 If you know your situation, have an idea of what you want for a home, and know what you need, you don't want to be the only one that knows. Finding the right agent will help you to improve your chances of getting exactly what you want and finding the best deals that are in the market. If you aren't sure what to look for, then you can follow a few general guidelines to find the perfect match for your needs.
One of the easiest ways to make sure that you are getting involved with the right person is to do your research. Most likely, agents will all have a reputation about how well their services are and what they were able to do for others. By looking into internet sources or by asking other people, you can start out to find the right person and to eliminate some potential problems with those who maybe aren't looking out for your best interests… You don't just have to look at agents from what others are saying. You can also look at how they have their services set up. The most important part of this is determining the overall level of service that you will receive. You will also want to look at credentials and how long they have worked in the area. The more that they know, the more they will be able to help you. If you have never had an agent before, you will want to know standard procedures for how they are supposed to approach you with the business. Make sure that the agent is going to listen to what you want and need and doesn't try to take advantage of what you don't know. You will usually be able to tell where an agent stands with your business by how they respond to your questions and needs with the first phone call, or over the first coffee. Every agent has their own personal touch to showing and marketing homes. If you aren't comfortable with how they are proceeding, it is best to not use them. Whether the home is your first or fiftieth, finding the right agent to help is a huge key to walking into what you want. It is through your agent that you will have the easiest time with making negotiations, communicating with the others involved and finding exactly what you want. Always make sure that your agent knows that your home is where the heart is.
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 Finding the right home and one that truly fits your lifestyle is one of the most important decisions you’ll make. It should fit with your lifestyle and have the right floor plan and style that you’ll love for years to come.
Size is important when considering a home. If you’ve got a large family, they probably won’t be comfortable in a small two-bedroom, but a sprawling lifestyle property may not be the best choice either unless it meets other needs – such as enough bathrooms. Clearly, if you enjoy living in an urban area where you’re close to restaurants, shops and other amenities, you should look for a downtown home that fits your style and your needs. Growing families may be better off in a country or suburban settings where schools and the neighbourhood are important considerations. Think about your pets too. A home with a bigger section may just suit your needs better. Do you like to entertain? Then, consider a floor plan that flows easily – not one chopped up so you can’t visit with your guests while in the kitchen. A deck or patio may also be important so the overflow of people have room to move around. Consider the layout of your new home more than the décor or fancy finishes. It should flow easily from room to room and be functional for what you love to do. Don’t choose based on great carpet in the living room but look for how welcoming it will seem to guests coming from a kitchen or foyer area. If you have trouble visualizing a floor plan that will work for you, consider hiring a design professional for guidance. Your real estate agent may also be able to point you in the right direction and help you consider things that aren’t visible to the eye, such as rates costs in different parts of Whangarei. When considering your home purchase, consider if you’re going to be using your current furniture or buying new furniture that will better fit your floor plan. If you want to use your current furniture, be sure to measure the area to be sure it will fit. While most of us tend to go over-the-top when it comes to purchasing a home, the price of those fancy features or location usually bring us back to earth. You know what you like, what you can live with and what are absolute deal breakers. Happy home hunting! Cheers, Paul.  As exciting as it is to move into a new home, not many people look forward to the actual moving day! Whether you are moving across town or across the country, moving is stressful.
