OCEAN VIEWS IN THE TROPICS – GREAT BARRIER REEF - QUEENSLAND AUSTRALIA

Fabulous Views from this Fully Furnished Apartment! - Rent at $260 per week

Fresh and contemporary styling with breath taking views across the Port of Airlie, ocean to islands, it will make you feel on top of the world. Fully furnished and self contained, just bring your bedding and towels. This property is just a short walk to the centre of Airlie Beach for work or play. Tiles throughout, fans and aircon all make this a comfortable place to be even when the sea breezes are not enough there is always the option of a dip in one of the two pools or spa.

http://www.realestatevision.net.au/property/details/1446

How to create beautiful floral arrangements

1. PURCHASE FLOWERS IN THEIR NATURAL SEASON 

By doing this not only are they at their best quality, they are generally lower in price and last longer. Keep in mind however if they are winter flowers they will not enjoy our heating as much as we do, so it's best to keep them in the cooler rooms of the house. 

2. CHOOSE YOUR VASE WISELY 

Be sure to use clean vases and containers as bacteria is the biggest cause for shorter flower life. Choose the appropriate size and weight to balance your arrangement physically and visually. Don't be afraid to experiement with different vessels for your flower arrangements. You can use anything from jars to cans to bottles to teacups, baskets and more. 

3. REUSING AND RECYCLING IS KEY 

Rummage in your cupboards, thrift shops and yard sales for anything varied or different. Save glass jars, tins and plastic food containers of all shapes and sizes. Even the most unattractive containers can be used to line a basket or vessel to make them waterproof. Materials like hessian, banana leaves and dried or fresh lotus leaves can be used to cover unsightly or damaged containers.

4. KEEP IT SIMPLE 

Keep it simple and understated with cases of simple greenery. Tropical leaves work really well and last for 2 weeks or more. A large vase of sticks can look equally effective as they last forever.

Reproduced with permission from Century 21 Life @ Home

http://www.century21.com.au/life-at-home/

Top 24 tips for buying off the plan

Off-the-plan properties are often seen as the riskier investment, and for good reasons. Unlike established properties where what you see is what you get, with off the plan, what you see in the glossy brochures may not necessarily be what you'll end up with when the builder hands you the key to your apartment. 

But despite some risks, buying off the plan offers a number of advantages including potential capital gains between signing the contract and settlement. If the project is located in a growth area, you could rack up good growth within a short period of time. 
So, how do you avoid the inherent risk of buying off the plan? 

CHECK THE CONTRACT CAREFULLY 

1. Understand the inclusions, fittings, fixtures, and build materials you will be receiving. The more items that feature in a property's inclusions list, the less you will need to arrange/ fund once the property is settled. Full turnkey off-the-plans are fantastic because they leave the investor with almost nothing to install before tenants can begin living there. 

2. Understand the sunset clause - how long will you be waiting? This could be anything from 18 to 60 months. If the development does not proceed how long is your money tied up? Are both the developer and the purchaser allowed to walk away at the end of the clause or just the developer?

3.Check penalty interest for late settlement of the property. 

MINIMISE AND MANAGE DEPOSIT 

4. In some cases the developer will accept a deposit bond or bank guarantee so you are not required to exchange an actual cash deposit. This allows you to have your money working elsewhere (eg paying down bad debts, or sitting in an offset account against your PPOR mortgage). 

5. Alternatively, if the developer has met their pre-sale requirements they may accept a 5% deposit. 

6. If you do pay a cash deposit and you have a long sunset clause, check to see if the deposit monies are going to be invested. If so, are they passing on a percentage of the interest earned? 

MINIMISE ONGOING CASH INPUT 

7. Some developers offer no progress payments which can be of great benefit to the strategic investor.
8. Putting the construction finance back on vendor greatly improves personal cash flow until you are ready to settle. Instead of chipping in progress payments towards the build (which are not tax deductible) you can have this money working in other productive areas, or in the case of owner occupiers there is no need to pay rent and partial mortgage. It also lessens your risk as there is only a deposit that has been tied up in the venture. 

RESEARCH THE DEVELOPER 

Check out the developer. Are they properly funded? Will the property definitely be built? If not, how long are you tied to the contract by way of the sunset clause? 

