RE/MAX OF SOUTHERN AFRICA WINS REGION OF THE YEAR

RE/MAX of Southern Africa has been declared the RE/MAX International Region of the Year for 2012 at the awards ceremony held on the 27th February at the RE/MAX International convention in Las Vegas.  This means that RE/MAX of Southern Africa is the top performing region in the world.  This is also the third time that RE/MAX of Southern Africa has won the coveted Region of the Year Award in the past 18 years, having won previously in 2001 and 2005.

"This is a fantastic achievement for South Africa, especially considering that there are over 90 countries in the running globally.  The ability to win this award can be attributed to the passionate network of real estate professionals working under the RE/MAX of Southern Africa banner, who have flouted industry norms despite the challenging economic climate and housing market over the past few years.  It is particularly special that we received this award on the 40th anniversary of the RE/MAX brand, making it that much more memorable," says Peter Gilmour, Chairman and co-founder of RE/MAX of Southern Africa.

The RE/MAX International Region of the Year Award is based on a combination of various categories, which include sales performance, agent growth and services such as training, cutting edge technology, business support services and community involvement.  RE/MAX in Southern Africa has their Global Learning Centre - the most advanced real-estate training in the country and has just launched the RE/MAX Foundation to improve the lives and opportunities of all Southern Africans worldwide financial support.

"More than 30 new RE/MAX franchises opened in the Southern African region during 2012," says Gilmour.  "This brings the RE/MAX of Southern Africa network to over 170 offices and 1800 agents."

With over 20 years experience with RE/MAX, Peter and Val Gilmour, the original founders of RE/MAX of Southern Africa, purchased the Southern African Franchise Operation from RE/MAX International in 1994.  The countries that fall within this Master Franchise Agreement include South Africa, Namibia, Botswana, Mozambique, Zimbabwe, Zambia, Angola, Mauritius and the Seychelles.  As the first country franchise sold outside of North America, the South African one is regarded as the pioneer of the RE/MAX International expansion and has consistently remained in the top three performing countries since its inception.  RE/MAX of Southern Africa was adjudged South Africa's Franchisor of the year for all categories by FASA in 2003 and was ranked as the largest real estate brand in the country in a Finweek survey feature during 2011.  Adrian Goslett, CEO of RE/MAX of Southern Africa, and Vicky Goslett, Senior Marketing Manager at RE/MAX of Southern Africa, joined the Gilmour's as regional owners in 2010.

"We have seen great opportunity in South Africa and the surrounding African countries as we emerge from the recession," says Adrian Goslett.  "We intend to continue to be one of the top performing countries in the world and by attracting productive estate agents who offer great customer service to their clients and who want to enjoy the benefits and services of the dominant world-wide real estate brand.  RE/MAX is now represented in over 90 countries with more than 6000 offices and a worldwide referral network of 90 000 agents across the globe, giving the RE/MAX brand the largest international presence of any real estate organisation."

Gilmour says that RE/MAX is recognised as one of the leading real estate franchise companies with the most productive sales force in the property industry around the world.  "As the saying goes, nobody in the world sells more real estate than RE/MAX, and South Africa is top of the list," he concludes.

Tips For Buying A Renovators Dream

 Buying a home that is in serious need of renovation is not for everyone and can be riddled with disaster.  However, for those who do have the know-how and finances, it could be a very profitable and rewarding endeavour.  The difference between a successful investment and a money trap lies in choosing the right fixer-upper home from the start. 

The perfect home that everybody wants may be hidden under a variety of elements that would normally turn many buyers away, such as peeling paint and a sagging ceiling.  An investor looking to find the ideal fixer-upper will have to see past all that to visualise the home's true potential.

If you are thinking of buying a fixer-upper, here are some pointers to consider:

Location:
No matter what kind of property a buyer is interested in, one aspect that will always need to be considered is location.  A property's location will largely determine its value once it has been fixed up and put on the market.  If the house and neighbourhood are in need of repair, there may be a risk of over-capitalising and having a nice house in a bad area.  From an investment perspective, it is always better to purchase property in a desirable area that is close to a range of amenities - the rule is to rather buy the worst house in the best suburb than the best house in a suburb which is not well located.

Composition:
Generally the most sought after type of home in a particular area is the one to choose.  If most of the buyers in an area are looking for a three-bedroom home, then don't buy a two-bedroom one, or if sectional title or estate properties are the way to go, choose an investment home where demand is strong.

Design:
The general layout and design of the fixer-upper home needs to work.  Moving walls or rectifying a home that has been designed badly can be very expensive.  The layout of the home should flow and be practical.  For example, if a buyer has small children they would not want bedrooms to be on opposite sides of the property.

Condition:
It is important to consider the overall condition of the home to decide whether the renovations are manageable or require major changes.  If too much needs to be done to make the house liveable, it may be worthwhile looking elsewhere.  Aesthetic improvements are typically less costly and take less time than other modifications.

Less costly easy fixes:
-  Filling small cracks, repainting both interior and exterior
-  Sanding and refinishing wooden floors, tiling or laying down new carpets
-  Updating lighting with contemporary styles
-  Refurbishing or replacing skirting boards
-  Fixing broken windows
-  Adding a deck
-  Resurfacing kitchen cupboards
-  Upgrading bathroom fixtures
-  Replacing doors

Potentially costly fixes:
-  Shoring up foundations
-  Additing additional rooms, a garage or moving walls
-  Replacing window frames throughout
-  Replacing the roof
-  Replacing all plumbing and electrical
-  Pouring concrete for driveways, sidewalks, steps
-  Complete kitchen or bathroom remodels (even though these changes can add value to a home)

Happy Valentines Day

IMF REVISES SA’S GROWTH FORECAST FOR 2014

By Mariam Isa

The forecast in the International Monetary Fund’s latest World Economic Outlook surpasses the 3.8% predicted in its previous October report

