New Queensland Pool Safety Laws start 1st December 2010 - Today

The Queensland Government has introduced new pool safety laws aimed at reducing the numbers of children drowning in Queensland swimming pools. These laws affect new and existing pools.

Stage 2 of the new laws commence on 1 December 2010.

There is a vast range of information and resources available on the Queensland Governments Department of Infrastructure and Planning Website.

From 1 December 2010, pool safety certificates are required when selling or leasing a property with a pool. Pool safety certificates must be obtained from a licensed pool safety inspector. Information for pool owners, pool safety inspectors and pool safety inspector course providers is available on the Department of Infrastructure and Planning website: http://www.dip.qld.gov.au/poolsafety.

Find a Licenced Inspector here:
https://www.smarteda.qld.gov.au/pools/inspectors/inspectorSearch.action%3bjsessionid=3D199030FF5A5A8BCE9907E0F40C5FD3

Pool Safety Fact Sheets: If you are Selling or Leasing a property these facts sheets contain some very valuable information:
http://www.dip.qld.gov.au/fact-sheets/pool-safety.html

New Pool safety Flyer
http://www.dip.qld.gov.au/resources/poolfencing/pool-safety-brochure.pdf

New Pool Safety Guidleines
http://www.dip.qld.gov.au/guidelines/pool-fencing-guidelines.html

New Pool Safety Forms
http://www.dip.qld.gov.au/forms-templates/pool-safety-forms.html

All properties with regulated pools need to be included in the state-based pool safety register by May 2011. Initially Local Governments are including details of pools on the register. Pool owners will need to check the register to ensure their pool is registered.

Free public information sessions have been held across the state and there are two more of these sessions left. These information sessions are an opportunity for you to hear more about the new pool safety laws and what they mean for industry, business and pool owners.

Tuesday, 7 December 2010 2.30 pm - 6 pm Brisbane North Arana Leagues Club, 274 Dawson Parade, Keperra.

Monday, 13 December 2010 2.30 pm - 6 pm Ipswich Ipswich Golf Club, 1A Samford Road, Leichhardt.

For more imformation about these sessions contact:

Building Codes Queensland
Telephone: +61 7 3239 6369
Fax: +61 7 3237 1248
Email: buildingcodes@dip.qld.gov.au
Location: Level 5, 63 George Street, Brisbane, Queensland
Postal address: PO Box 15009 City East, Queensland 4002


If you have any questions contact Morpheus Property on 1300 911 576 or send us an email - enquiries@morpheusproperty.com.au. We can direct you to a licenced expert in your area.

Yours in property
Morpheus Property

Auctions - Good or Bad - Let's take a look!

Firstly, a little "Property 101" - If you're about to sell your property, you have too main methods:
1/ Private Treaty (typical contract negotiaion approach)
2/ Auction

If you're selling, you've probably toyed with the idea of going to auction. You'll find some agents recommend against auctions, while others swear by them and push all their properties into an auction.

I think there's a less black-and-white approach to deciding whether you should take your property to auction. We'll briefly look at the pros and cons of auctions, so you can decide what's best for YOU.

Advantages:
- Potential buyers bid against each other to get the best price
- You can set your own conditions - Buyers can't set conditions
- Contract has no cooling off period
- Encourages buyers to act

Disadvantages:
- The reserve price may not be reached
- Advertising costs are high
- Potential buyers only include those capable of bidding (cash buyers)
- Discourages private treaty offers prior to auction (due to no list price and buyers lacking confidence in making a bid)
- It may reveal a lack of interest (particularly if most interest is from buyers needing finance conditions in a contract), which can make post-auction negotiations a little more difficult.

Whether an auction suits you really depends on two key elements:
1/ You
2/ The property

You
- As the seller, you need to be comfortable with the pressure you're likely to experience during the auction (and 'yes', you will feel under pressure on the day). If you think the pressure may force you below your price threshold, perhaps it's not for you.
- An auction takes a few weeks to generate some interest and allow potential buyers to inspect the property (a few times) and be prepared to bid at auction. If you need to sell your property quickly (within days), auctions will definintely not work for you.

Your property
The following are when a property is better suited for auction. The property:
- has development potential
- is in the inner city area
- is unique (making it difficult to establish a market value)
- is a commercial property

In the end, it's up to you to weight these up and decide for yourself. If you would our opinion, feel free to call and talk to us about your property. It won't cost you a cent and we'll happily help you out - 1300 911 576.

