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  • Profile photo of PEACHYPEACHY
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    @peachy
    Join Date: 2004
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    Profile photo of PEACHYPEACHY
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    @peachy
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    Richard our insurance (suncirp) was very adament that they wouldn't cover this. Curious who you are using?

    Profile photo of PEACHYPEACHY
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    @peachy
    Join Date: 2004
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    Thank you everyone. For some reason I didn't see these responses until just now. It's all a bit small on the iPhone :)

    Carpet is replaced. We bit the bullet and did the whole house as all the bedrooms were old and daggy and mismatched so we didn't want to make this worse. We paid a little over $2000 and it sounds like that is on the high side reading the above however we upgraded a little so it wasn't the lowest grade that reminds me if office carpet seeing as we wee spending the money anyway and the property is hard to rent. I called all the carpet places in the area and this was by far the cheapest. The downside of being so far away meant I couldn't get more involved :(

    Profile photo of PEACHYPEACHY
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    @peachy
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    Great to hear – just wish they had an agency in Mackay!

    Profile photo of PEACHYPEACHY
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    @peachy
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    Oh gosh Wilkins that is disappointing but I have to say after my experience not surprising. I was quite shocked to find also that there are obviously more referral relationships that govern what people say on here than I had realized. Eager to help in a public setting but very quiet when approached privately with more confronting questions!

    Profile photo of PEACHYPEACHY
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    @peachy
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    We almost did as freckle and a few others know.

    Daniel did a good first meeting that got us pumped and made us feel important. We were 90% of the way convinced but something didn't sit right with me. I did some research and also asked some of the members on here privately for their opinion. There were some concerns over vals among other things. 

    We expressed our interest in proceeding with the $10k buyers agent fee with a list of about ten questions. Unfortunately for Daniel he mistakenly sent an internal salesforce memo about us to us…thank god!! Apparently I "asked too many questions", "stupid crap" like "how many clients have you aided in purchasing ten plus properties?" And "do you take credit card for the fee?" as a couple of varying examples. I could not believe my eyes when I saw it!

    Essentially the memo was for the secretary or whoever to give us a call and tell us that they were full and not taking on anymore clients (because I asked too many questions). It's funny as during our meeting he had talked about a couple who had been really skeptical and how he didn't have time for that. He told us that to get rid of them he told them they weren't taking on anymore clients…sound familiar? Basically it was to make us feel like it was an exclusive opportunity and I guess to prep us not to ask too much.

    The whole experience Made me pretty cranky but we were relieved it happened at that point rather than later.

    in fairness Nathan had the guts to call me to apologise. Apparently Daniel had a bad week. I told him that Daniel shouldn't write things down that he doesn't want clients to see and that he should brush up on his salesforce skills. Nathan did offer his personal help which I politely declined. 

    The positive out it all is that I realised there is some lovely people who will offer advise – eg freckle who spent two hours of his time on the phone and didn't charge $299 an hour. I still think you are one of the most intelligent people I have ever spoken with Freckle :)

    anyway that is our experience!

    Profile photo of PEACHYPEACHY
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    @peachy
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    I have found Toowoomba City Realty to be fantastic over the past few months.

    After two years with LJ Hooker our tenant decided to vacate and that's when the true service there became apparent. It was not part of their policy to work weekends…as an agent I think this is crazy when a result is not being achieved and they also do not advertise their inspections times because…wait for it…"a whole lot of people might show up at the house". Apparently this could be unsafe and if I didn't like this, the Principal told me, I could take my business elsewhere…so I did.

    TCR was one of the only agencies in Toowoomba to advertise inspections times (top on my priority list) and when I called and talked to the owner, he gave me answers like my Sydney Agent (Carly Collins from Cunninghams Balgowlah…absolutely amazing. I actually called her 'Number One' when I talk to her). All the answers to my questions made sense and when he did mention that they don't work weekends he said "at the moment because the vacancy rates are so low, however if that changes then we will adapt". That's the kind of attitude I like!

    To end my waffling, they have been great and the flat fee is such an innovative idea. No stress of loosing a week's rent to letting fees in between tenancies when the risk of lost rent is highest. I have even suggested the system to Number One ;)

    Can't recommend them highly enough!

    Profile photo of PEACHYPEACHY
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    @peachy
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    I hope your travels are going well Freckle ;)

    Profile photo of PEACHYPEACHY
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    @peachy
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    I went to the 'Think and Grow Rich' seminar about two years ago. I must say I enjoyed it and found the hype a bit inspirational. Also took little tid bits here and there from each speaker.

    BUT, I made two mistakes…I took my credit card and I took my mum!

    On the way in I pre-warned her 'mum what ever you do don't sign up for anything'.

    Fast forward to the end of Dominique Grubisa's session and there is my mum saying 'Hurry, get to the back. You would be crazy not to sign up'.