THE International Monetary Fund (IMF) has revised its growth forecast for South Africa next year significantly upwards, predicting the economy will expand by 4.1%, up from an estimated 2.8% this year.
The forecast in the IMF’s latest World Economic Outlook surpasses the 3.8% predicted in its previous October report and is well above both market consensus and official estimates.
The Treasury sees the economy expanding by 3.8% next year, while the Reserve Bank expects growth of 3.6%. Consensus forecasts compiled by Reuters predict the economy will grow by 3.5% next year.
There were no reasons given for the IMF’s updated estimate for South Africa.
Global growth will strengthen gradually this year, but the recovery will be a bit slower than anticipated in October, the lending body said.
"Policy actions have lowered acute crisis risks in the euro area and the US. At the same time, policies have supported a modest growth pickup in some emerging market economies," the IMF said in its report.
"If crisis risks do not materialise and financial conditions continue to improve, global growth could be stronger than projected. But downside risks remain significant, including prolonged stagnation in the euro area and excessive short-term fiscal tightening in the US."
Growth in global economic output was set to quicken to 3.5% this year from 3.2% last year, and accelerate to 4.1% next year, the IMF said.
But it revised its outlook for activity in the euro area downwards, predicting that it would contract by 0.2% this year, compared with an October forecast for growth of 0.2%.
Next year, the IMF sees output from the euro area, which is one of South Africa’s main trade partners, expanding by 1%.
Even though policy actions have reduced the risks and improved financial conditions for governments and banks in the periphery euro economies, this had not yet translated into improved borrowing conditions for the private sector, the IMF said.
"Continuing uncertainty about the ultimate resolution of the global financial crisis, despite continued progress in policy reforms, could also dampen the region’s prospects," it added.
Growth in the US was set to slow to 2% this year from 2.3% last year, and then accelerate to 3% next year — broadly unchanged from October estimates, the IMF’s forecasts showed.
"In particular, a supportive financial market environment and the turnaround in the housing market have helped to improve household balance sheets and should underpin firmer consumption growth in 2013," the IMF said.
Growth in emerging market and developing economies was set to build up to 5.5% this year from 5.1% last year, before quickening to 5.9% next year, the IMF said.
"But weakness in advanced economies will weigh on external demand, as well as on the terms of trade of commodity exporters, given the assumption of lower commodity prices in 2013," the IMF said.
Emerging economies had to rebuild policy room for maneuver but "the appropriate pace of rebuilding must balance external downside risks against risks of rising domestic imbalances," it added.
The IMF left its forecasts for China unchanged, saying growth was expected to pick up to 8.2% this year from 7.8% last year and accelerate to 8.5% next year.
Its near-term growth outlook for Japan was left unchanged at 1.2% this year but was revised down to 0.7% next year, from 1.1% in October.

HELLO FROM PLETT, FEBRUARY 2013

The Season has come and gone. The children are back at school. The new Grade 1s have broken in their new school shoes, had their first sports day, and are settling down into the routine of “big school”. The weather is good and the year is off to a great start.

The signs are good that we have seen the worst of the bad times and that confidence in the economy is improving throughout the country. The IMF, in its World Economic Outlook has revised its growth forecast for South Africa, predicting that the economy will expand by an estimated 2.8% this year and an encouraging 4.1% in 2014. Similarly the Treasury, The Reserve Bank and Consensus reports compiled by Reuters, predict growth between 3.5% and 3.8% in 2014. (See the full article)

February is the month for lovers, with Valentine’s Day on the 14^th. Show your loved one that you care and buy him or her, a new house, or at least a nice little lock-up and go apartment for those romantic weekends away. We have some fantastic buys and will even work late on the 13^th, so that you are not disappointed. Don’t delay. Contact us today.

Property Fundamentals & Relationships Remain Important in 2013

Peter Gilmour, Chairman of RE/MAX of Southern Africa, gives his perspective on the South African property market during 2012 and his insights for the year ahead

While the real estate market continued to recover during 2012, and both sales volumes and property prices showed a gradual increase, the criteria that South Africa's financial institutions expected people to meet in order to qualify for mortgage loans remained onerous.  This resulted in many buyers not being able to obtain the necessary finance to purchase a property, says Peter Gilmour, Chairman of RE/MAX of Southern Africa.  "Despite this challenge, 2012 was a solid year for real estate in South Africa."

Gilmour points out that high debt-to-income ratios and a poor savings culture are the major reasons why many South African homebuyers have struggled to obtain finance.  "South Africa only has a domestic savings rate of around 20% of GDP, compared to other emerging markets like China which has a domestic savings rate of around 50% of GDP.  High debt and poor savings reflect negatively on affordability levels, which has held back the market and slowed down recovery.  For this to change in 2013, South African consumers will need to focus on clearing their debt and starting a savings programme to ensure their ability to secure home loan finance in the future," says Gilmour.

Even though the property market held some challenges in the year gone by, Gilmour notes that there were a number of positive events that will have a great impact on the market in the years ahead.  He says that a significant move was the change of management of the Estate Agents Affairs Board (EAAB) from the Department of Trade and Industry to the Department of Human Settlements, which is being headed by Tokyo Sexwale.  "We have every confidence that this change will have a positive effect on the industry in 2013 and we look forward to new era in the real estate business that is synonymous with good governance and transparency," he says.

Added to this, Gilmour also points to the large numbers of agents who continue to qualify with NQF4 and NQF5 certificates - an effort which he says will result in the continuous increase in the level of professionalism in the industry.  "Furthermore, improved procedures by the EAAB will result in mor agents obtaining their certificates to operate in a timely fashion," he says.

So what does RE/MAX of Southern Africa see as the big issues for property in 2013?

"We certainly see another very interesting year ahead," says Gilmour.  "The more things change the more they stay the same.  Despite all that has changed in recent years and all the technology advances that have assisted real estate professionals, the fundamentals of being successful remain the same."

One of the most important fundamentals in business is relationships.  Gilmour says that relationships have always been important, and will continue to remain a vital component of business success in 2013.  "For sales professionals, 70% of housing consumers will choose an agent due to some form of personal relationship.  While the percentage of homebuyers that find their agent online has increased substantially, technology will never be able to replicate or replace a personal relationship."