Get More Info >>

REIQ request for delayed implementation

Real Estate Institute of Queensland (REIQ) Managing Director and Cheif Executive Officer, Dan Molloy sent a letter to the Hon Ms Anna Bligh asking for a delay in implementing the Mandatory Sustainability Declaration, siting several issues, including:

• The lack of consultation in relation to the specific drafting of the
legislation
• The rushed passage of the legislation through the House on 12
November
• The short lead time until implementation
• Limited opportunity
for education
• The complexity of the declaration form

The short timeframe has led to a hasty implementation and desperate rush by real estate agencies to meet the 1 January deadline and comply with the already complex legislation surround property purchases.

To read the letter from REIQ, follow this link

Get More Info >>

Did you know??

Cleaning your home prior to sale can be an excellent way to improve the presentation and your sales price. However, how often are you legally able to wash and what do you need? In accordance with the Queensland Water Commissions external cleaning guidelines (in association with the E.C.I.A – External Cleaning Industry Association) you can have external surfaces of a building or paved surfaces washed by a licensed and registered external cleaner. There are limits on the frequency of external washing and those restrictions are as follows: Domestic house washing – once every twelve months Domestic roof cleaning – once every three years Commercial/industrial building washing – once every two years Commercial/industrial internal factory cleaning – once every twelve months (per building) Commercial/industrial roof cleaning – once every three years    The only time an extra wash listed above is acceptable is in the following cases: Building is being prepared for painting (‘pre-paint’ washing) If There are any health and safety issues The presentation of a house for a new tenant or owner/occupier For more information on the Queensland Water Commissions guidelines visit: www.qwc.qld.gov.au ...or talk to SMN Cleaning (licenced and registered cleaners) Sean: 0448 396 024 Office: 07 3293 1974 Fax: 07 3293 1974 Email: smn_cleaning@yahoo.com.au Yours in property!

Transforming hard to sell properties into great saleable property. - An article by Narelle Todd

From cluttered homes to messy gardens, from tired decor to bedraggled interiors, Successful Living transforms hard to sell properties into sellable homes – and encourages homeowners to release the past, get smart and prepare for a timely sale.

Don’t let your home sit languishing on the property market. Inspire prospective buyers by following 4 of Narelle’s simple strategies to declutter and enhance your property:

1. Declutter your home and gardens. Spend the time to remove the stuff in your home. Be ruthless. You need to present a home that reflects adequate storage. Having things lying around or falling out of cupboards is not the image you want to present as you will raise questions with your prospective buyers that there is not enough storage.
2. Make it easy for your prospective buyers to see themselves living in your home. Give sentimentals a rest. Remove your knick-knacks and have a minimum of photos out.
3. Declutter your kitchen benches by removing appliances and other space stealers. This will assist your kitchen appear bigger and spacious and attractive to buyers.
4. Sort through your belongings in each room of your house and toss what you don’t need or don’t use. Look at what you have remaining and decide what needs to remain in your home and what you can put in storage. By decluttering before you sell, not only do you present your home clutter-free and spacious, you will also save yourself money by reducing your removalists costs.

By presenting a well prepared property, you provide a lasting positive impression and you have set the scene for achieving your sale price.

Narelle Todd and the Successful Living team coaches and encourages home sellers through a major clean-up and targeted makeover that will help you seal the deal. You can find out more on how to maximise your home sale price at http://www.successfulliving.com.au/

Yours property

Meet Narelle Todd & Successful Living

At Morpheus Property we work hard at building a team of experts in their field. We fondly refer to them as our "Expert Panel". We would like you to meet Narelle Todd another of our experts changing the lives of our family, friends and customers.

Who & What is Narelle Todd and her company Successful Living

Established in 2004, Successful Living is dedicated to creating calm from chaos whether that chaos is in the home or the home-based business. Successful Living’s Director, Narelle Todd, has transformed organisation into a meaningful and fun activity and works hands on with her clients to ensure the experience is enjoyable and long lasting.

Narelle’s well sharpened skills have come from a successful 15 year management career in Human Resource Management and Learning & Development Facilitation which serves Narelle well in her own business where she works with people from all walks of life to help them get and stay organised.

The truth is that different personalities use different strategies to stay organised. If you are overwhelmed because your home or diary is a mess or you are constantly saying “I can’t find….” then chances are you are trying to use organising systems that are not right for you.

