{"id":20437,"date":"2018-03-05T01:00:19","date_gmt":"2018-03-04T14:00:19","guid":{"rendered":"https:\/\/www.realestatetalk.com.au\/?p=20437"},"modified":"2018-03-05T01:00:19","modified_gmt":"2018-03-04T14:00:19","slug":"mistakes-property-buyers-make-patrick-bright-part-2","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/mistakes-property-buyers-make-patrick-bright-part-2\/","title":{"rendered":"Mistakes property buyers make \u2013 Patrick Bright Part 2"},"content":{"rendered":"

In part 2 of our discussion with Patrick Bright<\/strong> on classic buyer mistakes, we look at the mistakes made by owner occupier property buyers.
\nTranscript:<\/strong>
\nKevin:\u00a0 <\/strong>Okay, let\u2019s look at the second part of the feature in the show. We\u2019re talking to Patrick Bright from EPS Property Search. We\u2019ve already been through the classic mistakes that Patrick has seen property investors make when they\u2019re buying a property. Let\u2019s swing it around and talk about owner-occupiers.
\nAre there any similarities there, or are they totally different mistakes, Patrick?
\nPatrick:<\/strong>\u00a0 Kevin, there are some similarities, mainly I guess in the research side of things and investigation of properties. A parallel there would be like for an existing property purchaser, relying on data report. You buy these reports for $50 off these data companies that are online, or you get them free from the big banks that are now offering them. You see the ads, \u201cBe property smart, get this free report from such-and-such bank.\u201d
\nAnd these reports are what I call a \u201cname, rank, and serial number\u201d report. They tell you the land size, they tell you how many bedrooms, how many bathrooms, but what they don\u2019t tell you is the important stuff that really has a bigger influence on value.
\nLike is the house positioned at the front of the block of land, at the back of the block, or the middle of the block? So what\u2019s usable? You want it at the front, so that you have more back yard.
\nIs the land sloped, or is it flat and level? Does it fall a certain way? Does it have a view? Is it renovated, unrenovated, or partly renovated? What does the floorplan look like? What are the bedroom sizes? Is it private, or is it exposed? Have you got four neighbors looking in? Do you have a good outlook?
\nSame with apartments. They\u2019ll tell you about the square meterage, but are you looking at a brick wall? The same applies with renovated and unrenovated. Is someone looking straight into your kitchen window? Or if you go to your balcony, do you feel like you\u2019re a bit exposed? These things all play a heavy influence on value.
\nNow, those data reports don\u2019t pick up on any of that. They can\u2019t. You have to physically go and have a look at these properties. We\u2019ve all seen the photos online and then gone to the property and scratched our head and gone \u201cHave they photographed the same property I\u2019m standing in?\u201d They always take them from a great angle. The lenses that are used. It\u2019s marketing. They\u2019re allowed to do it, funnily enough. But you have to go and look at these things. And don\u2019t substitute proper research for a data report.
\nThese reports will typically give you a guide on value based on an algorithm, based on all the other four-bedroom two-bathroom houses that have sold in the area. But if they are any way close to reality, it\u2019s just down to luck.
\nKevin:\u00a0 <\/strong>Yes. It\u2019s crazy, isn\u2019t it? Sometimes we spend more time researching smaller items we buy \u2013 like clothes, computers and so on \u2013 than when we go and spend potentially $500,000 on a property purchase.
\nPatrick:<\/strong>\u00a0 Yes. I see people do it all the time. So, that\u2019s something that\u2019s really important. That will lead you to not doing enough research.
\nThe other thing is just taking a percentage off the agent\u2019s guide. I\u2019ve seen people and clients do this, and they come to me and I\u2019ll say \u201cWhy did you pay $1 million for that?\u201d
\nIn fact, I\u2019ll give you a real example of one recently. The guide on the property was $1 million plus. The lady ended up paying $1,050,000 for it. She wasn\u2019t a client of mine, but she was thinking about being a client of mine. I looked at it for another client. She came back and said to me \u2013 I followed her up a few weeks later \u2013 \u201cI bought such and such.\u201d And I\u2019d looked at it and thought it\u2019s worth mid-$900,000s, maybe $950,000 tops.