Just as relationships form a key element of the property buying and selling process, so leadership is key to a successful real estate business.  Gilmour says that good leadership is still paramount to agents and will largely determine which brokerage companies they associate with.  "Strong principled leadership will continue to characterise successful companies in the year ahead."

Gilmour is optimistic about property sales and house prices in the year ahead.  As investment in businesses and infrastructure increase, there will be a gradual increase in employment which will lead to increased demand for both rental properties and property to buy.

"Home prices are expected to continue their gradual rise in 2013, especially in the high demand areas and price brackets, while interest rates are expected to remain low, therefore presenting buyers who have cash and can qualify for mortgage finance with a great opportunity to invest in a home at a good price."

He adds that due to the limited access to finance, it is expected that the rental market will continue to grow rapidly in the year ahead.

Buying patterns will also start to be more closely linked to the rising cost of living as buyers base their purchasing decisions on living costs more so than ever before.  "As prices of petrol, electricity and the like continue to rise, buyers will be looking to buy functionality - closer to schools, work and lifestyle attractions.  Buyers will also be looking for other cost-saving mechanisms in the homes they buy, such as solar heating, property insulation and other green and energy saving features."

Gilmour concludes by saying that overall, he expects 2013 to be a year of measured improvement in the real estate market.  "While the growth in real estate in the year ahead may not be substantial, it will certainly provide opportunity for buyers, renters, agents and real estate companies to improve their situations and benefit from the relative economic stability that South Africa has to offer.

ANNIVERSARY: RE/MAX EXPANDING IN AFRICA

Real Estate agency RE/MAX celebrates its 40^th anniversary on January 30.  RE/MAX of Southern Africa ranks as the largest real estate franchisor in the sub-continent.  Its chairperson, Peter Gilmour, said that more than 30 new RE/MAX franchises opened in the region during 2012. 

“This brings the RE/MAX of Southern Africa network to over 170 offices and 1800 agents.”

The company was established in 1973 in Denver, Colorado, U.S., by Dave and Gail Liniger.  Gilmour said RE/MAX was recognized as one of the leading real estate franchise companies with the most productive sales force in the property industry worldwide.  In South Africa the brand has also enjoyed great success.

PLETT MARKET STARTS TO PERK UP AGAIN

After a tough cycle, agencies are reporting a slow return to glory for this popular holiday town

Unit sales in Plettenberg Bay are up by about 15 percent, with more than 300 properties sold during 2012 compared to about 260 in 2011, says Seeff principal Kevin Engelsman.  “We more than doubled our sales in the past year; selling 88 properties worth a total of 170 million, compared to 42 units in the previous year.  Although most properties sold in the town are still in the sub-R4m price band, it was encouraging to note that some more expensive properties were sold, at prices ranging from R15,5m to R23m, mostly to Joburg holiday home buyers,” said Engelsman.

“Many of the holiday properties sold over the past year were older home buyers intending renovating.  In particular, homes with sea views or near the beach have attracted significant interest over the past year.”

There has also been renewed interest in vacant plots and about 20 percent of all properties sold over the past the past year were vacant land.  The Whale Rock development plots, which range in size from 1 021m² to 1 600m² and were released at discounted rates of up to 65 percent towards December, sold out within five weeks.  Engelsman says Seeff sold 24 of the available 33 stands at prices that ranged from R162 500 to R330 000.  “Following a period of high price expectation on the part of sellers, serious sellers became more amenable to pricing in line with market demands last year.  We expect that holiday and investor buyers from Gauteng and other inland provinces will continue to look for good value this year.  “Consequently, prices will remain flat.  It remains a buyers’ market and, especially in view of the flat economic growth forecasted for 2013, sellers will need to continue to price conservatively,” he said.

Cheryl Anley, of RE/MAX Prime Properties, which operates in the Plettenberg Bay area, says the demand for leisure property has remained fairly muted.  However; now that the property market is well into the recovery phase, demand for leisure properties has slowly started to increase.

“Property sales in Plettenberg Bay were quiet for the first half of last year, but there was an increase in activity in the second half.  Rentals have also been slow during the year, which is fairly normal, but there was a good demand for the holiday season.”

Sales and prices took a serious knock over the past three years.  The market is still recovering and prices are still stabilizing, so it’s not advisable to buy property with the idea of a quick turnover: However, there has been an increase in sales over the past six months.  We believe we are close to the bottom of the property cycle and the situation will slowly improve from here on,” said Anley.

“Plettenberg Bay buyers and renters are mostly families from Johannesburg, Cape Town and the Free State, although there are some investors wanting to buy property.  Buyers are looking for homes priced between R1.5m and R2m, and the most popular rental properties cost between R2500 and R3500 a day during the high season.” 

Anley said that secure estates and homes close to the beach or with sea views were the most sought after, although price was playing a large role and good buys were becoming more dominant than emotional purchases.  If the price was right, buyers were prepared to upgrade their homes.

According to Pam Porter, principal for Jawitz Properties, Plettenberg Bay, it has become easier for first-time buyers to get on to the Plettenberg Bay property ladder.  “Four years ago, you could not buy a freehold house in Plett for under R1,5m, but now buyers can pick up homes for as low as R1,2m” she said.

“More and more people are relocating to Plett.  It has a great primary school, we are attracting an increasing number of medical specialists and we’re also anticipating the re-opening of the airport.  “There are considerably more freehold property than sectional title sales in the area, and a wide range of properties are available.  On any given street you can find a palatial property neighboring older, smaller homes.  “Properties that are will priced sell well, although some sellers hold out until they get their desired prices,” she said.

“Properties for sale under R4m, are most in demand, with 66 percent of freestanding property sales in 2012 falling in this price bracket – almost double the number of buyers for this price range compared to 2011.”

However, 21 percent of freestanding sales were for over R8m, and Jawitz Properties has been mandated to sell a home in Twin Rivers Estate between the Bitou and Keurbooms rivers at R9,95m.  The 649m² property had a 32m² boat house and a 206m² patio space.

