TIPS MENGHUBUNGI PERUNDING HARTANAH UNTUK MENYEWA RUMAH

TIPS MENGHUBUNGI PERUNDING HARTANAH UNTUK MENYEWA RUMAH

Anda sedang mencari hartanah untuk disewa di suratkhabar atau laman iklan di Internet dan anda ternampak rumah yang memenuhi kehendak anda.

Sudah pasti langkah seterusnya ialah dengan menghubungi perunding hartanah/ejen hartanah (sekiranya pemilik menggunakan ejen) untuk bertanya mengenai rumah tersebut.

Memang benar hal ini ringkas sahaja, namun hal yang ringkas inilah kadangkala menyebabkan anda terlepas peluang di depan mata. Mari kita lihat beberapa tips menghubungi ejen hartanah untuk menyewa rumah.

1.Semak Penerangan & Status Iklan

Sabar. Anda mungkin begitu teruja untuk mendapatkan rumah sewa– tapi tunggu dulu. Baca iklan rumah untuk di sewa tersebut sehingga habis. Berapa saiznya. Berapa bilik tidur dan bilik air. Fully furnished, partly furnished atau unfurnished. Harga yang dipaparkan dan sebagainya. Semak juga tarikh dan status iklan tersebut. Rumah yang diiklankan pada bulan ogos tahun 2015  mungkin sudah di sewakan. Lihat juga status iklan (biasanya di laman Internet) – masih available, sudah disewakan (tenanted) dan sebagainya.

2.Semak Status Pengiklan

Adalah digalakkan anda menyemak dahulu status perunding hartanah tersebut. Adakah pengiklan tersebut seorang perunding hartanah (property negotiator) yang berdaftar, ejen hartanah percubaan (probationary estate agent) atau ejen hartanah (estate agent). Biasanya akan dipaparkan nombor ejen bersama iklan di Mudah.my – atau boleh Google dahulu nombor pengiklan tersebut. Ini untuk memastikan anda menghubungi mereka yang benar-benar berlesen dalam urusan jual beli hartanah. 

4.Bersedia Dengan Profil Anda

Sebelum anda terfikir untuk terus menghubungi nombor perunding hartanah yang terpapar di iklan, semak dahulu profil anda. Bersedia dengan maklumat-maklumat berikut dan lebih bagus tuliskan atas sekeping kertas untuk rujukan anda. Kebayakan agent hartanah akan melakukan “screening” dengan bertanyakan beberapa soalan.

-       Adakah anda bujang atau berkeluarga?

-       Berapa individu yg akan menginap di situ?

-       Anda dan pasangan bekerja di mana dan apa jawatan anda?

-       Bilakah anda bercadang untuk berpindah masuk?

-  Adakah budget untuk deposit anda sudah mengcukupi? (standart practice di malaysia depositnya adalah 2+1+ half mont of rental rate as utility deposit)

5.Gunakan No. Telefon Bimbit

Baik – anda sudah bersedia dengan sedikit sebanyak maklumat anda. Oh ya, nanti dulu. Saya cadangkan anda menggunakan no. telefon bimbit untuk menghubungi perunding hartanah tersebut. Saya tidak menghalang mana-mana bakal penyewa yang menelefon perunding hartanah menggunakan nombor telefon pejabat. Itu urusan anda dengan majikan anda. Namun hal ini menyukarkan perunding hartanah tersebut untuk menghubungi anda semula kerana jika merka menelefon kembali nombor pejabat, kemungkinan besar akan sampai ke operator dan bukan anda. Katakanlah sejurus anda meletakkan telefon, ada peluang yang terbuka untuk anda namun perunding hartanah tersebut tidak dapat menghubungi anda kembali – anda yang rugi.

* Panggilan menerus telefon bimbit dilihat sebagai komitmen awal dan kriteria penyewa yang serius oleh sesetengah perunding hartanah.

Jikalau panggilan anda tidak berjawab, tinggalkan SMS atau WhatsApp. Sekiranya memang peluang dan rezeki rumah itu untuk anda, anda akan dihubungi kembali oleh perunding hartanah tersebut.

