As most valuations are undertaken without full access to a property it shouldn't be an issue to establish the value of the property at a point in time. You have basic information – purchase price, reno costs, dates etc. go for it.

If the 2nd dwelling hasn't been approved by council, then it isn't a dwelling it is a garage. The income generated is thus from a single dwelling and should be priced as such – if the agent is representing otherwise it is misrepresentation unless they can produce the 317A (Occupancy certificate).You may make an offer conditional upon the vendor…[Read more]

As I pointed out earlier, you need to read the rent review and the option provisions to understand what is permitted and how the rent review will be enacted. If you don't want to use a property manager speak with your solicitor or a valuer who will explain your rights for the rent review.

What are the terms of the rent review? Is this the current term the last term or is the option still to be exercised? If there is an option to be exercised then you will need to read the rent review clause as it will be quite specific as to how the new rent will be determined. It may be one of many methods but commonly: fixed increase, cpi, cpi…[Read more]

Get tow or three to provide you with a standard copy of work for a similar premises to your own, client references and come to your own conclusions

That one is a global product, it handles both straight line and accelarated depreciation. I think both Aus and NZ are party to the international accounting standard (AFRIS) and this will go a long way towards meeting any compliance requirements.

At present you have no clear intention – is it to sell them off or is it to hold and rent?Is it structured as a business or sole trader/partnership?Are you claiming gst input credits, using the margin scheme etc.Until you can prove that this is 'stock in trade' then you can't claim the interest costs, likewise you may have to capitalise your…[Read more]

http://www.rentmaster.co.nzIt is reasonably cheap, the smallest package can handle most users, built for residential property but can handle agency type work.They all come with forms/std letters – just don't use the module if you don't need it.Not an online service – it is real software that can be downloaded, trialled for 2 months and purchased.There…[Read more]

Make a loss – you can only offset a previous capital loss (which can be carried forward indefinitely) against a capital gain – buy high, sell low and carry the loss forward (or sell some shares at a loss).

Speak to a commercial builder or someone who specialises in villas/townhouses – may give you some savings especially as they handle bigger projects.18-2 years wouldn't be out of the question however you might consider staging the project if you can provide safe and completed access to the properties that you want to sell off first (hide the rest…[Read more]

WJ, the packages vary – Rent Master:small user (15 properties) is sub-$135 up to unlimited $450 AUD, most private users would cost up to $225POSH – about $400Property Pro – about $150Clarke – >$2000Progenisis – $10K+No cost option is to use google docs

I recently shifted to Rent Master – I reviewed several to make that decision including Property Pro, POSH, Clarkes, Console and a couple of others (with an open mind & budget). Good value for money

The basis tenet is that a government department eg roads, rail, water etc require your property for infrastructure purposes. Depending upon who is acquiring and for what purpose determines whether you are covered under state or Federal legislation.THere is a whole branch of valuation devoted to this form of acquisition and it is best to engage a…[Read more]

Use an adequate deposit rather than equity or 100%+ borrowings.

you can't always rely on your building inspection – you need ensure that they are properly briefed and also insist that they include photos of the property. I was looking over one today where there are some major discrepancies with the existing building and the report – they guy hasn't picked up some minor structures: a sizeable pool and about 200…[Read more]

PRD Nationwide have recently done a research paper on Townsville – check it out on their website.

Pre-1984 NilWorks post 1984 – seek a QS.

Legislation states that all properties are to have hard wired smoke alarms – a battery operated one does not qualify. If it burns down, it has not been hard wired or maintained who are they going to point the finger at? Do you want to take that risk?Do your self the favour and get peace of mind, get it hard wired (unit is about $40 + installation)…[Read more]

Under the BCA if a room has a ceiling height of less than 2.4m it is not a habitable room (habitable room – bedroom, loungeroom, family room, study, rumpus) vs (non-habitable room – bathroom, laundry, hallway, kitchen, cellar, garage, storeroom etc). The implications are that if the underfloor area contains 'bedrooms' or a 'lounge' then someone…[Read more]

You will most likely need to complete the Real Estate Sales course prior to becoming licensed to sell property (even within an agency/developer).As it is residential, I can't help you out much more – possibly suggest do a drive out there to see who has the estates or visit somewhere like 'homeworld' or other housing estate show homes to see who…[Read more]