RECESSION RESHAPING CONSUMERS

The next generation of home buyers are more savvy than their parents were

THE PAST few years have been extremely interesting and have irrevocably changed the property market, according to Adrian Goslett, chief executive of RE/MAX of Southern Africa.  “The housing crisis experienced at the end of 2008 changed the dynamic of the real estate environment and has affected most people in some way – and not all the effects have been negative.

“As a result of the recession, the current generation of home buyers has become increasingly more knowledgeable about home ownership.  This is partly because property ownership and access to finance requires more preparation and planning, along with the increased media coverage of property topics that home buyers have been exposed to over the past six years.

“Younger consumers believe that the recession has made them more knowledgeable about the property market than their parents were at the same age.  The increased amount of information about property and easier access to the information through the internet has led to many consumers doing their homework more thoroughly before making one of the biggest investments of their lives,” says Goslett.

“Most consumers aged between 18 and 35 still believe that home ownership is a key indicator of success and are willing to do what it takes to be able to buy their own homes.  Statistics suggest that 75 percent of consumers in this age group value home ownership more highly than taking an extravagant holiday or owning an expensive car. 

“Although the stringent lending criteria of financial institutions have made buying property more challenging now than during the property boom period, many potential first time buyers are eager to do the necessary research and save the required deposits, even if this means a change of lifestyle.”

Adults between the ages of 31 and 45 who are generally well established in their careers are the most active and driving the real estate market.  However; Goslett says adults younger than 30 make up a much larger generation and have already made their presence felt in the market.  Statistically the population in South Africa shows that there were 18.74 million births between 1965 and 1985, and about 28.4 million consumers in the under-30 group.

Goslett says the larger generation will mean the demand for property will steadily increase as these young people come of age to buy their first properties.  However, considering that the average age of a first-time buyer is in the mid-thirties and the oldest citizens born between 1985 and 2010 are now only 27, it could take some time before this generation reaches its full economic potential.

“The Great Depression shaped the lives of the Greatest Generation, while the oil crisis during the 1970s affected the Baby Boomers.  Generation X and Generation Y are now leading the property market after the largest modern-day housing recession we have seen.  It seems that every generation has faced certain economic circumstances that have changed their collective perspective in some way.  Today’s generations believe that the risks, details and rewards of buying property are integral to their planning for future financial success,” Goslett says.

EASY STEPS TO A BRIGHTER FUTURE

While the South African economy has largely recovered from the tough global downturn, many consumers and homeowners are still struggling with the rising cost of living.

So how do consumers save money with living costs on the rise?  Here are a few small steps towards cutting costs, reducing debt and maintaining a budget that allows homeowners to save money: 

Step 1
Paying less money for unnecessary items is the first step to saving money.  Sit down with the members of the family living within the household and make a list of each member's expenses.  Work together to see which expenses are absolutely necessary and which ones can be reduced or cut out completely.  For example, encourage everyone in the family to unplug appliances when they are not in use, pack lunches for work or school instead of eating out and reduce internet or television packages to the essentials.  If two cars are being used in the household, if possible, consider reducing travelling costs by taking one car.

Step 2
Once expenses are identified, divide them into two categories, those that are priority and core expenses and those that are not.  Set money aside each month for the expenses that are nonflexible, such as bond repayments or rent, levies, utilities, insurance.  Other expenses such as entertainment, food and petrol are the expenses that can be reduced to accommodate for more savings.

Step 3
Keep a record of all money spent.  Write down every amount spent in a journal or notepad that can be carried around and then translate all lists kept by family members into one household spreadsheet.  This will help you to formulate a visual aid as to where the money is going and how and where to reduce areas of unnecessary spending.

Step 4
Have a day of the week that is set aside for a cash withdrawal and keep it to only once a week.  Withdraw enough money to cover all weekly expenses, taking into consideration aspects such as spending money.  If the money runs out, do not make another trip to the ATM until the following week.  Check balances online to manage the account effectively.

Step 5
Where possible do not rack up further credit card debt, either use cash or a debit card.  If there is no money in the account or no cash available, do not buy the item unless it is absolutely essential.  Credit cards incur interest and will often lead consumers to spending outside of their set monthly budget.

Cutting costs and adhering to a budget will give homeowners the excess funds they need to put towards savings and create a foundation on which financial freedom is built.  Having a nest egg to fall back on in tough economic times will help homeowners to weather any future financial crisis and protect their most valuable asset, their home.

HELLO FROM PLETT, JANUARY 2013

It seems strange to say goodbye to 2012. By all accounts it has been a "Big" year.  Big drama with nationwide strikes, big tragedy with many people losing their lives in floods in Natal and the Eastern Cape and terrible carnage on our roads over the Festive Season, big joy, with a significant increase in the Matric pass rate, and the birth of our youngest RE/MAX Agent – Alexander Ritchie, son of Agent - Stephen Ritchie…… and even some big sales in our office to help pay the bills.

Now that the last of the mince pies have been consumed, the Christmas decorations packed away and New Year resolutions made and already broken, we have moved into the New Year, hopefully with the appropriate fanfare, and celebration, ready to tackle all that awaits us, not limping in unseen, clinging to what was, or could have been. Embrace the new challenges and victory will be yours!  

Our summer visitors have been blessed with the most perfect weather and warm seas, the ideal combination for enjoying long leisurely days on our beautiful beaches and sumptuous meals in our many restaurants. The summer vibe has been fantastic and the visitors and locals alike have been very patient and well behaved in the queues and shops bursting at the seams, with people eager to stock up with provisions before the “end of the world” which came and went without incident on 21^st December!

The New Year has brought a new set of holiday makers, eager to enjoy our beaches, and keen to view property on “the first bad weather day”, which have been few and far between. From all accounts, this has been our best Season for several years, and everyone seems a little more confident in the future, especially as America managed to avoid falling off the Fiscal Cliff!!

