Restaurant Trappers

Archive for June, 2009

A new manufacturer has entered the UK mobile phones market with a bang, INQ have teamed up with the dedicated 3G network 3 Mobile to release the INQ1 Facebook mobile phone, an exclusive social networking focussed handset that will keep users in touch with their friends pictures and status updates on Facebook whilst they are out and about.

This is the first time a mobile phone has actually been dubbed ‘The Facebook Phone’, most handsets with internet access allow users to follow friends on Facebook but the new INQ1 takes it a stage further.

The INQ 1 gives users everything they would expect from a mobile phone plus access to Facebook like never before, they can get Facebook notifications direct to their INQ1 including status updates, on-screen profile pics and loads more, straight to their address book.

And like Facebook on a normal home computer users can see who is on Skype and Windows Live Messenger at any time the INQ1 pulls in and loads all the information straight into the phones address book so keeping in touch with friends has never been easier. The INQ1 switcher and carousel allows users to whiz easily through all of their internet sites, applications and options at the bottom of the screen.

With Facebook for INQ1 users can upload photos and message their friends with super fast access to Facebook on their mobile. For those that love to chat Windows Live Messenger has never been easier to use. Even free Skype-to-Skype calls are just a button away. For those that love music the INQ1 can update the tracks users play to their profile on Last.fm and show them recommendations for more music and gigs. All these great applications can be accessed at a touch of a button -  The online social life is now in a pocket.

MUsers can make the phone their own by customising the INQ¹ with widgets so they can access weather and whatever else they need sent straight to their mobile. Internet addict? Surfing the web is a breeze with the clever new ‘auto-landscape’ browser rotation and users can get fast speeds on their laptop too with HSPDA – simply plug the clever INQ¹ into the laptop or PC , just like a USB Modem, and they will be online in seconds.

Further features of the new INQ 1 include a 3.2 Megapixel camera, large screen, Bluetooth and an MP3 music player. It’s the world’s first mobile which keeps up with the social life of its user and satisfies their Facebook needs in an instant.

Users can even use the INQ 1 as a USB modem for their laptop whilst away from home, just by plugging in the phone to surf at broadband speeds with ‘plug ‘n play’.

The new INQ1 Facebook phone has been initially released as a Pay As You Go mobile phone but is expected to be offered as a pay monthly contract phone in the very near future, for those that struggle to pass the network credit checks the pay as you go option is perfect as there are no checks involved.

There are also no worries about ongoing line rental charges spiralling out of control, the pay as you go system means that users can simply top up their calling credit as and when they run low. The INQ 1 will appeal to anyone who is hooked on social networking with Facebook – updating their status aswell as uploading pictures straight to their profile whilst out and about mean that they are constantly in touch with friends whever they might be.

So you’re thinking about building your own home…

It’s a great idea, because you can get a lot closer to what you really want when you build rather than buy.

But there are some critical things to be aware of, in order to keep risks and surprises to a minimum, and end up getting the home you want.

We’ve compiled this helpful guide from a number of industry sources and our own experience.

We hope it gives you a good introduction.

…the team at DJ Builders & Son

1. How important is it to choose the right builder?  

Your new home is going to be one of the most important investments you will ever make both financially and emotionally. You want to get the design and construction right so that it suits both your present and future needs and lifestyle. There are a lot of builders out there prepared to build you a house but which one is the right one? Which one will turn your dream into reality? Follow the steps in this information pack and you will be several steps closer to fulfilling your dream.

2. Your role in the process

Before beginning the design the following needs to be conveyed to the designer:

Your budget The size of the house to be designed – including room numbers, their locations and functions Facade type including exterior finishes for walls (e.g. rendered, face brick) and the roof type and finish (e.g. tiled, metal) Individual design features that you would like Specific details like ceiling heights, window sizes, and bathroom and kitchen fittings. The time frame. Note that plans have to be submitted to various authorities and this may take longer than expected. Build this into the construction time frame.

 

3. The designer’s role in the process

When using an architect, building designer or engineer the charge for designing the house will be in addition to the construction costs. When using a builder who provides a design service as part of the package the design is factored into the price. This will have some bearing on the amount of time that can be spent in working with you on the design. Consider this as well when selecting who designs your home.

Designers must be up to date with the following:

Latest legislation New building trends Environmental and energy considerations like insulation, water saving, building materials and energy saving systems like solar power and solar water heating

They should also be able to advise you on the most appropriate house orientation in relation to the sun and prevailing winds. They should also be able to advise you on how best to make use of a site’s topography.

For example it is often better to build a house on a sloping site that makes use of the shape of the site rather than bringing in a bulldozer to reshape the site. Earthworks can be expensive.