6.Ucap Selamat & Perkenalkan Diri

Saya yakin hal ini bukanlah sesuatu yang sukar.

“Hello/Assalamualaikum.. saya Nurul (bukan nama sebenar).. ini Encik Syazrin ya?”

“Ya, saya.”

“Saya ada tengok iklan Semi-D di Bdr Sg Long, Cheras,.. masih available ke?”

Jawapan yang mungkin anda terima:

-Masih available

-Ada bakal penyewa yang sudah bayar Earnest deposit (booking)

-Sudah disewakan

Sekiranya masih available, sudah pasti perunding hartanah tersebut akan bertanya mengenai profil anda secara ringkas. Jika anda sudah menulis maklumat tersebut di atas kertas, hal ini akan menjadi lebih mudah untuk anda sebutkan. Tunjukkan komitmen anda untuk menyewa rumah tersebut kerana kebanyakan perunding hartanah memang akan memilih penyewa untuk dibawa ke viewing rumah.

Masa itu emas – anda pasti faham maksud saya.

Sekiranya rumah tersebut sudah disewakan, anda mungkin ditawarkan rumah yang lebih kurang menepati kehendak anda.

Apa yang pasti – anda kemungkinan besar akan dimasukkan ke dalam “Tenant database” dan mungkin akan dihubungi sekiranya ada rumah yang menetapi spesifikasi yang anda cari. Kerana itulah penting untuk anda memberi nombor telefon bimbit anda.

7.Membuat Temujanji

Setelah perunding hartanah pada pandangannya merasakan anda serius, benar-benar berminat dan ada potensi untuk menyewa rumah tersebut, anda akan ditawarkan untuk viewing. Tanya dahulu bila anda boleh view rumah tersebut. Sekiranya anda ditanya bila anda ingin tengok rumah, beri masa yang anda rasa sesuai. Kebiasaaanya perunding hartanah telah menetapkan masa untuk viewing sesebuah rumah untuk disewa.

Pastikan anda hadir setelah membuat temujanji dan sekiranya tak dapat hadir – berilah alasan yang munasabah. Jangan lupa – masa itu emas =)

8. Hari Temujanji

Datang tepat pada waku di hari temujanji . Kebanyakan ejen hartanah akan menilai bakal penyewa dari dari ketetapan waktu . Kebanyakan mereka yang tidak menepati waktu selalu nya ada masalah untuk membayar sewa rumah pada tarikh yang sepatutnya. Jadi tunjukkan komitment anda.

9. Property Viewing

Pastikan anda memeriksa keseluruhan rumah tersebut, adakah rumah tersebut adalah rumah yang sama seperti diiklankan. Periksa kelengkapan perabut (jika ada). Jika anda rasa keadaan rumah itu sesuai dan dalam keadaan baik , anda boleh menyatakan hasrat anda untuk menyewa rumah tersebut dengan ejen hartanah .

10. Letter of Offer To Rent

Anda akan di minta untuk isikan borang yang di panggil “Letter of Offer To Rent”. Di sini segala maklumat berkenaan rumah yang anda minat untuk menyewa boleh didapati. Details seperti jumlah sewaan bulanan, deposit dan deposit utiliti (electric/water) serta tarikh mula kontrak sewaan. Setelah diisi segala maklumat peribadi anda, anda di kehendaki membayar Earnest Deposit (Booking = 1 bukan kadar sewaan)

*Bayaran di buat dengan menggunakan Bank Draf / Personal Cek di atas nama Agensi Hartanah BUKAN diatas nama individu. Jika mahu bank in, pastikan anda bank in kepana account Agesi Hartanah BUKAN kepada account ejen hartanah / individu lain.

11. Tenancy Agreement (Perjanjian Sewa)

Ejen hartanah akan menyediakan perjanjian sewa dalam masa beberapa hari setelah anda membayar Earnest Deposit. Kebiasaannya perjanjian sewa adalah 1 tahun (min) dan anda boleh memperbaharui perjanjian tersebut pada masa akan datang. Semasa hari anda menandatangai perjanjian tersebut, anda di kehendaki membayar balance deposit yang masih belum di jelaskan (2 month security deposit + utility deposit). Serahan kunci rumah sewa tersebut akan di lakukan pada masa yang sama .