RE/MAX CELEBRATES 40 YEARS OF GIVING BACK TO LOCAL COMMUNITIES AROUND THE WORLD

This year marks the 40^th anniversary of one of the world’s largest real estate franchises – RE/MAX, the leading global real estate brand.  RE/MAX of Southern Africa will commemorate this remarkable achievement on 30^th January 201, known by those in the RE/MAX family has Founder’s Day, the day on which the brand was created.

Adrian Goslett, CEO of RE/MAX of Southern Africa, says that RE/MAX offices around the world will mark Founder’s Day with a number of events and celebrations.  Over the past 40 years RE/MAX has taken the opportunity to celebrate Founder’s Day by giving back to their local communities in various ways.  He says that globally RE/MAX is proud to have raised more than $120 million for Children’s Miracle Network Hospitals, Komen for the Cure, Reach for a Dream and other charities.

“Locally RE/MAX of Southern Africa has donated in excess of R7 million in the past 7 years to charitable causes, and will continue this tradition by launching the first initiative of The RE/MAX Foundation, a non-profit charitable organization that aims to uplift the lives of families and individuals in need,” says Goslett.

Through the RE/MAX Foundation, offices across the RE/MAX of Southern Africa area of operation will be invited to engage with their local communities by collecting both toys and books for a local orphanage, crèche or charity that they nominate.  Members of the communities are encouraged to participate by donating the items and dropping them off at their nearest RE/MAX office or with their RE/MAX agent.  The toys and books collected will be distributed to the various institutions on Founder’s Day, 30 January 2013.

“This is the first campaign of many that will be administered by The RE/MAX Foundation to continue to build up the communities in which RE/MAX of Southern Africa operates.  One of the brand’s mottos is that we don’t just work in a community, we live there to,” says Goslett.  “RE/MAX of Southern Africa is therefore committed to uplifting these communities and the people that live there,” he concludes.

WHAT YOU NEED TO KNOW ABOUT ELECTRICAL CERTIFICATES

Since May 2009 it has become compulsory for homeowners to be in possession of a valid Electrical Certificate of Compliance (ECOC).  This document verifies that the electrical work and installations that have been completed on a property are up to the regulations required by the South African National Standards and are safe.

Why is an electrical certificate so important for a homeowner?  Adrian Goslett, CEO of RE/MAX of Southern Africa, says that aside from the fact that the certificate is proof that the electrical installation is safe, the law requires a homeowner to be in possessions of an ECOC, as do home insurance companies.  "If a property incurs any damage as a result of an electrical fault, the insurance company will require the homeowner to provide them with a valid electrical certificate.  Failure to produce the document could result in the insurance company repudiating the claim," says Goslett.

Prior to the legislative change during 2009, and ECOC remained valid indefinitely and could be transferred without limitation, unless changes were made to the electrical installations.  Essentially this meant that the seller could provide the buyer with same ECOC that was provided to them when they purchased the home, regardless of how long ago that was.

Goslett notes that these days, during the sale process of a property, the conveyancer would need to obtain the original ECOC from the seller before registration takes place.  This means that the seller must get a certified electrician to inspect the electrical installations, if the ECOC in the seller's possession is older than two years or if any changes have been made to the electrical installations during this time.  The original compliance certificate must eventually be retained by the buyer after it has been presented to the conveyancing attorneys, as legislation requires a property owner to produce a valid certificate of compliance on request to an inspector.

According to Goslett, it is the responsibility of the homeowner to check whether the electrician doing any electrical installation on their property is registered with the relevant authorities and has a wireman's license or is working under the direct supervision of an electrician with a wireman's license.  If they do not have the necessary qualifications, they will be unable to provide an electrical compliance certificate on the work that they do.  "The homeowner must also request to see the contractor's registration card and accreditation certificate.  This is particularly important in light of the fact that electricians do not have to guarantee the electrical system is in working order, but only that it is safe, and the new requirement that a test certificate must accompany the ECOC," says Goslett.

He notes that once the ECOC has been transferred into the name of the new homeowner, any alterations made by the new owner to the electrical installation through renovation of the property, for example, will not be covered under that certificate and a separate certificate will be required to cover the additional installations.  Goslett says that alternatively, the entire installation can be checked one the additional work has been complete and an entirely new certificate can be issued covering all the electrical work.  "As a rule of thumb it is good maintenance practice to have the property re-inspected for wear and tear every two years, regardless of whether the owner is intending to sell the property or not.  This will ensure that the wiring in the home remains safe during the period the homeowner occupies the residence," he says.

In the instance where the property is rented out, Goslett says that the owner is required to possess a valid ECOC for the electrical installation in that property and provide the tenant with a copy for their records.  "According to the law, no property may be rented out without the landlord having a valid compliance certificate and rental agents are required to see the ECOC before they can assist with finding a tenant for the property," he concludes.

TAKING ADVANTAGE OF THE CURRENT REAL ESTATE MARKET

There is no doubt that today's real estate environment is primed for buyers looking to take advantage of the recovering phase of the market cycle, says Adrian Goslett, CEO of RE/MAX of Southern Africa.  The current market has brought about a price correction over the past few years along with low interest rate levels that were last seen four decades ago.

"However," says Goslett, "when it comes to entering the world of real estate investment, it is vital that potential buyers arm themselves with the correct tools to make informed and wise purchase decisions."

There are a number of aspects that property buyers need to keep in mind when they want to make the most of their investment options.  Goslett offers some advice and tips for property buyers to consider:

Knowledge is power
It is an age-old adage that we have heard over and over again, and for good reason.  If you think education is expensive, try ignorance.  Goslett says that the key to any property investment in any market is to do the necessary research and never invest in something that you don't fully understand.  He notes that in order to get the most out of a property investment, buyers should look at all aspects such as location, possible additional costs that they could potentially incur if they want to renovate the property and investigate the maintenance costs.  He says that essentially, to make the best investment in the current market conditions, buyers need to know the true value of the property.  This can be done by comparing the rate per square meter of properties of the same standard in the same area to help pinpoint the best value.  Having knowledge will empower an investor to discern between a good buy and a bad one.

