Property360 - National Digital Magazine - 19 March 2021

PROPERTY

360

INDUSTRIAL SECTOR A WINNER IN T H E V O L AT I L E COMMERCIAL MARKET

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Real estate experts and agency bosses from across the country answer this and other pertinent property questions

BY BONNY FOURIE bronwyn.fourie@inl.co.za

Why is my lovely home not selling?

A busy and trendy area may be too noisy for some people.

Q: My home is on the market but I have not received any suitable offers. How long should I wait before I take it off the market? And if I do this, when should I relist it, and should I use the same agency or a different one?

A: The number one reason for not getting any offers or very few is that your asking price does not match the current market realities – what buyers are willing to pay for homes like yours in the same area.

You should not wait too long and let your home become “shop soiled” in the eyes of potential buyers. Your choice is either to make a swift price adjustment or to withdraw from the market and wait for prices to increase to a level that would make your asking price more competitive.

Frankly this is unlikely to happen for the next year or two. You can relist as soon as you like. Our advice is not to change agents or agencies unless you feel that you were given the wrong advice. – Berry Everitt, chief executive of Chas Everitt International Q: I have put in an offer on a house that I am in love with, but it is getting a lot of attention from other buyers too – and offers. I have offered the asking price in a bid to beat the competition but I am worried it is not enough.

Is there anything else I can do to secure the house ahead of other buyers?

A: Being a cash buyer will definitely count in your favour. If not, then a substantial deposit, together with pre-approval from your bank, will make your offer more attractive. Remember, if you are reliant on mortgage finance, the “72-hour clause”,

which is a feature of offers to purchase, will allow the seller to continue marketing the property for this period. If he receives a better offer and you are unable to match it, you could lose out. It is therefore best to ensure your offer is as solid as possible.

– Gerhard van Linde, managing director, Seeff Pretoria East.

Q: I have the option to buy a plot of land and build my own home, and I am very excited.

I have this perfect idea of a home design in my head but I do not want to make any silly or costly mistakes. Is there anything I should consider?

A: Think about the style of home you want to build. This can have surprising cost implications and you would do well to seek professional advice from an architect, developer or qualified builder before you make a final decisions. For example, you might like the idea of an open-plan layout, but because there are fewer walls to hold up the roof, the beams required to do so will be more expensive. You may also need more costly wiring and plumbing solutions, and open-plan homes are generally also more expensive to heat in winter. By contrast, you might think it would be more expensive to build a double-storey home than a single-storey with the same floor area, but it actually could be cheaper – and more suited to a smaller stand – because it requires much less roofing and a smaller foundation. – Gerhard Kotzé, managing director of RealNet Q: We are thinking about moving to a more

central area now that we can afford to buy our own home, and have found a property we may like to buy. However, it is a busier area with many younger people and even at night there seems to be a lot going on. There is also much development taking place so we are worried about the noise factor. Is having peace and quiet unrealistic when we want to live in a much more hip-and-happening area?

A: A certain level of noise is an inescapable part of urban and suburban living, and residents accept that they will regularly be subjected to a fair bit of noise of various levels, including traffic, construction work and, quite often, neighbours. In recent years the level of noise has been exacerbated by the densification of cities, especially in the suburbs where new residential properties are being built and commercial centres expanded to meet growing demand.

You should be aware of any new zoning regulations which may have been passed, especially if you are considering buying residential property in a mixed-use area. It’s always best to be forewarned as to what is permitted in an area where you are looking to purchase property and to decide whether or not your needs and lifestyle could be impacted.

If you like to be asleep by 9pm every night and value peace and tranquility, then buying a home in vibrant suburbs like Cape Town’s De Waterkant or the heart of Joburg’s Rosebank is probably not a good idea. It’s also wise to look into an area’s sub-division and development laws and the prevalence of development in that suburb

if living next to a building site for a year would drive you crazy. – Yael Geffen, chief executive of Lew Geffen Sotheby’s International Realty Q: I am starting my own business and will be working from a home office. Will I need to make any changes to my home insurance policies? Or take out any new insurance policies?

A: To kickstart a new venture and saving ongoing costs, many new or part-time businesses start (and often remain) at home. Many personal short-term insurance policies provide a limited amount of cover for small businesses. An example might be offering sewing services, or pursuing an avenue not intended to be a fully-fledged business. However, you will need to disclose your dealings to make sure you’re appropriately insured. Depending on your specific line of work, you may need more than a standard policy.