Semoga anda berjaya mendapat rumah yang diidam-idamkan!

Sell, Rent Out Or Re-Invest?

Choosing between selling, renting out and re-investing

If you are thinking of moving out of your present home, you could choose to sell it and use the money for the down payment towards the purchase of a new home, or you could choose to rent out your property instead of selling it, or you could choose to sell it and then use the money for purchasing an investment property.

The first route is that of selling your home and using the money towards the down payment for purchasing your new home. One of the main advantages of such a move is that it could end up lowering your debt as using this money for the down payment could lead to lower mortgage payments and lesser interest. The downside is that you are not receiving any cash flow from the money received from selling off your old home.

The second route is that of renting out your current primary home. The advantage of this route is that of using your old primary home to generate cash flow. Also, if you feel that property values will increase significantly in a certain number of years, you could choose to hold on to your current primary home and sell it off when its value reaches the expected number, while renting it out in the interim period.

The downside of this route is that you might have difficulty with the down payment for purchasing your new primary home. The lesser the down payment, the more you may have to shell out in terms of interest, making it a more expensive loan. If you had chosen to sell off the house, you could have used the money received from the sale to make a larger down payment, thus lessening the weight of debt.

Also, it costs money to maintain a rental property. Taking care of a rental property and its tenants is not really an easy job and will require time and effort from your side. You should also consider the possibility of property values not appreciating to the levels that you had expected. Take this into account before choosing to rent out your current home instead of selling it.

If you feel that you would get better returns from a rental property in a different location, you could choose to sell off your current primary home and re-invest the money in an investment property. This route could be beneficial if you feel that the expected yield from an investment property bought using the money received from selling off your current primary home would be significantly greater than the yield from your current primary home if you had converted it into a rental property. The downside is that you may have to face debt on a new primary home as well as a new investment property.

Syazrin Property advises property-owners to choose between selling, renting out and re-investing only after talking with the experts. Consulting with professionals like real estate agents can help you choose the route that is most ideal for your financial situation and long-term plans.

TIPS: The Right Way To Start Searching For A Home

What to consider before starting your home search

One of the most intimidating aspects of the process of purchasing a home is that of the search. Home buyers are often confused as to where to start. Let us look at the right way to start searching for a home, and all the factors that you will need to consider.

The first thing that you will need to consider is the city in which you wish to buy a house. This is a very important decision. Not all individuals plan to continue living in the city that they are currently working in. You will need to ask yourself questions like how long you are planning to stay in your present city. You should look at many factors like your lifestyle, employment, preferences, etc. After deciding on the city, you should also decide on the exact location within that city. This decision will have to be made after preparing a priority list. You will need to decide what is most important for you – access to the workplace, a quiet neighbourhood, access to shopping and recreational areas etc. Do not select a location just because it is coveted by buyers and/or is seen as a prestigious address. This is where you will be living with your family – what matters most is being comfortable in this location.

After deciding the location, you must figure out what you can afford. Home loans making home ownership a possibility for all does not mean that you can buy any home. It is extremely important to accurately assess how much home you can afford before beginning your home search. How much home you can afford does not mean how much the bank is ready to lend you – it means how much you can afford keeping in mind your entire financial situation. For example, a home and a loan that requires you to spend an amount equal to or less than a third of your income is something that is within your range. After all, it is not advisable to bite off more than you can chew.

For what you can afford, you may not get all that you want. Therefore, prepare a list of your top priorities and what you are willing to compromise on. Another thing that you will need to look at is the reputation of the developer. Buying homes from subpar or unknown developers may lead to issues like low-quality construction, frequent repairs, project completion delays, scams, etc. Therefore, make sure that you only go for reputed property developers.

One simply can’t be too careful while searching for a home – this effort will make sure that you save time and money in the long run. After all, a home is a huge investment, and you want to make sure that you take all the necessary steps to ensure that your home-search leads to the perfect fit.

