Are you looking to buy a house? Perhaps you are looking to buy a unit or townhouse? Whatever property you are buying, if this is your first time doing so; make sure you are equipped with the knowledge and skill set to make the right decisions. After all, buying a house or any other property isn't something you can undo so easily.

Buying a property involves much more than an everyday transaction. Not only does it entail significant financial decisions, but also important legal aspects.

The REIQ strongly recommends the use of a qualified conveyancer before undertaking the purchase of any property.

Step 1: Determine your borrowing power

Common financial advice is to have a 20% deposit up your sleeve, but as much as you're able to save is going to help immensely through this process. Having a higher deposit means you may avoid extra charges like mortgage insurance (which protects the lender, not you). Other things to consider are:

Interest rates (would a fixed or variable loan work best for you?)Additional costs of buying (such as bank fees, stamp duty and legal fees etc)Consider speaking to a mortgage broker or other finance professional

Step 2: Research the Market

When buying a home, it’s important to consider its future value. There are a number of factors influencing a property’s price potential, but location stands out as the key to future capital growth. Elements to consider are the safety of the neighbourhood, and whether it is close to:

SchoolsMedical servicesShops orReliable public transport

Real Estate Institute Queensland (REIQ), publishes median sale prices for houses, units/townhouses and land by suburb, as well as in-depth commentary, in our quarterly Queensland Market Monitor publication. Subscribe by visiting reiq.com/qmm.

Step 3: Inspecting the Property

An agent will often provide a buyer with some form of marketing material when they show a buyer through a property. This is a great way for a buyer to remember a property and also for them to be able to take any notes while inspecting the property.

Taking notes will make it easier for a buyer to compare properties through details such as the date the property was inspected, the address, the listed price or price range, and any key features of the property that caught interest.

Remember to ask the agent if there are any special conditions the vendor wants to place on the sale, such as an extended settlement due to their next residence not being available.

Some things to consider and look for when inspecting a property are:

Inside the property

Check for signs of rising damp, such as rotting carpet or mould on the walls and ceiling;Check the walls and ceilings for warps, cracks and any obvious damage;Test all light switches; andTest the water pressure in hot and cold taps and check to see that water drains well - slow flowing water may indicate blocked drains.

Outside the property

When attending an open house, a buyer will often be asked by the agent to provide their contact details. Agents are required under the National Privacy Act to have available for perusal a copy of their privacy disclosure, outlining how they collect, use and store any personal information that is obtained through such registers. Inspect fences for stability and any obvious faults;Large trees around the house may have large root systems that can cause structural problems;Check that the land’s water run-off is adequate and drains away from the dwelling;Water staining on the eaves may indicate damaged or blocked gutters;Look at the roof for any broken tiles or capping; andIf the property has a pool, check the legality of its fencing via the Pool Safety Council. Pools in a Community Titles Scheme (body corporate) are the responsibility of the body corporate.

Most agents will ask a potential buyer if they would like to be contacted at a later date if similar properties become available. If a buyer does not wish to be contacted for anything other than the attendance at the open house, they can clearly outline this to the agent at the time of the inspection.

Step 4: Clarify Inclusions

A buyer should always ask the agent to clarify any inclusions or exclusions that may be part of the contract of sale. Unfortunately, a buyer sometimes moves into their new property only to find features that originally ‘sold’ them the property are now gone.

In general terms, fixtures are defined as anything on the property that is ‘screwed in’, ‘glued in’, ‘nailed in’, ‘bolted in’, or ‘plumbed in’ to the structures of the property.

Typical fixtures include:

StovesHot water systemsFixed carpetsClothes linesTelevision antennae In-ground plants and treesCeiling fansMail boxesBuilt in air-conditioning or heating systems

Clarify the Inclusion of Chattels

Freestanding movable items are called chattels and they can be included, however they must be noted in the contract of sale. Pool and spa equipment, potted plants and washing machines are good examples of chattels and should be disclosed separately on the contract of sale.

Items such as gas bottles, sprinkler systems, dishwashers and light fittings often cause debate and are grouped in a grey zone that should always be clarified before entering into negotiations.

Step 5: Deciding on Your Offer

Deciding the price and conditions of your offer is a critical step that requires careful thought. Make an informed decision by researching how much the property last sold for and when, plus recent sale prices of comparable properties in the area (using a service such as Corelogic RP Data, for example).

Getting an independent valuation by a professional valuer should also be considered (please note, real estate agents are not registered valuers). Keep in mind that sellers may consider conditions (or lack of) as well as price.

Step 6: Making an Offer

Putting your offer in writing shows the seller that you are serious, and avoids confusion that can occur with verbal negotiations. The real estate agent will present a buyer with a number of documents and is obliged to go through these documents to avoid any confusion. If a buyer still has queries at this stage, they are encouraged to seek independent legal advice. The REIQ Contract of Sale (approved by the Queensland Law Society ) has provision in the schedule for the contract to be subject to finance, a building inspection and/or a pest inspection if these are required. However, parties may also agree to vary the standard conditions in the contract.

Pay a Deposit

A buyer will be encouraged to pay a deposit when signing the offer. If the deposit is greater than 10 per cent of the price, the contract becomes an ‘Instalment Contract’. Whilst paying a deposit is not something that is legally required, by doing so buyers show the seller that they are making a serious offer and showing their goodwill.

Deposits can be paid by way of cash, cheque or electronic transfer of funds. They can also be paid using deposit bonds or bank guarantees. Buyers should seek advice from their financier as to any associated costs with deposit bonds or bank guarantees before paying a deposit in this form.

Conditions

If a buyer terminates the contract under the cooling-off period or another legitimate way, the deposit is refundable (excluding the termination penalty of the cooling-off if the seller elects to charge it).

It is important for a buyer to ensure building and pest inspections (if applicable) are carried out within the time frame set out in the condition. With regards to finance, if an independent valuation is required as part of the finance process, buyers should ensure their financier has this arranged within the time frame of the condition.

If a buyer feels that any conditions may not be finalised by the applicable end date, they should seek legal advice from their solicitor as soon as possible. Commonly, a solicitor may suggest a buyer requests from the seller an extension to the condition date. It is the seller’s discretion to grant, or not grant, the request.

Step 7: Conveyancing

What is Conveyancing?

Conveyancing is the legal transfer of a property’s title from the seller to the buyer. It is important that buyers research who they wish to use for conveyancing when they have a contract of sale.

Use a Solicitor

The REIQ recommends the use of a qualified solicitor for any property matter, including conveyancing.

Using a solicitor often saves time on paperwork such as title searches and stamp duty, and can often provide peace of mind when making what may be the largest single financial transaction of one’s life.

Conveyancing Costs

Conveyancing will incur costs such as searches of the:

Titles Office,Certificate of Rates,ZoningTransfer duty Registration feesStandard professional services costs

Council and property searches can identify any planning issues or problems, and highlight what the area might look like in five to 10 years. They ensure major changes like new freeways and major road upgrades are not planned for a property’s backyard.

Searches for zoning and titles will determine whether the property has any restrictions such as adverse planning, demolition orders, outstanding taxes or encumbrances on the title (for example, easements or caveats).

Most of these searches are standard in the conveyancing process but are often overlooked when buyers elect to do the conveyancing themselves.

LadyBird Conveyancing can help with this process. Find a list of our upfront fees for each region here:

Step 8: settlement

Once a contract has become unconditional it is time to start packing! It is important for a buyer to keep in touch with their solicitor through this time with regards to any issues that may arise approaching the settlement date.

Buyers are encouraged to arrange a pre-settlement inspection with the agent to ensure that everything is per the contract conditions, noting any included chattels or excluded fittings. Pre-settlement inspections should be conducted once the property has been vacated by the seller or its occupants.

Commonly, the solicitor will attend the actual settlement on the buyer’s behalf and both the seller’s and buyer’s solicitors will notify the agent once settlement has occurred. Only after an agent has received notification from both parties, can keys be released to the new property owner.

Your quest of buying a house, unit, townhouse or any other property is now complete – enjoy!

Housing affordability continues to fall

Housing affordability in Australia continued its descent in the June quarter this year, according to the Housing Industry Association’s (HIA) latest affordability index. The report stated the continued decline was largely due to a rise in the median dwelling price of 9.1% to a record high of $540,200. The HIA Affordability Index uses a range of data including wages, house prices and borrowing costs to provide an indication of the affordability of housing. A higher index result signifies a more favourable affordability outcome. “The growth in house prices in the quarter outstripped the growth in wages resulting in the deterioration in affordability,” the report stated.

Housing affordability continues to fall

“As a consequence of these factors the Affordability index for Australia dropped by 0.3% in the June 2017 quarter. The report found NSW was the most significant negative influence on this result and affordability in Sydney had now fallen past a critical level (Sydney, - 0.7% and the rest of NSW, - 2.2 per cent). “Acquiring and servicing a mortgage on a house in Sydney now requires more than two standard Sydney incomes. Sydney is the only market to have achieved this outcome in the 15 year history of this report. “Affordability in Melbourne improved marginally in the quarter but remains 6.0% less affordable than this time last year.” On a positive note, affordability was up in six of the eight capitals over the Juny 2017 quarter. The largest improvement occurred in Darwin (+4.3%), followed by Adelaide (+2.9%), Hobart (+1.6%), Brisbane (+1.0%), Canberra (+0.8%) and Melbourne (+0.8%). Of the cities where affordability worsened, Perth saw the biggest deterioration (-1.3%) and Sydney (-0.7%). “The Perth deterioration in affordability appears to contradict the soft conditions in that market but the fall in average wages in Perth in the quarter outweighed the positive impact on affordability from the falls in home prices,” according to the report.

BRISBANE Roar player Corey Brown may be handy with a football, but it turns out he’s also pretty handy with a hammer too.

Brown, who wears number 5 for the club he has been with since 2001, and his brother Jackson have had an interest in property for a couple of years and are now on the look out for another property renovation project they can do together.

Brown said a good friend of theirs Damien Cavallucci had really helped them out and taught them a lot about the market.

The brothers own a unit in Teneriffe and have an investment property on the central coast of New South Wales.

“Our interest in renovation came from my brother as he is a builder and the fact that I usually have a day or two off during the week as well as most afternoons so I can help out and be hands on.’’

Although the Roar’s heavy travel schedule lately has slowed that down a bit.

Corey was with the team in Japan this week.

Ben Smith of Place Estate Agents has been friends with Brown for about five years and is helping him in his search for a new project.

He said ideally they were after something with further development potential.

Mr Smith said the market was pretty hot at the moment, so they had to make sure they didn’t overpay.

How to Claim Your 2016 Energy Tax Credits for Greening Your Home

You’ve no doubt heard that solar panels, insulation, and other energy-efficient upgrades can help curb your electric bills—but did you know these renovations can help save you money at tax time, too? That’s right, Uncle Sam likes to reward eco-conscious Americans by showering them with 2016 energy tax credits. So what are they, and how do they work?