Remember that your insurer needs to know what is happening in the home you are insuring for it to be covered sufficiently.

A home office used occasionally isn’t the same as having staff working from your home daily. The risks involved (for example, fire) may mean an increased premium – but a fire without cover can mean the end of owning a home, let alone having a venue to work from. Equally as important is ensuring that the value of your home and its contents are reflected correctly in your insurance policy. – Bertus Visser, chief executive of distribution at PSG Insure

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The year that was – a letter from the editor A YEAR ago, I sat down to write a letter to our readers. A national state of disaster had just been declared and we were packing up our office to work from home for three weeks.

The gist of the letter was to stretch out a hand of kindness, where you could, to those in your neighbourhoods or beyond who would be most hard hit by a lockdown.

We also did a 180 degree turn on our regular Insider Area pages and turned them into a “Lockdown In ....” feature where, from Langa to Hillbrow to Khayelitsha, we highlighted the impact of lockdown on South Africans and called on you, our readers, to help if they could with certain charities in these areas. As always you rose to the occasion.

When we packed up our offices for three weeks, little did we realise that many of us would never return to our places of work,

that the jobs we had would change and that, when the schools closed, parents would begin months of home schooling.

The lockdown also meant those who had bought homes or who were about to move were forced to stay put. Relocation was not allowed.

Everyone thought: “Okay, it’s three weeks – we can do this.” Estate agencies shut their doors and closed down their businesses as they were not allowed to operate. And the deeds office closed.

But as the three weeks became five and then the weeks became months, the property industry – which in the meantime had formed the new National Property Practitioners Council, headed by Vuyiswa Mutshekwane – went to war to try and get estate agents classified as professionals and able to work.

We all know the many agency bosses who

worked day and night to secure the opportunity for agents to go back to work. This huge effort saw the real estate industry re-open in Level 3 instead of 2.

Property business has certainly been boosted by the low interest rates, which have been a blessing for the industry and for the many people who have taken advantage of the rates to consider becoming homeowners.

Here at Property360, we took our media business to full-on digital, sending out weekly newsletters, weekly property digital magazines and breaking news daily on our social media and online platforms. Our website tripled its users as we tried everything to keep you informed.

When we were able to get back to print we did so with gusto. Meanwhile our thriving digital arm continues its upward trajectory.

We have been so fortunate in this time to

have formed even stronger bonds with industry heads, with emerging leaders in the industry and with our beloved readers and followers, exchanging emails, calls and doing all we can to ensure we continue to serve our readers and property community.

But the fact is it’s been a hard year for all.

Tens of thousands of people have lost their jobs, many have had their salaries slashed and it is not business as usual, even in level 1.

We have all been through a dramatic year of trauma. How we fare going forward, I believe, will largely depend on how we take care of each other during these tough times.

Warm regards

Vivian Warby vivian.warby@inl.co.za

Industrial sector came out best The pandemic has had a severe impact on the commercial market, with the office and retail sectors particularly hard hit BONNY FOURIE bronwyn.fourie@inl.co.za

T

HE COMMERCIAL property market has been heavily affected by the coronavirus lockdown, with each sector fighting its own battle against economic conditions and consumer confidence.

The economy might have opened up more under Level 1 but a lot of damage has been done over the past 12 months.

Many businesses have closed, downsized or struggled for survival and this has had a knock-on effect on those who own the properties they operate from. Some properties are even being re-purposed in a desperate attempt to keep them viable.

So, how has each commercial property sector held up in these unprecedented conditions? And what lies in store in the post-Covid world?

OFFICE PROPERTY The office property sector has faced tough challenges. Not only have businesses had the difficult task of keeping afloat from a financial perspective but the work-fromhome trend has shown those that are still in business do not need to operate from a traditional office.

In the last quarter of 2020, the overall office vacancy rate in South Africa was 13.3%, the highest since 2004, according to the latest Office Vacancy Report report from the SA Property Owners Association (Sapoa).

“The curve has steepened dramatically since March as tenants’ financial positions have come under pressure, forcing occupiers to reconsider the extent of their physical offices.”

The fact that the country entered the Covid era with an oversupply of offices exacerbated the situation, the report states.