I’ve just recently had a few properties settle, so… Here are some helpful tips for an easier move from expert movers, to make the big day a little more bearable. Helpful Tips: 1. SCHEDULE YOUR MOVE WELL AHEAD OF TIME. Moving companies get booked up weeks in advance, so don’t wait until the last minute to schedule your move. Make sure they know ahead of time if you have any very large or heavy items to move. The last thing you want is for the movers to show up with a truck that isn’t big enough or without enough people to move your belongings safely. 2. CONSIDER LETTING THE MOVING COMPANY PACK YOUR ITEMS. If it’s within your budget to hire packers, it may be money well spent. Packers are usually very efficient and take time to wrap fragile items securely. Packers will usually pack you the day before your move, so you don’t have to pack items away that you may need up until the day of your move. 3. SCHEDULE SERVICES. Don’t forget to have services and utilities transferred or started at your new home before you move in. These may include: Power Water Internet/TV/Phone Gas Green care service - gardens, lawns etc Pool service Security system monitoring 4. HAVE YOUR NEW HOME PROFESSIONALLY CLEANED. If your seller is not arranging for cleaning to be done prior to settlement, arrange to have it done before you move in so that you won’t arrive to a dirty house. Not necessarily ‘dirty’ but peoples definition of ‘clean’ can vary greatly… 5. PACK A MOVING SUPPLY BOX. Your moving supply box/bag should contain items you may need while you are unpacking and getting settled in your new home, such as: Toilet paper Paper towels Sponge All-purpose cleaner and glass cleaner Shelf liner paper Scissors Furniture moving pads Tape measure Cordless screwdriver Hammer Picture hanging kit Bottled water, snacks, pet food Paper plates, cups, and disposable utensils Dish Soap and Hand Soap 6. MAKE YOUR BED. As soon as your bed frames and mattresses come off the truck, put them together or have the movers put them together, and make them up. Pack your sheets, blankets, and pillows together in well-marked boxes so you can find them easily. When you are ready to collapse at the end of moving day, you’ll be thankful the beds are made up and ready to fall into. 7. DITTO FOR YOUR TOWELS AND BATH SOAP. Pack bath towels and soap with your bed sheets so you can jump in the shower before retiring without having to search for towels. 8. MAKE PLANS FOR YOUR PETS. The last thing you need on moving day is a stressed-out pup or kitty, or worse, one that escapes in an unfamiliar neighborhood. Make plans for your pets to spend the day with family or friends, a pet sitter, or boarding facility until you are ready to introduce them to their new home. 9. SAY YES TO HELPERS. Sometimes it’s hard to accept extra help from family or friends if you aren’t sure what they can help with. Here are some tasks you can delegate: Lay shelf liner in the kitchen and bathroom cabinets and drawers Unpack and put away your kitchen items (you can rearrange later!) Babysit or keep your children occupied Make up your beds, place towels in the bathrooms Wipe down cabinets and counters Break down packing boxes Hang clothes in closets Organize tools and equipment in the garage Pick up lunch or dinner 10. HIRE A SITTER. If you have little ones, they will be very excited about their new home, new rooms, and section. They will want to be with you, but they will not be interested in unpacking boxes! Make plans for someone to be available just for them, so you can concentrate. A family member, friend or hired sitter can help them explore their new surroundings, build a box fort, or organize their toys in their new rooms without you worrying about where they are. 11. HIRE SOMEONE TO HOOK UP YOUR TECH. Unless you love to set up your TV and wifi yourself, you might consider having an expert scheduled to come in and sort out all of your tech for you. This can save you a great deal of time getting settled. Just before you finish your first day, it’s so good to know that you can sit down before jumping into your bed and relax with a bit of Netflix or on the web. I don’t know about you, but this sort of stuff always takes me way longer than i think it will! Get in a tech expert to just get it all done for you. 12. CHECK OUT OF THE OLD HOUSE. Prior to settlement, you should have submitted a change of address form with the post office. You’ll also need to remember to leave all keys and garage door or gate openers with your agent, and make sure the movers don’t pack up things like heat pump remote controls or other loose items that stay with the house. Don’t forget to clean out spaces like the roof space, garden sheds, crawl spaces, or any other hideaway spaces you might have stored items. It’s always nice to have the home professionally cleaned for the new owners, and, if you feel inclined, leave a list of recommended local suppliers for household services. That is a reasonably comprehensive list, although it’s a big day and somewhat stressful - when working with me on the sale of your home, I aim to make the rest of it work out for you in the best way possible! Let’s talk. Cheers. Paul  The property: Conveniently set in a sought-after Kamo West location, this classic 1960s three bedroom 100sqm home had had modern touches applied throughout, and sat on a roomy 670sqm (approx) elevated corner section. It was within easy reach of schools, the sports ground, and all of Kamo's other amenities. Marketing campaign: Our sellers had already found their next home, so time was of the essence to get this great property sold. Working with the Bayleys team and our extensive database, we got this property sold just two days after going on the market. Summary: The main focus of our sellers was a stress-free sales process, so it was an absolute pleasure working with them to make sure the sale went through as quickly as possible, with everything taken care of. If you'd like to discuss your property plans with me, then let's talk about that, and see if I'm also able to help you. Cheers. Paul | 021 606 460 | paul.sumich@bayleys.co.nz  Nothing beats the experienced eye and attention to detail of an experienced home stager, but, these tricks will make a difference if you decide not to use one.