10. How long has the developer been in the industry and is it their core business or just a hobby? 

RESEARCH THE BUILDER 

11. How long have they been building? How many properties do they build each year? Check they have the correct builders' insurances in place.

12. You may also want to check out some of their previous projects to get an idea of craftsmanship and style. The more tangible examples of the future build, the better. Things like previous developments and current under-construction jobs are very good examples of how investors can gain peace of mind over their purchase. 

13. Take a look through a property similar to the one you are buying, and not a flashy 'specked up' display unit. Marketing renders and pretty brochures are nice, but they are sometimes not a true reflection of what you will get. 

STAGE OF CONSTRUCTION 

14. Understand exactly where the building is up to at the point of purchase (eg. dirt, slab, frame, fix, etc).  This way you can determine exactly how much stamp duty you will be paying (Victoria only). 

15. Ideally, off-the-plan purchases have their contracts signed before the slab is poured. Check owner's corporation details 

16. Check on any outgoings, rates and owners' corporation fees that will be applicable upon settlement. At point of purchase the owners' corporation may not yet be established, but there should be an estimate available. 

17. What exactly will the arrangement cover (eg. maintenance staff, grounds upkeep, insurance, individual building insurance)?

INDICATIVE DEPRECIATION SCHEDULE 

18. See if you can get a copy of the depreciation schedule estimate - to glean a more accurate understanding of the tax benefits available. This is a handy source of information, particularly if you are comparing the net investment benefits of apartments versus townhouse versus house-and-land options. 

POST-CONSTRUCTION ASSURANCE 

19. Peace of mind post settlement is important, particularly when dealing with a brand-new dwelling. 

Check the warranties and building assurances are satisfactory before signing contracts, because repairs can be expensive if the builder doesn't get things correct. 

VALUATION AND PRICING 

20. When establishing value, take a look around and do some price analysis. When doing so, don't just look at the 'sticker price' as this can quite often be misleading. Make sure you are comparing 'apples with apples', eg. fitting, fixtures, finish, size, location. 

21. How did the agent establish the price? Was it a professional valuer's opinion or the vendor's opinion? These two can vary considerably and can be really important as you make your biggest gains when you buy. 

EXCLUSIVE LEASING PERIODS 

22. Some contracts contain a hidden 'exclusive leasing authority' binding you to a certain agency for a given period. It could also dictate the amount of rent you are able to ask. There are a number of positives and negatives to having a development controlled in this manner.

23. Before you sign, make sure that you fully understand your rights and obligations under the agreement. 

RENTAL GUARANTEES 

24. Beware of rental guarantees, especially if they are contained within the contract. If it is known there is a rent guarantee attached to the purchase, then valuers will almost always discount the value of the property. At settlement time this can cause you some big issues if you need to 'top up' the loans either from cash savings, additional refinance funds or, ever worse, compromise your deposit if you fail to settle.

Reproduced with permission from Century 21 Life @ Home
http://www.century21.com.au/life-at-home/

Renovating your kitchen on a budget

Renovating your kitchen on a budget

The kitchen is usually at the top of the list when you start renovating. However it can be one of the most expensive rooms to renovate. If you're on a budget, there are lots of simple things you can do to refresh and renovate the space.

Here are our top six tips for renovating your kitchen on a budget.

1. You don't need to replace everything in the kitchen for it to appear new and fresh. You can use the current cupboards and drawers and replace the bench tops, cupboard fronts and handles. If you like the cupboard doors, then try painting them in a different colour. This will instantly transform your kitchen for minimal cost.

2. If your kitchen is small, consider using bench-level windows. These will instantly make your small kitchen feel much larger. For windowless walls, try to use as much vertical storage as possible and remember to keep it light and bright' when you're renovating.

4. Choosing the right colours can have a big impact. Gloss finishes on benches and cabinets are ideal because of their reflective properties and give the illusion of light and space.

5. If you have polished timber floors include a brushed aluminum kickboard for a floating effect. This will also make the space feel a lot bigger.

6. Choose your kitchen appliances before you start designing your space because you may find that the new design doesn't work. Design around your appliances so the style you decide to go with is carried throughout. Buying new appliances for your kitchen can also lift the space.