Seek advice from professionals
An experienced, reputable real estate agent with working knowledge of an area will be the best person to seek advice from regarding purchasing property in the suburb.  Estate agents have a wealth of knowledge regarding the market along with access to a variety of statistics and property tools that enable them to correctly determine fair market value.

Use technology
Rapid advancement in technology has meant that vast masses of information are readily available at the click of a button.  Goslett says that the internet can be a remarkable tool for property buyers to search for the property in various areas without having to leave the comfort of their own home or office.  There is a large amount of information on almost every town or city online, which includes types of properties and pricing.  Using the internet and property search portals will save the buyer precious amounts of time and money.

Only consider the facts
It is important for buyers to disregard the other, intangible factors and only base their decision on the facts.  Goslett says that buyers will need to base their choices on figures that they know, rather than feelings they may have regarding a certain investment.  He notes that not everyone sees things in the same way.  "While it might be important for you to have a view, there is no guarantee that prospective buyers will value it as highly as you do when you resell the house," he says.

Focus on motivated sellers
Property buyers should ask sellers their reason for selling the property, as this will give the buyer an indication as to how eager the seller is to move.  If the seller is relocating and has put down an offer on another property, they will be more likely to negotiate on the asking price.

Work with people you trust
A house is an expensive investment with great potential for building wealth if undertaken correctly, so getting the truth now can save you a lot of money in the future.  Goslett says that this is why it is important for property buyers to work with people that they can trust.

"It is important to remember that property investments are cyclical, which means they will go through both highs and lows.  It is for this reason that property should be viewed as a long term investment with property buyers only looking to see the true value of their investment after a period of five years at least," concludes Goslett.

WHAT KIND OF BUYER WOULD YOUR HOME APPEAL TO?

When it comes to selling property in today's highly competitive real estate market sellers will need to have an edge to stand out from the crowd, says Adrian Goslett, CEO of RE/MAX of Southern Africa.  The key, he says, is for sellers and their estate agents to make a distinction between the types of buyers they are targeting to order to market the property in the most appropriate way.

Goslett notes that establishing the type of buyer they are dealing with will assist in determining the buyer's needs and how they should be approached.  He says that different features of a particular home will appeal to different kinds of buyers, depending on their criteria and type of property they are looking for.  Goslett explains that generally property buyers will fall into one of four main categories:

Retail buyers
Although this type of buyer can be subdivided into smaller groups such as family buyers, young working couples, first-time or retired buyers, this is the average home buyer who is in the market to purchase a primary residence.  They are buyers who have access to finance or enough money saved up to purchase a property cash.  As the large majority of these buyers will require financing, an important aspect for this type of buyer will be the home's price and their level of affordability.  Features that will be important to them will be proximity to their place of work and amenities such as schools, medical facilities and shopping centre's.

Buy-to-let investors
A property that can generate revenue while it appreciates in value over the long term is the main concern for this buyer.  They are generally looking for a secure long-term investment that will be relatively low maintenance.  Goslett says that these buyers are normally looking for sectional title units that require little or no renovation and can be rented out immediately to start earning income.  In some cases they are also looking for larger homes that can be rented to upmarket tenants or students in a commune set-up.

Fix-and-flip investors
Fix-and-flip investors are normally full-time property investors looking for properties that are selling substantially below the market norm in a specific area.  This type of investor will be looking for a property in need of renovation that they can restore and sell in a reasonably short period of time for a return on investment.

Hybrid buyers
According to Goslett, these buyers are not full-time property investors but they have 100% cash or a large deposit and good credit records.  These buyers normally wait for the property market to fall or for a really good deal to come along before they make an investment.  They generally prefer properties that don't require renovations and can be leased out as soon as possible.

Goslett says that although it is important for sellers to know the type of buyer they are dealing with, it is equally important that the seller is serious about selling their home and is open to negotiation.  "With the market currently favouring buyers, sellers will need to be willing to negotiate.  If a seller is merely putting their property on the market to see what they can get and they are not willing to budge on their asking price, it will be very difficult for them to sell their home, especially if their price is not market related," he says.

"A successful sales transaction occurs when the criteria of a buyer is matched by a property on sale from a serious seller.  An experienced agent from a reputable real estate company can help to connect the right buyer with the right property and facilitate the sales process to ensure it is a hassle free experience," Goslett concludes.

2013: THE YEAR OF TRANSFORMATION

Adrian Goslett, CEO of RE/MAX of Southern Africa, looks at the property sector moving forward in the era of transformation during 2013.

Despite the prevailing challenging economic circumstances experienced in the property market, 2012 has been a good year for RE/MAX of Southern Africa, says Adrian Goslett, CEO of RE/MAX of Southern Africa.  He points out that during 2012 RE/MAX of Southern Africa has seen a marked increase in the number of property sales achieved per agent.

"During the first half of this year RE/MAX of Southern Africa saw a 12% increase in sales when compared to the same period of 2011.  In addition, more than 25 new franchises opened in the Southern African region - which includes South Africa, Namibia, Botswana, Swaziland, Lesotho, Mozambique, Zimbabwe, Zambia, Angola, Mauritius and the Seychelles - up to the end of October 2012.  The brand is continuing to grow its footprint that encompasses 170 office locations and over 1800 experienced estate agents," he says.

Locally RE/MAX agents account for approximately 6% of total agent numbers and for approximately 15% of all sales transactions.  "The average number of years of real estate experience within the RE/MAX of Southern Africa group is over 10 years, and our average agent commission earnings up 31% in 2012, compared to the 2010 figures," says Goslett.

He notes that much like last year, 2012 can be called a success for RE/MAX of Southern Africa and its agents and it is expected that the company will continue to flout industry norms in 2013.

So what factors will influence the property market and those within the industry moving forward into 2013 the most?  Goslett looks at a few elements that will influence the trading environment that property professionals find themselves in:

Access to finance:
Over the past year the rand value of the gross debtors' book for mortgages has shown an increase as has the number of applicants applying for bond finance.  Goslett says that this is due to the fact that South Africa's financial institutions have marginally relaxed their lending criteria to the point where close on 51% of all home loan applications are approved.