Make a great first impression: The first impression is everything, so it’s important to keep the outside of your home as inviting as the inside. If the front door has stains or dents, add a fresh coat of paint and place plants on either side of the door. Pick a planter that’s clean, simple, and complements your home’s style, but make sure it’s sizable enough to be seen from the street. For maximum impact, try going with a single flower such as a hydrangea, which can work in most climates, or boxwoods because they’re a classic that always look great. Also, mow the lawn and keep all your windows clean. Pare down the living room furniture: If you have bulky furniture in your living room or too many tables or chairs, sell them or put them in storage - they make the space look small. On the other hand, the room can look off-putting if the furniture is too small. Find a balance. Also, if the pieces are stained, have them cleaned. You want the living room to be comfortable so that a buyer can imagine themselves there. Create a minimalist kitchen: A kitchen is often the heart of the home, but it shouldn’t look lived-in when you’re trying to sell it. Remove everything from the counters and the dining table, including food and appliances. But definitely display a fresh flower bouquet or a bowl of lemons somewhere. For some reason, lemons resonate with buyers. Another tip: Your kitchen will smell great for hours if you rub a cut lemon inside of the sink. Define each space: Most people have a hard time visualizing, so make it easy for any buyer to define each space. If you have a room that you use for storage but also as a guest room, for example, clean it out to give the space a singular purpose. If you want to sell it as a guest bedroom, remove any boxes, buy a clean-lined headboard, clean the nightstands, and add table lamps for mood lighting. These touches all make the room feel inviting to prospective buyers. Also, decorate your couch with oversized pillows. Big pillows create volume in a room. But avoid throw pillows with loud patterns. Monochromatic shades such as green, pink, yellow, and orange work best. Remove personal photographs: Make sure your home is free of any family pictures or your kid’s artworks. Potential buyers don’t want to go down memory lane with you—they want to make it their own home. Remove those photos from the fridge, walls and side tables, and replace them with coffee table books, candles, or landscape images. Transform bedrooms into hotel rooms: Channel the vibe of your favourite hotel when you’re staging your bedrooms. That basically means less is more—and always use white sheets and pillows. The white creates a clean aesthetic, for colour additions use throws, blankets and cushions. Take the same idea to the bathrooms and select white towels. Also, remove anything from the countertops in your bathrooms such as cans of shaving cream, toothbrushes, and perfume bottles—they’re too distracting. Don’t overstuff drawers and wardrobes: Prospective buyers will open your drawers and wardrobes. Declutter by moving as many items as you can to storage and folding your clothes neatly. Organise your clothing by type, and use one style and the same colour of hanger throughout your wardrobes. Consider adding peel-and-stick wallpaper to the back wall. Castano says that it adds a layer of luxury without a high price tag. There you go, a few tips to get your place looking tip top if you decide not to engage the services of a professional stager. If you’d like to talk more about this, or anything else to get your home sale ready, then just let me know - Cheers, Paul Behind the sold sign, 1 Kentia Lane.
There’s a bit more than just the ‘sold’ sticker going up… Julie had sold a previous property with myself and an associate - and when the decision was made to move back down to Auckland to be closer to family, she called me back in to help, this meant a lot - as repeat business is always really good business to have. The trust factor was high as I outlined our plan for getting sold, and working with her timeline for the move. We decided on an Auction campaign, because even though the market is changeable at the moment, a premium cash buyer is still very much sought after. We also took effort in the preparation of the property, with a garden/section tidy, and a roof/gutter clean all arranged prior to going on the market. After three weeks we had the Auction, and although there were no cash buyers on the day, we then priced the property as we had good market feedback. Within a week we had a multiple offer situation, with three conditional offers to decide on. Julie was able to work with the offer that made her move back to Auckland a certainty, both with the timeframe and overall sales result. It has been a pleasure to have been able to help Julie with two property sales now, and know that this last move will enable her to be back closer to family. If you'd like to discuss your property plans with me, then let's talk about that, and see if I'm able to help you. Cheers. Paul | 021 606 460 | paul.sumich@bayleys.co.nz The purpose of showing your home is to hook a buyer. You want the buyers to come through your house and be impressed - so impressed in fact, that they’re ready to make an offer!
