Online

Australians have been staying at home on and off during the intermittent lockdowns&nbsp;and for homebuyers, this means a delay, sometime indefinitely, in purchasing property.

However, data in both the first Melbourne lockdown&nbsp;and beyond shows&nbsp;that online visits and enquiries of property listings have surged by over 50%.

Here at Urban, we have compiled a list of questions so prospective buyers can get a handle on what they should be asking agents during online inspections. This is useful both during lockdown and for properties available for purchase off-the-plan,&nbsp;or available across state or national borders&nbsp;when in-person inspection may not be possible.

For a more <a href="https://www.urban.com.au/guides/the-ultimate-off-the-plan-guide-5-property-experts-share-advice-for-buying-a-new-apartment-or-townhome" target="_blank">in-depth guide on off-the-plan</a> buying check out our expert guide.

1. What&#39;s the cost per square metre for each floorplan configuration? (make a note of this and compare to other properties you virtually view)

This is vital information to compare the value of the property to others in the area as well as the suburb/region you are looking to buy in. It is&nbsp;important&nbsp;to make sure you are buying a property that suits your needs and has room to grow, one marker of such potential is if the $/psqm is below median for the area, however it isn&#39;t the be all end all

2. When is construction slated to start/be completed?

Construction projections are important information as it will have an effect on how long you may rent or choose to settle on your current property. Ensure the builder/construction firm is reliable and has a good reputation to reduce the likelihood of delay.&nbsp;

Keep in mind that some delays may occur if a coronavirus outbreak occurs.&nbsp;

[smartcode_project:default project_id=5806 project_image_fid=168936]

3. Which items within the display are included and which are optional upgrades?

Straightforward enough, make sure you don&#39;t get blindsided and chuck out your old washer/dryer just because the display suite has one, double check with the agent to see what is supplied by the developer as some offer white-goods packages and optional deals.

4. What customisation option do you have available?

Depending on the design firm and developer, some firms offer a higher degree of customisation, this tends to increase linearly with price as the more expensive the property is, the more customisable it generally is. Either way you should ask as many developments offer at minimum a choice in colour pallete&nbsp;and fittings&nbsp;

[smartcode_project:default project_id=5559 project_image_fid=88241]

5. What&#39;s the ceiling height? (compare this to your own ceilings at home)

While this many not mean as much to someone who is 150 cm tall, for prospective basketball players... and everyone else, it&#39;s worth knowing ceiling height as this can impact whether the home feels claustrophobic or spacious and airy regardless of your personal height.

6. Which aspect does the particular apartment I&#39;m considering buying face? (take note of where the sun is throughout the day in your own home)

This is important for natural light purposes, as well as potential views as some apartments will offer a better aspect than others.

[smartcode_project:default project_id=22034 project_image_fid=170355]

7. Who built the display suite and will they be constructing the actual apartments/townhomes?

A vital point of note is the builder, don&#39;t misunderstand something because of an unrealistic display suite.

8. If taking a virtual tour, ask the agent to zoom in on details so you can see the build quality

If the builder doesn&#39;t put their best foot forward with the display suite, it is worth asking the agent about it and whether other properties you have looked at demonstrate better build quality or detailing.

Here at Urban, we have compiled a list of questions so prospective buyers can get a handle on what they should be asking agents during online inspections, useful both during lockdown and for those buying out of state or internationally