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NEGOTIATOR OH NEGOTIATOR

Just to share. As a negotiator you need to.

1. Have lots of properties for sales.

a) Location, location, location.
b) it must be below iproperty.com asking price. But in between bank valuation price to slightly above transacted price.

2. Marketing.

a) Paid websites and 15  other foc websites
b) signage and signboard
c) flyer (like core all the research)
d) open house
e) email marketing
f) sms
g) VIP databases
h) newspaper ads
i) networking party's
j) social media marketing.

3. Appointments  (your sales pitch)

4. Negotiations
a) pre-negotiate
b) to-negotiate
c) lastly the most important renegotiate.

5. Closing
Don't forget to ask for check  (whether it is conclude or not)

Just a thought.

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A Reversible Renovation

How to carry out a reversible renovation

There are times when you cannot carry out renovations or remodeling that can leave a permanent mark on the property - for example, if you are living in a rental property where the landlord has strict rules against ‘permanent’ renovations. But what do you do if the rental property in its current state leaves a lot to be desired? In such a situation, reversible renovations are your answer. Let us look at a few reversible renovations that you can carry out to improve the rental home that you are living in.

One reversible renovation that you could carry out is replacing the existing door and cabinet hardware like knobs and handles. You can keep the old hardware and reattach them prior to vacating the property. 

It is common to hear tenants lament about the ghastly toilet seats in their rental homes – of course, if there is some issue with functionality you could get the landlord to fix it; but what do you do if the issue is just that of appearance? The good news is that replacing the toilet seat is a very economical, easy and reversible change.

One of the most powerful and cost-effective reversible renovations that you can carry out is to replace the existing dull curtains and blinds in your rental home with new ones with fancier and more colourful designs. Just changing the curtains and blinds can bring life to your rental home, and make it appear much more warm and vibrant. Another reversible addition that can bring life and vibrancy to your rental home is plants – plants not only add an extra dimension to your home’s aesthetics, they also come with many health benefits.

Many landlords do not have an eye (or patience) for aesthetics – therefore, it is quite common to enter a rental home and be welcomed by cold and gloomy lighting. If this is the case, you can easily go for brighter and/or warmer lighting. Just a change in lighting can alter the entire mood and atmosphere. What looked cold and gloomy earlier can easily be made to look warm and inviting with new lighting. Lighting accessories like lampshades can alter the way light emanates from the fixture as well as drastically enhance a room’s aesthetics. While purchasing new light bulbs make sure that you go for energy-efficient models like LEDs and CFLs – they will save you a ton in energy bills, and you can carry them with you whenever you shift to another house.

While renovations can definitely improve the rental property that you are living in, there is a limit. After all, it is not your property that you can carry out a large-scale remodel to address issues like flawed design. Therefore, it is recommended that you only rent well-designed and high-quality homes

PROPERTY VALUE

The price of your house changes according to its market value which is influenced by many factors such as types of title, market sentiment, location, condition of the property and more. Hence, you would need a professional property valuer to provide an accurate valuation of your house.

Property valuers in Malaysia

In Malaysia, the property valuation profession is regulated by the Valuers, Appraisers and Estate Agents Act 1981. Besides the relevant professional qualifications, one would also need to register with the Board of Valuers, Appraisers and Estate Agents Malaysia, acquire at least two years’ working experience and pass a board examination before one can get a licence to practice as a Registered Valuer.

There are many companies which provide property valuation services. For a comprehensive list of these companies, you can check out http://www.lppeh.gov.my/browsecompany.php.

Reasons to hire a property valuer

The services of a property valuer may be required in the following situations:

- You want to buy a house and need to apply for a bank loan

- You want to put up your house for sale

- You want to lease out your property and need to set an appropriate rental rate

- Settlement of property between members of the family, matrimonial settlement and litigation settlement

- Valuation of a property for the purpose of insurance claims

Benefits of valuation

Professional valuers provide an objective assessment of a property’s value based on many parameters. This information is advantageous to both property buyers and sellers:

Buyer’s viewpoint – With the input of a professional valuer, you can be assured that you are getting a fair price for the property of your interest. Based on this unbiased report, you can negotiate with the seller if the property is overpriced.