You don't have to spend a lot of money to give your kitchen a fresh new look and to make it a really inviting space that your family will love.

Reproduced with permission from Century 21 Life @ Home

http://www.century21.com.au/life-at-home/

10 steps to overcoming procrastination and fear of investing

By now you will have heard a lot about how the market has well and truly warmed up and in some cases heated up. You may have read many stories of how many people have succcessfully profited from  property leading up to this point in the market, and you have thought to yourself, wouldn't it be great if I could do that, too? 

So, you started looking into ways you could either enter into the property market, or perhaps increase the profits  on your already existing property portfolio, but you just haven't been able to get traction or momentum, and you are worried about missing out. 

You procrastinate about taking action, perhaps there are things you are fearful of that are stopping you from taking the steps towards getting results. If this sounds familiar, you are not alone. Fear and procrastination are big hurdles that block many people from achieving their investment goals. 

There are ways to easily overcome these hurdles, and safely help you reach your goals. These methods will assist anyone in getting started in property investment or creating some real momentum within their existing property portfolios: 

1. LIST YOUR FEARS: 
It can be hard to get over your fears unless you are actually clear on exactly what your fears are. Make a list of exactly what it is that you think is scaring you or stopping you from moving forward. Be as honest with yourself as possible and be as specific as possible, for example:
- I am scared 
- I don't understand the property market enough 
-I am scared of purchasing an investment property and not being able to rent it out 

You are only able to overcome your fears if you are clear on exactly what they are. 

2. UNDERSTAND THERE IS A SOLUTION TO FEAR 
It will help to understand that there is a solution to fear. Fear is usually caused by not knowing', thus the more you know' the less scared you become. 

So, after you have worked out what it is you are really scared of, research that topic, and write down what information you will need to know' to help you overcome that fear. If you understand your fears more, you may find they become so much easier to overcome. 

So, for example, if you are scared of purchasing an investment property because you are worried about not being able to rent out the property and being stuck with a mortgage, then you need to increase your knowledge about the demand for rental properties in your area of choice.

Call local real estate agents and find out their sentiments of the rental market  in the area. Go to www.yourinvestmentpropertymag.com.au for details about the vacancy rates for the area to help you assess the demand for property there. 

If the vacancy rates are at 3%, this will represent a balanced market; however, if the rates are below 3%, this will mean that there is a shortage of supply of property in that market compared with demand, and thus it is likely you will not have much trouble renting out your property. Understanding this beforehand will assist you in overcoming your fear. 

3. UNDERSTAND RESEARCH DOES NOT EQUAL RISK 
Too many people allow their fears to immobilise them, so much so that they even stop themselves from doing their research. 

You should understand that carrying out research and speaking to experts will help you avoid getting yourself into property transactions where you could lose. There are so many avenues of research that cost very little, if not nothing at all, so make the most of this. You can get this from your real estate agents and a lot of free information from council websites.

4. LIST ALL THE REASONS WHY IT IS IMPORTANT FOR YOU TO ACHIEVE YOUR GOALS 
When overcoming your fears, you need a reason to do so, otherwise it is all too easy to always be scared and avoid what it is that you are scared of, rather than break through. 
Make a list of all the reasons why it is important to you to reach your goals. Not just the goals that you want to reach, but the specific things that will happen if you reach them, or even the consequences if you don't. 

So, for example, it may be important for you to reach your goals so you can retire comfortably knowing you have a property portfolio working for you and you are not reliant on a pension to survive. 
Or, perhaps it is important that you are able to create profits from property so you are able to have a debt-free home to live in within a certain period of time. 

On the other hand, it may be important to reach your goals because if you don't, it will mean you will not be able to take the time to travel the world as you hoped to, or you may not be able to afford to take time off work to spend with your kids. 

Whatever it is for you, make sure you write this down and you are clear on your reasons for achieving your goals. You must make sure you have more reasons to achieve your goals than you do fears. So keep writing until your reasons outweigh the fears you have listed.

5. HAVE A PLAN OF ACTION 
Most people will procrastinate when the task at hand seems all too much. Write out a simple plan made up of baby steps that are simple and easy to complete. 