jordan_55689

What to ask agents when being taken through a display suite online

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Total Real Estate Training, the organisers of The Australasian Real Estate Conference (AREC) and real estate coach Tom Panos kicked off a series of four free webinars, drawing a massive crowd from anxious estate agents around the country.
John McGrath, founder of AREC said, “COVID has forced us all to innovate and our online event today was a great example of leveraging technology to enhance customer experience. And when the people can’t get to AREC we have to bring AREC to the people. Feedback was incredible with over 4,500 people glued to their screens for the first of four Legends of Real Estate sessions."
The one hour session featured three outstanding agents who gave personal insights and strategies on how to achieve results today, but importantly post Covid.
Today’s session shared simple tips around inner strength, longevity and building relationships that make ‘clients for life’. The speakers were: Phil Harris - Harris Real Estate, SA; Tracey Dixon - McGrath Estate Agents, Hunters Hill, NSW; and Cathy Baker – Belle Property,Central Coast, NSW.
The big conference to inspire estate agents held annually during winter's quiet listing period, had been postponed due to the rules regarding gatherings.
The US best seller Ryan Holiday was set to open the Australia Real Estate Conference (AREC) giving insights to the near anticipated 3000 attendees from his book topic, Ego Is The Enemy.
The big drawcard was set to be entrepreneur Elle 'The Body' MacPherson who was scheduled to fly in from her Florida base to close the two day June event.
Nichola Byrne, General Manager of Total Real Estate Training, said that initially they anticipated registrations of 3,000.
“Currently there are many learning events being offered, however in these challenging timeswe felt it appropriate to give back to the industry, and as a goodwill gesture we wanted to offer these webinars free of charge,” she said.
Last year's conference was impacted with McGrath and AREC founder John McGrath confirming the low listings, pre-election market shakedown resulted in fewer agents at his longtime income producing trading conference, AREC19.
The two-day conference returned for the eighth year to the Gold Coast Convention and Exhibition Centre last June.
AREC has been a source of revenue for the estate agency.
It was opened last year by sales entrepreneur and bestselling author Todd Duncan, who has written 17 books including New York Times bestsellers Time Traps: Proven Strategies for Swamped Sales People and High Trust Selling: Make More Money in Less Time with Less Stress.
McGrath has told trade websites the current market shakedown.
“Chaos creates opportunity if you will,” he advised last year. 
Mr McGrath said that the greatest risk to the industry was resistance.
“Change will be a major theme and how to embrace it.
"Whilst we will have our traditional hand-picked group of real estate superstars, we have also a larger-than-ever group of agents working traditional suburban markets producing phenomenal results.
“No longer do you have to work in Toorak or Double Bay to write $2 million in fees and our speakers will demonstrate that.”
Click here to access <a href="https://tompanos.ontraport.com/c/s/5jN/sgxZP/6/s7y/xwy/6iqk8x/zonDyg5tFJ/P/P/sL" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">AREC 2020 - Legends of Real Estate</a> (part 2/4):
<ul>
<li><a href="https://tompanos.ontraport.com/c/s/5jN/sgxZP/s/s72/xwy/6iqk8x/6IaLPyv72z/P/P/sL" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Peter Chauncy</a> - McGrath Estate Agents, NSW</li>
<li><a href="https://tompanos.ontraport.com/c/s/5jN/sgxZP/v/s78/xwy/6iqk8x/CZZaQvO0c/P/P/sL" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Josh Tesolin</a> - Australian Real Estate, NSW</li>
<li>
<a href="https://tompanos.ontraport.com/c/s/5jN/sgxZP/z/s77/xwy/6iqk8x/vl6XBTTyPC/P/P/sL" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Lisa Novak</a> - Novak Properties, NSW  </li>
</ul>
The speakers for <a href="https://tompanos.ontraport.com/c/s/5jN/sgxZP/U/s7q/xwy/6iqk8x/YjvcrRMMk/P/P/sL" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">AREC 2020 (part 3/4)</a> will go LIVE at 10:00am AEST today:
<ul>
<li>Tanja Neven-Jones - O'Brien Real Estate, VIC</li>
<li>Simon Caulfield - Place, QLD</li>
<li>Matt Lancashire - Ray White, QLD</li>
</ul>
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j.ballantyne1990-6AQqhLzZaK