In this changing market, there will likely be more private viewings as buyers take their time on deciding which of the available properties fits them best. You’ll have one chance to make a great first impression on the potential buyers, so make sure to follow these five helpful tips to really make it count. 1. Focus on the outside. Make sure that you don’t neglect the outside of your home. Curb appeal can make or break the odds of someone even bothering to get out of the car to come in. If they pull up and see a home with a lawn that obviously needs edging and has an unkempt flower bed, they’re going to wonder what else hasn’t been cared for properly. You want the outside of your home to be spotless. Clean the siding, the windows, and the doors. Make sure there are no dirt smudges, no cobwebs and that anything that needs painting has been spiffed up. 2. Take yourself out of the house. That means that you want to take out all the personal stuff. Remove the family photos from the wall or tables. You want the home to look neutral so that the potential buyers can look at your house and picture it as themselves living there. Everything should be as neutral as possible in terms of personal items. 3. Remove all the extra clutter you see at first glance. If you look around, it’ll amaze you at how much stuff you’ve accumulated over the years. Some of it might very well be important, but that doesn’t mean that your potential buyers should see it. When you have a lot of clutter, it shrinks the living space of the house. It makes it look and feel cramped and smaller. Many homeowners get something called house blindness. They’ve lived in the home for so long with the same clutter that they don’t even really see it anymore. But a stranger will always notice. So clean out your house and make the space as big as possible. 4. If you have a pet, no one that walks through your house should be able to notice it exists. That means no cat litter box, no dog to jump on anyone, no food sitting around in a dish. Your home should not have any pet odors. Having a clean house that’s odor free is a big selling point. You don’t want to lose a possible deal just because they can smell your pet’s presence, or your pet makes a bad impression. 5. Stage your home! You can hire a professional or you can do it yourself. Stage your living areas in a way that shows off your home. You can rent furniture to make your home furnishings look good if you don’t use a stager. Someone who knows how to stage a house knows how to play up the best features of your home and knows what to bring in or get rid of to make the entire house appeal to a buyer. First impressions are HUGE when showing your home to potential buyers, but by following the simple tips above you will be well on your way to making a great impression and, hopefully, receiving multiple offers! (And if you are at all anxious about these important steps, just reach out to me - I can help guide you through this process no worries!) Cheers,  Over the past two years, we’ve lived through one of the most stressful periods in recent history. Because of the health crisis, many of us have spent more time at home and that’s led us to re-evaluate both what we need in a house and how much we appreciate having a safe space. If you’ve found your current home isn’t filling all your needs, you may be wondering if it’s time to find a new one.
There’s reason to believe a change of scenery could boost your happiness. Catherine Hartley, an Assistant Professor at New York University’s Department of Psychology and co-author of a study on how new experiences impact happiness, says: “Our results suggest that people feel happier when they have more variety in their daily routines—when they go to novel places and have a wider array of experiences.” A move could be exactly the new experience you’ve been looking for. If that’s something you’re considering to better your lifestyle, here are a few things to keep in mind. Approach Your Decision Thoughtfully and Explore Your Options Buying and selling a home is a major life change, and it’s not a decision you should enter lightly. But, if you’re questioning whether or not a move would bring you more happiness, it’s important to explore if it’s the right choice for you. To find out more and discuss your options, reach out to a local real estate professional. They’ll explain the process – including how to list your existing house and search for a new one – in clear and simple terms. You should also think about your lifestyle and what you’re hoping to get out of your move. What needs aren’t being met in your current home? What features would bring you more joy and make your life easier? For example, are you now working remotely and need a home office? Do you crave more fresh air and open outdoor space to unwind in? Knowing the answers to these questions can help you get started and position your real estate advisor to work with you so you can find just the right home. Consider a Location with Weather That Will Boost Your MoodHome features aren’t the only thing to consider. You should also weigh your options when it comes to location. Is the weather something that’s important to you? Does it have a tendency to impact your mood? If it does, you may want to factor it into your next move. Better weather can mean different things to different people. Some prefer the heat, others cooler temperatures, and some want to experience all four seasons. Think about what makes you feel happiest and prioritise that in your home search. If you’re moving to a whole new location, then I’m a great resource with the strong nationwide Bayleys network to support you along the way. Bottom Line Moving could provide you with a fresh beginning and the chance to find happiness in your new home. Contact me to talk about your goals and options in the current market. Let’s talk. The real estate market is busy right now. The pandemic has allowed people to rethink their lifestyles and look for more space. Technology has shown that many jobs can be done remotely, which opens up the potential for people to live further from their work. All these affect real estate sales, so if you are planning to sell your home in 2022, here's what you need to know.
