Buy/Sell Tips

BUYING TIPS

To get the most out of your GAIN experience you need to get in the know. We have crafted a raft of no-nonsense resources below which will provide you with everything you need to know about buying with us. From top tips to definitions of industry jargon and how to guides, we’ve got you covered.

A quick guide to buying a house

Buying a house is not as daunting as you might think. The trick is to do your homework and learn as much as you can about how the process works before you start.

Top 5 tips for online auctions

• 1. Do your homework. Make sure you have had a chat to your bank and they are prepared to lend you the money. Also, take a good read of the legal documentation and get a lawyer to review this for you. Simple things like this will save you money in the long run.
• 2. Get a second opinion. You can take anyone along to an open home to view the property with you. So if you have a friend who’s good at spotting potential or problems then take them, and ask lots of questions. This is a serious investment and needs some good thinking.
• 3. Register early. Do not wait until the day of the auction to register. There is a bit of paperwork required for an auction and you need to be approved to bid. So save yourself the stress and don't leave it till the last minute. And remember, by registering you are under no obligation to bid.
• 4. Bid boldly. It's very tempting to wait until the last second to bid which is all well and good if you have the nerve. However, we advise you set your price and bid confidently in your own time. Don't leave it to an element of chance and wait until the final second.
• 5. View the property. Don’t buy anything unless you have actually seen it. If you are offshore – get someone to view it on your behalf. This might seem like a no brainer, but it has hurt buyers in the past.

Getting ready

Find out what you can afford before you start seriously looking and viewing properties.
The best way to do this is by searching online and making use of the many online mortgage calculators. Most banks offer mortgage calculators where you can enter terms for a mortgage and see what your repayments might look like.
It is also a jolly good idea to visit Sorted.org.nz for more information about:

• 1. how much you can afford to pay
• 2. how much the bank will lend
• 3. deposits
• 4. government help
• 5. credit reports

When doing your math’s, don’t forget to consider the other costs associated with buying a house:

Reports

Most lending institutions will insist on you having a builder’s report and professional bank-approved valuation before they will lend you a dime. These reports don’t come cheap, but they are great peace of mind.

Moving costs

You will need to make an allowance for the cost of moving into your new home and to connect the phone, power and internet.

Ongoing annual costs

When you calculate what you can afford, don’t forget to include the cost of insurance, land, water and council rates and if you are buying an apartment or similar, the cost of body corporate fees. And you must not forget repairs and maintenance. Staying on top of any repairs and maintenance will not only help you reduce costs, but it will improve the value of your property in the long term.

Getting a mortgage

Unless you win the lottery, you are going to need a mortgage (home loan). A mortgage is a loan from a lending institution allowing you to borrow money to purchase the property on the condition that you pay it back in instalments over a period of time (term). The catch is you have to pay interest on this loan and, the longer the term and higher the interest rate, the more you pay.
Choosing the right home loan for your circumstances is important - so shop around for the best mortgage. You are under no obligation to stick with your regular bank. Negotiate with the lender and don’t let them get you in too deep. You don’t want to overcommit yourself and find yourself with a 95% loan and be eating toast for 20 years! Just borrow what you need. And pay it off as fast as you can. The quicker you pay it off the less interest you pay.
If you are uncomfortable dealing with a bank or lending institute then chat to a mortgage broker. They are experts in this field and will help you structure a loan to suit your lifestyle.

Join

When you join GAIN as a buyer you will need to sign a buyer’s agreement and read the REA NZ Residential Property Sale and Purchase Agreement Guide.

Research
How do I know what a property is worth?

These days there are many ways to assess the value of a property.

• 1. CV – this is the current valuation assessed by the local authority for rating purposes. This is sometimes referred to as a government valuation (GV) or a rateable value (RV).
• 2. There is a growing number of apps and websites out there these days that help you with getting an indication of what your property maybe worth. However, none can be as accurate as a registered professional valuer who actually visit your property. They come with experience and qualifications that a computer algorithm could never ever replicate. Nevertheless we do believe you should look at them in conjunction with the valuations (if shown by smart vendors) and other information given as part of being a GAIN member.
• 3. Sale price – in some cases sellers will advertise a fixed price or will provide a price indication.

Finding what you want

Once you’ve got a good feel for your level of financial commitment you can start searching for properties– we would recommend you bookmark gain2umatrix.com.
Searching can be pretty overwhelming, so start by making a list of all the ‘nice to haves’ and absolute ‘must haves’.
Consider all types of houses and their respective pros and cons from villas and cottages, bungalows, 1970’s houses, townhouses and apartments and lifestyle properties.
A word of caution, many homes built in the 1990s and early 2000s may have water tightness issues so do due diligence.
Now you can get down to the business of serious searching and finding a selection of homes that fit your criteria.