The FNB Property Broker Survey for Q4 reveals that 95% of respondents perceive office property supply to exceed demand – the highest of all three property sectors, says the bank’s commercial property economist John Loos.

“The forced remote working ‘experiment’ was successful, and recent quarters’ broker surveys point to many companies re-assessing their office space needs, and many planning to reduce the amount of office space leased or owned.

“This process may well gather

greater utilisation of computerisation and cloud-based solutions. In addition, access to buildings with fibre/ 5G will be critical.”

The ratio of offices to warehouses and factories will continue to decrease and the demand for environmentally friendly buildings will increase.

The industrial property sector continues to fare better than office and retail property.

momentum in 2021.”

However, John Jack, chief executive of Galetti Corporate Real Estate, points out low interest rates, coupled with excess commercial property supply, makes for a dynamic investment landscape.

“We are seeing quite significant international interest in the commercial property sector and, while the listed market may still be fairly mercurial, longterm lease covenants offer far more certainty, provided the underlying tenant is secure.”

While last year saw many moving away from business hubs, a new trend is bringing people back to the city as a result of excess office properties being converted in to residential developments.

Many offices are also being redesigned to accommodate flexible and co-working spaces. This means that there is probably no looming “death of the office” on the horizon but rather a trend for re-purposing of workplaces into spaces that will enable workers to interact, engage and collaborate face to face.

Already many companies are adopting a hybrid approach – working remotely some days and in the office on others. This model is delivering “spectacular benefits” for employees and employers alike, says Joanne Bushell, IWG managing director, South Africa.

INDUSTRIAL PROPERTY This sector has been the star performer of all commercial property over the past few years and, even in a world still impacted

by Covid and the lockdowns, industrial property remains a hot commodity, Jack says.

“We’ve seen a demand for industrial real estate since mid-last year and this is set to continue. It’s largely driven by the need for on-site manufacturing and a rise in e-commerce.”

Loos says the FNB broker survey showed this market is still perceived to be the strongest, with the market strength lying in the three coastal metros of eThekwini, Nelson Mandela Bay and Cape Town. Some positive elements even emerged through the lockdown, such as the fact that industrial property is the most affordable of the three major property classes.

Loos adds that 24% of the survey respondents believe it to be appealing to smaller businesses. Investors also still find value in this property class.

“Eight percent of respondents see positives from online retail, perceiving more warehouse space to be required as a result.”

Tony Bales of Epping Property says the economic conditions will remain tough this year, even for industrial property, but agrees that it will fare better than the retail, office and leisure sectors. But companies using industrial property will continue to push for enhanced efficiencies, while modernisation across all business processes will continue.

“This includes further mechanisation of processes, where possible, as well as far

RETAIL PROPERTY The strict lockdown last year hit the retail property market hardest and this class lost the most income in the first six months.

TPN’s Q3 Commercial Rental Monitor states that the percentage of retail tenants in good standing dropped to 41% in April, in the middle of the lockdown. By October, this figure had increased to 55%.

“We believe that this relative underperformance of retail tenants was partly about the lockdown’s severe impact on sales, and thus tenants’ finances, but also in part about retail property rents and operating costs being high relative to that of industrial property,” says managing director Michelle Dickens.

Large shopping centres were under the most pressure, with community centres taking the market share of trading. Food retailers fared best as at December, reveals Sapoa’s Retail Trends Report.

“In the third quarter of 2020, food retailers traded only 0.8% below the levels of Q3 2019. However, the food service category was still 28.2% down with lower discretionary spend and the reintroduction of the alcohol ban among the factors weighing in on the sector. Apparel retailers were also still trading 10% below their trading density of Q3 2019.”

Categories which performed well were electronics, homeware, furniture and interiors.

However, Loos says the retail property sector is no longer the weakest link and property brokers are slightly more optimistic about the retail market over the next few months. The emergence of online retail is the only “minor issue”.

“The broker respondents still see the Covid-19 impact, and the recessionary impact of the lockdowns as, by far, the main issue that the retail property sector faces...

“General economic performance and its impact on consumer purchasing power is the key issue for retailers and their landlords,” says Loos.

DISCLAIMER: The publisher and editor of this magazine give no warranties, guarantees or assurances and make no representations regarding any goods or services advertised within this edition. Copyright ANA Publishing. All rights reserved. No portion of this publication may be reproduced in any form without prior written consent from ANA Publishing. The publishers are not responsible for any unsolicited material.