Allow us to break it down. For starters, the green upgrades below all qualify as tax credits. Unlike tax deductions, which pare down your taxable income, tax credits directly reduce how much money you pay. In other words: A $300 tax credit means you save $300, plain and simple. So save those receipts!

Here are some tax credits you might qualify for if you added some energy-efficient or energy-producing systems to your home in 2016. But if you missed out last year, some (or perhaps all) of these tax credits could stick around for 2017 and beyond. In other words, it’s time to get cracking!

Energy-saving upgrades

These tax credits, dubbed “nonbusiness energy property credits” by the IRS, apply to primary residences (not vacation homes) built before Jan. 1, 2016. The reason: This tax break is designed to motivate homeowners to invest in upgrading inefficient systems on older homes to save energy. Keep in mind there’s a lifetime cap of $500, so once you’ve maxed out you’re done.

You can take a $300 credit for qualifying:

biomass stoves—which burn cleaner plant-based fuelcentral air-conditioning units—which are more efficient than individual window unitsair source heat pumps—which are more energy-efficient than furnaces and air conditionersenergy-efficient nonsolar tankless water heaters—which will save you about $115 per year in hot water bills

Treat yourself to a $150 credit for qualifying:

hot water boilersfurnaces (plus an additional $50 for the fan)

And take 10% of the cost (not including labor) of the following:

insulationenergy-efficient roofsenergy-efficient doorsenergy-efficient windows and skylights (but only up to $200)

Deadline: These home improvements must have been finished and paid for by Dec. 31, 2016—the day these tax breaks expired. That said, many tax credits, including all of the above, do get renewed, says Mark Jaeger of TaxAct. In fact, all of the above have been renewed every year since 2008 except, randomly, 2009. So, odds are decent they could be renewed again in 2017, but that’s by no means a guarantee, so don’t count those chickens until they’re hatched.

Energy-generating upgrades

These tax credits, which the IRS calls “residential energy efficient property credits,” apply to all residential properties—not just older homes or main digs. Even better, there’s no upper limit to this tax credit, so you can really save a bundle.

You can get a credit for 30% of the cost (including installation) of qualifying:

small wind turbinessolar water heaters, as long as they aren’t used for pools or hot tubssolar panelsgeothermal heat pumps, an energy-efficient system that transfers heat to and from the groundfuel cells are also eligible for a 30% credit, including installation, but only at a main residence

Deadline: This batch of credits is good through 2019, then after that will begin phasing out. In 2020, those systems will be allowed a 26% credit, 22% in 2021, then will expire entirely by 2022. As usual, there’s no telling whether Congress will decide to re-up these credits, so it’s best to collect them while you can.

Among the areas of interest were established homes in the middle ring, homes 9-13km from the CBD. Picture: Brisbanemarketing.com.au/

PROFESSIONAL buyers’ agents have named the areas that they have their eyes on for growth in 2017, and how you can pick where to sink your money into property.

Real Estate Buyers Agents Association of Australia president Rich Harvey urged buyers to seek out suburbs showing signs of being ready for strong future growth to “avoid the ups and downs of the property cycle”.

“It could have planned government infrastructure developments, gentrification potential, or if it is already established, have limited scope for mass redevelopment – this means it avoids any potential oversupply,” he said.

“It is typically a suburb that has lots of renovations going on and some focal points around cafes and shops.

“It’s a suburb where the demographics are driving demand – lots of families or professionals or it can be a “hipster” suburb with a cool vibe, plenty of eateries, bars, entertainment precincts, art galleries and parks.”

Brisbane:

In Brisbane, the REBAA has called on owner occupiers to keep an eye on “the gentrifying 9-13km radius”.

“Consider the renovator as opposed to moving further away from the CBD for the newer home. It is these inner and middle ring areas that will have strong capital growth and provide good value adding potential in the long term,” Mr Harvey said of the Brisbane middle ring.

For investors, “the best potential for long-term capital growth and stability will be established property with a 15km radius of the Brisbane CBD, specifically those with value adding potential or in blue chip locations”.

He expected “bargain” units and apartments could come on the market at a slight loss, but urged buyers to be cautious because of continuing softness in that market.

Sydney:

“The Hills or the North West sector where the new North-West rail link will be completed around 2018/19” was a good option for those priced out of the North Shore, Mr Harvey said.

As well he expected first home buyers especially to be drawn to the South West sector where values were expected to rise after the future development of Badgerys Creek Creek airport.

Investors on the hunt in Sydney should look for capital growth in suburb “adjacent to new transport infrastructure that will benefit from reduced travel time and suburbs undergoing gentrification”. Unit and apartment renovation projects were also the go.

Perth:

The best picks for owner occupiers were homes in the $450,000 to $550,000 range in suburbs where supply was most limited and demand was highest such as Beldon, Heathridge, Padbury, South Lake, Samson, High Wycombe and some parts of Forrestfield, according to REBAA.

For investors, larger land holdings with development or rezoning potential with 25km of the Perth metropolitan area held some interest.

Canberra:

With major greenfield activity in Canberra, it is the “innermost properties” that were “increasingly desirable” which meant “established homes in blue chip suburbs for those with the budget to spend $1.5 to 2.5m (Inner South: Deakin, Griffith, Narrabundah) and Inner North for

those in the sub-$1m price range.”

Mr Harvey said his recommendation for investors in Canberra was to tap into the light rail project along Northbourne Avenue. “I would recommend freestanding homes on 600 to 800sq m blocks in Downer, Dickson, Lyneham and surrounds, with a budget of around $750 to 850,000.”

Melbourne:

Mr Harvey said 2017 growth was not expected to match last year, but a suburb to watch this year was Ardeer. “The suburb provides a lot bang for buyers buck with larger block sizes for very affordable prices compared to other suburbs while still being close to the CBD.”

For investors, there were units opportunities in “certain pockets” in Reservoir, while Heidelberg was gentrifying and attracting buyers priced out of Ivanhoe. “With good infrastructure including shops, schools, parks, hospitals and train station, expect Heidelberg to perform well in 2017.”

REBAA urges all buyers to research suburbs, properties and returns before jumping into real estate investment.

Stamp duty is part and parcel of buying property in Australia. But what is it, exactly? How much is it? And where does all that cash go?

Lachlan Walker Brisbane’s Place Projects says stamp duty adds to the already overwhelming costs of buying property.

“Many people forget about the infamous stamp duty. This tax, which varies state to state, is unfortunately an inescapable step in the process of buying property in Australia,” he says.

Stamp duty rates vary from state to state.

What is stamp duty?

Stamp duty is a tax imposed on certain acquisitions, including real estate.

“Stamp duty can also be imposed on home loans, some insurance and gifts. The transaction is charged, with the amount based on the greater of the market value of the property or the price paid, including any GST. This means, the more expensive a property, the higher stamp duty rate that must be paid,” he says.

Who pays stamp duty?

For new investors or those buying interstate, stamp duty can “slide under the radar” and become a nasty surprise when the time to pay comes.

“If you are thinking about entering the property market, don’t forget to factor stamp duty into your budget. If you work out how much needs to be paid from the offset, you could save yourself a lot of stress in the long run.”

When do you have to pay stamp duty?

In real estate, stamp duty is paid by the purchaser and must be paid within 30 days of the property settlement.

What is the money used for?

Stamp duty is invested into the economy by the state and territory governments which collect it.

“This revenue is added into all state government budgets, which typically include sectors such as health, transport and roads, police, justice and emergency services,” he says.

How much do buyers spend on stamp duty?

Stamp duty is decided by separate state and territory governments, rather than the Federal Government, so rates vary.

“Working out the amount you have to pay can become confusing due to the different approaches by each state,” Walker says.

Most state and territory governments have online calculators.

There are sometimes concessions for first-time buyers and varying rates for those buying land.

Work out the rate using the realestate.com.au Stamp Duty calculator.

Are there any exemptions?

While exemptions for stamp duty are available under extreme circumstances, including the death of a property owner or joint tenant, there are other situations which do not require a stamp duty payment, Walker says.

“For instance, the transfers of ownership to a spouse, as well as a change of tenure, do not require duty payment. A number of concessions also apply which have the potential to dramatically reduce the amount of stamp duty payable,” he says.

Buyers purchasing a residence that they intend to occupy as their home or purchasing a property intended to be their first home, may be eligible for the concessions. For example, New South Wales offers stamp duty concessions for first-time buyers on new homes; full exemption for a home valued up to $550,000 and concessional rates for new homes valued between $550,000 and $650,000.

Shrink your normally lavish Christmas decorations down to one wall, with a couple of stand-out, scandi-inspired ornaments and decorations for a bright festive look.

Here’s some inspiration for dressing up a small mantel or wall in your apartment.

A shelf of some kind can also act as an accessory for hanging a stocking and draping some greenery, so get creative with how you style up your abode in time for Santa.

1. Choose a neutral theme for this look

Natural elements can give your Christmas mantel a more relaxed feel.

Timber, free standing decorations will work a treat. Place the trees to one side of the mantel – clustering objects to one side will help to create a balanced display.

2. Centre the print

This might be a piece of art that you already own or you may be able to find an affordable option.

It’s also important that the print colours don’t overpower the other homewares. It should complement the theme.

3. Light up the print

For a point of difference, try winding some round, battery-operated lights around the picture. It will make the whole mantel glow at night. Go for gold over silver because it’s a warm metal.

4. Bring the mantel to life

Dress up a Christmas-themed mantel. Picture: Erinna Giblin

Drape ivy and some white floral pieces around a letter light box to bring an elegant feature to the mantel.

5. Fill the gaps

If the mantel seems a little bare, include some simple decorations in the gaps such as a duo of wooden stars with a blue tinge. The timber works well with the neutral tones.

Style tip: Try adding metallic baubles to a glass vase for some warmth and pop them on top of a stack of books or magazines. This is a quick and affordable way to dress any piece of furniture for Christmas Day.

6. Real pine lasts

Real pine not only smells wonderful but will last for weeks as part of your mantel decoration. Picture: Erinna Giblin

Add some traditional Christmas features like a real pine along the bottom of the fireplace. It will last up to two-three weeks so don’t be afraid to get this styled early. Your flowers will need to be added closer to your event.

To add a rustic feel, you could arrange some chopped bircher logs amongst the pine. Top them with battery operated candles. This is a much safer option than the tea light version.

7. Don’t forget the stocking

Complete the look by hanging a metallic gold stocking as a timely reminder of the excitement to come.

What’s a Christmas mantel without a lovely big stocking to fill with presents? Picture: Erinna Giblin

Follow these basic decorating guidelines and your home will look like an interior designer has been visiting...