At your first meeting with a designer you need to assess whether they will be able to meet with your expectations in terms of being qualified to do the job. Attached is a checklist (see page of questions that you should consider asking the designer.

4. Builder’s reputations

Once you have a list of builders your next step is to find out about their reputations and the quality of their work. Probably the best way is to visit homes they have built and talk with the owners. A reputable builder with satisfied customers should have no problem in providing the names and addresses of recent customers that are willing to talk to you.

Some questions you can ask:

Are you happy with your home? Was the house built within the agreed time frame? What problems did you experience? Were they attended to promptly and to your satisfaction? Would you have this builder build another house for you?

Some observations you can make and note down:

Quality of the finishes including cabinetry, paint and trim Quality of the construction Style of design Construction type

Don’t hesitate to ask questions. Your new home is probably going to be the biggest investment you have made to date!

5. Advantages in working with a builder to design your home

There are some definite advantages in individual designs. These include:

Personalised and flexible design process Design suits your lifestyle and budget requirements Inclusions not limited Tailored to your particular site

Reputable builders that specialise in individual designs have examples of their work in display villages. This gives you the opportunity to see examples of their work without confining you to the plans you see displayed.

6. Project homes

Project home builders usually offer a range of standard plans in different price ranges including varying fittings and inclusions. They may specialise in single or double storey homes but are limited in inclusions and colour selection choices, design changes and site falls. 

7. Individually designed homes

Building designers, engineers, architects and licensed builders provide design services. Probably the most commonly used design service is that offered by builders who specialise in individual designs. They both design and build the homes and the service is included in the price whereas building designers, engineers and architects will charge for the service.

The majority of builders who build custom designs will have a portfolio of plans of homes they have built or standard plans, often based on their display homes. They will quite happily adapt these plans to suit your requirements or design a completely new plan. In addition they may specialise in a certain style of home like colonial or federation or in designing and building homes to suit difficult or sloping sites.

Regardless of whom you select to design your home you should feel comfortable with them. At the outset you should ensure that you both clearly understand each other’s roles and responsibilities. This will reduce the likelihood of misunderstandings and disputes.

8. Designing your home

Design services are provided by the following:

Licensed building designers Architects Licensed builders Engineers

Licences can be checked on the BSA website, www.bsa.qld.gov.au. or by phone. Note that architects and engineers do not require a licence but must be registered with their professional associations.

9. Design choices

There are effectively 3 design choices:

Make use of a standard design package supplied by a builder. They will usually have a range of designs from which you can make a choice. Often referred to as project homes. Review the builder’s standard plans and adapt them. Have a builder, designer, engineer or architect do a custom design.

 

10. Colour consultation

Uncertain about your homes finishes? Reputable builders have qualified colour consultants who can guide you through this important process.

They usually have sample finishes available to view, either in-house or at their display homes. They ensure that you get the finish that suits you, right down to the smallest detail.

Working with the colour consultant to choose your finishes usually occurs after the deposit has been paid and the design agreed (note not all builders provide this service so take this into consideration when selecting your builder).

You will be provided with a pack of information on finishes and invited to meet with the builder’s colour consultant for a several hour appointment to review the various options. This is your opportunity to ensure that all the finer details are not missed or taken for granted.

11. Inclusions

As mentioned earlier, project builders oft
en have houses on view in display villages. Be warned that these houses are quite likely to have inclusions that are not included in the base price.

The following items will probably not be included in the base price:

Inside: 

Floor coverings with the exception of wet areas like bathrooms, toilets and laundries. Blinds, curtains and light shades Items like wallpaper, fixed mirrors (outside of bathrooms) and picture rails Furniture that is loose Dishwashers and washing machines Security systems

Outside:

Garages and carports Paths and driveways Security and fly screens Tiled and concrete floors under verandas and entry porches Landscaping Garden sheds, outdoor furniture, pergolas and fences Clothes lines and letterboxes Spas and pools Connections to services

However some builders will offer several levels of fit out as different price packages. Take care to identify exactly what you are being offered and ensure that the builder has an in house colour and fittings consultant to guide you through the process.

12. Additional costs

Do you have a sloping, timbered or difficult site on which to build? Be aware that the type of site on which you want to build can add considerably to the overall cost of the project. Note that builders are required under the Domestic Building Act 2000 to provide customers with foundations data before finalising the contract. Most project homes are quoted for building on flat stable sites with little underground rock. A site that is steeply sloping, unstable or has rock beneath the surface can add considerably to the cost of building a home.

