{"id":9113,"date":"2016-09-01T01:00:05","date_gmt":"2016-08-31T15:00:05","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=9113"},"modified":"2016-09-01T01:00:05","modified_gmt":"2016-08-31T15:00:05","slug":"sorting-the-good-apps-from-the-not-so-good-apps-rich-harvey","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/sorting-the-good-apps-from-the-not-so-good-apps-rich-harvey\/","title":{"rendered":"Sorting the good Apps from the not so good Apps – Rich Harvey"},"content":{"rendered":"

 
\nWe take a look at the abundance of free and often useful online tools designed to help homebuyers and investors make decisions about property purchases. But how good are they and how much can you rely on them?
\nWe get the good oil from president of the Real Estate Buyer\u2019s Agents Association of Australia, Rich Harvey<\/strong>.
\n <\/p>\n

Transcript:<\/strong><\/h4>\n

Kevin:\u00a0 <\/b>In this digital world, there is an abundance of free and often useful online tools out there to help homebuyers and investors make decisions about property purchases. In fact, you might have a couple on your phone right now. I know I certainly do. But I have to say \u2013 and we\u2019ve said this in the past \u2013 that you have to be careful about how much you rely on the information you get from some of these.
\nI want to find out a little bit more about this, because that\u2019s not just my thought; that is also a sentiment that\u2019s been expressed by probably Australia\u2019s foremost authority when it comes to buyer\u2019s agents, and that is the Real Estate Buyer\u2019s Agents Association of Australia. The president of that organization \u2013 who has just been re-elected too, by the way \u2013 is Rich Harvey.
\nGood day, Rich.<\/b>
\nRich:\u00a0 <\/b>Good day, Kevin. How are you?<\/b>
\nKevin:\u00a0 <\/b>Good, mate, congratulations. How many nominations were there? Just you?<\/b>
\nRich:\u00a0 <\/b>Yes, it was just me this year. I was elected again, so they\u2019re happy with the job I\u2019m doing.<\/b>
\nKevin:\u00a0 <\/b>So you drew the short straw.<\/b>
\nRich:\u00a0 <\/b>I put my hand up, so I volunteered. It\u2019s a hard job, but someone has got to do it.<\/b>
\nKevin:\u00a0 <\/b>It\u2019s a great organization, and it\u2019s been growing in importance all the time, too. Of course, buyer\u2019s agents are very strong overseas, but they\u2019re certainly getting a bit of a foothold in Australia. I think it was that thing that people had to get used to understanding that they needed to pay for professional advice like this, Rich.<\/b>
\nRich:\u00a0 <\/b>That\u2019s right, indeed, and a very worthwhile investment.<\/b>
\nKevin:\u00a0 <\/b>Let\u2019s talk about these apps. You\u2019ve expressed some concern about them. Why is that?<\/b>
\nRich:\u00a0 <\/b>I think you have to be very careful with these apps. They\u2019re actually quite useful in some contexts, and they provide a wealth of information that can help buyers locate and compare properties, but the key thing is that you do need a human being to provide an interpretation of that data and to give an accurate valuation estimate of a property.
\nThe thing is that these automatic valuation apps may not take into account the outlook, the privacy, or some really specific things about a location that can dramatically impact the actual valuation.
\nThe other thing is if you have an app that\u2019s a predictive app that says \u201cCapital growth is going to be 7.6% in this particular suburb,\u201d someone might rely totally on that one forecast to buy a property in that area, and then the train line doesn\u2019t go through, the hospital doesn\u2019t get built, the bypass is not built, and then that area might actually only perform at 1% or 2% a year. They\u2019ve bought a property in completely the wrong area.<\/b>
\nKevin:\u00a0 <\/b>Just on that point, too, not only just in suburbs, but we\u2019re even talking about streets within suburbs that can vary. <\/b>To say that a particular suburb is going to go up by a certain amount, it\u2019ll vary around that particular suburb.<\/b>
\nRich:\u00a0 <\/b>That\u2019s right. There are a lot of local and very specific factors that can influence the value on a property. You can be one street away from a main road and it can be quite a reasonable value, but on the main road, it\u2019s terrible value.
\nThere are all those specific factors, and that\u2019s where a buyer\u2019s agent\u2019s experience is invaluable, because they know that local market and they take into account all of those local factors. They can then recommend a specific strategy and type of property that\u2019s going to suit that investor\u2019s specific circumstances.<\/b>
\nKevin:\u00a0 <\/b>A lot of these apps draw their information from data sources like CoreLogic RP Data or APM PriceFinder, but unfortunately with those, they don\u2019t know when a property has been renovated unless it\u2019s resold and then that is updated. This is one of the major flaws I see.<\/b>
\nRich:\u00a0 <\/b>That\u2019s right. I think it\u2019s definitely a flaw. Some apps will have you believe that if you hold your phone up to the letterbox on the address, it\u2019s going to spit out a number. But that number could be out by 20% or more.
\nThere are two things here: let\u2019s say you hold your phone up and it spits out a value of 800,000, that could actually underquote the current market value, and it makes the person who has that app really excited about buying that property. They then go and spend some money doing a [3:51 inaudible]<\/b> getting the contract reviewed, and then they start making offers or turning up at auction, but they\u2019re way below the price that that property is going to sell for.
\nOn the flipside of that\u2026 That\u2019s the underquote number. It could come out underquoted, or it could come out overquoted. It might actually spit out a number of, say, $1.2 million, in which case the buyer goes \u201cOh, I have no hope of buying this,\u201d walk away from it and actually find that they could possibly get it for $1 million. There\u2019s a lot of danger in just relying on one number that\u2019s spat out by an app.<\/b>