I hate to break it to you, but stylists or designers don’t follow a secret decorating rule book. There are no hard and fast laws governing what we do. We are creative types by nature and love to imagine, dream, explore and follow our intuition. That being said, there are some general principles that guide us to ensure a great result every time. They are tried and true approaches that work, not secret tricks or skills that take years to master. Anyone can do them from day one. Consider this a foundation for developing your own quirky, creative, rule-breaking and intuitive approach.Find an interior designer or decorator in your area

1. Pick the paint colour last I get calls all the time from new homeowners who want to pick a paint colour before they move in. I appreciate their logic: why not arrive to walls gleaming with a fresh coat of paint? Of course you can do it this way, but in my opinion it’s not ideal. There are thousands of paint colours with various tints, tones and shades. And each one looks different from home to home, because light sources vary, meaning what looks good in your current home might not in your new one. You want the colour that best complements your upholstery, artwork, rug and whatever else. You can pick that colour only if your stuff is actually inside your home.

2. Give your furniture some breathing room Resist overcrowding a room. Gracious living means space to manoeuvre with ease. This is really great news if you are working with a tight budget. You don’t need to fill up a space with lots of furniture. Spend more of your budget on fewer but better-quality pieces and your room will look better than if it’s stuffed to the gills with flea market finds. The high-backed chairs shown here, for example, stand out because they don’t have to fight for attention.

3. Hang artwork at the right height Galleries and museums hang artwork so that the midline (centre) of each piece is 145cm to 152cm from the floor. (The average human eye level is 145 cm.) You should do the same. In a room like this, where the ceilings soar, there might be a tendency to hang the art higher. But remember, it needs to relate to human scale, not the structure’s scale. If you’re not sure, take a picture. It’s remarkable how much a photo can reveal. Print it out or use Photoshop or an app to draw on the photo. This can give you a sense of whether a larger or smaller piece of art is needed or a tall plant might be best to fill an empty spot.

4. Know how to arrange furniture on a rug There are basically three ways you can arrange furniture on your rug. ALL ON: The rug is large enough to place all of the furniture legs on top of it. This creates a more luxurious feel. For this, bigger is better. Just be sure to leave at least 30cm to 45cm of surface free on all four sides of the rug. ALL OFF: If you have a small room, keeping all legs off the rug is a great cost-effective choice. You don’t want to pick too small a rug, though, or it may look insignificant, like an afterthought. The rug should appear as though it could touch the front legs of each of the seating pieces. This approach is best suited when you’re layering a pattern over a larger solid or textured rug.

5. Resist the urge to go too ‘themed’ For example, the Cape Cod look is a very popular request. You know the hallmarks: pine lining, a blue and white colour palette and some ship paintings. But this has been done so many times, it lacks individuality. In this room a coastal vibe was achieved through a palette, artwork and materials that give the effect without drawing on the obvious clichés.

6. Create a focal point There are leading roles and supporting cast members in any production. The same is true in design. Choose your star and make it the focal point to anchor a room. Allow other items to take a secondary role. Don’t ask everything to have a leading role, it will just result in visual noise. Your focal point might be a dramatic range hood in the kitchen, a mantle and artwork in the living room or a bedhead in the bedroom. Whatever it is, choose something that will draw attention. In this room the fireplace and the lighting work together as a collective focal point, bringing your eye right to the centre of the composition and anchoring it there.

7. Consider sight lines Your focal point should be free and clear from one room to the next so that it feels like you’re being drawn between them. That’s why the best spot for a focal point is usually directly across from the entrance to the room. Here a seating arrangement around artwork draws the viewer into the room because the sight line is clear.

8. Edit your knick-knacks Don’t hang on to a piece that just doesn’t fit. I don’t care if your great-aunt Sally gave it to you. If it’s not working for you, then find a new home for it (maybe in a different room). The unifying theme here is the use of black in the utilitarian pieces. The balance is almost perfect. It reminds me of something fashion designer Coco Chanel said about accessorising: “Before you leave the house, look in the mirror and take one thing off.” In design, know when to stop.

9. Vary the scale What looks good in a store may look like an elephant in the room when you bring it home, or could be too tiny to be of any significance. So always vary scale and proportion. The oversize sunburst mirror frame fills up the wall space nicely here, while the sand dollars make an interesting grouping below. The sand dollars would be much too insignificant individually. Threes and fives (odd numbers) make for more pleasing arrangements than even numbers.

10. Add layers of lighting In this kitchen seating area, the splashback is lit, the artwork is highlighted and the cabinet interiors are filled with light. One central lighting fixture would not have had nearly the same dramatic result. Professionals build layers of lighting to create interest, intrigue and variety. In a room where everything is lit evenly, nothing stands out. Pick a focal point and perhaps a secondary focal point and highlight those. Add general ambient lighting and some lower lighting, such as table lamps, for interest.

11. Be bold Personality is what makes a space great. Make your own statement and have fun. The more you try, the more you will begin to see what works and what doesn’t. Incorporate unexpected elements for drama. Here, the unconventional ottoman seats, library-style bookshelves and oversized chandelier are all unexpected in a conventional living room, but the result has charisma. Eschew expected pieces and interpretations if you want a room that will create a ‘wow’ effect.

12. Ignore all principles in favour of creativity Having some guidelines gives people a good starting point for furnishing their home, even if some of them aren’t practical for a particular space. Go with something personal that makes you smile and, above all, is comfortable. Overly designed rooms don’t really translate to modern life. A cushion collection and an art arrangement that are seemingly haphazard, as shown here, create a dressed-down look with plenty of style.

Think your house moving day was pretty tough? Think again

You’d be very hard pressed to top these traumatic experiences.

The great flood

It’s been two months since Danae Stewart’s moving day from hell, and she’s only just started to see the funny side of it.

A desire to save $80 by avoiding an additional hour of removalist fees ended up costing her much, much more.

But the South Yarra resident might have guessed she was in for a rough day early on.

“The first thing to happen was I ordered a brand new three-seater couch, which arrived at the new place in the morning and it wouldn’t fit up the stairs,” Stewart recalls.

“I paid $100 to get it delivered and the guys were like, ‘Did you not measure from the floor to the roof?’ So I started my moving day losing $100.”

But that was only the beginning.

“The next thing was my car didn’t fit into the lockup garage of the new place. And I drive a hatchback Corolla,” she says.

If only it had ended there.

Stewart was reluctant to pay her removalists $80 for another hour of work, so she made the fateful decision to rush through the removal of her washing machine.

“We’d turned off two taps – two obvious looking taps – but there was a secret third tap apparently, which was way down the bottom of the pipe,” she says.

“We didn’t turn that, and so we unplugged the washing machine and it was just full blast water coming out of the tap. We couldn’t turn it back, so it was a good 20 minutes of high pressure water coming out, flooding the carpet.

“I was on the top level of the place and the bathroom where we disconnected the washing machine was right near the front door. I’m flooding the apartment as removalists are moving my furniture out.

“So I turned off the water to the entire apartment building on a Saturday morning,” she says.

“There was a lovely waterfall flowing over the railing into the other levels. My brother and I call it ‘The Great Flood’.”

Skimping on removalist fees could end up costing more.

Stewart says her haste to save a few dollars in moving fees cost her dearly.

“The irony was that I forced my brother to disconnect it quickly because I only wanted to pay the removalists for an hour … which was $80,” she says.

“The flood ended up costing me $970 to repair the carpet and get industrial dryers and all this machinery on it.

“Finally, my new fridge arrived at the new place with a massive dent in the front.”

Stewart says she’s only just started to see the funny side of her horror move.

“I think I’ve paid my dues now for moving. Now I’m really proud of it, I’m a survivor,” she says.

“I never want to move house again.”

Interstate nightmare

When Tim Cartledge packed up his home in Sydney to return to his native Melbourne, he never expected the trail of events that would unfold.

Cartledge used an interstate removalist to transport his belongings south, but on the day the truck was to arrive he received a phone call from the company.

“My expectation was the delivery was going to be delayed,” Cartledge says.

“To my horror the driver had had an accident on the Hume Highway suffering life threatening injuries. Without knowing the seriousness of the injuries the company could not move the truck until the driver had been given the all clear.”

Thankfully the driver survived the crash, and two days later Cartledge was informed his belongings would be moved to a Melbourne warehouse for him to “identify”.

“The word ‘identity‘ didn’t really leave me full of confidence I would be watching my beloved big screen TV anytime soon,” he says.

“All that survived from a fully furnished two-bedroom apartment was my golf clubs, a nice rug and, thankfully, my snowboard which I needed that weekend.

Cartledge says the only saving grace from the ordeal was that the move was fully insured.

“I paid for the insurance through the removalist company. I would not have even considered it if they hadn’t prompted me,” he says.

“The company was amazing through the insurance process and worked closely with me to ensure I was fully reimbursed.

“Although having to get quotes for all big ticket item was painful, when you tell retailers what happened that are quite sympathetic and creative.

“Luckily I won’t be out of pocket and silver lining is I get to go shopping for a bigger TV.”

It’s no wonder the Halloween tradition so deep in America, with haunted lodgings around every corner.

Check out these real life haunted houses snapped on the ‘Gram.

Would you dare to move in?

1. Not-so-missing persons

The Oliver Family Mansion in Pennsylvania. The entire Oliver family went missing in 1898, a mystery that baffled investigators. But locals claim they can see their faces in the windows of the mansion.

2. Paranormal activity

The most recent owners of the Brae Burn Mansion have reported unexplained occurrences such as doors opening and slamming, children’s voices, balls bouncing and the apparitions of a woman in white.

3. An unholy scene

The Temple Haunted Mansion in Detroit is the site of the triple priest murder of 1902. The house has recently been demolished by the City of Detroit.

4. Long lingering ghosts

The Queen Anne home was built in 1881 for Hannes Tiedermann, a German immigrant. He outlived his four children and wife in the house, giving rise to speculation over their deaths.

5. The real Amityville Horror

Former owners of the house used in The Amityville Horror film sold in 2012 due to divorce, not haunting noises, or so they say…

6. Toil & trouble

The Milan Mansion in Ohio was home to a practicing witch, known to locals as ‘the Milan Witch’. She is said to be buried underneath the front porch.

7. Full moon conspiracy

The site of an unresolved case of double murder, occurring under a full moon in Texarkana, Texas.

8. Full circle

Several bodies were reportedly found in the cellar of this old mansion. And if that’s not creepy enough, each body had been marked with a perfect circle on the torso and chest.

Kitchens sell houses, but understanding which features and fittings buyers really want can be the difference between over-capitalising and getting a great price.

Graeme Metcalf, from Dan Kitchens in Sydney, says home owners looking to update their kitchen should focus on four key areas.

Metcalf says butlers’ pantries, appliance choice, cabinet height and benchtop surface selection all play a role when it comes to selling a home.

1. Butlers’ pantries aren’t just a fad

Homes need to have enough space to add a butler’s pantry to an existing kitchen. Picture: Dan Kitchens Australia

“A butlers’ pantry or scullery can cost almost the same as the kitchen itself and take up valuable floor space. It’s something you’d only consider in a large home, and is usually only achievable in new homes – but they are certainly not a fad,” Metcalf says.