1. Find a Good Real Estate Agent To Market Your Home A lot of property research is done online these days, so having a best-in-class real estate person and company to market your home is vital. They should take professional photos, deal with inquiries and manage the selling process for you. They should have access to marketing tools that will get your home seen by thousands of people. Real estate agents will also accompany viewers to your home, which gives you additional security and selling power. I offer best-in-class full service campaigns for you! Read How I Do It 2. Prices Are Strong, But There's a Catch If you are selling your home, the good news is that real estate prices are still strong, and there is demand for homes with more space, such as an office. The downside to this is that if you are buying a home, you may not be able to afford what you could five years ago as the price has increased significantly since then. That's why it's very important to think things through and budget beforehand so you can work out whether this is the right time to sell. 3. Be Prepared for a Fast Sale The demand for homes means that houses can sell faster than you think, so work with your agent to plan for what you will do if you do get a quick sale. You need to ensure all your documentation is up to date so it does not delay the selling process. Think through various scenarios such as putting your belongings into storage temporarily, renting a property while you research an area, or starting to look for your dream home. If you get a good offer, it would be a shame to decline it because you don't have a plan of where to go. 4. People Want Space The pandemic has seen people confined to their homes, leading to a craving for more space. An important thing to do if you are selling is to radically declutter your home so it looks spacious, and anyone viewing it can see the potential for living space. If necessary, put some belongings into temporary storage to make your home clutter-free. Trends on a home buyer's wish list include open plan living and an office area. You don't need to do all that to your house, of course, but let a buyer visualise the potential. They can't do that if the place is cluttered. 5. Clean Areas Are Vital COVID-19 also taught us the importance of keeping things clean. People looking at real estate today are looking for tidy homes with clean surfaces that can be wiped down easily. Give your home a deep clean after your declutter to look fresh and appealing. When your real estate agent markets your home, a clean space is more appealing to people. People are also looking to avoid extensive renovations right now, so making sure your property is up to date with maintenance and warranties is essential. You don't have to do a complete renovation if you are selling. Just tidying the place and keeping it clutter-free makes a big difference. 6. Millennials Are Buying Homes One of the trends affecting the real estate market is that Millennials are increasingly looking at buying homes. They do most of their research online and are not only looking for bigger and more up-market homes but want sustainability too. If you have solar panels or garden space where food can be grown, these trends appeal to millennials. Have Housing Prices Peaked? During the height of the pandemic, house prices rose significantly. While they are still high, there are indications that this has slowed. It is worth working with your real estate agent to market at the best price and be aware of the local trends if you are selling. Interest rates remain historically low but are increasing as a consequence of the financial recovery post-COVID pandemic, so getting the timing of your sale right is vital, and that's where a discussion will set you on the right track. Let’s talk.  What does 2022 hold in store for property buyers and sellers? OneRoof asked experts for their predictions. It’s a tough year to predict, with so much uncertainty around everything from Omicron to inflation. First home buyers Life has never been easy for first home buyers. The Government inadvertently piled on the pain last year by tightening up the Credit Contract and Consumer Finance Act (CCCFA). The new rules from December 1 caused banks to question every last piece of avocado on toast eaten by wanna-be first home buyers, shutting many out of borrowing. The intention of the legalisation was to clamp down on dodgy consumer lenders. But it backfired hitting first home buyers and others. Mortgage broker Stuart Wills, who founded the Kiwi First Home Buyers Group NZ on Facebook, says: he wouldn't be surprised if there's “political pressure to change some of the settings for first-time buyers”. That includes the CCCFA and could extend to making the government’s First Home Grant and First Home Loan schemes. Currently buyers in main centres struggle thanks to the bar being set too low on incomes and purchase prices. Wills adds: “I don’t think property prices will skyrocket. But they won’t come down. They might just level off which makes it easier for first home buyers to catch up on deposits.” Investors Property investor and owner of