Narelle provides the vision of what is possible, creates systems that suit the client’s personality and lifestyle, guides the client through sorting and storage, and then celebrates with them when they have a space that truly reflects who they are.

We will have blogs articles from Narelle and encourage you to click on the link and visit her website.

Yours in property

Proposed changes to Queensland pool fencing laws:

Pool fencing laws
Under the current Queensland pool fencing laws:
1. owners must ensure that a compliant fence is in place and maintained
2. owners must display a warning sign advising that a new pool is under construction
3. owners must ensure pools with building approval applications lodged on or after 1 October 2003 display a cardiopulmonary resuscitation (CPR) sign

Councils can only grant exemptions in circumstances where an occupant of the building has a disability that will not enable them to gain access to the pool area if a complying pool fence was constructed new pools that are constructed on a building, such as on a deck or roof, need to be fenced.

Penalties of up to $12,375 and on-the-spot fines of up to $525 can be imposed on pool owners if their pool fence does not comply with the law.

Responsibilities

Owners of in-ground pools
1. The pool owner is generally the owner of the land. The owner of the property is responsible for ensuring their pool fence is compliant.
2. Tenant renting property with a swimming pool
3. Tenants are responsible for ensuring that the gate is not kept open and that there are no objects that would allow children access to the pool.
4. If a person renting a property buys a portable pool that requires pool fencing around it, the owner of the portable pool must ensure the pool has a fence around it.

Interesting links:
1. http://www.dip.qld.gov.au/resources/temp/22205_PoolSafetyGuidesVF_lo.pdf
2. New regulations aren't costly? - http://news.ninemsn.com.au/article.aspx?id=697149
3. The State Opposition says it supports an overhaul of Queensland's pool safety laws, but believes it is long overdue. - http://au.news.yahoo.com/a/-/local/5213799/qld-oppn-supports-tardy-pool-safety-overhaul/

If you would like expert advice on your personal situation contact us and we will refer you to a suitably qualified Pool Inspector.

Yours in property
1300 727 586
enquiries@morpheusproperty.com.au

A message from Tony Hoffman CA | Director of Hoffman Kelly | Chartered Accountants & Business Advisors

Source Wetspac Bank:

Interest Rates

The RBA cut the overnight cash rate by a further 100bps at its December meeting to complete the most aggressive three month rate cut cycle we have seen since the Bank started announcing target cash rate levels in 1990. Even in 1990 when the starting point was 15% and the unemployment rate had jumped from 5.5% to 7% it still took eight months to get to 12%; another eleven months to get to 8.5%; and a further eight months to get to 5.75% where the policy stance was finally stimulatory.

Our forecast has been for rates to bottom out at 3.5% in March. That would have entailed a 50bp cut in February followed by a final 25bp cut in March. That profile now looks too conservative. We have lowered our global growth forecast in 2009 to 1.3% indicating that the world economy is now deeply in recession. Australia’s stimulatory policies will need to extend into the June quarter. That suggests a further ‘leg’ down in rates to 2.75% through the June quarter. With central banks in the G3 now flirting with zero rates, such a low point for Australia’s rates seems eminently sensible.

The issues are clear

The Bank is seeking to get ahead of the curve on this occasion in an attempt to provide sufficient stimulus to incomes and confidence to avoid a disastrous collapse in demand that would inevitably lead to a severe contraction in employment and house prices. Monetary policy is being complemented by fiscal policy in this coordinated policy effort. The fiscal surplus is now forecast to fall from $19.7bn in 2007-08 to $1.8bn in 2008-09 – a fiscal stimulus of 1.7% of GDP, easily the largest since the 2.8% of GDP fiscal expansion in 1991–92 when the government fiscal position moved into deep deficit.

The outlook for employment.

The Australian labour market has slowed through 2008 but with only a slight up-drift in unemployment. The slowdown in domestic demand and rapid deterioration in business confidence will weigh more heavily on jobs growth in 2009 but at this stage our preferred lead indicators still suggest flat jobs growth rather than a contraction. As such, we expect the unemployment rate to rise from 4.5% in 2008 to 5.7% by end 2009 and over 6% in 2010. Note that this is not the surging unemployment rate typical of recessions. It indicates stalled hiring and job losses in some sectors but not widespread labour shedding. Weak real wages growth is also supportive. However, risks are clearly tilted to the downside.