AREC webinar draws 4,500 estate agent crowd

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In the last six weeks the Ray White group mobilised its 400+ strong corporate staff and moved its entire training calendar online in response to the lockdown in New Zealand and Australia.
The combined group has already held some 200 sessions and had almost 15000 attendances, including 5000 in New Zealand alone.
Ray White Head of Performance Adam Downes said the online training program was yet another innovation born of the COVID-19 period.
“I think it’s here to stay too in some form. Obviously the convenience of live-streamed training is a big one but we were able to unlock our talented national trainers too. Our members have always had a big appetite for training and development but we turned it on in a frequent format - one the hour, every hour.
“I am also really happy with the numbers tuning in. There’s no expectation or requirement that people log in but we are here if they need us.”
The best sessions by way of attendance and engagement were the ones held by the group’s in-house Profit Team, Property Management plus every session with chairman Brian White and managing director Dan White.
It’s been a challenging few months but Ray White’s corporate team of 17 accountants have provided a life-line to many hundreds of franchises during this stressful pandemic period - another popular series for on-line training.
Led by Chartered Accountant Luke Richardson, the team quickly drew up cash flow templates for all businesses who needed support.
“Our first webinar had 400 people on the session and we handled hundreds of calls. You could say I am ‘JobKeepered out’ now as a lot of people have now lodged, and are in the middle of that process,” Mr Richardson said.
“We worked out what we had to do quickly and we’ve become experts in working with the ATO.
“But some people may never know that we have our own specialist tax expert in Rebecca Everingham - our tax manager in Ray White Corporate - and that she helped many businesses apply for support on an unconditional basis. To have an in-house tax expert at Ray White has been gold.”
Ray White Canberra CEO Ben Faulks said many real estate operators had been operating “from a place of fear” in the last six weeks which created inertia.
“If the head goes in the sand then many people, just stop. But this period has been all about opportunity for us. We run a sales business and our energy has been all about finding buyers for our vendors.
“We are not ATO tax experts or HR experts, so the support and guidance from Ray White has been invaluable.
“I work with a lot of other principals in the industry and something that has stood out for me is the dealings we have had with corporate generally, and Dan White and our CEOs were fast out of the blocks with high quality information.
“On the back of that, our relationship with the profit team helped us to tick all the boxes to help us forecast our cash flow position to see if we’d be eligible for JobKeeper. These were worries that were literally keeping me up at night.
“Ray White Corporate had the answers which helped us to focus on listings and auctioning and run our real estate business.
“We have a team of 10-15 JobKeeper experts now across the company.”
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Ray White receive online training with open arms

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McGrath is among a growing number of real estate agents using FLK IT OVER that enables Residential Tenancy Agreements to be signed on the phone and in a world first can now speak to you through smart speakers Google Home or google assistant.
“Since its launch earlier this year FLK IT OVER has been used to sign 5,500 property leases with over 400 property managers now using the technology,” said its Founder Andrew Colagiuri.  
FLK IT OVER is a digital platform enabling tenants to sign leases via their smartphone. The agent sends tenants a link via SMS then FLK IT OVER takes the tenant through the lease conditions, requiring tenant approval at various stages and a signature at the end on the screen of their phone.
“This technology, first available in NSW, has just launched in Queensland and is now compatible with Google Home so tenants can ask google when their lease ends, when rent is due and who the emergency plumber is without getting off the couch,” said Mr Colagiuri.
“You can also let google know you want to talk to your property manager and an email will be sent requesting them to call – gone are the frustrating days of the tenant having to chasing their agent.”
Mr Colagiuri said, “it’s even helping the environment, so far FLK IT OVER has saved 35 trees (275,000 sheets of paper) reducing costs for agents and freed up their time to concentrate on other work instead of chasing lease signatures.”  
FLK IT OVER was recently awarded best new Utility Product at the digital and technology AMY awards ahead of Qantas, Lendi, Unicef and Alexia.  
Rob Fearnley, Head of Property Management at McGrath said his company is embracing the innovative technology. 
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FLK IT OVER the world's first talking digital tenancy lease agreement