“There is a steady adoption of open-plan living and entertaining in this country, so having a scullery means you can hide all the messy stuff, while keeping your kitchen pristine,” he says.

2. Appliance size matters

When it comes to appliances, home owners don’t need to be slaves to brands, Metcalf says.

Bigger stovetops are more popular than ever. Picture: Getty Images

Bigger stovetops are more popular than ever. Picture: Getty Images

“Choosing premium brand appliances is somewhat important, but most people are not familiar with kitchen brands, as they only tend to research them on average once every decade,” he says.

“What is more important is the types of appliances you choose. For instance, a 60cm freestanding oven is considered old-fashioned, but if you design your kitchen around a 90cm freestanding oven, it is universally more appealing and practical,” Metcalf says.

3. Cupboard height is vital

Tall cabinets create much-needed storage and look great. Picture: Dan Kitchens Australia

Storage in a kitchen is vital and there’s an easy way to get it, Metcalf says. “Most people don’t realise that kitchens can be built to whatever height you desire and not just a standard 2140mm high,” he says.

“Not only do you provide more storage (with taller cupboards), but it’s one of the most visual differences between a budget kitchen and a high-end kitchen.”

4. Go natural on benchtops

“Natural stones such as Calacatta, Statuario and Carrara are incredibly popular for benchtops, but are often out-of-reach from a cost standpoint and can be extremely hard to look after,” Metcalf says.

There’s no need to break the bank with your choice of benchtop. Picture: Getty Images

“New to the market are a range of natural-looking engineered stone materials that are cheaper and significantly more robust than the products they imitate. Consider using the same material for the splashback.”

Single person households are the fastest growing demographic in Australia and with blocks of flats going up all over the country, is the great Aussie dream now a fab apartment?

In the last two years, almost one in every two properties built in this country are now apartments.

Where once we were a nation of detached homes with enough room for the kids and a dog, are we now moving towards high-density living? Will houses on big blocks soon be a thing of the past?

Affordability

For some buying a flat can be a more affordable first home.

With house prices rising particularly in cities such as Sydney and Melbourne, for many buying an apartment can be a more affordable way to enter the property market.

Since the GFC building approval rates for units and apartments have been on an upward trajectory.

“In the last two years, almost one in every two properties built in this country is now an apartment,” says Propertyology’s Simon Pressley.

While not a fan of apartments as an investment, financial adviser and investment expert Bruce Brammall says higher density living can offer a great lifestyle to a lot more people.

“As any big city expands, in order to live closer to town you’ve got to build up. It allows a lot of people to live just a small distance from the city,” he says.

Many are also struggling to buy their first home and can be left renting for years longer than anticipated. Apartments can offer these renters an affordable inner-city lifestyle while they save for a bigger deposit.

Downsizers Baby boomers looking to downsize are partly behind the increasing popularity of apartment living with many drawn to the low-maintenance lifestyle a great flat can offer.

“Many (boomers) get to a place where they have a big garden which is a big chore and maybe their health may not allow them to maintain it,” Brammall says.

Living in a flat allows baby boomers who sell the family home easy access to transport, great cafes, family and friends in a great property that better suits their needs.

Rentvestors

But cashed up baby boomers aren’t the only demographic keen on that inner city life, with rentvestors also taking to apartment living.

With many unable to afford a home in suburbs where they would like to live, some younger people are buying investment properties in outer city areas that are then rented out, while they rent in those popular inner-city areas.

“It is something that has become more popular in recent years. People want to live in the inner city, but can’t afford to so they buy in outer areas. It gives them a foothold in the property market,” says Brammall.

Empty apartments

With old buildings being converted into apartments and many new high-rise flats being built, is there enough demand to meet increased supply?

But is an apartment still a great investment or are some parts of the country in danger of being oversaturated?

In December 2015 building approval rates for new units fell by 8.3% according to the Australian Bureau of Statistics, after years of record highs.

Prosper Australia statistics released late last year showed that 4.8% of Melbourne’s housing stock was empty with investors either unable or unwilling to rent out their properties.

Brammall says that while many may love the lifestyle high-density living can offer, it doesn’t necessarily represent a great investment.

“For investors they want rental yields and flats can have high rental yields but it’s generally not something I recommend to clients,” he says.

“It (buying a flat) can be a great lifestyle choice. But I see buying a home and buying an investment as two different things,” he says.

Springfield Central in Queensland is set to become a playground paradise with the announcement of a new “super-size” world-class facility within a $6 billion mixed-use residential development.

An elevated adventure landscape will be constructed in the early stages of Springfield Land Corporation’s City Centre North project, adding a new play dimension to the precinct’s popular Orion Lagoon and Robelle Domain.

An artist’s impression of the adventure landscape.

The project’s vision has been planned and designed by consultants Woods Bagot and Urbis, who looked at international examples in Asia and Europe for inspiration for the world-class facility.

Urbis national director James Tuma says a lot of research went into the background of what makes a city great.

“Part of it was great public spaces, and access to parkland and great shopping and those sorts of things,” he says.

“One of the dimensions we thought that could be really great to differentiate this from other places, was a strong emphasis on children’s play, and access to nature and adventure.”

It’s expected the playground will be a hit among kids.

Tuma says while the playground has an international flavour, the team wants to “ground it in something that is locally relevant”.

“We did some work with a German group, and we came up with an extremely exciting, and extremely large, cable net structure that goes over the top of the creek. Children can climb through this elevated adventure landscape and then use slippery slides and tree trunks and all sorts of things to climb up and down either side,” he says.

“So you get this totally immersive, supersized children’s play experience.”

The playground is set to be an early piece of the $6 billion City Centre North project, which will have about 10,000 apartments, commercial and retail developed over 15 years close to the Springfield Central train station.

Full of terms like approved land use, transition zones, residential amenity, flood overlays, planning scheme amendments and minimum lot sizes, property zoning is unquestionably complex, but understanding it is critical when buying and selling real estate.

Zoning is a framework, generally set out by state and territory governments and applied by local councils, which dictates what can be built where and how. It regulates the pace and pattern of development, growth and character of an area.

Restrictions, codes and processes do vary between states, but the main zones are residential, commercial, industrial, agricultural and public.

Zoning will determine how big the minimum block of land can be in your neighbourhood. Picture: Getty Images

Director of Mildura-based James Golsworthy Consulting, James Golsworthy, who specialises in land use planning and development matters, says while the main zones and their uses are self-explanatory, there are many sub-categories.

Golsworthy says knowing a block of land’s zoning is pivotal in any property transaction. While a house or house and land package will naturally be zoned residential, researching nearby zones is also important, he says.

“In Victoria, for example, there is a zone called mixed use, which is used as a transition zone, often on the periphery of the CBD, so you’d need to be aware, if that impacts you,” he says.

The Melbourne skyline as seen from above. Picture: Erinna Giblin

“As a (residential) purchaser, you always want to be aware of non-residential zones in your vicinity – and what industries and activities are allowed in that zone,” Golsworthy says.

If nearby land is zoned to allow a particular use, such as an abattoir, or specific type of development, like high-density housing, buyers can reasonably expect an abattoir or apartment building to pop up – even if it doesn’t exist at the time of purchase.

“It is buyer beware. You need to do your research and don’t just rely on marketing material. You have to understand what zoning applies,” he says.

Golsworthy encourages people to research online, at the very least. “Most state governments have websites where you can quickly find out the zoning for a particular address.”

Residential, commercial and industrial zoning can differ from state to state. Picture: Getty Images

Some states also have “overlays”, relating to heritage and requirements to mitigate flooding, bushfire, etc.

In some states, local councils set their own planning schemes, but most follow a framework set out by the state or territory government.

For those looking to buy land and sub-divide, zoning is key. The zone will dictate if sub-division is even possible, and if it is, minimum lot sizes, density, the types of designs allowed and much more.

Rezoning – where a zone is changed to allow different and new uses – is a long, complex and expensive process, Golsworthy says.

If you found yourself treading a little lighter this week, that’s probably because spring has arrived.

‘Tis the season to get off your bum and give stale looks a total refresh in the home. With the help of a few low-cost, low-impact DIY tricks, the time you spend indoors will be a lot more enjoyable and you’ll find yourself ready to embrace spring in all its glory.

That means weekend entertaining, barbecues at your place and personal pride in where you live.

Here are eight fun, simple ways to brighten up your home before you lose that spring in your step.

1. Pick some flowers

Fresh flowers can brighten up a room – and they smell great.

Grab your clippers, pop on your gardening gloves, and find yourself something bright to fill a vase.

If you’re a bit flower-garden-challenged, don’t let that stop you. Native shrubbery and striking branches can look great (and last forever) in an old mason jar with or without water.

2. Refresh the photos in your frames

Since the invention of the smartphone we all take a million more photos than we used to. What we don’t do is print them out. Why don’t you spend some time plucking some of your snaps out of web-cloud oblivion? Create a folder of favourites then print them out to put in frames.

It’s a fun excuse to take a trip down memory lane and you’ll love seeing those moments live on in frames on your walls.

3. Set a timer & just clean

Cleaning is never fun, but it is satisfying. Dedicate a certain amount of time – whether it’s a full day, half a day or simply a few hours – and just go for it.

With the weather warming up you can open the windows, put on some music and before you know it, your timer will go off. When you’re done, try lighting some candles to take away that disinfectant smell. Then pat yourself on the back, invite some friends over and reap the rewards of a fresh, clean home.

Spring tidy-up: Seasonal home maintenance

4. Re-arrange your bookshelf

An artfully arranged bookshelf can make a world of difference to a space.

Bookshelves are a natural focal point of a room because of their sheer size – a quick refresh can make a world of difference to the look and feel of a room.

To style yours like a pro, try varying heights and textures. Lay bigger books down, stand smaller books up and intersperse with rustic and raw materials – it could be a ceramic vase, a wooden frame or a cactus plant. Remember bookshelves don’t have to be just for books – use curios and keepsakes as artful bookends.

5. Frame forgotten prints & postcards

Do you have a drawer under your bed filled with postcards, birthday cards and prints you purchased overseas? Find some old frames and get to work on some of the negative wall space around your home. For larger prints, consider getting them professionally mounted and framed. A good framer can make the humble print seem like an original.

6. Roll out a bright rug

Just like a rich Persian rug has the power to warm up hardwood floors in winter, a bright, geometric, striped or polka dot rug is just what you need for spring. Try round shapes to soften up square lines.

To really makeover a space, why not drag a multi-coloured rug into an unexpected, cold space, like a kitchen or outdoor terrace. It’s an instant elevator that will draw people into the space adding warmth and life.

7. Go plant crazy

Indoor plants you never knew you needed.

The sun has finally come out of its hiding spot, so it’s the perfect time to adopt some colourful new friends.

Succulents are low maintenance, but they love sun, so start building an indoor collection in different shapes and sizes to line your window sills and dot throughout the home. Get creative with pots as well – they don’t have to be from a plant shop. Vintage teacups make cute planters and are a great way to up-cycle chipped crockery.