Household debt servicing ratios and house prices

The debt servicing burden for households reached high historical levels by any measure in early 2008. This reflected both rising debt and the peak in mortgage rates at 9.6%. Rate cuts are seeing these pressures ease dramatically. Housing affordability, which also deteriorated sharply through 2007 and early 2008, is also improving. On our estimates, affordability is already back at 2002 levels in Sydney and 2003 and 2004 levels in Melbourne and Brisbane respectively. This improvement coupled with a severe shortage of dwellings is expected to limit house price weakness over the next few quarters. However, the risk is that recent price softness carries into Q4. With confidence also likely to be fragile short term, wobbly prices may also inhibit any rate-driven recovery.

Commercial property

Although conditions in commercial property markets differ greatly from the disastrous experience of the early 1990s, this segment is again vulnerable. The gearing on large transactions is notably lower and occupancy rates are high with no evidence of a glut of space. However, valuations have reflected the excesses of the liquidity boom with yields being very lose to bond rates. An inevitable move to sharply lower valuations will be challenging, especially in an environment of falling office employment, and weak retail spending and industrial activity. This highlights again just how important it will be to cushion any potential deterioration in the labour market with aggressive easing in fiscal and monetary policy.

Source Document - Wetspac Bank
Tony Hoffman CA Director
Hoffman Kelly Chartered Accountants & Business Advisors

If you wish to speak with Tony about tax or business advice contact Morpheus Property on 1300 727 586 or via email at enquiries@morpheusproperty.com.au

The Qld Law Society (QLS) has this week recommended for law society members to bring to the attention of their clients the following ‘Fraud Alert’.

There are bogus emails doing the rounds purporting to be from a Lawyer called 'Catanese Palacios' from a UK-based law firm called 'Baur and Associates'. This email then seeks to obtain personal identification information from the property seller in Queensland:

QLS has advised that the law firm 'Baur and Associates', and/or the practitioner 'Catanese Palacios' DO NOT exist and cannot be identified by the UK Law Society. Individuals and businesses operating in the property market should take note and always be aware of new scams and fraud related matters.

Effective due diligence processes and skills are paramount and a cautious approach should be taken with all matters to minimise fraud / scam exposure. Our Legal Partners work to give our clients options, to keep them informed on their rights and obligations, and to advise them on the full scope of solutions to ensure our clients are fully equipped to make the best business decisions and to protect their investment and commercial interests.

Should you have any questions with respect to your due diligence processes and fraud protection, please call Morpheus Property on 1300 727 586.

Yours in Property

Save on your tickets to the Brisbane HOME BUYER SHOW in July 2008

The upcoming Home Buyer Show at the Brisbane Exhibition Centre from Friday 25 to Sunday 27 July is the only major event in Australia dedicated to helping people actually buy or sell a new or established home or apartment whether as a primary residence or investment property.

The dream of home ownership is alive and well in Australia but it’s becoming harder to achieve, especially for aspiring first home buyers, with housing affordability becoming more difficult.

Now more than ever, home buyers and investors need to do their research, understand market conditions, and have access to all the right independent advice from reliable sources to make informed buying decisions.
The Home Buyer Show will provide first, second and third time home buyers with all the information they need to help reduce the impact of rising interest rates and property prices so they can finance, find and purchase their next property.

To book tickets in advance and save $5($10 ticket normally $15) visit the website http://www.homebuyershow.com.au/

If you would like to speak with an Industry Expert such as a Morpheus Property Consultant call us on 1300 727 586 or visit us at http://www.morpheusproperty.com.au/

Preparing your house for sale!

You are buying a new home. For most people this means that they are also selling a home. A well maintained and presented home will sell faster and give you your best chance of maximising the price you obtain. A person’s first impression of your house will be their lasting impression, as they go away to make decisions about if they wish to buy your home and how much they will offer you.

Performing large and expensive renovations will not necessarily sell your house faster nor gain a better price. It is best to make those cosmetic and easy repairs that will affect the overall impression the house leaves in the eyes of any prospective buyer. These things might include things such as cleaning, painting, refinishing, and other such work. These activities don’t require a lot of money or time, but can make a huge difference to the finish of a property.

Ensure that any improvements or changes you make are not done with just your taste in mind. Remember you are doing this work in order to make the house more appealing for sale. Don’t take on a whole raft of DIY improvement projects. Simply harvest the low hanging fruit that will deliver a clean, well maintained and presented home.