It may be as simple as: 
- List my fears 
- List solutions to my fears 
- List my goals and reasons for achieving my goals 
- Call five real estate agents in the local area and discuss the current rental market 

Make sure the plan of action is specific, and that each task only has one step in it so that it makes it easier to follow and stick to. You may even want to note how long it will take you to do each task so that it may be simpler than what it seems, eg, listing goals will only take 10 minutes. 

6. SET ASIDE REGULAR 'PROPERTY PROFIT' TIME 
Schedule specific time you will use to invest in your property profits future. Make sure that the time period is not too daunting for you to complete. 

Choose to do this on lazy nights when your favourite TV shows are not playing or perhaps the nights that you know you will be home. You can start off with as little as one hour a week to get things done.
If, for example, you choose to do your property research at 7pm on a Monday, don't worry too much if businesses will not be open to take your calls when you are doing your research. Find solutions for this; you can email them and merely await their reply the next day. Do not give yourself an excuse not to commit that time to your property research. 

7. HAVE  A SYSTEM TO SELECT YOUR DEALS 
Once you have tackled what you think is holding you back and what it is that you want to achieve, it's now time for you to take a step towards entering the property market and this is where some people can get stuck again. 

To avoid the traps of procrastination and fear, have a system to objectify the property selection process, and eliminate any emotion getting involved. I use what I like to call a funnel system in finding deals, and this helps me to avoid spending hours (if not days) of searching online for a nice property and instead I focus on finding the deals which are likely to be most profitable. 

Here is the system that I use: 
- Focus on only three areas to start with 
- Choose the best three streets in those areas (according to proximity to convenience) 
- Select the one to two blocks or so surrounding those streets, and
- Within your highlighted area, choose the kind of properties for sale that are most appropriate and in demand. You can get this information from council websites 

Though the council, find the main demographics of the area and if it's made up mainly of families, it's appropriate to assume that larger dwellings such as houses are in most demand. If the population is predominantly singles and couples without children, then apartments may be the way to go. 

Use this strategy to simplify the property research and selection process. 

8. GET PROFESSIONAL ASSISTANCE AND RESEARCH 
The most expensive advice is free advice from someone who has not got the results you want. Often, there could be people close to us with good intentions influencing us by their  opinions or experiences, yet they may not have the results that you want. 

Be careful not to take on the fears and opinions of these people. You can choose to work with professionals who have results and experience, and they can help you get the same results for yourself while eliminating the mistakes they have already gone through and replicating the successes they already have. 
Be selective of who you work with, and make sure it is someone you feel you can communicate well with, and more importantly have personally experienced creating similar results to those that you want for yourself’

This goes for all the professionals that you will need to work with in your property investment future, ie, solicitors, lenders or finance brokers, accountants etc. You can also do courses on property investment and/or work with property research professionals, to help take you step by step through your  property investment journey, which will also help save you time and reduce procrastination. 

9. ENLIST A FRIEND WHO CAN HOLD YOU ACCOUNTABLE 
It can be a good idea to team up with a friend. You may either work on the same project together or perhaps you will have your own individual projects. But you can hold each other accountable for completing set tasks each week. 

If you do work on the same project together, it makes it easier for you to counter check each other's work, and you can get more done with more manpower. It can be less risky working  with someone else and also a whole lot more fun. Set rewards for each other for when you are able to complete each of your tasks, and celebrate together after each milestone is achieved.

10. DON'T THINK TOO MUCH. JUST DECIDE AND START 
Do not get so caught up in getting everything perfect before you start. Just get started. Remember that when it comes to property, you are never locked in or at risk of losing money unless you sign an unconditional contract of sale to purchase, thus, there should be nothing else stopping you from getting everything else done. So just start. 

When you are satisfied that you have done everything to set yourself up  for a profitable property deal, and you know exactly how you are going to afford the property and where you will get the money from to do it, this will be the only time that you will lock yourself into any contract. No matter how much you have prepared yourself for investing (particularly if it is your first), to some degree, it  may still feel  like you are taking a leap of faith; so make the decision to get over it, then just start!