If you have a difficult building site then it may be worthwhile to consider approaching a builder who specialises in building on this type of site. They usually design a house to suit the site minimizing the amount of excavation and making best use of the inherent benefits of a sloping site.

Check whether the builder has included the cost of soil tests, contour surveys and building approval fees in the required deposit.

Note that despite a soil test being done it is usually only from two or three boreholes and may not accurately represent the entire site. The builder may have rock removal as a provisional item in the contract and it may become very expensive.

Ensure that your contract has a fixed price for the footing excavation and footings (excluding rock removal) and that you have copies of the survey reports on which this is based. Also ensure that the contract specifies who is responsible for removing excess earth left after excavations.

13. Designer Question Checklist

1. Licence

Does the designer, whether a builder, engineer, architect or building designer have the appropriate BSA licence or professional registration? This you can check prior to your meeting. Yes No

2. Does the designer provide the following services?

Site inspections to ensure the characteristics of the site are taken fully into consideration in the design process? Yes No

Elevation sketches of the house in 3 dimensions to show what the house will look like when built? Yes No

Preparation of documents and plans and lodgement with the authorities for their approval? Yes No

Check for easements and utility locations (e.g. sewerage pipes) that could affect the design and siting of the house? Yes No

Check with Local Government or private certifier to ensure that plans include any special requirements before lodging? Yes No

3. Contract

Does the designer provide a standard contract? Yes No

Have you obtained a copy and read it carefully? Yes No

Will it accurately cover any agreement you have reached with the designer in terms of costs and service? Yes No

4. Deposits and fees

Have you ascertained what deposit the designer requires up front? Yes No

Have you ascertained how the designer’s fee is calculated? (e.g. fixed sum or percentage) Yes No

Are there additional costs involved in varying the plans once they are complete? Yes No

5. Timeframe

Have you ascertained how long it will take the designer to draw up your plans? Yes No

Does this fit into your timeframe? Yes No

14. Building complaints

The Building Services Authority has a website that keeps a record of disciplinary proceedings against builders. The BSA site can be accessed at

www.bsa.qld.gov.au and you should check the record of each of the builders on your list against the information on this website. No guarantee that you will not experience problems with a builder but past history often determines future behaviour. You can then cull from your list any builders that you doubt.

15. Queensland Master Builders Association

The first step in process is to decide on the type of home you would like to build and to work out how much you can spend. You then need to make a list of local builders that can build your chosen home style within your budget.

One way is to go to the Queensland Master Builders Association’s website at www.masterbuilders.asn.au. They have a search function that will provide you with a list of local builders in your region. Contact details and links to websites are included but no detailed information. This means that a lot of searching is required to find key information so you may want to consider other sources.

16. Other sources

If you want another way then advertisements in property supplements, magazines like Homebuild, website searches and display homes will provide more information in easier to use formats. Identify those builders that specialise in the style of house in your price range.

Make a list of these builders. You might even want to create a file with information printed off their websites or sourced from property supplements and magazines.

17. DJ Builders

A great way to find out more about designing your own home is to contact DJ Builders and Son. We have been building homes in South East Queensland since 1973 and have thousands of examples for you to view.

We specialise in individual designs and have skilled designers who can assist you in designing your dream home. No architect or designer fees on top-they are included in the price.

We’ll give you the home you want, designed for you, built as promised.

And to make it even easier, turn the page to read out our 10 step guide to designing and building your home:

The 10 Steps to Designing and Building your Home

1. The land

Maximising the investment you have made in your land, not only as a financial investment but as an emotional investment is important. You’ll want to build a home that will make best use of your land and its aspect to enhance your lifestyle. Our design consultant will visit the site with you to ensure that the design incorporates what you want and makes best use of the attributes

of the site.

2. The plan

You have decided to build. You may know exactly what you want or you may just have some ideas. The first step is it to turn these ideas into a concept plan. Sit down with one of our design consultants and discuss these ideas.

Look at designs and photographs of homes we have built. These will help clarify what you like and what you want in your new home.

3. The investment

At this stage you’ll have a draft plan. Go through our inclusions brochure and decide what you’d like. Once you have done that our consultant will be able to give you an estimate of the investment you’ll be making in your new home.

4. Soil test and contour survey

The
next step is obtaining an engineers survey of the site. This is a legal requirement and it is essential safeguard in ensuring that your home is built with proper foundations and on the correct position on the site. This is also the point where we require a deposit to cover these costs. Once the design consultant has this information he can finalise the design with you and provide a base price with standard inclusions.