\nI said \u201cWell, why did you pay that?\u201d \u201cI thought it was going to go for that and the agent said that they had interest at that.\u201d And I said, \u201cWhat research did you do?\u201d \u201cWell, the agent\u2019s guide.\u201d
\nLook, they\u2019re doing their job. That agent did a great job. He got a great price for the seller. That\u2019s his job, that\u2019s what he\u2019s paid to do. He or she is not there to help you, apart from help you transact at the highest price they can get out of you. That\u2019s their job.
\nYou need to do the research, otherwise you\u2019re going to get caught out. And you can\u2019t just look at a price guide or an asking price and take, say, 5% off and if you can get it at that, you\u2019re doing okay. Because some agents price probably 10% and 15% over what they\u2019re actually worth just to get the business to sell it. Don\u2019t rely on that.
\nKevin:\u00a0 <\/strong>On that point \u2013 and I\u2019d love to get your feedback on this \u2013 I\u2019ve spoken to many buyer\u2019s agents who are quite regularly going down dry gullies, because they\u2019ve worked out what a property is really worth and what they\u2019re prepared to pay for it, and then it\u2019s passed in at auction, so they have to move on to another one. You just can\u2019t let emotion take place. This is how people pay too much for properties, Patrick.
\nPatrick:<\/strong>\u00a0 Oh, yes. Absolutely. And it happens. There were a lot of properties that have sold in the last 12 months that I\u2019ve seen that would still be in negative equity today on a fair valuation, even with the market increasing 10%.
\nYou have to be aware. I say to clients, \u201cIf you\u2019re buying your own home and this is going to be your family home for 15 or 20 years, and you\u2019re prepared to pay over the odds, here\u2019s where fair value sits, here\u2019s what you can afford. It\u2019s up to you; make the commercial decision.\u201d And some do, but most people can\u2019t really afford to be paying over the odds, but most do.
\nThe other thing I see them doing is over-capitalizing on the property renovations. That\u2019s something that people do. They spend too much money doing up a property, and then when they come to sell it, they look at the purchase price they paid, they look at market growth, and then they look at what they spent on renovating it and expect that they should get a premium on that. It doesn\u2019t happen very often.
\nIt\u2019s very often I say to the agent \u201cHow did you come up with the price on that?\u201d \u201cWell, they paid this for it five years ago, they spent this on it.\u201d I\u2019m like \u201cYes, that\u2019s all interesting, but you didn\u2019t need to put an $80,000 kitchen in.\u201d A $40,000 one would have been just as appropriate and fitting for the value of this property.\u201d
\nThe same thing happens with under-capitalization, which I see people do, as well. They go too cheap. They pay a lot for it, they\u2019ve paid so much, they\u2019re going to renovate it, and they want the new kitchen. They\u2019re not going to wait a few years to save up for it and live with the one they have, they\u2019ll go and get a flatpack or a cheap kitchen, and it\u2019ll always look cheap. So, those sort of things.
\nFar less goes wrong with buying an existing property than buying the investment property. So just have that awareness. There are a lot less mistakes to be made. Going back to the investor conversation, if you\u2019re buying something existing in an established area, there\u2019s more pricing information, there\u2019s some history, so you\u2019re far less likely to get it way wrong. You can still get it wrong, but it\u2019s much less likely. Your chances are much higher if you\u2019re going to be buying new.
\nKevin:\u00a0 <\/strong>Some great advice there, Patrick. Thank you so much, mate. It\u2019s been great spending some more time with you. Patrick Bright is from EPSPropertySearch.com.au.
\nThanks for your time, mate.
\nPatrick:<\/strong>\u00a0 My pleasure, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

In part 2 of our discussion with Patrick Bright on classic buyer mistakes, we look at the mistakes made by owner occupier property buyers. Transcript: Kevin:\u00a0 Okay, let\u2019s look at the second part of the feature in the show. 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