METHODS OF SALE
Online Auction

An online auction is a method of selling to the person who bids the highest, the person who is prepared to pay the most! It is an open process whereby keen buyers bid against each other. Once the reserve price is reached, the highest bidder becomes the successful buyer.

Negotiation – Private Treaty

A negotiation selling method is when properties are advertised with a fixed price, a price band or with a price and the words ‘by negotiation’. Buyers are invited to make an offer on the property based on the prices advertised. From there the buyer and seller negotiate on an agreeable price.

Buy Me Now

This is a unique proposition by GAIN. The owner sets the price, which is fixed and there is no room to negotiate. The terms and conditions of the sale are similarly fixed and non-negotiable. Like an online auction, a 'Buy it now' offer is unconditional and legally binding. This method works best for investors and people who want to sell in a hurry and for buyers who don't want to negotiate, they think the property is a great price and are happy with the terms.

Tender

This is the secretive selling method whereby a vendor asks for written offers to be presented by a certain date. Any prospective buyers need to submit their “best” written offer to a digital lock box for the owner to then review and consider. It is a very confidential process and there is no reserve price. When selling by tender the prospective buyer needs to complete, sign and submit their sale and purchase agreement when they present their written offer. Because you are signing a legal document it is a good idea to get your lawyer to check it before you submit your offer.

Sold
The sale and purchase agreement

This is a contract between you and the seller that sets out the details of the sale of the property. GAIN emails you the sale and purchase agreement for you to digitally sign. You can also download this from your "My GAIN Page.

What is the deposit and how much?

The deposit is usually 10% of the purchase price and is considered an indication of your seriousness as a purchaser. When the contract goes unconditional you will be required to pay the deposit, which is deposited into GAIN's independent trust account.
Your deposit may only be paid by:

1. Internet Banking - Direct Credit or
2. Cheque payable to: Public Trust o/a NZ Real Estate Trust

PLEASE NOTE: NO CASH DEPOSITS

Payment to be made to:
ANZ Bank
Swift Code: ANZBNZ22
Account Number: 06-0350-0856773-00
Account Name: GLOBAL ADVERTISING INTERNET NETWORK - ​PURE OMNI TRUST
or
Westpac Bank
Account Number: 03-0104-0186911-00 Account Name: Public Trust o/a NZ Real Estate Trust

Legal Information

Before you sign a sale and purchase agreement it’s wise to get your lawyer to look at it and typically your lawyer will handle the conveyancing when the property is settled. If you don’t have a lawyer, now would be a good time to find one. You can find more information about the legal side of buying property at the Property Law website (http://www.propertylawyers.org.nz/).

Settlement

You’re almost there. The date for settlement is agreed during the negotiation of the sale and purchase agreement. This is the day when you pay for the house, take possession and pop the bubbles!
Congratulations - you are now a proud property owner!
 

SELLING TIPS

To get the most out of your GAIN experience you need to get in the know. We have crafted a raft of no-nonsense resources below which will provide you with everything you need to know about selling with us. From top tips to definitions of industry jargon and how to guides, we’ve got you covered.

Top 4 tips for selling your home online

• 1. Plan ahead. You need to allow about 4-6 weeks from the time you list your property through to sale day. If the timeframe between listing and sale day is too short, you won’t be giving potential buyers enough time to view it and carry out their due diligence, if the time is too long, buyers might get put off and find something else. We certainly don’t what that happening!
• 2. First impressions count. For your open home viewings, your home needs to be looking spick and span. Clear away the clutter, open the curtains, switch on the lights and turn on your sales charm. Check out our tips for preparing for an open home.
• 3. If you are selling by online auction then set a sensible reserve. Consult with your dedicated GAIN salesperson, do your research, listen to the market and be sensible about what you really want for your house. A property is not for sale until it hits reserve.
• 4. Tell everyone you are selling! Use social media or flick an email out to friends and families with the URL of your listing telling them you have a property for sale, and then ask them to forward it on/share it. The power of online communications is incredible.