5. The final price quotation

At this stage we can give you a quote which includes all the details. You’ll need to go through this thoroughly with the consultant to make sure that you are happy that it’s exactly what you want. With this signed off it’s time to turn your dream into a reality-and that begins with signing the contract and paying the balance of the deposit. With that paid can get on with preparing the building permit applications and all the paper work that’s involved to get the plans approved.

6. Colour and finish selection

Now it is time to meet with our colour consultant who will assist you in colour selection and those final touches which will your turn a house into a home. Our inclusions brochure is a great start here and it’s worth browsing through it before your free appointment with our colour consultant. And in the meeting you’ll see sample finishes too-so much easier when you can see the real thing.

7. Beginning the build

This is your dream home-it can’t be thrown up in a few weeks from mass produced elements knocked up offsite and still maintain the quality you want. So we’ll agree with you on a reasonable time to build your home without compromising quality. With all the paperwork done we’ll begin the preplanning and within a few short weeks construction will begin..

8. During the build

It’s hard to keep away from the building site while your home is being built! You are encouraged to visit the site on a regular basis however, it is standard practice to be accompanied by your site supervisor due to safety requirements. You’ll meet the building Supervisor at the beginning and he will keep you up to date on the progress and explain each stage.

9. Completion

When everything is complete and when we have thoroughly pre inspected the house it will be time to hand over the keys. But before we do that we’ll accompany you on your own inspection to make absolutely sure that the home we have designed for you has been built as promised.

10. Moving in

You’ve moved in but we still want to make sure that our promise to you to build the home you want is kept. The six month maintenance period is your opportunity to make sure that we have kept our promise and a further six year structural guarantee.

Beginning the process

Give us a ring on 1300 858 177 or visit one of our display homes at Brookwater and in the QMBA village at Daisy Hill.

You’ll get the opportunity to meet one our consultants and find out how easy it is to design your own home.

We hope this information has been of assistance and wish you well in building your new home!

 

The most difficult homes to sell are those in the luxury home market.

Why is that?

Let’s look at what goes on in the mind of a luxury home owner who wants/needs to sell their property. This may actually apply to a home in any price range but as you recall, we are going to focus on the luxury home market in particular today.

Typically, a savvy luxury home owner will go back to the real estate agent who helped purchase the home.  Another common practice is to do a Google search of nearby realty firms and decide on the best realtor to sell their home using various criteria. Some reasons a person may choose a realtor is because that person has the most sold listings or they received a flyer in the mail or because they liked the realtor’s smile. Another way to choose a realtor is using personal connections, such as a relative, a classmate or a friend.

For whatever reason, when choosing ABC Company and XYZ real estate agent, the process is usually the same.

- Decide on a Real Estate Agent or Realty Company

- Sign a contract with the Real Estate Company to represent you

- The Agent suggests a price based on comparable homes in the area

- A listing price is negotiated and decided upon

- The Agent lists the property on the MLS

So what is “the MLS”?

MLS stands for Multiple Listing Service. Basically, it is the main listing source that pools all member real estate companies’ available inventory or list of luxury homes that are registered with them so that everyone can see what is available on the market at any given time.

What are the advantages of having an MLS listing?

- Ease in finding the majority of luxury homes that are for sale right now

- Comparing luxury homes presently on the market without difficulty

- Listings are contracted for a specified amount of time

- Accessible only through a certified member of the Board of Realtors

who has a fiduciary duty to represent you and protect your interests

Real Estate Companies Specialize in Selling Homes at Market Value.

With the centralized pool of listings on the MLS, real estate companies are able to establish and check on the value of a piece of real estate in any given area. Determining value is crucial to selling a property. Without a tool to measure its value, it becomes difficult to know the true worth of a luxury home.

Another thing to remember when determining the value of a luxury home is of course, the condition of the luxury home. A newly constructed luxury home is more desirable than a remodeled luxury home, which in turn is more saleable than a fixer upper. Keeping your luxury home well-maintained enables you to ask top dollar for the home.

There is only one catch to the retail market of luxury homes and that is you can list your luxury home for whatever price you want to but it is only worth what someone is willing to pay for it, in other words, market value.

The real estate professional uses many tools to sell your luxury home. Some are:

- informs his clients and fellow realtors of your listing to see if there may be a potential buyer

- puts a For Sale sign out in front of the property

- lists it on the MLS

- advertises it in newspapers or in magazines

- holds open house events

- more sophisticated companies have marketing campaigns in place to give more exposure to their listings that the seller more often than not will have to pay upfront.

Real estate professionals more often than not, cater to owner-occupant buyers.

Once a realtor is decided on, an agreement is reached on length of listing and the luxury home is appraised, the luxury house is put on the market and the roller coaster ride of when-will-my-house-sell begins.

