also obvious that Term of the lease (22 months) is different from what the start and end dates say, so wouldnt common sense prevail and we be allowed out of our lease (which is up!)

Thanks so much for any help - I do realise that I could probably ring the RTA but hoped someone here could shed some insight sooner.

why are all real estate agents so rude to tenants? i have had enough of them. Honestly being in the Defence force we get moved around a lot and have yet decieded where to buy our first home so therefore we are in private rental instead of married quarters at the moment but due to a notice to vacate that will change. The defence force asked us to ask the landlord to place a reason on the notice to vacat, ie, they want to move back in or something similar and they refuse. The real estate agent said we dont work for you so bugger off its like really any need to be rude about it. They are so painful asking them to do any maintenace is like pulling teeth and we know for a fact that when we request maintenace the real estate just sit on it and dont pass it onto the landlord. All real estates should treat everyone equally and get over their egos.

Not all property managers are like that - I would beg to differ, but I understand where you are coming from - I see and hear of this all the time.

That's why sometimes, its like owners - it's not just about the property - it's also about the people who look after the property.

Hi

We live in a row of 4 Victorian houses and have put our place on the market. The house 2 doors down has now also listed with same agency, different agent and are now auction week after us. They are even trying to have inspections at the same time.

Ours is our prime residence the other a rental investment house where tenant has gone and they just painted it and put in rental furniture. Ours is much better finished and has an extra $200k being put on it but is basically same style homes. I think it will work against us as they need to offload it

Would you go to auction first or after? And your general thoughts on the matter..

We received a notice from our agents that our lessor does not wish to renew our lease when it ends in 2 months. The notice was given 'without grounds'. We have searched for and found a new place that meets our needs, and have moved, giving the agents the appropriate notification. Basically, we are breaking our lease because we prefer the risk of not finding tenants to re-lease (and paying rent on 2 houses) to the risk of having 2 weeks remaining and not having anywhere to go.

The house has been cleaned and we returned the keys to the agents along with our exit condition report and copy of entry condition report, as well as the fee for breaking the lease (one week's rent plus advertising costs, etc). A few days later, we asked them about the exit inspection and our bond refund. They said it is "normal practice" that the exit inspection will not be done until they have new tenants. That could be 2 months away!

Can they do this? Everything I have found online indicates that they MUST do the exit inspection within 3 days of us returning the keys. But I don't know if that refers only to vacating at end of lease, or also if a lease is broken. None of the information I have found deals specifically with inspection/bond on a broken lease.

Also, when we moved in, the previous tenants had left some junk in one of the cupboards. We listed each item on the entry condition report. We did not get rid of it during our tenancy, so it is still there, and it's listed on the exit condition report. Am I right in assuming that, since the condition of the cupboard on exit is the same as it was on entry, and the paperwork supports this, the agents can't deduct any funds from our bond for cleaning expenses in relation to those items?

Hi there, both my husband have been renting through the same real estate and same house for the past 3.5 years we signed a lease back in March 6months ago, I have been phoning the agent to have our lease sent out but they never get back to us even days with inspection they said yes we will send it out then other times they change there wording and tell us we dont have a lease but we went into the agent and we signed and had to initial every paragraph, My recent contact to the real estate was today as I needed to re-schedule a inspection as i had my family over to which they got nasty I also bought the subject of our lease up to which again changed her tone of voice I argued with one of the property managers about our lease to then I was put through to another manager of our property who was quiet hasty when I asked to have our lease sent out she replied that we didn't sign one, I told her that we did and the receptionist dealt with it the day we signed, she finally found a copy of the lease and told us that she has not received the landlords original copy so he hasnt signed it she replied, I asked that even tho both real estate and tenant has signed does our lease stand? she replied yes, that was pretty much all she told me..We would like to know that even tho a landlord has not signed a lease will ours still stand, and how do we go about having our lease sent out without having to ask to only be spoken to like a nobody.

Hi, I am moving (possibly) into a new share house and signing onto the lease with 3 others(already on it) . Also I will complete a t/fer of bond with the girl moving out. The lease ends in feb 2011 and everyone is moving out apart from me. Does this mean I would have to sign a new lease on my own for the whole rent of the house(to which I can't afford) or does the agent find 3 other people for the house and then I sign a new 1 year lease with them. Just not sure if I should move into a rental house with the possibility of having to move out in three months because I can't afford the total lease. Also I am not wanting to sub-let or find people for the place and this is to much pressure. Is this correct?......the agent is responsible to find 3 new people and I can just keep paying my share of $150? your timely advice would be appreciated, rather urgent.....Best, Ben.

Hi I was wondering how to deal with my real estate who constantly send out routine inspection notices for dates early than allowed, eg RTA QLD says that each inspection by law has to be a minimum of 3 calender months apart, ours issues them fore entry dates anywhere from 3 to 27 days too early. So far this year they have been good but today I received a notice of entry 13 days earlier than the next entry should be, they are closed over christmas and don''t do inspections in January. I have called them and they said to email my concerns to them. We have no eal issues with them other than the inspection dates regularly being too early which is illegal. Can they "punish us" for standing up for our rights simply for asking for a legal inspection date.

how do you find out if you are blacklisted or not?

I would like to know why Real Estate Agents in Western Australia treat potential tenants in such a disgusting way. I have rented for 10 years and my property has just sold, so I found myself back looking for a rental again. OMG how things have changed!
I can NOT believe the completely horrible way new tenants are treated! You are NOT allowed to apply for a rental unless it is at inspection time, you are NOT allowed to inquire directly to the agent, you are NOT allowed to ask questions about a property - you MUST attend inspection.
The inspection times are at ABSURD hours of the day!
Correct me if I am wrong but I would have thought that a tenant with a job would be a better option for a rental, yet inspections are for 15 minutes in the middle of a work day when most people can't make it!
You are stuffed if you can't attend the 15 minute inspection, so drop your job which pays your rent, piss your boss of by leaving for 2 hours in the middle of the day and then get to an inspection and wait another half an hour because the agent hasn't arrived.
THEN be one of 20 people who are forced to put in the application on the spot with your weeks rent!
Agents notify you of inspection times at the shortest of notice,so too bad if you are due to run payroll for a company, make your choice: Do your job or do the inspection.
Tenants are customers too, yet agents treat tenants in the worst possible way. Do the owners of these properties know how badly the agents they are PAYING are treating potential tenants?
I am horrified, and disgusted, and furious at the way things are now days. I requested information about properties and not ONE agent bothered to answer my query!
One agent even had the audacity to send a text message saying that "due to the high interest in this property, the rent has been increased $30 per week". No inspection date, just the rent increase. No answer to the question either.
I am lucky enough that I could give up on this outrageous situation and buy, but I am appalled at the attitude of Real Estate Agents and Property Managers.
I think it is time something is done. I would like this situation to be changed, for the agents to be forced to be more obliging and accommodating to people looking to rent. I am in the process of working to see how I can have this situation changed by LAW to MAKE agents be more accountable.
I am also looking for support for this cause as it is a big project. If you are interested in putting this horrible people in their place, please contact me on [email protected].
Real Estate Agents have fast become the scum of the earth and they are getting away with it. Time we stopped them.