\nKevin:\u00a0 <\/b>I was deeply concerned several months ago when I saw an advertisement \u2013 a television ad \u2013 for a major bank, where they had obviously done\u2026 You probably know which one I\u2019m talking about.<\/b>
\nRich:\u00a0 <\/b>I know exactly which one.<\/b>
\nKevin:\u00a0 <\/b>They had done a deal with one of these data providers to provide this sort of information, and here are a couple of buyers fronting <\/b>up to an agent, the agent won\u2019t disclose any value, they hold up the app, and the agent says \u201cOh, yes. Well, there you go.\u201d It really concerns me that the banks are starting to endorse these, as well.<\/b>
\nRich:\u00a0 <\/b>One of the key things in doing a valuation, you have to look at comparable properties. The problem with the apps is that it\u2019s all automated, so a three-bedroom, two-bathroom, one-car home in one suburb in one street compared with another one in another street, it\u2019s supposed to spit out a particular value. But it doesn\u2019t take into account the size of the room, it doesn\u2019t take into account the renovation, the quality of finishes, the land size, the aspect, the slope. All of those factors is what a human valuer or a human buyer\u2019s agent will take into account.
\nI always say that when you look at these apps, you have to overlay a good dose of common sense when you\u2019re looking at the numbers.<\/b>
\nKevin:\u00a0 <\/b>How much notice do the banks take of these apps when they\u2019re doing their valuations? Do they take into account desktop valuations?<\/b>
\nRich:\u00a0 <\/b>That\u2019s the thing. Some of the banks, under a certain price, will do desktop valuations or a drive-by. They don\u2019t appoint a formal valuer to go and physically inspect the property. But that\u2019s majorly flawed. A buyer\u2019s agent \u2013 and that\u2019s part of our constitution \u2013 must go through the property that they\u2019re recommending to the client, to identify all the features and benefits and any drawbacks on the particular property and come up with a proper, comparable analysis.<\/b>
\nKevin:\u00a0 <\/b>It may just come to the stage where as a buyer or a borrower, you could actually demand from a bank that they get a proper valuation done, because at the end of the day, that\u2019s part of your application fee. That\u2019s what you\u2019re paying for, is a valuation.<\/b>
\nRich:\u00a0 <\/b>Absolutely, and that\u2019s the bank\u2019s protection, as well. They don\u2019t want to be lending 80% on an inflated value, because then they\u2019ll find there\u2019s no equity in the property, there\u2019s no buffer in there.<\/b>
\nKevin:\u00a0 <\/b>Okay, the bottom line, the message is \u201cBe aware; don\u2019t be alarmed,\u201d something like that?<\/b>
\nRich:\u00a0 <\/b>That\u2019s right. Absolutely, and again, don\u2019t be afraid to get help in interpreting these numbers. Don\u2019t just take it as gospel what these actual figures are, because the figures quoted \u2013 as I said \u2013 are quite inaccurate. Take into account the local factors, and get a professional to help you.<\/b>
\nKevin:\u00a0 <\/b>Before I let you go, I had heard somewhere that it\u2019s been quoted that online apps are a great way for homebuyers to save money, because they\u2019re not using a buyer\u2019s agent or engaging other professionals. What\u2019s your reaction to that?<\/b>
\nRich:\u00a0 <\/b>There\u2019s a saying that says there\u2019s a high cost for free advice. If you have a medical problem and need medical attention, you want the best doctor to operate. If you\u2019re going to go to court, you want the best barrister on your side. The same applies when you\u2019re buying a property; you want the best buyer\u2019s advocate on your side.
\nSure, people can use these apps and they can get some numbers, but nothing is going to replace having a professional buyer\u2019s agent representing that person throughout the process. One of the things that buyer\u2019s agents do really well is negotiate. Having someone who\u2019s independent in your corner working the agent hard to get it for the right price is really powerful.
\nThe buyer\u2019s agents charge generally a fixed free. It works out to around 2% for the full search or around 1% just to appraise and negotiate, but the full search will dig up both on-market and off-market properties.
\nIt\u2019s a false economy to think that just using an app is going to save you money, because you have to understand the interpretation of the numbers, do the comparable analysis, and really, those apps are a complement for the service, not a replacement for that service.<\/b>
\nKevin:\u00a0 <\/b>Well said. Rich Harvey, president of REBAA, the Real Estate Buyer\u2019s Agents Association of Australia. Thanks for your time, Rich.<\/b>
\nRich:\u00a0 <\/b>My pleasure. Thanks, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

  We take a look at the abundance of free and often useful online tools designed to help homebuyers and investors make decisions about property purchases. But how good are they and how much can you rely on them? We get the good oil from…<\/p>\n","protected":false},"author":176692471,"featured_media":9115,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[10,11,13,17,22,25,27],"tags":[101],"class_list":["post-9113","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment","category-research-topic","category-sponsored-channels","category-trends-topic","tag-podcast"],"yoast_head":"\nSorting the good Apps from the not so good Apps - Rich Harvey - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/sorting-the-good-apps-from-the-not-so-good-apps-rich-harvey\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Sorting the good Apps from the not so good Apps - Rich Harvey - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"  We take a look at the abundance of free and often useful online tools designed to help homebuyers and investors make decisions about property purchases. 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