8. Treat the house to something small

A new tablecloth, shower curtain, bed sheets or some tasteful cushions can make a surprising amount of difference to the look and feel of a space.

That’s not to say you should go nuts at the homewares shop and come home with a boot-load of dust-collecting items. But if you can justify a smaller item for the sake of a fresh new look, now is the time to go for it.

The spring selling season is upon us and the thoughts of many trying to sell their homes will turn to how to attract a buyer.

Using a stylist, baking fresh bread and brewing coffee are ways to ensure your home has the right look, feel and aroma when it comes to presentation for an open for inspection.

But using flowers can also make a big difference, according to Emelia Bristow of Pearsons Florists in Sydney.

“Flowers instantly create a beautiful, fresh and lived-in ambiance to the home,” Bristow says.

“When you have an open home a lot of people use their senses to distinguish if they desire the home. Flowers not only smell divine but instantly wow people and make them feel comfortable and happy.”

Small bouquets look lovely in bathrooms and laundries. Picture: Pearsons Florist

Pair the bloom with the room

The placement of flowers is important when you’re showing off your home.

“Flowers need to be on show but also compliment the space they are in. I find large floral displays are excellent in a foyer or hall space and make people feel welcome,” Bristow explains.

“In a kitchen add a plant or a vase of green foliage to create a feeling of freshness. In a living/dining space add something elegant – a phalaenopsis orchid plant always creates a feeling of opulence.

“Don’t forget about the smaller rooms in the house – delicate bottles or little vases of cut flowers in the bathroom or ensuite, bedroom or laundry. Flowers soften the space, especially if the room is full of appliances and minimal furnishings.”

Placement of fresh flowers is important to consider. Picture: Pearsons Florist

Work with the interior style

Choosing the right kind of flowers is also important, so it’s vital to work with the style and colour palette of your home.

“If the French provincial look is something your home displays, it is best stick to garden blooms like roses, lisianthus or lilies,” Bristow says.

“Buying them when they are fresh and closed is a good idea. If your home has a lot of timber and raw furnishings then textured or tropical leaves and native flowers would look natural in the space.”

Use larger arrangements in entry areas. Picture: Pearsons Florist

Floral styling tips

Bristow’s top five tips for using fresh flowers for your open for inspection are:

1. Use a professional: Always buy your blooms fresh from a florist.

2. Change the water every couple of days: Dirty water in a vase looks horrible and can be smelly.

3. Remember to take care of your blooms: Condition the flowers by removing any leaves that will fall below the water line in your vase and remove dead leaves or petals as they occur to keep your flowers looking as fresh as possible.

4. Don’t be afraid to try something different: Flowers are a great way to experiment with colour. If it doesn’t work this time then you can always try a different shade next time.

5. Work with the season: If you are showing your home in winter, keep the blooms warm and textured creating a cosy feel. In the spring use a branch of blossom for freshness. In the summer go for bright happy flowers.

No matter how safe and secure you feel in your home, it’s a fact of life that bad things can happen at any time—floods, fires, sinkholes, theft. And that’s why homeowners insurance is a must. But how much does it cost? The average annual premium runs about $952, but a bunch of unique factors can go into calculating a specific quote, and that information could help you get a lower rate in some cases.

Got it? Let’s look at the things that make a difference in how much you’ll wind up shelling out:

Age and condition of your home

This includes everything from a house’s roof to its pipes, heating system, and electrical wiring. For instance, the lead and galvanized pipes found in older homes “result in higher premiums as they are more prone to cracks or leaks than the copper and plastic piping used in newer homes,” says Paul Boudreau, insurance broker at Rowat Insurance.

Price to rebuild per square foot

Since homeowners insurance claims often require rebuilding whatever part of your home succumbed to fire, flooding, or other disaster, most insurance policies factor in the price per square foot to rebuild in your area based on current construction rates. While the national average is $95.51 per square foot, the overall cost of policies can differ drastically.

It’s important for your agent to do a reconstruction cost estimate to ensure “the proper rating for building materials,” says Jason Pesch, owner of a local insurance agency in Scottsdale, AZ. While most policies pay replacement cost (the cost to rebuild a home), some pay only the depreciated current value for the whole house.

Probability of insurance claims in your area

“If your home is located in an area prone to tornadoes or forest fires, you’re going to have a higher premium due to a greater risk of damage,” says insurance expert Michael Senderovich. In other words, the more known risk there is to your home, the stiffer the premium.

For example, the annual cost of insuring a home in Louisiana is $1,722—the nation’s highest due to the claims filed after Hurricane Katrina. (The state with the lowest price: Idaho, averaging just $534.)

Since every standard policy excludes coverage for natural disasters like earthquake and flood, be sure to check with your agent to see if you need the extra coverage. Note that the cost of those add-ons could easily exceed the price of your homeowners policy.

Your credit score, age, and other personal info

You—yes you—also factor into how much you’ll ultimately pay in homeowners insurance. According to Erin Wenzel, account manager at Michigan’s Provision Insurance Group, everything from your credit score, marital status, age, level of education attained, and frequency of claims submitted on prior insurance policies will increase or decrease your rate. (Hint: A higher credit score and few or no claims usually result in a lower rate.)

Whether your home has recreational (and risky) amenities

A home with a swimming pool, trampoline, or certain other “fun” features signals risky business to an insurance company—and your price quote will reflect that. Same goes for homes with pets or farm animals that could be dangerous (e.g., large dogs or horses).

Increasing home prices

Inflation or the increased value of your home in an upmarket may cause your premiums to increase each year.

Safety features in your home

You may be able to snag a discount if your home has a nifty feature that an insurance company may find attractive like storm shutters, security systems, or carbon monoxide detectors. If your home doesn’t have these, consider upgrading.

“Installing a security system for $30 per month may reduce your premiums by at least that amount—and provide additional safety for your family at the same time,” says Wes Taft, co-founder of moveCHECK.

How to lower the cost of homeowners insurance

However painfully obvious this advice may seem, you should shop around for homeowners insurance. Many consumers go with the first quote they get in order to cross one more thing off their list during a move or the home purchasing process. And it’s a big, costly mistake.

“An informed insurance agent that can shop your home with multiple insurance carriers is your best bet at finding a great rate for your home,” says Wenzel. Ask the agent to explain why the premiums are different and what the trade-offs are.

And this isn’t just something you should do when you first buy a home, but every year.

“Make an effort to get a new quote each year, and shop around if you’re not happy with your current rate,” Taft says. Insurance companies hungry for new business offer competitive rates.

Anya Semenoff/Getty Images

The emptiness of a new home can be overwhelming. With so much space to fill and so many decorating decisions to make, you might feel like your house will never be truly yours.

But there’s no need to go hog-wild in a furniture store three days after closing on your new home. Buying too much now might mean restricting your flexibility later (those purple drapes really don’t go with everything).

However, there are a few must-haves every new homeowner should add to their shopping list to make the space feel cozy in no time. Let’s take a look.

Have some ideas of your own? Take a look at our discussion over at House Talk.

1. Nothing

Yes: Nothing.

“The biggest mistake new homeowners make is to run out and buy a lot of third-rate furnishings just to fill a space,” says Beverly Solomon, the creative director at Beverly Solomon Design.

Sit down—or walk around—in your new space and get a feel for it. How does it flow? How does the light track across the room? What colors add joy to the home—and which don’t? Once you’ve spent some time in your new house, you’ll be better able to choose items that complement your lifestyle.

“Have the courage and confidence to give yourself some time to get the feel of your new home before buying anything,” Solomon says.

2. Window treatments

Peter Mukherjee/iStock

Of course, at some point you do have to fill that space. You can’t live in an empty home forever.

Drapery, blinds, and shades may not be sexy, but they should be first on your to-buy list. Unless you’ve purchased a mountain home surrounded by thick evergreen trees, window treatments will keep your new home from the prying eyes of peeping toms and curious neighbors—and prevent you from being rudely awakened by early morning and afternoon sun.

“Start with some sort of basic shade or blind that will give you privacy,” says Tiffani Stutzman, a designer in Baton Rouge, LA. Stick with neutral colors until you settle on a decorating scheme.

3. Books and objets d’art

ideabug/iStock

Sad, empty shelving does your new home no favors. If your home comes with built-ins, immediately fill them with your favorite books and decorative objects. If it doesn’t and you don’t have any bookshelves, pick some up to organize your stuff as well as add a touch of character.

“Nothing says ‘cozy’ and ‘home’ like well-curated books and meaningful accessories,” says Carole Marcotte, owner of Form & Function in Raleigh, NC.

You don’t have to spend big bucks on bronze elephants and weird metal spheres to break up your blocks of literature. Marcotte recommends displaying sentimental items such as signed baseballs and your grandmother’s fine china.

4. Updated hand-me-downs

SvitlanaBelinska/iStock

OK, fine: You’re technically not buying this stuff. But you are purchasing the sandpaper and paint to transform your favorite aunt’s buffet table into a contemporary masterpiece.

Not only is revitalized furniture much cheaper than something brand-new, but it’s an easy way to bring a feeling of familiarity and warmth to your new space.

“Only use pieces that you truly love, or that add some function to the space,” Marcotte says.

5. Side tables

YinYang/iStock

OK, fine: You’re technically not buying this stuff. But you are purchasing the sandpaper and paint to transform your favorite aunt’s buffet table into a contemporary masterpiece.

Not only is revitalized furniture much cheaper than something brand-new, but it’s an easy way to bring a feeling of familiarity and warmth to your new space.

“Only use pieces that you truly love, or that add some function to the space,” Marcotte says.

5. Side tables

Junko/iStock

If you’ve snagged a sweet Mid-Century Modern house with vintage fixtures, ignore this step. But if your new space could be described as “builder grade,” get thee to a home improvement store ASAP.

“Replacing the contractor’s basic style fixture in the dining room with your grandma’s chandelier or something that represents your style is a great way to connect your personality to the home,” says Michala Monroe, the owner of M Monroe Design in New York City.

That goes double if you’re cursed with the infamous “boob lighting.” You’re not renting anymore, so there’s no need to torture yourself with such terrible sins against design.

7. Live plants

imnoom/iStock

Stop whining about your black thumb. We’ve all killed a plant or two. Don’t let your past failures keep you from trying again.

“Live plants fill empty corners,” Marcotte says. And empty corners are the bane of a new house—just one more reminder that you’re still not fully moved in.

Marcotte recommends picking up large plants such as ficus, palms, or the wildly popular fiddle-leaf figs to fill the space. Truly challenged gardeners can try succulents, which require little care.

8. Flowers

Jodi Jacobson/iStock

You’ve got plants. Now, go colorful with your favorite flowers.

“It’s one of the simplest ways to make a new space feel like home,” says Kate Ziegler, a Realtor and designer in Boston. “Flowers brighten up a space that may still be in transition, and bring warmth and care to unfamiliar territory.”