Yours in property!

Thinking Property ... think Morpheus Property!

So what does that tagline above mean ... "If you are thinking property ... think Morpheus Property?"

We are Buyers Agents, but we have expertise across a range of property areas and can help people wanting to sell their house also. If we dont list property for sale how can we help you when your selling? To illustrate this point I will recount an email I sent to a client recently.


This client was selling their current home to upgrade to a new family home that was bigger and better suited to their growing family. I have changed the names to protect the innocent:

Dear John and Alice,

I have spoken with a great Sales Agent, Peter Perfect and he is going to swing past the property and have a look. Just the outside for now! With Peter’s extensive experience in the area he will be able to give a fair market appraisal without all the rubbish of high price promises that agents use to sign you up to a Sales Agreement. I have been on the other side of many negotiations with Peter and I have even sold my own property through Peter!

Just a few other issues to watch out for:

• Never sign a standard agency agreement with an exclusivity that is too long – don’t lose control over your own property
• The already mentioned “Bait Pricing” where agents quote unrealistic high list prices to get your business and then they condition you with market feedback to sell for far less
• Trust the Agent – that is if you can’t trust the agent then you are using the wrong agent to represent you and your property in the market
• Failing to check out the agent – using an agent that doesn‘t come highly recommended and with a reputation to protect is an agent that is not going to care how the sale of your property turns out.
• Don’t just choose based on the agent promising to get you the highest price
• Don’t pay any fees or commission in advance
• Don’t use an agent that treats Buyers badly because he will also treat you badly
• Use an Agent with proven local knowledge and one who is a good negotiator. You don’t need a slick salesperson you need a great negotiator
• Don’t sell you house at Auction, especially at the moment
• Be careful not to reject early buyers out of hand … sometimes your best offers come in early
• Dull homes get poor prices – but don’t spend large amounts of money on renovations just prior to selling … make the house look good, but do it without spending a lot of money.

I’ll let you know what Peter advises. Then after you have given it some thought and made a decision, I will ask him to give you a call to make an appointment to talk with you! I will also negotiate the sales appointment with Peter to ensure your protection. This is a free service to you.

Have a great weekend!

Regards
Guy

Any questions about this or any other aspect of property sales or buying, please feel free to contact us on 1300 727 586.

Choose Your Finance Broker Carefully!!

Take a look at this video (opens in ninemsn.com) and the recent episode involving Nicky Orchard from The Loan Market - a finance broker recommended to by Ray White Maroochydore.

Morpheus Property has dealt with many professionals in the real estate game and have seen the light and dark side to 'client service'.

Look out for yourself and your best interests. Lift up all the rocks and look underneath. Don't be concerned about how the agent or broker will feel about you asking probing questions - this is not a small investment.

Also, be prepared to listen to your gut instinct and act upon it. If someone comes across as unethical or not acting in your best interest, stand up and walk out!

Remember: Caveat Emptor - Buyer beware!

Call us if you're looking for reputable professionals - 1300 727 586

Yours in property.

Are You Selling Your Home?

Thinking of selling but don’t know which agent is going to work to get the best price for you?


Morpheus Property Agents operate in the marketplace all year round. We see the best and the worst of agents and know the ones that will work hard and ethically for you!

Take the pain and stress out of finding the best “Selling Agent” for you. Morpheus Property will help you select your next “Selling Agent” and then negotiate the “Sales Agreement” on your behalf.

Some tips when selling your Home:

Thinking of selling your home? If you are, then it’s time to have a good look at your home with an objective eye. A clean well presented home has more appeal and a greater chance of selling more quickly for more money. “First impressions will last! This is the old adage that you should remember when presenting your home for sale.

However, don’t take on any major renovation project’s hoping to sell your property faster or for more money. A major renovation is no guarantee that you will recover the costs of a large renovation. In fact there is a real risk of over-capitalisation.

The best approach close to the sale of a property is to look at cosmetic improvements that can be made, focusing on low cost, quick and easy improvements with a big visual impact.

Improvements such as cleaning, painting and maintenance are the ones that will reap the best reward for the impending seller. These projects won’t require a lot of capital, and can make immeasurable improvements to the overall look of your home.

So instead of taking on a raft of huge home improvements, focus on making your home attractive, clean and well maintained. Let the new owners make their own mark on their new home!

Yours in property!