    The fear of the financial world collapsing combined with me knowing nothing at all about asset protection won…of course fuelled by my mum telling me I would lose everything if I didn't sign up! I power walked my way to the back and $4000 later I had a piece of paper which we have yet to use and two tickets to a weekend seminar which didn't float our boat.

    Oh, and a very angry husband :) You live and you learn.

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    @peachy
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    After reading property investing material for around ten years I finally got to Rich Dad Poor Dad recently. Kind of under whelming!

    Profile photo of PEACHYPEACHY
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    @peachy
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    We have bought in the better western side of Wilsonton Heights and for two years have had our golden tenant aka. the best of the three properties we own. Hasn't improved much in terms of capital growth but doesn't cost us much and a rent increase has just been issued. Steer clear of the Wine Street name suburbs.

    Can also say that the tradies in Toowoomba have also been very honest and helpful which makes a huge difference when you live in Sydney. Hasn't been the case with our other QLD property!

    Profile photo of PEACHYPEACHY
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    @peachy
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    Quality suburbs – Rangeville, East Toowoomba, Areas of Centenary Heights and South Toowoomba (East of Ruthven St)  This is the area that I look in.  Older style houses do have some asbestos but usually just wet areas. (not sure if this is a concern for you)

    Steer clear of Harlaxton, bad area. 

    I would say that Bfree2live is pretty spot on with the above areas. We are from Sydney but spent a number of weekends up there getting to know the area. Having said this I wouldn't say that you could blanket Wilsonton and Wilsonton Heights into one big group. The lower section of Wilsonton Heights (south of the school/playing fields) is much better than upper Wilsonton Heights which is largely housing commission style houses (not sure if they actually are though). Avoid any streets with a wine related name and you are on the right track.

    Also avoid Harlaxton and we didn't get a good feel for the lower half of Wilsonton near the airport (southern side). The Northern side near the airport seems to achieve reasonable prices. Didn't get a good impression from Harristown or Drayton either from driving around and talking to locals. Careful of the lower lying areas that are located near the creek bed too…remember the floods!

    We bought in Wilsonton Heights after tossing up between this and a house in Rangeville. It is a nice street, the entry point was more affordable and the returns in this area were better. Have had an amazing tenant for two years who treats the place like her own. We have been informed a rent increase is definitely due as the vacancies are tightening there.

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    @peachy
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    Yes, negotiating the contract details before signing is so important. 

    We don't pay re-letting fees at all if the same tenant stays on. They have competition from other agencies so they always agree to this. Also cross out any notice period and reduce it to 30 days or less.

    Nurse 1 definitely look for another manager provided you are able to get out of this contract. If they are slack then they don't deserve your money. 

    Profile photo of PEACHYPEACHY
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    @peachy
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    Hi Wilko,

    We recently had our place in Mackay re-routed due to a leak. The quote we got was as follows and the apprentice was charged out at apprentice rates. Quotes I got varied from $70 – $99/hr for labour. Also the total quote costs ranged from $3,500 to $20,000 so it really can vary depending on the contractor!

    I know it is different work but he actually ended up taking less time than quoted below so total cost was $5,800 including copper piping as part of the supply costs. Might shed some light on your labour break down?:

    Plumbers x 2 48 Hours $78.00 per hour $3744.00

    Apprentice x 1 24 hours $26.00 Per hour $ 624.00

    Materials $1230.00

    Total including GST $6157.80

    If you dispute it you may get some kind of result.

    Peachy 

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    @peachy
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    Hi Panno,

    I have learned in the past year that when things go wrong, PMs need to be managed. Tell them exactly what you want to happen, make them run ANY out-of-the ordinary costs by you first before going ahead and also ring them every single day until you get the desired result. It is annoying but it covers all bases and gives you more control. Otherwise you are leaving everything to their best judgment which can be costly.

    Also always check the notice period before signing a management agreement. We only agree to 30 day termination notice periods from our end and now even this has come to light as too long. I plan on giving notice to all of our PMs and re-signing them with less notice (I am thinking day by day rollover if that is possible)? If they don't like it then there are other agencies lined up to take over the management. The ball is in your court with that one.

    I hope you have better tenants next time!

    Peach 

    Profile photo of PEACHYPEACHY
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    @peachy
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    What has made them change their mind?

    Profile photo of PEACHYPEACHY
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    @peachy
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    I agree about watching your PMs…we have had some interesting experiences with ours of late. One double charging us for bills, another telling lies because she was lazy. I feel like I have to micro manager my managers which is frustrating!

    I will say as a tenant that we always pull the battery out of the smoke detector. Bad I know but the thing is so damn sensitive we can't cook ANYTHING without it going off.

    Profile photo of PEACHYPEACHY
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    @peachy
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    I think Terry has it in the bag!

    Profile photo of PEACHYPEACHY
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    @peachy
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    Relieved for you!

    Profile photo of PEACHYPEACHY
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    Just saw your post Nigel…very true. We have been considering doing this with IPs 2 and 3 but it seems like the loss would be particularly bad especially with number 3, having had it for less than a year. But certainly some thing to consider seriously.

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