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The Block NZ season finale saw a buyer place a winning bid on one of the renovated properties via the real estate auction app, Gavl.  
It enabled the buyer, Mike Wyeth, to secure the property from the comfort of his home, which went under the hammer for $921,500.
The live grand final of Three’s The Block NZ was a <a href="https://www.urban.com.au/news/89350-the-block-new-zealand-brings-in-live-online-bidding-for-finale-auctions" target="_blank">first for any reality television show</a> in Australia and New Zealand for an absentee buyer winning while watching from their own home. 
Gavl (<a href="https://www.gavl.com/" target="_blank" data-auth="NotApplicable">gavl.com</a>) is the world’s leading platform for real estate auction live streaming and bidding and the official digital auction partner for season seven of The Block NZ.
One of the renovated properties on the program – 25 Frances Bryers Road in Hobsonville, Auckland – attracted four registered bidders as they bid online through Gavl. 
During the live auction, Gavl representatives at the auction site announced the bids of all registered online Gavl bidders.
Gavl bidders watched the auction live through the app and were able to see the current bids displayed on their screen. 
Following a bidding war between the buyers in the room and those bidding via Gavl, the property sold under the hammer for $921,500 to a buyer through Gavl.  
Earlier in the evening two bidders via Gavl went head-to-head on Amy and Stu’s property, before it was knocked down to a buyer in the room.
Gavl’s live auction bidding function enables property buyers to watch and make bids at auction in real time from anywhere in the world – giving sellers a broader auction audience.
 It’s patent-pending platform is the only available technology dedicated to the real estate industry that live-streams events with a one second latency – including Facebook Live.
 
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Gavl secures Block NZ buyer from comfort of home

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Moody's Investors Service says that Sympli, the joint venture between ASX Limited and InfoTrack - a wholly owned subsidiary of Australian Technology Innovators Pty Limited - will, subject to regulatory approval, provide the first seamless and fully integrated solution for online conveyancing services in Australia. 
"The venture will not just rival PEXA, the current sole electronic lodgement network operator in the country, but will become the first company in Australia to replace the whole paper-based property settlement process with digital services," says Shawn Xiong, a Moody's Analyst. 
Moody's explains that while PEXA currently monopolizes the last settlement stage of the conveyancing process, the InfoTrack-ASX venture will provide digital services for the entire conveyancing process. 
Over the next two years, Moody's expects that the move online will mostly benefit PEXA because of its first-mover advantage. 
But Sympli will benefit from InfoTrack's existing market position and relationships in the Australian conveyancing market, as well as its legal and technological capabilities, particularly its smart contract technology.
This situation, combined with ASX's significant experience and existing infrastructure in providing integrated electronic settlement services, will create a one-stop solution for industry practitioners.
"As a result, Sympli should win market share over time," Moody's concluded
The shift to electronic from paper-based settlements in the Australian conveyancing industry presented an unprecedented opportunity for digital-based property services providers such as the InfoTrack-ASX venture, adds Xiong. 
Moody's analysis is contained in its recent report Property Services — Australia: InfoTrack and ASX venture to drive competition in electronic property services.
It was co-authored by Xiong with Trung Vu, a Moody's Associate Analyst. 
ASX and InfoTrack announced the establishment of Sympli, a 50:50 joint venture that will provide electronic property settlement services likely starting at the end of 2018. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/8/MOODYS%201.jpg" alt="">
Moody's points out that the property services industry is fragmented, with industry players serving only parts of the conveyancing process. 
Meanwhile, most state governments — including Western Australia (WA), New South Wales (NSW), South Australia and Victoria (VIC) — have committed to transitioning the property industry to a paperless environment.
And, mandates are in place in WA, NSW and VIC to push all transactions online by December 2017, July and August 2019, respectively. 
<a href="https://www.propertyobserver.com.au/images/2018/6/8/MOODYS%202.jpg" target="_blank">Click here to enlarge:</a>
<a href="https://www.propertyobserver.com.au/images/2018/6/8/MOODYS%202.jpg" target="_blank" style="font-size: 12.16px;"> </a><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/6/8/MOODYS%202.jpg" alt="" style="font-size: 12.16px;">
Moody's says that service providers with a large reliance on traditional information brokerage and manual property settlements — such as SAI Global Holdings — will likely struggle to grow in light of the new competition.
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Moody's praises Sympli, the new online conveyancing service