iFindProperty Nick Gentle agrees that a number of policy/regulatory/tax changes by the Government as well as sharply rising prices are acting as deterrents to investors and even leading some to consider exiting the market in 2022. The increased pressure on investors includes tighter loan-to-value-ratio (LVR) rules, an extended “bright line” test taxing gains for 10 years, the new CCCFA rules making it harder to borrow and the removal of the ability to claim tax deduction on interest payments. Investors also face interest rate rises and more expensive houses to buy. That doesn’t signal the end of investing, however, says Gentle. “The end of the world comes along every three or four years, doesn’t it? One group of investors may pull out, but more will come along and find a way to make it work.” Gentle predicts the investors who will flourish in 2022 are those who take it slowly and invest for cash flow first before capital gain. “That’s investors who are paying down their properties, have sensible debt (and) are willing to grind through it and create value. The people who are going to struggle are those who are looking for capital growth. They have on the basis of strong personal incomes bought properties that have low rental yields.” Rising interest rates are a concern for investors and there is a concern about rent controls, says Gentle. Renovators Renovators face a difficult year thanks to unpredictable supply chains and pressure on labour costs. Add to that the ability to borrow to finance the work, which could prove one hurdle too many for New Zealanders dreaming of renovating their homes in 2022. Mortgage broker Campbell Hastie, of Hastie Mortgages, says the CCCFA changes could stop some renovators in their tracks. The other issue, says Hastie, is the tension between banks requiring a fixed price contract for work, and builders being unable to provide one. “Because the cost of silicone and timber and Gib board and all the rest of is going up, the builder can’t give you as much clarity as he might have been able to in the past. Banks are also asking for additional information or verification from a quantity surveyor before lending.” Hastie has seen banks cut the amount they will lend on a renovation from $550,000 to $450,000, meaning the borrower can’t do such an extensive renovation. John Tookey, professor in construction management at AUT, says the availability of materials and labour shortages are going to make it tricky this year. The problem with putting off the job, he says, is that we don’t know how the currently difficulties could last for. The very worst-case scenario is homeowners might be waiting a decade. “You need to balance the upside gain of renovation against the downside risk of unknown cost and time escalations. This is going to present enormous challenges for the next couple of years as the wrinkles get ironed out.” Sellers Caution will rule in 2022, says James Wilson, head of valuations at OneRoof’s data partner Valocity. Wilson can see a number of submarkets with their own themes, but the word “caution” comes out when he discusses each. For example, owners of lower priced properties will most likely sit on their hands a bit as they did before Christmas, concerned about their ability to buy, if they sell. “If the vendor sells at that price bracket, what else can they buy?” The top end of town is in a different position to a year ago. “There was definitely a bit of a drop in buyer demand, just before Christmas,” says Wilson. “Auction clearance rates are dropping, and the market is still pretty quiet. You're not really sure what the confidence out there will be. Everyone's a little bit cautious of what's going to happen.” On the upside for vendors very few properties are being taken to market currently, says Wilson. That means vendors are likely to see relatively high interest. Another positive for vendors is despite interest rate rises, buyers can still afford generally to pay the current market price points for properties, says Wilson. He adds: “Headwinds will not be strong enough to put the prices down just yet. Will we see values continue to increase at near on 30% year on year that we saw last year? I think it's highly unlikely.” *This article first appeared on oneroof.co.nz, Jan 14 2022 My two cents worth? The shambles that is the CCCFA has hurt first home buyers and people that want to borrow for renovations much more than it has helped. Extending the bright line timeframe on investment properties - well that just means people will generally just hold onto their investment properties for longer - which is the opposite of freeing up some housing stock for first home buyers… Combine that with the shortage of materials and supply chain issues for new builds, and I think that we’ll have a year where demand for existing properties is still strong - prices may come back a little bit, but here’s the question - what else are you going to buy? Options are limited. For a comprehensive discussion about your property plans, then just get in touch anytime. 021 606 460 | paul.sumich@bayleys.co.nz Cheers, Paul |
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