Seller’s viewpoint – A professional valuer can provide a comprehensive and fair valuation of your property. This information will allow you to price your property wisely in order to get the best chance of sale and the best deal at the time of sale.

Bank vs professional

When you apply for a housing loan, the bank requires a valuation to be done on the house that you wish to purchase. The amount of loan that you are eligible to borrow from the bank will be based on the property valuation report.

In Malaysia, most banks already have a panel of property valuers which they will use for the purpose of loan processing. Most of the banks will not allow you to appoint your own valuers. The main concern in some of these cases is that the valuers may undervalue the property, and this puts the borrower in a disadvantage as the eligible loan amount will be reduced.

However, if you are not applying for a housing loan, you can hire a professional property valuer to do the valuation. That way, you can ensure that the valuer will be free from any influence to do a proper job.

How much does a valuation cost?

In Malaysia, valuation fees are regulated. The general fee structure for a house valuation is as follows:

Fee for other capital valuation/rating valuation services based on an “Improved Value” basis.

1/4 % on the first RM 100,000

1/5 % on the residue up to RM 2 million

1/6 % on the residue up to RM 7 million

1/8 % on the residue up to RM 15 million

1/10 % on the residue up to RM 50 million

1/15% on the residue up RM200 million

1/20% on the residue up to RM500 million

1/25% on the residue over RM500 million

Minimum Fee: As above, subject to a minimum fee of RM400 per property.

Source: The Board of Valuers, Appraisers and Estate Agents Malaysia

Besides the above fees, additional claims may include printing cost, travelling expenses and others. For more details on valuation fees, you can visit http://www.lppeh.gov.my/fees.html.

Negotiating tactics that property-buyers need to know

If you are looking at buying a property, one aspect of the process that you must be ready for is negotiations. Negotiations can be quite tricky and bad negotiating skills can cost you a deal or lead to a bad deal. Let us look at a few negotiating tactics that you should be aware of as a property-buyer.

The first rule to understand is that negotiations are all about ‘give and take’. You cannot go into negotiations with the mission of ‘getting everything you want but giving nothing what the other party wants’. This can end in failed negotiations. Negotiations are essentially a two-way dialogue. You cannot be stubborn and stick to your demands without compromising on anything – this can cause the seller to get exasperated. At the same time, you shouldn’t be so eager to purchase the property that you agree to all of the seller’s terms without asserting any of your own.

In short, you shouldn’t be aggressive or submissive – just be assertive. While negotiating, it is extremely important to be cool and not lose your temper. Be polite and don’t be provoked into being rude. The negotiations should go like this – the seller may demand that you agree to a certain condition. If you do agree to accept it, make sure that you get something in exchange for your acceptance of the seller’s condition – probably a condition of your own, or a discount. You must be ready to compromise, but you must also be ready to get what you want. Therefore it is extremely important to prepare a list of your top priorities (what you cannot compromise on) and low priorities (which you are ready to compromise on in exchange for your top priorities).

The most important weapon of every negotiator is knowledge. It is knowledge that gives you the upper hand in negotiations and allows you to stay in control. One of the most important things to know is the seller’s reasons for selling the property. Is he going through bankruptcy, divorce, etc.? If you see that the seller is extremely motivated to sell quickly, you can use this as a tool during negotiations. You will also need to be fully aware of the state of the market. In a buyer’s market – when there are many homes for sale but few buyers, you generally have the upper hand. However, during a seller’s market – when there are many buyers, but few homes up for sale – you will generally have to be more ready to compromise during negotiations.

Syazrin Real Estate Team  would like to advise all property-buyers to negotiate with property-sellers or their agents only with the help of experienced real estate agents. The process of negotiations in real estate deals can be full of twists and turns, and can be quite overwhelming for those who are not used to it. Competent real estate agents are skilled negotiators and can help steer negotiations in a direction that can secure the price and terms that are favorable for you.