Goslett points out that high debt-to-income ratios and a poor savings culture are the major reasons why many South African homebuyers have struggled to obtain finance.  South Africa only has a domestic savings rate of around 20% of GDP, compared to other emerging markets like China which has a domestic savings rate of around 50% of GDP.  "High debt and poor savings reflect negatively on affordability levels, which has held back the market and slowed down recovery.  For this to change in 2013, South African consumers will need to focus on clearing their debt and starting a savings programme to ensure their ability to secure home loan finance in the future," said Goslett.

He adds that due to the limited access to finance, the rental market will continue to grow rapidly, which will assist investors who have a buy-to-let portfolio.

Deposits required:
While financial institutions will continue to have a greater appetite for risk, 100% bonds will still be few and far between in 2013.  Statistics suggest that over the last 12 months only four out of every 10 bonds granted are for 100% of the purchase price.  This means that six out of every 10 successful applicants have had to pay deposits to secure a property.  The average deposit requirement for repeat buyers has risen to around 20% of the home's purchase price, in other words, buyers are required to have a fifth of the purchase price in cash.  For the first-time buyers, who account for approximately 35% to 40% of the home loans granted each month, the average deposit required is around 12% of the purchase price.

Transformation in the industry:
A few years ago estate agent training and qualification were at the forefront of the industry and there was a stronger focus on the professionalism of the industry players with many agents achieving the necessary NQF levels required.  Once again, 2013 will see the property industry transform, this time in the form of a revamped Estate Agency Affairs Board (EAAB).  Goslett says that Tokyo Sexwale and the Department of Human Settlements are taking a proactive approach to resolving the issues within the industry and the EAAB with the focus on professionalism and transparency.

One of the goals of the EAAB will be to ensure that the property industry is more representative of all races and genders, with an emphasis on attracting the youth into the industry.  The number of estate agents in South Africa has dropped from 80 000 in 2008 to approximately half that figure or less as a result of the global economic recession. 

Goslett notes that real estate businesses that promote and encourage transformation will continue to thrive and gain support across the South African market spectrum.  RE/MAX of Southern Africa has, for a number of years, been highly rated as a BBBEE organization.

Technology:
With the constant evolution of technological advancement, technology will continue to play a vital role in the property industry in terms of marketing strategy and interaction between real estate professionals and their clients.  The trend of searching for property online will continue to gain momentum and more and more buyers will find their dream home through online property search portals.

Fair market value:
In 2013, property pricing and the perceived value of property will continue to be an important factor to the success of a sale.  Statistically, if a property is priced correctly it will be sold within the first four weeks of being on the market and generally it will sell at the asking price.  "Although sellers are the ones that set their asking price, property pricing within a certain market is largely determined by what a buyer is willing to pay for that property," says Goslett.

According to ABSA, the first ten months of 2012 saw house prices marginally down by around 0.6% year-on-year, while the FNB house price index revealed a house price growth rate of around 6.6% in August this year.  The index's average price of homes transacted was R865 900.  Goslett says that although house price growth has subsequently improved slightly, RE/MAX expects that trading conditions and the house price growth will remain relatively low during 2013 and follow a similar path to what we have seen during 2012.

"With property market activity and constantly increasing, so much so that certain areas are reporting stock shortages of certain types of property, 2013 is bond to a year of change with transformation coming to the fore of the property sector," Goslett concludes.

Hello From Plett

Unbelievable as it may seem, we have come to the end of another year.  January seems to have been only a month or two ago. 

At this time of the year, Plett is abuzz with anticipation.  The Matrics arrive at the end of November, full of joie de vivre and ready to party, in celebration of the end of their school careers.  They are loud and happy and kick our Summer Season off with a bang.

We are happy to report an increase in the number of sales this year.  Buyers seem to have realized that if they don’t take advantage of the lower prices, in the hope that they are still going to drop further, they will miss the boat and will really regret the lost opportunity.  Sellers, too, seem to have begun to heed Estate Agents who have been telling them that buyers have a large selection of properties to choose from, and that if their home is not priced correctly, their chances of selling are greatly reduced. 

Plett has shaken off the winter blues, after a particularly grueling and cold winter, and we are all basking in the most glorious sunshine.  Our town is looking great with shopkeepers receiving their holiday stock, gardens being spruced up, and new homes being completed. 

We are gearing up for local elections early in December.  The results are important for all of us and it is critical that we all get behind our chosen candidates, to address issues which require attention.  

As the school year winds up and businesses close for the year, we welcome our visitors, old and new, regular and first time Plett holiday makers.  We wish you all a wonderful holiday, a welcome break from work and a peaceful Festive season with family and good friends.   Tread lightly on our beautiful town.  Re-energize and leave with wonderful new memories.

A Fast Track To Savings

Homeowners on a tight budget can still pay off their bond faster.  A small increase on a homeowner's monthly bond repayment can make a big difference in the quantity of time it takes to pay it off, said Adrian Goslett, CEO of RE/MAX of Southern Africa.

For example, on a 20-year bond of R500 000 at an interest of 11%, the monthly bond repayment will be in the region of R5 160.  If the homeowner pays just R300 extra into their bond every month, they will save over R144 000 and cut the term of their bond by almost four years, said Goslett.

"This may be just a small step, but it can fast track a homeowner's path to financial freedom," Goslett said.  If a homeowner is financially stretched to the limit and cannot afford to pay additional money into their bond, they could rather focus on finding ways to reduce the payable interest.  He notes that on a bond of R1-million, a reduction of as little as 0,5% on the interest rate can result in a saving of over R76 000 for a 20-year home loan.

In some cases switching from one financial institution to another could reduce the interest rate.  "Keep in mind, homeowners that do consider this option could face paying bond cancellation and penalty fees, which will severely reduce any benefit or profit achieved from obtaining the lower rate," Goslett warned.

According to Goslett, if a homeowner does obtain a lower interest rate through switching banks or a general interest rate cut, they should still keep their monthly repayments at the same amount.  Banks will usually automatically reduce monthly payments according to the prime interest rates fluctuation.  Homeowners can, however, have the repayment stabilised.  Maintaining the original bond repayment at the reduced interest rate will mean that they are getting the benefit of paying extra into their home loan every month, without having to find additional money in the budget. 