Join up

• 1. Join up and get started by looking around GAIN. Find out who we are, how GAIN works and most importantly find out what works for you.
• 2. If you get stuck, don’t forget to check out our FAQ’s or if you have a question chat with us online.
• 3. If you are keen to list your property with us we welcome you aboard!
• 4. First we need to verify who you are. Either a driver’s license or passport will do the job. If you're a non-NZ resident, you'll need a NZ solicitor to verify your identity.
• 5. At this stage, if you don’t have a solicitor it’s probably a good time to start thinking about getting one. If you’re a bit stuck and need some help, go to link to https://www.lawsociety.org.nz/for-the-public/working-with-a-lawyer/.
• 6. Now a member of the GAIN family you will be given a “My GAIN” page which is your own secure dashboard of your listing. Once you have listed your property you can check in here to track the performance of your property, view questions and answers and keep your reports and important documents.
• 7. Ask for a free appraisal (Comparative Market Analysis) on your property – you will find this to be very useful!

Listing your property

Speak to your local GAIN salesperson/agent and they will help you list your property online. Or, if you would like to start listing the property by yourself then go for it - it's easy!
Tell us what type of property you’re selling - residential or lifestyle? Commercial is coming soon.

• 1. List the property address, suburb and city
• 2. Disclose the CV/GV (if known)
• 3. Decide how you want to sell - online auction, online tender, negotiation or 'buy me now'

The next step is to cover off the property basics, just fill in the online form:

• 1. List your property details, size, beds and baths etc.
• 2. Then list your chattels. Please give details on each chattel so the buyer is informed of what they are getting with the purchase sale.
• 3. Choose your settlement date
• 4. Pick whether you are GST registered or not
• 5. Add your lawyers contact information
• 6. Complete your legal information around the house - who is the legal owner, tenancy, ground lease details, important information that the buyer will need to know. Remember it is important to disclose all information.
• 7. Upload your photographs if you have some. Otherwise GAIN will upload photos for you once the professional photography is complete.
• 8. Marketing information - leave this as to be confirmed and your dedicated GAIN agent will take care of this. We are experts at marketing. However, if you have time please write a few things as to why you purchased the home. We will review everything you have written and will make sure everything is in top shape before going live.
• 9. Set your indicative price – what would you like to sell your home for? What's your dream price? When we receive your listing we will confirm this with you.
• 10. Choose a marketing package. We’ve carefully crafted smart marketing packages to suit all budgets. There is no mark-up in this pricing; it is direct from the third party. Naturally our marketing predominantly supports the online marketplace, however if you want to add some traditional print to the mix we can certainly help you out. Discuss the marketing piece with your dedicated salesperson as they are there to help.
• 11. Once that’s done, you can pay for your marketing package, or choose to pay later and we will invoice you. Yay!
• 12. You’ll need to read the REAA guidelines and then sign GAIN’s listing agreement, which outlines our terms and charges. But like everything at GAIN, it’s all digital, so it’s not in the least bit daunting, even the signing part.
• 13. Time for us to roll up our sleeves and get the hard stuff underway. This means booking the photographer, ordering the LIM, commissioning building inspection report (if agreed) and finding the property titles. We’ll also produce a comparable market analysis (CMA) if you don’t already have one.

Promotion

We'll commission and schedule to photograph your property (if you've selected this package) and get the marketing jobs underway.

• 1. e.g. signage, brochures, digital listings, floor plans and 3D walkthrough so everything is ready to go as soon as you’re listing is published.
• 2. Set your open home dates and times - discuss with your GAIN agent/salesperson when and what time as to show off your home in the best light.
• 3. As soon as your property’s listed on GAIN, we’ll swing back into marketing action and get your listing up onto the other marketing channels you’ve selected –TradeMe, Realestate.co.nz etc. This’ll happen pretty quickly, as we'll have everything set up and ready to launch as soon as we hit publish.
• 4. Now it’s time to tune in regularly, as interest builds, see how many people are ‘watching’. You will receive regular updates on how your property sale is going from your GAIN agent. They will keep you updated all the way through the sale.

Open homes

Talk with your GAIN agent and work out the best time of the day to show off your home to optimal effect.
You need to think about sun and light. Light and warmth in a living area, for example, is always advantageous because prospective buyers always want to know about north-facing living.
Always air the house a few hours before people arrive, to remove any cooking or pet odors. If you must use an air freshener do so, but never overdo it as people are often suspicious of artificial scents or can even be allergic to them. On the other hand, the smell of cut flowers or fresh coffee are positive aromas that can positively influence a prospective buyer’s impression of your home.
Music – playing light classical or jazz in the background can also be another subtle, yet positive influence.
Half an hour before viewers start arriving, take a final look around – wipe all kitchen and bathroom surfaces and put away personal toiletries and check that all valuables have been securely locked away.
Draw back all curtains to let in as much light as possible and depending on the season, open windows and doors or turn on some form of heating to take the chill off the air if it’s cold. If you have a radiant gas fire, a flickering flame even at low heat will enhance the ambiance of any room.
Turn on lights even if it’s a bright day to illuminate the interior to its best advantage.
Another trick is to give all plants and trees, close to the house, a light sprinkle with a hose so the foliage looks fresh, shiny and healthy. This just adds another touch of sparkle to the overall presentation of your property.
And finally check that the entrances, back and front, are sparkling clean and free of any clutter.