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A new online property sales platform is being supported by the Real Estate Institutes in Western Australia (REIWA) and South Australia (REISA).
The platform, REBid, has been designed to be used by real estate agents, while offering benefits to both buyers and sellers.
Neville Pozzi, CEO of REIWA, said REIWA had partnered with REBid to offer an online solution that's "enhances the customer experience for the real estate buying public.”
Greg Troughton, CEO of REISA, said "the transparency of the online sales transaction enhances the integrity of the sales process.”
Both Pozzi and Troughton agreed REBid offered an alternative method of sale that would suit some, but not all, properties.
“It’s always up to the agent, in consultation with the vendor, to choose the most appropriate method of sale for each property – REBid simply offers another option to choose from” they said.
REBid has been developed by an Adelaide-based company, REBid Pty Ltd, whose founders combine both property and technology experience.
REBid CEO, Bill Waterhouse, said they "set out to work with the industry, not disrupt it.”
REBid is being launched at AREC 2018 on the Gold Coast on 27-28 May.
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REIs in WA, SA support new online real estate REBid sales platform

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GUEST OBSERVER
Digital platforms are offering people who couldn’t afford a house on their own, the opportunity to divvy up the costs with others. But co-ownership of real estate can be a risky and potentially costly business.
In an environment of high residential prices where families are becoming a smaller proportion of households, and permanent relationships are giving way to transient and more distant connections, digital platforms for co-ownership are filling an emerging need.
Co-ownership permits a whole range of sharing options. For example, it allows an occupant to be a part owner in their own home even if they cannot afford to buy the whole thing. It also permits an investor to take a smaller position as a promise of a better relationship with the tenant.
However, buying or selling a property involves legal, financial, statutory and agency costs that mean that even moving across the road can cost about half a year’s income. This means that you need to be sure of what you are doing and reasonably confident that you will not be changing your mind about your investment too quickly.
Digital platforms like Kohab are using the legal relationship known as “tenancy in common” to facilitate co-ownership. It permits the separate parties to have a defined share of the house and to transfer their interests independently.
But this still presents considerable practical risks. Someone wanting to sell their share of a house is likely to find a limited market of other people willing to take over the part ownership, and they are likely to have a weaker negotiating position in selling.
The remaining co-owners of a house also have no control over who the incoming partner will be. This may limit their preferences in relation to how the property should be managed. It can make remaining with the investment uncomfortable and lead to even more turnover of ownership and the prospects of sale at a discount.
How co-ownership has changed over the years
Shared real estate ownership has been evolving for some time. The strata title system was introduced over 50 years ago when it became necessary for single buildings to be owned by multiple people.
Company title co-ownership was unpopular because the co-owners did not always agree on how to manage their property. It was also unpopular because sale of part-interests was difficult and often settled at a discount to true value.
However, it overcame the problems of management and resale that dogged the earlier company title. This approach used company shares to split ownership of a property between several investors.
Australia was later an innovator in the development of property trusts that applied the company model, but with someone to manage the the shared ownership of complex properties.
These property trusts have blossomed as an investment and are now commonly known by their US name - real estate investment trusts. These trusts usually focus on commercial buildings where they provide a vehicle for small investors to access property investment in major real estate assets.
Where digital platforms come in
Online applications such as DomaCom or BrickX have brought the trust model online and applied it to smaller properties that are not usually the target of these traditional trusts. BrickX for example divides its selected investment properties into 10,000 “bricks” and allows investors to buy bricks.
This permits up to 10,000 owners for an individual property. It also allows small investors to spread their funds across multiple properties to control their risks. DomaCom follows a different strategy to achieve the same goal of allowing a large number of investors to be involved in individual managed investment properties.
Then there’s new apps like Kohab. Its point of difference is that it operates on a smaller and perhaps more intimate scale.
It does not rely on a crowdfunding approach, but uses its online platform to connect owner/occupiers and investors for the purpose of co-ownership. It does not produce real estate investment trusts, but does facilitate the co-ownership of individual dwellings by more than one owner.
<img src="https://counter.theconversation.com/content/93058/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">In capital cities it is getting harder for individuals and families to afford properties. Co-ownership with others, either as shared occupants, or distant investors, is one way to cross the rent/buy gap. But it’s not without risk.
Garrick Small, Associate Professor, CQUniversity Australia
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/courting-co-owners-to-buy-a-house-online-may-be-riskier-than-it-looks-93058" target="_blank">original article</a>.
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Courting co-owners to buy a house online may be riskier than it looks: Garrick Small