Publisher Vasantha Angamuthu vasantha@africannewsagency Executive Editor Property Vivian Warby vivian.warby@inl.co.za Features Writer Property Bonny Fourie bronwyn.fourie@inl.co.za Design Kim Stone kim.stone@inl. co.za

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P R O P E R T Y

W O R L D THINK BEFORE YOU TAKE THE PLUNGE INTEREST RATES might be low, prompting many people to buy their first homes but young people need to be sure homeownership is right for them, says Gerhard Kotzé, managing director of RealNet. “For example, if you decide to save up for a 10% or 20% deposit, so that you can keep your bond costs down, you need to think realistically about how long that might take and what other goals might be affected.”

WHAT TO DO WHEN YOU MOVE INTO A NEW HOME

Alternatively, you might decide to go ahead with a purchase with only a 5% deposit in hand – or even to accept one of the 100% loans currently on offer from the banks for those with good credit records.

However, Kotzé says it is usually better to keep your bond low and use any spare cash you might have to pay it off as fast as possible to build up equity – even if this means buying a smaller or less expensive property.

“If you have children,

this might be problematic, especially if they need space for home schooling in addition to the space you need for a home office. You might find it suits you all better, right now, to rather rent a bigger home where you can all be comfortable.”

In addition, he says, young people need to anticipate the total costs of homeownership and work out if they will be able to afford them without putting a strain on their finances every month.

Don’t rush to make big changes to your new home until you have lived in it for a while.

F

IRST-TIME homeowners might be filled with excitement at the prospect of finally having a home of their own but they should take some important steps as soon as they move in, advises Dawn Bloch, agent for Lew Geffen Sotheby’s International Realty in the southern suburbs. “By (doing

so), you can offset many of the potential problems and are likely to save yourself a lot of stress, effort and money down the line.” Her suggestions include:

Do a deep clean of the home prior to moving in. Change the locks and make spare keys as there is no way to know whether there are copies of the old keys floating around and who might have them. Make sure you are properly insured, not just for the replacement value of the building, but all its contents. If possible, live in your home for 12 to 18 months before making big changes as any initial ideas may change once you have lived in it for a while.

Young people need to consider their circumstances before buying a home.

Tips for landlords seeking tenants

Don’t overspend to personalise your home. Rather start with small things such as curtains or a coat of paint until you have adjusted to your new homeownership expenses Create a home maintenance checklist. Keep the receipts for all improvements as, when you sell your home, you will have to pay capital gains tax which is calculated from the difference between the original price you paid and your selling price. You can offset all improvement costs against this which will reduce your tax bill. Maintain an emergency fund for unexpected problems.

STELLENBOSCH INTENDS TO GO GREEN

An empty garage could bring in a rental income.

Independence from Eskom will attract people to Stellenbosch.

THE PLAN for Stellenbosch to become the first town in South Africa to produce its own “green” power and eliminate load shedding is excellent news for the local property market, says Berry Everitt, chief executive of the Chas Everitt International property group.

This is in response to the

recent announcement by the Stellenbosch Municipality that it intends to become independent of Eskom and is investigating alternative power supply options.

Everitt notes one of the biggest effects of the Covid-19 pandemic is the rapid rise in corporate acceptance of fulltime remote working, which has

freed large numbers of people all over the world to “de-urbanise” from big cities to smaller centres where they hope to enjoy a better quality of life.

“And if Stellenbosch is able to offer a life without load shedding, that will be a big attraction for those making this kind of move.”

COLLABORATION is key for landlords who are struggling to find tenants or get the rental incomes they need.

Paul Stevens, chief executive of Just Property, says landlords should look at how they can leverage their assets in a shared environment. Some examples he gives, and questions he poses, are:  Does your apartment have a garage that could be let separately to bring you higher rental income?  Do you have uncapped wi-fi that you could make available to neighbours in return for something else that your tenants would benefit from, like a cleaning service?  Is your tenant open to a house-share to reduce his or her rent?  Is there a financial agreement you can come to with your bank, such as extending the term of your mortgage loan?

Ultimately, there will be positive and potentially negative implications for all these options and landlords need to evaluate each one carefully, he says.

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