9. The building blocks of your ‘color story’

Scovad/iStock

Every house has what designers call a “color story”: the palette, tone, and saturation of the colors used in your home that create stylish cohesion throughout the space. You don’t need to decide on your story immediately—over time, the pieces will fall into place—but now’s a good time to start scoping out building blocks.

Look for printed pillows, decorative plates, or artwork–those will help you focus on the hues of your color scheme.

Then, “any companion patterns and prints and the relatively easy matter of solids and textures will fall readily into place,” says Sam Jernigan, a designer with Renaissance Design Consultations in Auburn, CA.

10. Baskets

There’s no need to set up a full-scale organization system yet—although if that’s your thing, go forth and prosper. Instead, pick up several large baskets and use them to store all of those pesky items that clutter up a new home.

“These baskets add lovely texture and important function,” Marcotte says. “They can be layered under leggy pieces of furniture for dimensional interest, provide storage by a front door for shoes, and store all of life’s clutter that builds up quickly, even in a new home.”

Do you know someone who bought their first home in 2016?

What do you buy a FHB for their maiden Christmas under their very own roof?

We’ve got all festive and compiled seven fabulous gift ideas for your favourite newbie home owner:

A home colour/design/decor workshop

A consultation with an interior designer or colour specialist can help new homeowners inject some personality into their pads, says Jennifer French from Inside Out Colour and Design.

French says “usually” a consultant will come up with decor/colour/design ideas the homeowner will not have thought of.

“An initial consultation (costs) is in the vicinity of $200 and the homeowner will receive numerous ideas, suggestions and places to shop to assist creating their dream home,” she says.

“These days many first time homeowners already have furniture and white goods, so finding out how it will work in the new home and identifying areas that need attention is valuable.”

Try to find a designer based in the new homeowner’s neighbourhood as they’ll have sweet inside knowledge of local architecture and housing styles.

A consultation with an interior designer can help new homeowners inject personality into their pad.

Change of address memos

One of the cutest ways to let mates and favourite rellies know you’ve moved to your own digs is with a swish relocation card.

You fill in your new address and post them out; simple.

There are plenty of options but one we like is from South-East Queensland outfit Indikat Designs, who has a set of 10 with envelopes for $25.

A housewarming themed hamper

What about making a gift hamper full of all those little bits and bobs you need in your own home?

Think:

Candles (for inevitable black outs)Luxurious soaps (a true indulgence in the era of mortgage payments)Drink coasters (for those myriad housewarming parties)Bottle openers (refer to previous listing)Basic tool kit (for tightening your own front door knobs)

And if you don’t feel like doing a hamper scamper, Aussie outfit Bindle can do it for you; it makes hampers out of sustainable local products.

‘Housewarming Bindle’ is $110 at bindle.com.au/products/housewarming

A funky kitchen appliance

Gifts for 21st century first home buyers’ first kitchens are certainly not limited to beige two-slice toasters and 3-litre kettles.

Get yourself to the top of your first-home buying buddy’s dinner party invite list with myriad cutting-edge kitchen helper gifts, including:

A sporty Breville Juice Fountain Compact in red, yellow or green (149.95)A Kambrook Air Chef air fryer ($169.95)A Kambrook Rotating Stove Pizza Oven ($79.95)A Zoku Ice Cream Maker ($39.95)

FHB and Star Wars fan: Decor from a galaxy far, far away

A cook book or spice rack

Few things scream “I’m a new homeowner” more than your very first cook book or spice rack. And there are more than enough options to choose from.

There are books focused on a theme you know the FHB loves – Italian, Indian, Vegetarian, Cajun, Thai to name but a few – or maybe a favourite TV cook?

Another option that caught this blogger’s eye is an interactive cookbook called Summer TABLE, just launched by Jodie Bright, which includes more than 100 recipes for fast, delicious and healthy meals for every night of summer. The 224-page book incorporates a free app.

“Scan a QR code from a recipe in the cookbook and produce a shopping list on your smart phone, with all the items you need sorted into the supermarket sections,” Bright explains.

Summer TABLE is available from independent bookstores across Australia or www.hellotable.com.au (its RRP is $34.95).

Spice up a new homeowner’s life with a Herbie’s Spices Pantry Start-Up Kit including 20 spicy staples in a neat pine wood box. Costs $135 at www.herbies.com.au/shop

A dress for a wall

When you buy your first home, you spend a lot of time staring blissfully at your walls. You have worked hard for those straight up-and-down babies, those blank canvases, all awaiting your mark.

A suitably stylish print or poster, or original piece of art (budget-permitting) is a winning stocking filler for the FHB.

Listings fall in August as vendors prepare for spring selling season

Residential property listings fell across Australia during August, however the fall was likely a seasonal occurrence as sellers prepare for the traditional spring selling season. Figures from SQM Research show there were 333,123 residential listings across Australia in August, representing a monthly fall of 4.3%. In year-on-year terms, listings were 0.4% lower when compared with August 2015. Over August, Hobart saw the largest monthly fall in listings at 7%, followed by Adeliade at 6.4%, while listings fell by 5.2% and 4.6% in Brisbane and Perth respectively. The remaining capital cities all saw smaller falls of between 2.8% to 3.9%. While all capital city markets saw monthly falls, the year-on-year figures paint a different story. Hobart in the only market where listings are lower when compared to 12 months ago, recording a significant decline of 10.7%. In Melbourne listings have remained flat over the past year, however they have risen in all other markets. Sydney has seen the biggest increase over the year at 12.3%, followed by Brisbane at 9.3%. In Perth listings are up 7.9%, while Adelaide has seen a yearly increase of 2.4%. Canberra and Darwin have seen smaller yearly increases of 0.1% and 0.3% respectively. SQM Research managing director Louis Christopher said he expects listings to increase as spring rolls on, however the figures do a show a split in conditions across the capital cities. “Our latest indicators on listings and asking prices suggest the national housing market is not displaying any major uplift in activity at this point in time,” Christopher said. “It seems to be a very mixed housing market overall with the stronger markets being Melbourne and Hobart and the weaker markets being Perth and Darwin,” he said. According to SQM, asking prices were largely flat during the month of August with a minor 0.1% rise for houses and a 0.2% decline for units. Year-on-year results reveal Melbourne’s median asking prices have risen 14.5% for houses and 5.2% for units, while in Hobart the median asking price for a house has risen 4.4%, while unit asking prices have jumped 22.6%. Meanwhile, median asking prices for houses in both Darwin and Perth continue to fall, down 7.8% and 5.2% respectively over the year.

Whether it’s to fund a dream holiday, chip away at the mortgage or just for a rainy day, who doesn’t want to save some cash?

With the average Australian household spending about $1225 each week on living costs, home is the most obvious place to look for savings.

There are savings to be had, simply by switching out these six things in the home.

1. Lights! Lights! Lights!

Switching to energy-efficient lighting is one of the easiest and most cost-effective ways to cut your power bill. Switching from incandescent globes to LEDs or compact fluorescent bulbs can save up to 80% per globe.

Another way to reduce lighting costs is to install motion sensors on security lights, so you don’t have to remember to turn them off at night. Also, use solar lights to illuminate garden paths. They store energy from the sun during the day and automatically light up at night – for nothing.

2. Switch electricity providers

Electricity is one of any household’s biggest bills, so it’s logical to look closely at this expense. The “set and forget” mentality many people have towards their electricity provider means they sometimes pay too much.

Retailers now have to compete for your business, so they offer a range of different discounts, bonuses and payment plans.

Shop around to ensure you’re getting the best deal possible.

3. Long luxuriating showers

Time to put a dampener on your excessive morning routine. Picture: Getty Images

Hot water uses about 25% of a home’s energy – and is the largest producer of greenhouse gas emissions in the average Australian home. To save on your power and water bills (and help the planet) stick to four-minute showers.

Switching from a standard showerhead to a three-star rated head could reduce your hot water bill by half too.

If you’ve got a heated towel rack, stop using it. It’s probably costing up to $200 a year to run.

If renovating, consider installing a solar hot water system; they’re much more efficient and rebates are available in some states and territories.

4. Lazy laundry habits

Let the sun and wind power your laundry habits.

Almost every step of doing the washing is power-hungry – so costs you money when the bill arrives.

Don’t be lazy! First, wait until there’s a full load before putting the washing machine on – and always wash in cold water. Then, consider if you really need to use the dryer.

Even in winter, it’s normally possible to dry clothes either in the morning outside or inside when you’ve already got heating on. Using a line rather the dryer can save you more than $100 a year.

Also, if it’s time for a new dryer, go for one with a high star energy rating. A one-star dryer uses nearly three times as much electricity as a six-star dryer. That translates into $100s each year.

Another way to save is by doing all the dreaded ironing at once – not sporadically during the week – because you don’t waste energy heating up the iron each time.

5. Single, brand-name items

Buying products you need in bulk can save cash. Picture: Getty Images

When it comes to groceries and other household items, always buy in bulk when things are cheaper and go generic. Portion out larger packs of meat, laundry powder and other expensive products into smaller packages, as it’s cheaper and means you only use what you need.

Also, swap brand names for generic products. You won’t notice the difference, but the savings will add up.

6. Beer fridge or chest freezer

Get rid of that beer fridge or chest freezer gathering dust in the shed – or replace with a more efficient appliance.

If you don’t use them, they’re just burning cash in power costs.

Winter is over and we can hopefully start to say goodbye to colder weather as we move into spring and then head towards a hot summer.

Spring is the busiest time for the residential property market as more buyers look to sell. This year it will be no exception so what else can we expect to see this season?

1. More houses on the market

Spring is the preferred time for people to go to market. For some, it is because their gardens look best or if they are located close to the beach, the promise of a lifestyle can be a good selling point.

It may just be because there are more buyers out there or because agents are less likely to be on holidays. Regardless, if you are a buyer, there will be more choice out there.

2. High clearance rates in strong markets

Clearance rates in both Melbourne and Sydney have been over 70% for some time now. In Sydney, recent weeks have seen them exceed 80%.

While more stock on the market may reduce them, the strong performance of these markets on other housing indicators such as price growth, as well as more general economic data, would suggest that they will remain high.

3. More premium property entering the market

Premium houses are more likely to sell in Spring.

If you have a very expensive house and you are looking to sell, chances are you will look to spring. More premium property enters the market in this season.

The drivers are likely to be similar to the rest of the market (e.g. nicer gardens) however, a high proportion of these properties also have water views which tend to look best in spring as well.

4. No change in interest rates

The next move in interest rates is likely to be down however, my tip is that the Reserve Bank will wait until the start of 2017 to make a move.

The bank now expects inflation to remain low until the end of next year, so unless there is some particularly bad news with GDP or unemployment figures they are likely to hold rates until next year. The movement of US rates will also be high on their watch list.