Sell

If you are selling by online auction then sit back and watch the bidding take place. Once your reserve has been reached your property will be on the market and you can sit back and watch bidders fight over your property. After the auction is complete the successful bidder will sign the sale and purchase agreement digitally and then you can also sign digitally to complete the sale process. Congratulations - you have just sold your property!
If a buyer meets your Buy Me Now price, GAIN will generate a Sale and Purchase agreement for the purchaser to sign. Once this is completed GAIN will email you a link so that you can complete the sale digitally.
If you’re selling by Negotiation, watch the offers come in online and agree or counter offer until you arrive at a successful price and conditions. Then sign the Sale and Purchase agreement.
If the sale is by Tender, wait until the agreed date then open your digital lockbox. Read the offers and choose one. Once you have accepted the tender price, GAIN will generate a Sale and Purchase agreement, which you’ll sign digitally.

Methods of Sale
Online Auction

An online auction is a method of selling to the person who bids the highest, the person who is prepared to pay the most! It is an open process whereby keen buyers bid against each other. Once the reserve price is reached, the highest bidder becomes the successful buyer.

Benefits are:

• 1. Sense of urgency: With an online auction you have a deadline date for when the property will be sold, so you have a finite selling period. This means those who are keen to bid on the property have to get themselves sorted if they want to bid.
• 2. Buyer competition: In an online auction situation you create real time competition - which can lead to a premium price
• 3. Certainty: There is real certainty when selling by online auction as potential buyers must bid on an unconditional basis. They need to have everything sorted, there is no scope for complicated conditions
• 4. Control: What vendors love about online auctions is the ability to control the reserve price and select a possession date that works for them?
• 5. No price limitations: When you market a property by online auction you don’t list a price so you are not setting an expectation with the market and in turn you can attract a wider range of buyers

Online Auction Rules​

• 1. You must refresh your screen to see active and current bids
• 2. It is suggested that you hold your online auction at least 5weeks after signing a listing agreement. This will allow adequate marketing of your property. If you need to bring your online auction forward, please contact GAIN and they can do this for you
• 3. Open homes should be scheduled to start at least 7 days after your listing has been published to allow for marketing of your home
• 4. Auction is set to start 24 hours before the chosen finish time. For example, if an online auction is set for 8pm it will finish at 8pm 24 hours later
• 5. GAIN online auctions will not allow seller (vendor) bids. However, the seller sets the starting (opening) bid for their property
• 6. Bids – can be set at any number you wish. If you use the auto-bid functionality, bids will increase in increments of $500 until you reach your auto-bid limit
• 7. If you win an online auction you will be notified by email and are asked to sign the sale and purchase agreement online. Once the buyer has completed the sale and purchase agreement the seller will be asked to sign the sale and purchase online and the transaction is completed. Final copies of the documents are emailed to all parties
• 8. Please note that if you are bidding on an online auction you have signed the GAIN buyer’s agreement and are legally bound by the terms

If an online auction does not hit the reserve:

• 1. GAIN will email the seller and let them know that their reserve hasn't been met and will invite them to negotiate online with the highest bidder
• 2. GAIN will email the highest bidder and invite him/her to the price negotiation screen online
• 3. Online negotiation will be open for 2 hours only. It is recommended that sellers are online while the online auction is taking place
• 4. If either party (seller or buyer) cannot start within the 2-hour window after the online auction has finished, the online negotiation is void and the listing goes to a standard offline negotiation state through GAIN
• 5. When the buyer makes an offer, the seller’s window will automatically update with the price and the seller will be able to accept or withdraw the offer by clicking on the appropriate button. If the seller clicks the accept button, then the deal is made. The system will then create the digital sale and purchase agreement for both the buyer and seller to sign online
• 6. If the seller is not happy with the offer, they can keep making a counter offer by typing in an alternative sale price
• 7. If either the buyer or seller clicks the withdraw button, the online negotiation finishes. The online communication is then stopped and neither party can make any more offers. The listing now enters normal negotiation state, where all buyers can make offers on the property through GAIN. The seller now has a chance to change their asking price
• 8. If there are no bids, or the 2hour, window doesn’t result in an agreement the online auction is terminated. The online auction turns directly into an offline negotiation state. The seller will be contacted by GAIN on next steps on how they would like to proceed - you are in control

Negotiation – Private Treaty

A negotiation selling method is when properties are advertised with a fixed price, a price band or with a price and the words ‘by negotiation’. Buyers are invited to make an offer on the property based on the prices advertised. From there the buyer and seller negotiate on an agreeable price.