Produced with permission from Century 21 Life@Home

http://www.century21.com.au/life-at-home/

10 ways you know you live in a good unit block

Here are 10 sure signs that the building you chose for your new apartment is a good place to live ... and hints on how to improve it if it isn't. 

1. FIRST IMPRESSIONS 

The entrance hallway or foyer should be clean, bright and welcoming. Depending on the overall quality of the block, you want something that's like a friendly holiday hotel or a six-star resort. You don't want the entrance to be dirty, depressing or off-putting and more like a neglected dole office or a cold corporate office block. This is your home and that starts at the front door. 

2. UP WHERE YOU BELONG 

The lifts should be clean and graffiti free. If there are CCTV cameras to ensure this, that's the price you pay. They should not be clogged up every weekend with people moving in and out (because weekend removals shouldn't be allowed). They should work most of the time and should be fixed quickly when they don't. Every lift should also have a small A4 sized noticeboard to let everyone know of any issues or events in the building - talk about a captive audience! 

3. HELLO THERE 

It's great if neighbours greet each other with a smile and step aside to let people out of the lift before they start pushing their way in. OK, that may seem all a bit touchy feely but it's a lot better than people glowering at each other wondering if they were the ones who complained about their party or, indeed, had the party everyone complained about.

4. LOOK HERE 

Most buildings have notice boards but they should be lively and inclusive, not restricted to the body corporate committee's latest ruminations (more on that later). Dog walking and baby-sitting services, special deals at local cafes, car spaces for rent, notices of book and film clubs - these are the kinds of things that create a community. Requests for or offers to sell furniture are cool. Recycling furniture and books through a building is a good thing. One person's trash is another's treasure. 

5. SPEAKING OF COMMUNITY... 

So many body corporate schemes pay lip service to the idea of community but don't actually do anything about it. So if your block has a book or wine club on the go, don't dismiss it just because you aren't interested. It shows there is life in the building and that should be encouraged. 

By the way, the simplest way to create a sense of community in a body corporate block is (with the committee's permission) to invite a local bottle shop to hold a wine tasting in the foyer once a month where residents can sample their offerings and order wine at a discount and with free delivery. It's a retail service, for sure, but nothing quite brings strangers together better than sharing their thoughts over a glass or two.

6. PARKING 

This is one of the perennial problems of body corporate, and if no one ever parks illegally in your spot and there is almost always a free visitor parking space (because they aren't occupied by residents with more cars than spaces), you are probably in a good building - simple as that. 

7. PETS 

Pets are great at bringing people together but, like obnoxious children, they should be seen and not heard. It's good to be greeted by a friendly wagging tail on the occasional encounter in the lift or lobby. It's not so good to be driven nuts by barking and whining when the dog is left alone for hours.  A good building allows pets, provided their owners are well-behaved. 

8. PARTIES 

We are all entitled to party occasionally, and in a happy building people make allowances for that.  You might even be invited to a neighbour's party every now and then - if only to stave off complaints if it gets a bit rowdy. Unfortunately, though, there is an overgrown student dickhead element that thinks that it's OK to make as much noise, as late and as often as they want in apartment blocks because if you don't like it you shouldn't live in a flat'

A good building will root these numbskulls out quick-smart or at least use the power of the by-laws and council regulations to make them behave.  By the way, any body corporate committee that insists noise is a dispute between neighbours and none of their business is not only wrong under body corporate law but they are derelict in their duty of care and should be voted out at the first opportunity. 

9. COMMUNICATION 

If only there was a simple way that everybody in your building could communicate with each other ... hang on, isn't that what Facebook is for? Lots of buildings have their own Facebook pages that keep neighbours informed about what's happening and let each other know about new cafes that have opened or where the best place is to get your car serviced. 

To be fair, it involves a lot of work to maintain a Facebook page and it can descend into a forum for abuse very quickly if it's not monitored.  However, there's nothing wrong with the old-fashioned newsletter, including in an electronic format, to let people know what's going on. 

10. COMMITTEE COOL 

If your body corporate committee is open, inclusive and welcoming, you are on a winner. If they encourage you to come along and take part in discussions (even though you can't vote) so much the better. If, however, it's a closed shop with a tightly held membership run by a control-freak chairperson, then the best you can hope for is that they are at least efficient.

