Make it hot property – even during winter

Tips on how to showcase your home to make it attractive to potential buyers and tenants, despite the cold and dark weather

Q: I AM an experienced estate agent and would like to own my own franchise. Where is the best place to start?

A: Essentially, buying a franchise means buying the right to run your business under an established brand using their proprietary tools, techniques and procedures. In return for your franchise fee and a small share of your profits, franchisees should receive ongoing support from their franchisor.

The franchisor is responsible for maintaining the brand’s competitive edge and – ideally – helping the franchisees reach their full potential. The better the franchise, the better the support. You can tell a lot about a franchisor by talking to their franchisees.

Franchises gain the edge over most start-ups by eliminating the biggest set-up challenges. There is no need to spend months – and millions – defining your brand, business model and strategies or building market presence from scratch. With a franchise, you’re buying into an established brand where all the groundwork has been laid for you. That dramatically reduces the time it takes to get up and running and bringing in clients.

Franchises in real estate, specifically, have even greater benefits than those in other industries. For starters, real estate as an industry is thriving. A lot of other franchises suffered during Covid, while real estate had two record-breaking years.

Set-up of a real estate franchise is

also a lot simpler – and less costly – than other industries, most of which require purchasing stock before you can make your first sale.

With property, the stock is already out there. All you need to get selling is your industry certification, a laptop, a cellphone and a go-get-‘em attitude.

Of course, not all real estate franchises are equal. To decide which brand is the right fit for you, you should look at the success of other franchises under the brand and talk to some existing franchisees about their experience, if possible.

Weigh up the costs of the franchise against the level of support and training the franchisor provides and make sure their goals align with your own. The most successful franchise operations are partnerships, not dictatorships. You want a franchisor that is ready to listen, collaborate and support. – Tony Clarke and Craig Mott of the Rawson Property Group

Q: As a new landlord, how can I make sure my investments work and that I manage them correctly?

A: First of all, you must think like an investor. This means taking all of the emotion out of it and basing your decision on facts and data. Make sure you know the property, the area and what tenants in the area are looking for.

So often we see landlords with properties who overlooked the finer details such as a secure parking bay, quality

finishes and secure guest parking. Factors like these can compromise the rental amount and demand for your property.

YOU SHOULD ALSO:

• Run it like a business: A buy-to-let property requires time and effort. Make sure that you have your administration in order – draft a legally compliant, written lease agreement; keep records of all communications; share invoices and statements and inspect the property regularly.

• Be prudent with finances: A buy-to-let property should be obtained on a budget that you can repay, regardless of whether you have income from a tenant or not.

• Work out returns: “Gearing” is a term commonly used when dealing with buy-tolet investments. It refers to the property’s total cost of ownership vs the rental return. In a case where the rent you receive outweighs the total cost of ownership, the property is positively geared. The other two metrics commonly used are return on investment and gross yield. Gross is the total gross rent collected compared to the property’s market value or purchase price.

To ensure returns, leave some “wiggle room”. Consider changes in the economy; changes to your job; tenants leaving; tenants missing payments; additional costs such as repairs and maintenance; increasing municipal rates and, of course, increases in the repo rate. Do all the maths to make sure you can realistically afford the property and can generate returns. – Grant Smee, managing director of Only Realty Group

Q: How can I make my property look good for home viewings in winter? Should I even have a show day?

A: Show days and viewings are perfectly fine over the winter. The property should be well staged to attract maximum interest. It must not appear dark or cold as this can be off-putting. Take extra care to ensure you showcase the house as equally warming and welcoming in winter. Here are some tips: The property should be sparkling clean and clear of clutter. Air out the home, ensure all curtains and blinds are open and let the sunshine in.

While a bowl of coffee beans may be good to absorb unwanted smells, do not spray unnecessarily.

Make sure the fireplace and braai are cleaned so that there is no old fire smell around.

If there is a chill in the air, leave a heater on, or better yet, light a fire in the fireplace so buyers or potential tenants can experience the cosiness.

Place flowers or a bowl of fruit in a prominent area near the entrance.

Ensure there are dry, clean towels in the bathroom. Pack away toiletries and other clutter in the bathrooms and kitchen.

Winter decor, such as blankets or throws, and a stack of wood next to the fireplace or braai will add to the ambience so viewers can see the home is just as liveable in winter as in summer. – Samuel Seeff, chairperson of the Seeff Property Group

ON SHOW days, if it’s chilly, leave a heater on or, better still, light a fire in the fireplace so potential buyers can experience the cosiness. PICTURE: ALEX QIAN/PEXELS