Benefits are:

• 1. Buyers have the luxury of time to do their due diligence
• 2. Buyers can add conditions to the sale and purchase agreement. Sellers can agree to those terms or change them or choose not to.
• 3. The vendor has time to get contracts reviewed and to draft conditions
• 4. The vendor can choose to accept or reject an offer, giving them complete control over the process.

Buy Me Now

This is a unique proposition by GAIN. The owner sets the price, which is fixed and there is no room to negotiate. The terms and conditions of the sale are similarly fixed and non-negotiable. Like an online auction, a 'Buy it now' offer is unconditional and legally binding. This method works best for investors and people who want to sell in a hurry and for buyers, who don't want to negotiate, think the property is a great price and are happy with the terms.

Benefits are:

• 1. A seller can market and hopefully generate the price they are asking for immediately
• 2. This method is particularly good for people wanting a quick sale with no mucking around waiting for Tenders to come in, negotiating with multiple parties or setting reserves at online auctions.
• 3. In this busy world we live in, people are busy and they just want to set and forget their price.
• 4. It is a method of sale that may attract savvy owners that know exactly how much they think their property is worth/ families trying to sell after a death or health issue in the family /marriage breakups/ or vendors in financial hardship that want a sale quickly may like this method).
• 5. From our GAIN research of buyers, buyers do like to see a price. A property with a price may attract buyers that possibly could be put off by an Auction or Tender situation.
• 6. Developers also enjoy this method as they may have many properties they want to sell at one time with a distinctive price
• 7. Some sellers find other methods cumbersome and stressful. This method can take a little stress out of the situation.
• 8. The method delivers only unconditional offers and signing is digitally conducted

Tender

This is the secretive selling method whereby a vendor asks for written offers to be presented by a certain date. Any prospective buyers need to submit their “best” written offer to a digital lock box for the owner to then review and consider. It is a very confidential process and there is no reserve price. When selling by tender the prospective buyer needs to complete, sign and submit their sale and purchase agreement when they present their written offer. Because you are signing a legal document it is a good idea to get your lawyer to check it before you submit your offer.

Benefits are:

• 1. Sense of urgency: Because you have a deadline date of sale with a tender situation there is a finite selling period which creates a sense of urgency for anyone interested in making an offer.
• 2. Buyer competition: A tender is about putting your best price forward, as there is no room for negotiation. As a result, it creates the conditions for customer competition - which can lead to a premium price.
• 3. Confidentiality: The result of a tender is private and confidential. GAIN uses state of the art technology which includes the use of a digital lock box. No one has access to the offers until the deadline. This allows for better security and anonymity.
• 4. Time to consider: As a vendor you have a five working day irrevocable period in which to decide which offer to accept. This can be important if you need to chat amongst others parties to make your decision.
• 5. Flexibility: A tender allows the vendor to be more flexible with the terms and conditions of the sale e.g. You choose the possession date
• No price limitations: When you market a property by Tender you don’t list a price so you are not setting an expectation with the market and in turn you can attract a wider range of buyers

Are there properties that particularly suit sale by tender?
While any property can be sold by tender, it is particularly suitable for:

• 1. Properties where a number of parties must be consulted, for example, properties owned by a family trust or deceased estate.
• 2. Properties where potential customers would expect to have to do due diligence before submitting an offer, for example, properties with strong development potential.

SOLD

• 1. When the Sale and Purchase Agreement is unconditional, the finalized document will be sent to you, the buyer and your solicitor.
• 2. Then your solicitor swings into action, to handle the conveyancing side of the purchase.
• 3. Job done. Couldn't be easier.