The 3 types of Buyers

From a business perspective, the luxury home is considered a commodity for which there are buyers. Identifying your end buyer will dramatically increase your chances of selling and/or selling quickly.

- Owner occupant’s 1st,2nd, 3rd + home

- Buy-and-hold investor’s rental unit

o entry level investor

o modest investor

o sophisticated investor

- Niche investors

o Short sales

o Foreclosures

o Rehabbing

o Wholesaling

Determining which end buyer you want to target will determine the price and how quickly you may be able to sell the home. As with anything else, there are those who are better than others in getting the job done.

The median home market has many more investors to turn to than the luxury home residential market. These investors may have ads or signs stating, “We buy homes.” “We take over payments.”

Real estate investors are, as a whole, people trying to help others out of a difficult situation and trying to make a profit in the process. These types of businesses are NOT non-profit companies so they expect to make some monetary gain from the transaction. After all, investors are not a charity operation and are not going to make your problem luxury home their problem luxury home. They make investments of their money and time to do transactions that they specialize in and expect to make a profit for their talents.

Investors are specialists in their field just as real estate agents, doctors or lawyers are specialists in their respective fields. They help people out of circumstances that could potentially become worse.

What about the Luxury Homes owners?

Waiting for an owner occupant is a great choice if you can afford to wait for the right buyer to come along for your luxury home. Listing it with a Real Estate professional is the most effective way in selling a luxury home “retail”.  In the luxury home market, the average time it takes for the “right” buyer to come along is from 1 to 5 years. The more the luxury home costs, typically, the longer the wait. The 1-3 Million price point of luxury homes has heavy competition and there are better options when comparing what is available entirely and not just in a particular neighborhood.

Since investors who typically do business at the 2M-200M price points or at retail prices are few and far between, what problems would a typical luxury home owner-seller face?

- $12k or $50k monthly house payment are typical for a luxury home. Who can you turn to? How do you solve your financial situation? A part time job at Wal-Mart will not cover this kind of expense.

- Sometimes, when upgrading to a new home, you may have found the perfect house to move into but you may still be stuck with the home that you grew out of.  You still have to keep up payments on that luxury house because 1031 exchanges aren’t always as smooth as they could be. In addition, remember you have a limited amount of time to do that exchange in.

- What if your key to financial stability is through the sale of your multi-million dollar home? Who do you turn to for guidance and confidentiality?

- Do you need to relocate because of business or personal reasons and must sell your property quickly?

-           Divorce or health problems place an urgency to liquidate assests

So what is a luxury home owner to do in the event that holding costs are too high and keeping the property means essentially losing money with each day that goes by?

Luxury home investors

There are companies that specializes in the acquisition of luxury homes and commercial properties all over the world? A company that closes the transaction quickly and uses CASH in all transactions? No waiting for approvals from the bank, which may not even come through especially in today’s lending environment.

How can you meet investors who specialize in luxury homes and who purchase luxury homes at a fair price? Investors who have an established list of prequalified clients wanting to buy luxury homes a
t a fair price can re-sell those acquired luxury homes. That is a scenario which would work for all parties involved.

These investors are not in the business of stealing luxury homes. They solve problems and make their money on the sheer volume of luxury homes that are bought and sold.  It is the investor that has his or her own buyers’ list that will get business done quickly and efficiently.

Business much easier and quicker

Investors typically have a database of buyers that do business with them exclusively due to the relationships that have been built and the value that is gained by buying through them exclusively. The clients entrust investors in this industry who do business honestly, ethically, with integrity and also guarantee good value. They have access to an unlimited amount of cash to complete transactions. Usually what ends up happening is the need to buy more houses to keep up with the demand.

As with any business, the cost of doing business prevents a wholesaler from buying at retail value of the luxury home. If a miscalculated purchase occurs the outcome is not being able to make any profit or worse yet paying money which would put one out of business rather quickly, and be the laughing stock of the industry. Here are some examples of the overhead and costs involved in running a real estate investment business:

- Cost of cash (8-18%)

- Closing costs on the buy and the sell

- Marketing costs

- Insurance

- Prepping a home

- Travel costs

- Inspectors

- Other miscellaneous costs

If an agreement of price is reached………

That is what you will get. Cash in your hands for your luxury home, the exact amount that is agreed upon in order to acquire your home at closing. Closing on the date of your choice is a relief to know and to use the title company of your choice. Wholesalers take the anxiety out of selling your home. This is an all around WIN-WIN-WIN situation and this is the only business we do. It is that simple.

If you want to sell your luxury home, wholesalers want to buy your luxury home…………….. NOW