Personal vendettas with name and shame' and biased minutes on the notice board have no place in a harmonious community. But remember that these people give up their time and energy voluntarily ... so cut them some slack. However, members who want to be on the committee but never turn up for meetings and are only interested in their pet projects should be shown the door the first chance you get ... creating a vacancy for you!  Whoo-hoo!

Produced with permission from Century 21 Life@Home

http://www.century21.com.au/life-at-home/

6 touch-ups that actually devalue your property

Not every renovation or fix-up project ends in smiles and a pat on the back. If you want to know the six renovation undertakings to avoid at all costs, read on


1.  REMOVING ALL THE TREES:
It might be tempting to pull out the chainsaw and sought that depressing looking willow tree out once and for all, but be cautious. Contrary to many people's belief, removing trees can sometimes cause more damage to the value of a home than simply leaving them there. A large attractive tree can add $10,000 - $15,000 to the value of a property in some areas.
Provided trees are not damaging to the building, they can really add value in terms of sun shading and in terms of outlook and they can be very appealing to a lot of people. This is unless they are the sort that drop lots of rubbish on the roof and you have to clean up the gutters - they could be a nuisance. Of course, if there's any cracking evident on the property and it's bad, remove the tree immediately.


2. EXPENSIVE, BUT UNNECESSARY FITTINGS:
A reno that gives you the best house on the street, won't necessarily get you the best price. If you are an owner occupier in an area where there are a lot of rental properties that have been neglected and not well-looked after, it won't matter how much you spend on improvements, the rest of the neighbourhood will drag the value down.
Try to avoid expensive fittings and fixtures such as imported cook tops, taps, door handles and tiles - they don't always translate to a higher selling price. What impress buyers is light and space as well as good construction and zero faults. That's what they'll happily pay for. Some renovators believe expensive fixtures represent good design, but purchasers often don't like the previous owner's choice.
Middle-priced Australian-made products are often more serviceable and will bring the same price when you sell. Some renovators spend $15,000 to $20,000 more than they should, therefore, they're not giving themselves the chance of getting those expenses back.

3. DIY FAILS:
Homeowner-installed wiring and plumbing often spell instant devaluation on a property. It is illegal and dangerous and may be picked up by a pre-purchase inspection. Unless, you're a professional yourself, leave complex projects to those who know what they're doing.

4. PULLING OUT THE UGLY STICK:
Renovations should be sympathetic to the original building. Starting an extension without considering the form or visual impact of the exterior materials being used so that the renovation appears as an add-on rather than part of the house, can potentially devalue your property by at least $28,000 on average.
For example, if you stick a flat roof weatherboard box on the side of an older home with a pitch tile roof, it's going to look pretty ordinary and it's going to look like the cheapest possible way that you can add a room. That's not necessarily going to appeal to too many people when you come to sell the property.


5.  NO PLAYGROUND, NO BARBEQUE:
Poorly considered site planning, including extensions that can leave unusable outdoor spaces or are overwhelmed by fences and retaining walls close to important rooms will devalue the whole property.
If you look at the new home designs that are current at the moment, you'll see that there's a really big emphasis on lifestyle or an outdoor living. Whether you're buying a new home or an old home, people are looking for these features these days. It doesn't mean spending a fortune, it just mean organising the space properly so that you got a good open family area and an outdoor living area. Views to the back garden are important to a lot of people especially with young children, as they want to be able to supervise them when they're outside.


6. ILLEGAL BUILDING AND FAULTY STRUCTURES:
Undertaking construction work without a permit normally results in an instant fail. In some suburbs, one quarter of all houses had an illegal extension. A prospective buyer having a pre-purchase inspection when you try to sell usually picks this up. Illegal building ultimately costs some owners $30,000 or more to make it comply with regulations.
The same can be said for installing new kitchens and bathrooms without first checking that the sub-floor structures are sound. Many new kitchens are virtually destroyed in the first four years by floor subsidence. Joining the renovation onto the existing building in an unsatisfactory way should also be avoided. It can result in major cracks appearing between the existing and new building because of incompatible structural systems.

Reproduced with permission from Century 21 Life @ Home

http://www.century21.com.au/life-at-home/