5. Stable or declining prices in some capitals

Dynamics are very different across capital cities when it comes to price growth. Brisbane, Darwin, Adelaide and Perth have all seen prices decline over the past month. Adelaide has seen moderate growth while in Melbourne and Sydney increases remain strong.

Over the next three months, expect to see Melbourne and Sydney growth continue while conditions for price growth remain more muted in other capital cities.

6. Rents declining

Lots of development and more investors in the market has meant that rents have been steadily declining. Over the past year they have dropped on average 0.3%.

It is likely that this steady decline will continue however across capital cities there is likely to be divergence. Sydney and Melbourne continue to see rent rises, driven by strong economic and population growth in those cities.

Surprisingly Hobart has seen some of the strongest rental increases of all capital cities and given no major changes expected to supply, economic growth or population growth over the next three months, this is likely to continue.

Residential property is possibly one of the best tracked markets, but when it comes to data it can be difficult to know what to look for and what really matters.

Here are the top five statistics to track when you are looking to understand where the market is headed.

1. Median prices

Watching median house prices change is currently the best way to see how the market is performing and it is possible to look at this data daily with CoreLogic RP Data providing an index for five capital cities.

Once you have narrowed down the suburb you want to buy in, median price changes by area can be found on realestate.com.au/invest. Right now Sydney and Melbourne are continuing to see price growth. Perth is the weakest market where prices have dropped by 5.6%.

2. Rental rates

Strong rental increases, coupled with strong increases in median prices, show that the market is strong from people who want to live in houses, as opposed to investors speculating in that market.

CoreLogic RP Data on rental rates is currently showing rental declines in Brisbane, Adelaide, Perth and Darwin. However, no city is seeing rates in excess of 2% per annum. This slow rate of growth suggests that demand for housing is slowing and the increase in prices being seen in Melbourne and Sydney is increasingly being driven by speculation.

3. Clearance rates & number of auctions

In Sydney and Melbourne looking at clearance rates gives a weekly indication of the performance of the market.

Generally, if clearance rates are:

Above 80% – very strong conditions

70-80% – strong conditions

60-70% – moderate conditions

Below 60% – slow market

It isn’t enough to look at clearance rates – the number of auctions is also an indicator. Right now, the clearance rate in Melbourne is close to 80% but the number of auctions has dropped significantly. This would suggest a slowing market.

Sydney has both a growing clearance rate and an increasing number of auctions indicating a very strong market.

In slow market conditions, it is more unusual for an agent to recommend going to auction. The strength in Melbourne and Sydney is not evident in other capital cities and both auction numbers and clearance rates are low.

4. Interest rates

Low interest rates have been a key driver in investment in housing. Cheaper funding allows people to borrow more which leads to price growth.

Right now we are seeing record low-interest rates and the outlook for rates is for a continual decline. While money is cheap, access to funds is increasingly challenging for investors – both locally and offshore. For this reason, understanding restrictions to financing is also important.

5. Supply

Finally, keeping a track of upcoming supply provides an indication as to whether there is too much or too little housing being developed. The ABS tracks a range of housing supply indicators including housing approvals, completions and commencements.

My personal favourite is the approval data as it provides a better idea as to what the pipeline is, so is forward looking.

Although not all developments approved will be completed, a market where we are seeing high development approvals, combined with a drop in house prices and a drop in rental rates, is challenging. Right now, that is Perth.

Morning Briefing: RBA says housing concerns are easing

Australia’s central bank said inflation would remain low and the economy could grow faster, while house-price concerns had cooled, in explaining its decision to cut interest rates for the second time in four months. “While prospects for growth were positive, there was room for stronger growth, which could be assisted by lower interest rates,” the Reserve Bank of Australia said in minutes of its Aug. 2 meeting, when the benchmark was reduced to a fresh record low of 1.5%. “The risks associated with rising household sector leverage and rapid gains in housing prices had diminished.” RBA Governor Glenn Stevens and his board are using easy policy and a weaker currency to encourage growth in services like tourism and education amid the winding down of a once-in-a-century mining boom. It’s been hit and miss: while the economy has grown faster than the central bank predicted and unemployment remained under 6%, core inflation and wage growth are both at record lows and there’s little sign of a pick-up in business investment. “There continued to be considerable uncertainty about momentum in the domestic labor market and the extent to which domestic inflationary pressures would rise over the next few years,” the central bank said.Federal court sides with ASIC against WA developer A West Australian-based property developer has had to surrender her passport as the Australian Securities & Investment Commission (ASIC) continues their investigation into a property investment scheme in the Pilbara. Perth’s Federal Court has made interim orders against Desiree Veronica Macpherson that require her to surrender all passports held by her, any visa entitling her to enter, visit or reside in any country other than Australia and any airline ticket(s) for travel outside Australia until further notice. Macpherson is a director and direct/indirect shareholder of companies Macro Realty Developments Pty Ltd, Macro Realty Pty Ltd, Macro All State Investments and Securities Ltd, Macro All State Investments and Securities Ltd, Pilbara Property Developments Pty Ltd, which form the Macro Group. The Federal Court also made interim asset preservation orders against Macpherson and the Macro Group, as well as restraining her and the Macro Group from providing financial services advice, dealing in financial products, promoting financial products and otherwise carrying on a financial services business.

Survey reveals major property turn-offs for Australians High crime rates are the major turn off for Australians when it comes to making a property purchase according to the results of a new survey. Carried out by Finder.com.au, the survey of more than 2,000 Australians found that 75% of people would not by a home in an area that had higher than average crime rate. Being close to noisy pub would also stop 68% of people from buying a home in a particular area, while 64% said they would not buy in an industrial suburb. In comparison, only 36% of Australians would be put off buying in a neighbourhood where public housing is present, while both being within two kilometres of brothel or being in an area with an above average unemployment rate would only deter 33% of people. Smaller things that would deter people from buying a home included if it was a deceased estate (12%), if it was located within two kilometres of a fast food chain (7%), if the suburb lacked “trendiness” (7%) and if the street number was 13 (5%).Victorian government unveils apartment design standards Melbourne has been a popular choice for apartment developer in recent years, but they may soon have to reconsider future projects as the Victorian government takes the next step in updating minimum design standards. The Victorian government started the process of updating minimum design standards for apartments in May 2015 and this week released its proposed new standards for public consultation. The proposed minimum standards are aimed at improving the quality and liveability of apartments in the state and were partly developed in response to the number of sub-standard apartments that have sprung up in Melbourne in recent years. “Twenty years ago, apartments represented just 5% of all new dwellings constructed in Victoria. Today they account for more than 33,” Victorian Minister for Planning Richard Wynne said.

Moving house can be a very disorienting experience, one that’s often made worse if you’re moving miles away from your familiar suburb where your local barista knows your daily order and your dog has a favourite digging spot at the park down the road.

The only way to overcome this is to throw yourself in head first and make the effort to fall in love with your new suburb. The aim is to feel truly at home in your new digs and the best place to start is with the surrounding streets.

Here’s some ways to uncover an urban hood and shake that newbie feeling.

Hit the footpath

There’s no better way to check out your new suburb than to strap on your walking shoes and pound the pavement. Don’t play it safe. Walk around all the back streets to discover beautiful architecture, hole in the wall cafes or a stunning river walk.

Try it on a Saturday to get a true feel for the neighbourhood. Weekends are when primary schools become second-hand markets, town halls become book fairs and local parks become outdoor yoga classes. Find the closest farmer’s market and score great food, new friends and more local knowledge. Also try cycling if you can; you can cover more distance that way. Local markets can be a great way to get to know your neighbourhood.

Ask your neighbours

When you see your fellow suburb buddies with a cardboard coffee cup or a plastic bag of takeaway containers, ask them where they got it from. They’ll probably be only too delighted to tell you it’s from the amazing Italian deli on the corner, or the Pho place from three streets over. Word of mouth recommendations are always the best, so don’t be too shy to ask for them.

Pay attention to posters

How often do you walk past telegraph poles or walls that are plastered with posters and you barely raise an eyebrow? Start paying attention to the advertisements in your local area. You could find the perfect Pilates course around the corner from your house or an underground film festival at your local bar. The poles are where it’s happening.

Know which locations you already like?

Use our Suburb Recommendation tool and we’ll match other suburbs like those to help you decide on your next move.

Shop around

Most people find the closest supermarket to their house and shop there exclusively, but a great way to get to know your neighbourhood is to mix it up. Buy your herbs from the green grocer, get your bread from the nearby bakery. Be careful not to fall into lazy habits too quickly or you might never discover the amazing antipasto at the Greek supermarket or the perfect pork sausages at the butcher down the road.

Ask your agent

It’s literally their job to sell that suburb, so pick their brains for information. Agents are likely to live locally or at least spend a large percentage of time in the areas they sell for. They’ll know the best places to get brunch, have a business shirt dry cleaned and which park is the best for a Sunday afternoon picnic with family and friends.

In short, act like a tourist until you feel like a local

Give it a go

Make a rule that when you eat out, you aren’t allowed to eat at the same place twice for a while. Try a different cuisine on a regular basis and you’re certain to discover new tastes, sights and services. Make a different rule to try a new thing once a week (or once a month if you’re too busy). Check those posters for ideas. Try lots of different places to eat or drink.

Scope out the essentials

Find your closest hospital, doctor, police station, vet and 24-hour chemist. There’s something comforting and homely about knowing where to go if you need midnight cold and flu relief or a place to take your sick pet. You may never use the dentist that’s right across the road but knowing that it’s there will make you feel right at home.

Follow the crowd

If I’m in a foreign place and there’s a crowd moving towards something, I’ll follow to see what’s going on. I found a night flower market in Paris doing this as well as a swing band performance in Melbourne. Note: If the crowd is all dressed the same just be warned that you may end up at a football game with teams you don’t follow or a Cosplay convention.

Hit online reviews

Tap the tribal mind and hit up places like Zomato, Yelp or Foursquare for reviews and recommendations in your area. You can download the apps on your smartphone and browse for points of interest within a desired distance from your new place.

In short, act like a tourist until you feel like a local. Spend your weekends sight seeing and googling events in the local area. Attend all the gatherings – street parties, markets, fetes – and commit to making your new suburb your home, rather than a place where your property just happens to be.

While every buyer is their own man or woman, there are some common complaints from buyers looking for properties that don’t pass muster. Know what they are and you can avoid them when it’s your turn to sell.

Clingy sellers

It can be extremely difficult to let go of a property, especially if it’s somewhere you’ve made a home and stitched together memories. But once you’ve decided to sell you need to commit to that process.

Give your agent room to do their job, and potential buyers the space they need to get hooked. Sellers that linger during an open inspection, or start regaling inspectees with merry tales of every last crevice will turn most people off.

Even if your stories are actually quite charming, you need to remember that selling a property is a business transaction, and stay as dispassionate and objective as possible.

Selling a property is a business transaction – stay as dispassionate as possible.

Dirt

Walking into a property that’s not well presented is often the death knell for a sale. Buyers will away if they’re inundated with dust, dirt or other muck. Make an effort, and hire a professional cleaner, home stager, or both if you need a hand.