 
PREPARING FOR SALE

You can prepare your home for sale by doing it yourself or you can engage an expert home stager. Using an expert home stager is a great option if you’re time poor, spatially challenged or just can’t be bothered with the hassle.
On the other hand, if you like the idea of rolling up your sleeves and doing it yourself and you want to save some dollars, you can achieve great results if you follow some practical and straight forward rules.
Regardless of which approach you adopt; the objective is the same – you want to increase the appeal of your property for prospective buyers. If the market is busy, a well presented home will always have more appeal and will generally sell faster and often for a higher price. If the market is quiet however, a well presented home will always stand out and attract more attention.
To achieve a well presented home why don't you check out our 30 day step-by-step guide on how to prepare your home for sale. 

DIY home staging 

Doing it yourself is a good opportunity to review what you do and don’t want in your next home; however it can be hard to cast a critical eye over your beloved abode. You need to take a step back, and look at your home from an external point of view, carefully inspecting every part of your home - from the street view and outdoors, each room and finally checking all storage areas, cupboards and wardrobes. We have seven handy tips to help you out. 

1.    Enhance your home’s street appeal
You want people to fall in love with your property from the moment they walk through the gate or up the pathway. 
So get started by tidying the garden. Get rid of all the weeds, fill any gaps if the garden beds are looking a bit sparse by planting cheap and cheerful flowering bi-annuals as fillers. Chuck out any potted plants that look tired and consider whether a gorgeous potted plant at the entrance will enhance your property’s appeal. 
Mow the lawns, clip the edges, sweep any paths and if necessary water blast to remove mold and discoloration from fences and driveways. Then move onto removing any outdoor stuff that is old, broken, unnecessary or likely to create obstacles for visitors. And don’t forget the principle that less is more. Prospective buyers want to see possibilities and this can be hard to do when their view is obscured by unnecessary clutter. 

2.    DE clutter every room, cupboard and shelf in your house
The same rule for outdoors, applies indoors. You want to create a real sense of space, so be absolutely brutal. Prospective buyers want to envisage how they will use the space, which means they don’t want to see clutter on bench tops, every appliance you ever use on display, desks covered in papers and shelves littered with photos of the family.  If you need to hire a storage unit for a couple of months so you can create space in your place, do it. It will be worth the investment. If cupboard space in your home is in short supply, having crammed cupboards will only confirm that this is a problem feature, so clear them out.

3.    Spring clean from top to bottom
Your house needs to sparkle and smell spotless. Remember you want people to focus on the positive features of your house - grubby walls and dirty carpets are a distraction. Approach this like spring cleaning – one room at a time. Polish every surface including balustrades sinks and taps until the whole house is gleaming. 
And don’t forget the windows inside and out. You’ll be amazed at how much extra light you let into the house by simply cleaning the windows. Once you’ve finished we promise you’ll find it will be much easier to keep your place spotless on the days you’re holding open homes. 

4.    Repairs and maintenance
Start work on addressing any obvious deferred maintenance, replace missing light bulbs, rehang curtains that have come off their hooks, replace discolored light switch surrounds, wash or dry-clean cushion clip covers and double check there is nothing that needs doing that could intrude on a positive viewing experience for any prospective buyers. 
People spot problems very quickly, which distorts their impression of the house’s appeal, i.e. they often over estimate the cost, time and inconvenience to fix a small problem and this can be the difference between a sale and no sale.

5.    Tidy and put away every day
Get into the habit of tidying things away every single day. It’s hard work, but console yourself with the thought that the extra effort will pay dividends. 
That means, removing all personal care stuff off surfaces in the bathroom/s, popping laundry in the bin or the machine, storing the iron and board away, removing dirty dishes in the sink and making sure that all benches are completely clear of draining dishes and any other clutter.
Then you need to wipe all surfaces every day - particularly in the bathrooms, kitchen and laundry.  

6.    Give every room a function
When people buy a home, they are buying space and they don’t want to pay for space they can’t envisage using, so give each room a function and one that they can remember.
If you have a spare room where you regularly dump all unessential stuff, clear it out and convert it into a study, rec room, small bedroom etc. If you use the dining table as your home office, whatever you do clear away the laptop and printer before the start of your open home. Remember a dining table signals that this is a dining area, not an office.

7.    Grow your home, room by room 
Don’t forget, buyers are buying space. So make the most of the space you have to sell.
Think of ways of making each room in your house look bigger. A great way to do this is to thin out your furniture to make the room look larger. 
Another thing you can do is increase the wattage of all light bulbs throughout the house so you lighten rooms, creating an illusion of more space. If a bed is too big for a room, remove it and put in a smaller bed and remove any superfluous clutter. The trick is to keep the lines of the room clean... lovely clear surfaces and minimal objects. Now you’ll have viewers imagining what they can do with the space.  