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Airtasker co-founder Jonathan Lui,  who stepped back from the the peer-to-peer job outsourcing marketplace due to personal reasons, is launching a startup he says is the "LinkedIn for property”.
Lui’s latest venture, Soho, is a portal that allows property owners to manage their asset profile online from rental payments to body corporate statements.
Its uniqueness, according to Lui, lies in members’ ability to connect with other property owners, much like a "digital doorknock".
"Today, if you want to buy an apartment in an apartment block you'd have to wait for it to eventually come to market at some point. Or you have to go and knock on the door and get in touch with the owner," Lui told The Australian Financial Review.
"We're breaking down those boundaries and letting those conversations happen."
Lui was forced to step back from Airtasker in October 2016 when his father in-law took ill and the family needed to move to Singapore. Lui had to sell his property in Sydney, sparking the idea for his next company.
He still has a significant shareholding in Airtasker, remains on the board and travels back to Sydney frequently.
Soho will be headquartered in his new home of Singapore, but it will launch globally this week and Australia and Singapore will be its first markets.
The company raised $1 million in May, mainly from high net-worth investors who have also backed Airtasker, according to the AFR.
"With entrepreneurship, when you experience a problem it just kind of eats away at you. Especially the ones you experience personally," Lui said.
"When we were relocating last year ... I listed my property online and had 30 people through the door and four offers within a few days. It made me realise there were lots of buyers who knew what they wanted and what they wanted to spend, but they couldn't buy what they couldn't see and it got me thinking there had to be another way."
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/09/24/SohoMarketplace.jpg" alt="">
Soho has properties signed up within metro regions and owners will have the option to manage the property privately as well, so that it's not visible to the public.
Lui isn't focused on generating immediate revenue, but in the longer term the platform will have premium features and subscription options and it will also facilitate rental payments.
"CoreLogic data shows a property sells once every 10.5 years on average. We want to have that 10.5 year relationship because it's the most important investment you make," he said.
"Our short-term goal is to get as many properties onto the network as possible. Contrary to many other property tech start-ups coming out of the woodwork, we will work closely with industry. Our aim isn't to cut out agents."
Since starting Airtasker in 2012, the peer-to-peer job outsourcing marketplace has raised $32 million, including $22 million in a round led by Seven West Media in June 2016.
It also has more than 1.3 million users and has been rumoured to be in the process of raising an additional $20 million.
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jonathanchancellor-7SQnKwU6yx

Airtasker co-founder's latest venture is a 'LinkedIn for property'  

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Proptech company Peer Estate has raised $2.5 million online for a development site in Port Melbourne.
There was no “offline” raising at all, Peer Estate said in a media release.  
Peer Estate, backed by real estate investment manager Qualitas, says it is Australia's first peer-to-peer real estate marketplace. 
It allows everyday investors to invest in major property deals, which is significant at a time when banks are cracking down on investor loans. 
Investors can put in as little as $5000, which is then combined with other investors and the pooled in funds are lent to owners and property developers. 
Investors earn returns through the interest they pay.
Peer Estate CEO and founder, Adam Broder, said he was surprised the investment offer was fully subscribed after just 2 hours of launch. 
“This validated our model and belief that investors are willing to transact in the peer-to-peer lending space, solely online,” he said.
“Our investors see the benefit of good risk adjusted returns being able to provide lowly leveraged loans into a sector that the banks find difficult.”
He said loans are approved within a week and underwritten for security.
“Whilst we are only open to Wholesale Investors, many of our investors do not have the access and ability to invest alongside Family Offices and Pension Funds in these traditionally private investment options. Peer Estate provides this access,” he said.
Features of the investment include, as per Peer Estate:
<ul>
<li> First mortgage on inner Melbourne development site (Port Melbourne)</li>
<li> 10% interest net to investors paid monthly</li>
<li> LVR of 60%</li>
<li> Maximum term of 12 months</li>
<li> Already underwritten and settled by Peer Estate</li>
<li> Planning permit secured and in place</li>
</ul>
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