Thoroughly clean the entire property, including all those areas you think no one notices. Living areas, backyards, bathrooms and toilets should get extra attention (you’d be surprised how many people use the bathroom at an inspection).

You can’t really overdo cleaning when it comes to selling – properties that just look neat and acceptable might not be enough, especially if you’re commanding top dollar.

Your home should shine as much as it possibly can.

Smells

Ah, the good ol’ nose, always ruining things. Actually, we should be glad we’re so sensitive to smell, and that smells can have a big impact on our property buying process.

Setting up your place for sale can involved creating a set of inviting smells. But it should also involve getting rid of the unappealing ones.

Top of buyers turn off lists are pet smells. Even if we love our own animals, we don’t really want to smell other people’s, especially when it’s in an environment we’re trying to imagine kicking back and relaxing in.

Other smell turn offs are cigarette smoke, mustiness, food and overpowering perfumes or incense (if you’re dressing your home for sale, less is more).

Read more: Smells that sell property

Clutter

If your property is for sale, you usually need to do a little more than a quick spruce (unless you keep an amazing home all year round). Declutter strategically and systematically, starting with those areas that will interest most buyers when they inspect your home, and the areas they’ll do most of their living in.

A cluttered living room is harder to explain away than a cluttered garage, for example.

Even organised clutter can be unattractive to potential buyers.

Getting a professional organiser in to help you out can be a great idea, especially if you’re overwhelmed with all the other business involved in selling a home – not to mention living your life around it.

A pro can look at your clutter objectively and take quick, decisive action to remove the excess and store the rest out of sight.

Read more: 5 things you can do to organise your home

Temperature

Call it the Goldilocks effect.

If a property is too hot or too cold your buyers will bristle. Though it mightn’t be a deal breaker it does invite pointy questions – does the heating or cooling work as it should? With such high ceilings, it is expensive to heat?

Buyers get turned off it they can’t experience your home at its optimal comfort levels.

No price

Fewer things will frustrate a buyer more than looking at an advertised property with no price.

Your listing is usually the first time your possible buyer will see your home. If the required detail isn’t there, it’ll have be something truly unique to get them to dig deeper, rather than just scrolling past to the next property that meets their criteria.

Price is often the first thing buyers will look for when house hunting.

Budget is all important for a buyer. It’s not always possible to pin down a finite dollar figure, but if your property advertising doesn’t at least have a range listed, it’s a top turn off for buyers, who probably think they’re in for a nasty shock (even if the home is reasonably priced).

Help them marry their budget to your property and be upfront.

Read more: How to stand out at auction

No address

Buyers want and deserve to know where their investment is located. Sometimes the suburb alone isn’t enough; surrounding streets and amenities can often make or break a sale.

Make sure your agent includes the full address you have available so it’s easy for buyers to do their homework on your property.

Not including information can be seen as a way to hide less than desirable details, whether or not it’s the case. And hiding doesn’t help anyone.

No photos

Would you buy a product sight unseen?

Photos are the single most powerful tool to inspire a potential buyer to inspect a home, or make an enquiry. People need to imagine their lives in your property, or get an authentic impression of how it will stand up as an investment.

Work with your agent to create a series of photos or video that shows your home in its best possible light. No visuals bodes poorly.

Your agent

Just as your agent can make your sale, they might also break it if buyers are finding them hard to reach, or difficult to deal with.

Your agent is working for you, so make sure they’re treating buyers with respect and professionalism. Most agents are great at this and you should be able to ferret out their personality when you meet, greet and decide to appoint them.

Avoid these traps and you won’t sabotage your sale before you even start. It always helps to put yourself in the shoes of the buyer.

Would you buy a home with insufficient information listed, or one that looked messy, chaotic or smelt funky when you went for an inspection?

You’ve finally found it: a home you’re swooning over and dying to own. From the exposed ceiling beams to the hardwood floors, this feels like the place. So what’s next? Don’t just stand there dumbstruck; it’s time to dig deeper and ask questions—and not just the kind that randomly pop into your head, either. You need to hit all of the necessary topics head-on, and some of them are not so obvious.

But you’re in luck: We’ve pulled together a checklist of some of the most important initial questions to ask when buying a home:

What is the home’s sales history?

When was the last time the house sold, and how much did the current owners pay for it? This is essential intel, and you don’t even have to ask the seller or your real estate agent about it, because it’s posted on every MLS listing. All you have to do is scroll down to find it. But make sure you know it.

When buying a home, the previous sale price will give you a sense of what the sellers might expect you to pay—but keep in mind that a home’s true market value is based more on what comparable homes are selling for now rather than what it went for in the past, says Los Angeles Realtor® Jennifer Niman of Berkshire Hathaway HomeServices. Sales history will also show you whether the home’s price has been trending up or down over time, which can help you hone your negotiating stance.

Did the sellers make any major renovations or additions?

If they’ve overhauled the kitchen, added a bedroom, or finished the basement, you’ll want to know that—and, ideally, see receipts from contractors to get a sense of what they paid for these upgrades.

In general, this will give you a ballpark notion of how much money they’ve sunk into the home—and what they hope to get out. That said, don’t assume you have to fork over as much cash as they put in; home improvements generally reap only a 64% return on average. And that return on investment varies widely based on which renovation is done.

How much are the property taxes?

Property tax history is also typically available right on the listing detail page. If you can’t find it, ask the seller. You’ll want to find out what previous owners paid, but understand that the property tax, since it’s based on a percentage of the value of the house, will probably be affected by your purchase price. This could be a huge additional expense, and you’ll need to budget for that when putting together your offer.

What are the monthly maintenance and utility costs?

Is there any type of homeowners association fee? Find out. Also learn what kind of power the house uses, be it gas, oil, electric, or a combination, and ask what the average monthly bill for each is. Also inquire about water, waste removal, and any other utility costs that are applicable.

Has there ever been a broken pipe? Sewer backup?

This may sound trivial (not to mention unpleasant), but according to the Insurance Information Institute, broken pipes account for an estimated 22% of all home insurance losses. If the homeowner doesn’t ‘fess up, a good home inspector can probably find evidence of either one of these situations, so you might want to put these on your list of questions to ask your inspector, too.

How old is the roof?

The 2015 Remodeling Impact Report from the National Association of Realtors® says the national median cost of an asphalt roofing replacement is about $7,600. It would be good to know how soon you might need to lay out that substantial amount of cash.

Have there ever been any pest infestations?

If there was an infestation, when were pest control procedures undertaken? No, this won’t necessarily mean the house is pest-free at the time you’re buying it, but it’s a good starting point to know the history. Many buyers require that termite treatment be included in the price; it’s easiest to tent for pest removal when the house is empty, between owners.

Are there warranties on the appliances, HVAC system, garage door, etc.?

And if so, can the homeowner provide the documentation? Ask for it. This can establish how old these features are, and give you an idea of when they might need to be replaced and how expensive it could be. It will also help you decide whether or not to buy a home warranty.

What are the parking restrictions around the house?

Will guests need parking permits? How many permits are you, as the homeowner, allowed, and can you obtain more if you decide to throw a party? Also, check out the parking situation on the property itself. Will your car(s) fit in the garage? Is there room to park anywhere else on the property other than the driveway?

Does the house have any kind of unusual history?

In many states, owners are legally bound to disclose if a death or major crime has occurred recently on the premises, but there are other circumstances you should be aware of as well. For example: Did anyone famous ever live there? Was it ever used in a film, TV series, or commercial? If so, you might have to deal with fans ringing your doorbell or driving by at all hours of the day or night.

Oh, and if the house has a history of being haunted or paranormally “stigmatized,” you might have a little extra negotiating power when buying a home. Thanks, ghosts.

When was the last time you looked closely at your loan, the progress you are making on paying it off and how it compares to others in the market?

Analysing your mortgage could mean savings for you, as well as the opportunity to pay it off more quickly, invest in other assets or reach financial freedom sooner. Make smaller payments, more often to cut the size of your payments, make more of them. This could even see you pay off your loan faster, and therefore pay less interest overall. If you pay your mortgage monthly, consider changing to fortnightly repayments.

For example, if your mortgage equates to $2400 a month, cut this in half and pay $1200 each fortnight. As well as having more manageable payments to make, by the end of the year you will have paid off $31,200 rather than $28,800. Pay just a little bit extra A minimum repayment is just that – for most loans there is no reason you can’t pay more, whether here and there or regularly. By rounding up to a full number or contributing an extra $100 or even $10, you’ll significantly reduce your mortgage.

It may also be worth considering putting all bonuses, tax returns and gifts into your mortgage. Don’t decrease repayments when interest rates fall Even if your repayments are lowered when fees and interest rates decrease, it doesn’t mean that’s all you have to pay and, by keeping your repayments at the same level when interest rates are lower, you will pay down more of the principle with each payment and make speedy progress on your loan.

Offset it If you can, use an offset account. A mortgage offset account is linked to your loan and the interest payable on the loan from month to month is calculated by deducting what is in your offset account from your current loan. For example, if your mortgage is $500,000 and your offset account has $10,000 in it, you will only pay interest on the remaining $490,000. An offset account will save interest while still giving you access to your savings. It also means investors can preserve the tax deductibility of the mortgage.

Find a better deal Ultimately, your mortgage needs to suit you and your circumstances, or you will wind up paying too much. If you think your current loan no longer matches your situation, speak to your Credit Adviser. They will be able to find the right product for you, as well as negotiating appropriate rates on it. Of course, it is important to make sure that your lender doesn’t charge fees for extra repayments, refinancing, or any other steps you take in an attempt to save on your loan. Your Credit Adviser will be able to provide details and make sure you have a loan that lets you pay down your balance sooner.

Are you struggling to meet your “home loan” and other financial commitments?

Would you like more money left over after making your loan commitments?

If you answered YES to the above two questions take a minute to see if you would benefit by consolidating your loan commitments into one.

Complete the below table with all your current loan commitments. Include home loans, personal/car loans and credit cards.

Lender Amount Outstanding

Loan Amount Repayments(monthly)

$200,000 $1,300

$325,000 $2,110

$225,000 $1,460

$350,000 $2,270

$250,000 $1,625

$375,000 $2,435

$275,000 $1,785

$400,000 $2,595

$300,000 $1,945

$425,000 $2,760

Now find the loan amount that is closest to your total amount outstanding (A) from the table below, then compare your total repayments (B) against what you might be paying if you where to consolidate all your loan commitments into one.

If you want to know more contact LadyBird HomeLoans on 1300 523 924

Disclaimer: The figures quoted herein represent a possible scenario and should not be interpreted as an offer of credit or as credit advice. Loan repayments quoted have been calculated on the basis of secured credit over a 30 year term at a comparison rate of 6.75%. This text may not reflect your individual financial position and you should consider whether it is appropriate for you.

Australian Credit Licence Number : 382350 ACN : 108 658 064