Homeowners can make further savings on their home loan interest if they have an access bond where they can transfer extra lump sums of money into the loan account Goslett said.  The interest rate payable on the home loan account is calculated daily based on the outstanding balance.  This means that if a homeowner has access to the home loan account and is able to transfer cash into the account when they have it, they can reduce the amount of daily interest charged for the period that the money is in the account.  Even if the money is only in the account for a short while until the homeowner requires it and needs to withdraw it again, the interest over that period will still be less.  "The savings on the daily interest amount might seem small, but it will add up over the term of the loan," added Goslett.

Tips to Maximise Your Home's Profit Potential

For most people buying a home will be the largest financial investment they will ever make.  It is possibly going to be their greatest return on investment over the long term.  It is also perhaps one of the few investments that the owner can enjoy and make use of while it appreciates in value.  For these reasons it is important for homeowners to put a lot of time and consideration into the inevitable possibility that they will one day sell their home, says Adrian Goslett, CEO of RE/MAX of Southern Africa.  "While it does happen, very few buyers will purchase a home and stay in that same property for the rest of their lives.  Although property is a long-term investment, a buyer should always buy a home with the consideration that in reality they will eventually sell it.  What ever the time frame, the process of buying and selling should remain the same, with the primary objective being to maximise the return on the investment at the realisation of the sale," says Mr. Goslett.

He says that in the current market, sellers who want to achieve the highest possible return on their investment will need to follow a certain formula that combines three main elements.  These elements include fair market value, an excellent marketing plan and a well presented and prepared home.  The important of a home that is priced within the correct bracket cannot be overstated, says Mr. Goslett.

Many sellers make the mistake of overpricing their property to give them room to negotiate with prospective buyers.  While this may have worked during the boom period, it does not work in a recovering market that favours buyers.  Overpricing will merely chase potential buyers away.  Statistically speaking, property sold within the first month of being on the market will sell for the seller's asking price, provided the home is marketed a fair market value.  Thereafter the chance of the property being sold for the initial asking price becomes progressively less likely, with statistics indicating that houses that have been on the market for 24 weeks or more sold for as much as 10% less than the original asking price.

Homeowners must also ensure that their home is well maintained and cared for while they live there so that when they decide to sell, the home is ready and looking its best without needing costly upgrades just before sale.  Mr. Goslett says that homeowners who keep their home updated and organised throughout the years will improve the way they live in their homes and ultimately add to the home's value.

'TWO ROOMS THAT HELP SELL A HOME 

ARE THE KITCHEN AND BATHROOM'

"First impressions and aesthetic appeal are important when it comes to a property's resale value."  The outside of the property will be just as important as the inside, so sellers should make sure that their home has curb appeal by maintaining their lawn and landscaping.  A newly painted home will have a fresh look that will add to the value and interest of the property.  Always keep paint colours neutral and current," he says.

"Two rooms in particular that help sell a home are the kitchen and bathroom.  They do not necessarily have to be high-end or luxurious.  Just updated, clean and well designed enough.  The investment made in these areas of the home can definitely translate into the difference between a speedy and profitable sale, as opposed to a listing that languishes on the market."

In closing, Mr. Goslett says that if a seller follows these guidelines, they will have the best possible chance of realising their home's resale potential.  "Property remains a sold asset class that continues to perform well over the longer term.  "However, homeowners do have to play their part to ensure that that property reaches its full potential," he says.

Safety First

SAFETY FIRST
For many home buyers in South Africa, security has become the number one priority when deciding to purchase a home.

South African home buyers are among the most security conscious people in the world due to the fact that so many have been affected by crime in some way.  This is why property within secure estates and property with state-of-the-art security systems are generally sought-after and have a greater return on investment.  Homeowners can add value to their homes by upgrading their security, as well as have the peace of mind of knowing that the occupants in their home are safer.

Following a survey conducted with various security companies below are a few ways homeowners can increase the security of their homes and deter criminals:

Physical protection is best
Physical protection and barriers such as palisade-style fencing or good quality electric fencing have no match when it comes to deterring would-be burglars.  It is important to remember that an electric fence around the perimeter makes the front gate the weak spot, so it is advisable that the gate is alarmed as well.  Motion beams or outdoor passives are a great backup to good physical security.  They provide early detection and an alarm should the physical barriers fail.

Don't be an easy target
The longer it takes to break into your home, the less likely it is that this will happen.  Avoid anything that can make your home an easier target.  Keep bushes and foliage trimmed back so that there are no hiding places for intruders and keep entrance areas well lit.  Be careful not to leave garage doors unlocked or open to advertise the contents stored within.  Get a guard-dog that has been trained to bark at any disturbance and talk to the children about the importance of identifying who is trying to gain access to the home.

Don't ignore the intercom
If gate buzzer or intercom rings at any hour of the day or night - do not ignore it.  Some criminals use this as a method to check whether occupants of the property are home.  If it is ignored, an armed intruder make take that as an invitation to proceed to enter.  If the intercom does not work, remove or repair it as soon as possible.

Never advertise being away
Most criminals want to avoid a confrontational situation so they would rather break into a home while the occupants are not there.  Signs such as uncollected post can make the property more vulnerable to burglary.  Homeowners who don't already have timers should consider installing ones for the lights both inside and outside the home and leave a car where it is safe but visible from the outside.

Don't keep keys in usual places
A new trend among certain syndicates of housekeepers is to take your vehicle in addition to your household belongings.  To combat this, keys and their spares should be kept out of all the usual places.  Keeping them on key hooks and on counters and desks is a no-no.  Homeowners who are going away on holiday need to make sure that keys are hidden safely away.

Be involved
Join your local community policing forum and get fellow residents together to form a neighbourhood watch with shared time schedules.

Although their is no fool-proof way of ensuring that your home and occupants will be protected at all times, being prepared and taking the necessary precautions is a step in the right direction.