Professional home staging

Home stagers are very skilled at creating exactly the right impression from the moment that a prospective buyer walks into your home until the moment they leave. They are also particularly adept at curating exactly the right look for the house as a whole and room by room, so that it’s perfectly positioned for the type of buyer that will be most attracted to the property.
Every property is different, so they will do a thorough inspection first, confirm a brief and then propose a solution. In some cases, they will remove every item of furniture from the house and start again from scratch. Other times they will replace the odd piece of furniture, rearrange the layout, and focus more on DE cluttering and assessing what works and what doesn’t. 

Auckland home staging options:

http://amazinginteriors-px.rtrk.co.nz/
http://www.thelook.co.nz/homestaging/
http://www.housewhisperers.co.nz/
http://www.getfurnished.co.nz/
http://www.insideoutdesign.co.nz/
http://minthomes.co.nz/

Open homes

Speak to your dedicated agent and choose the best time of the day to show off your home to optimal effect. You need to think about sun and light. Light and warmth in a living area, for example, is always advantageous because prospective buyers always want to know about north-facing living.
Always air the house a few hours before people arrive, to remove any cooking or pet odors. If you must use an air freshener do so, but never overdo it as people are often suspicious of artificial scents or can even be allergic to them. On the other hand, the smell of cut flowers or fresh coffee are positive aromas that can positively influence a prospective buyer’s impression of your home.
Music – playing light classical or jazz in the background can also be another subtle, yet positive influence. Half an hour before your open home, take a final look around – wipe all kitchen and bathroom surfaces and put away personal toiletries and check that all valuables have been securely locked away.
Draw back all curtains to let in as much light as possible and depending on the season, open windows and doors or turn on some form of heating to take the chill off the air if it’s cold. If you have a radiant gas fire, a flickering flame even at low heat will enhance the ambiance of any room.
Turn on lights even if it’s a bright day to illuminate the interior to its best advantage. Another trick is to give all plants and trees, close to the house, a light sprinkle with a hose so the foliage looks fresh, shiny and healthy. This just adds another touch of sparkle to the overall presentation of your property.
And finally check that the entrances, back and front are sparkling clean and free of any clutter.

Selling a property with weather tightness issues
Policy for selling a property with monolithic cladding and weather tightness issues:

GAIN will ask you to disclose if you are aware if your house or property has water tightness issues. We will also ask the owner to provide a written statement outlining any alterations or additions they have made to the property and confirming the structural integrity and weather tightness of the property.
This content will then be provided to us and we will pass this onto purchasers during the sale of the property. While all properties listed on https://gain2umatrix.com have an independent building report, we strongly advise purchasers to obtain their own.
The sale and purchase agreement or auction agreement documenting the sale of the property will include a disclaimer confirming the purchaser is relying on their own judgment and not on any representations made by the owner.
 

METHODS OF SALE
Online Auction

An online auction is a method of selling to the person who bids the highest, the person who is prepared to pay the most! It is an open process whereby keen buyers bid against each other. Once the reserve price is reached, the highest bidder becomes the successful buyer.
Benefits are:

• 1. Sense of urgency: With an online auction you have a deadline date for when the property will be sold, so you have a finite selling period. This means those who are keen to bid on the property have to get themselves sorted if they want to bid.
• 2. Buyer competition: In an online auction situation you create real time competition - which can lead to a premium price.
• 3. Certainty: There is real certainty when selling by online auction as potential buyers must bid on an unconditional basis. They need to have everything sorted, there is no scope for complicated conditions.
• 4. Control: What vendors love about online auctions is the ability to control the reserve price and select a possession date that works for them?
• 5. No price limitations: When you market a property by online auction you don’t list a price so you are not setting an expectation with the market and in turn you can attract a wider range of buyers.

Online Auction Rules​

• 1. You must refresh your screen to see active and current bids
• 2. It is suggested that you hold your online auction at least 5 weeks after signing a listing agreement. This will allow adequate marketing of your property. If you need to bring your online auction forward, please contact GAIN and they can do this for you
• 3. Open homes should be scheduled to start at least 7 days after your listing has been published to allow for marketing of your home
• 4. Auction is set to start 24 hours before the chosen finish time. For example, if an online auction is set for 8pm it will finish at 8pm 24 hours later
• 5. GAIN online auctions will not allow seller (vendor) bids. However, the seller sets the starting (opening) bid for their property
• 6. Bids – can be set at any number you wish. If you use the auto-bid functionality, bids will increase in increments of $500 until you reach your auto-bid limit
• 7. If you win an online auction you will be notified by email and are asked to sign the sale and purchase agreement online. Once the buyer has completed the sale and purchase agreement the seller will be asked to sign the sale and purchase online and the transaction is completed. Final copies of the documents are emailed to all parties
• 8. Please note that if you are bidding on an online auction you have signed the GAIN buyer’s agreement and are legally bound by the terms

If an online auction does not hit the reserve:

• 1. GAIN will email the seller and let them know that their reserve hasn't been met and will invite them to negotiate online with the highest bidder
• 2. GAIN will email the highest bidder and invite him/her to the price negotiation screen online
• 3. Online negotiation will be open for 2 hours only. It is recommended that sellers are online while the online auction is taking place
• 4. If either party (seller or buyer) cannot start within the 2-hour window after the online auction has finished, the online negotiation is void and the listing goes to a standard offline negotiation state through GAIN
• 5. When the buyer makes an offer, the seller’s window will automatically update with the price and the seller will be able to accept or withdraw the offer by clicking on the appropriate button. If the seller clicks the accept button, then the deal is made. The system will then create the digital sale and purchase agreement for both the buyer and seller to sign online
• 6. If the seller is not happy with the offer, they can keep making a counter offer by typing in an alternative sale price
• 7. If either the buyer or seller clicks the withdraw button, the online negotiation finishes. The online communication is then stopped and neither party can make any more offers. The listing now enters normal negotiation state, where all buyers can make offers on the property through GAIN. The seller now has a chance to change their asking price 
• 8. If there are no bids, or the 2 hour, window doesn’t result in an agreement the online auction is terminated. The online auction turns directly into an offline negotiation state. The seller will be contacted by GAIN on next steps on how they would like to proceed - you are in control

Negotiation

A negotiation selling method is when properties are advertised with a fixed price, a price band or with a price and the words ‘by negotiation’. Buyers are invited to make an offer on the property based on the prices advertised. From there the buyer and seller negotiate on an agreeable price.
Benefits are:

• 1. Buyers have the luxury of time to do their due diligence
• 2. Buyers can add conditions to the sale and purchase agreement. Sellers can agree to those terms, change them or choose not to
• 3. The vendor has time to get contracts reviewed and to draft conditions
• 4. The vendor can choose to accept or reject an offer, giving them complete control over the process

Buy Me Now

This is a unique proposition by GAIN. The owner sets the price, which is fixed and there is no room to negotiate. The terms and conditions of the sale are similarly fixed and non-negotiable.  Like an online auction, a 'Buy it now' offer is unconditional and legally binding. This method works best for investors and people who want to sell in a hurry and for buyers who don't want to negotiate, think the property is a great price and are happy with the terms.
Benefits are:

• 1. A seller can market and hopefully generate the price they are asking for immediately
• 2. This method is particularly good for people wanting a quick sale with no mucking around waiting for Tenders to come in, negotiating with multiple parties or setting reserves at online auctions
• 3. In this busy world we live in, people are busy and they just want to set and forget their price
• 4. It is a method of sale that may attract savvy owners that know exactly how much they think their property is worth/ families trying to sell after a death or health issue in the family /marriage breakups/ or vendors in financial hardship that want a sale quickly may like this method.
• 5. From our GAIN research of buyers, buyers do like to see a price. A property with a price may attract buyers that possibly could be put off by an Auction or Tender situation.
• 6. Developers also enjoy this method as they may have many properties they want to sell at one time with a distinctive price.
• 7. Some sellers find other methods cumbersome and stressful. This method can take a little stress out of the situation.
• 8. The method delivers only unconditional offers and signing is digitally conducted.

Tender

This is the secretive selling method whereby a vendor asks for written offers to be presented by a certain date. Any prospective buyers need to submit their “best” written offer to a digital lock box for the owner to then review and consider.  It is a very confidential process and there is no reserve price. When selling by tender, the prospective buyer needs to complete, sign and submit their sale and purchase agreement when they present their written offer. Because you are signing a legal document it is a good idea to get your lawyer to check it before you submit your offer.
Benefits are:

• 1. Sense of urgency: Because you have a deadline date of sale with a tender situation there is a finite selling period which creates a sense of urgency for anyone interested in making an offer.
• 2. Buyer competition: A tender is about putting your best price forward, as there is no room for negotiation. As a result, it creates the conditions for customer competition - which can lead to a premium price.
• 3. Confidentiality: The result of a tender is private and confidential. GAIN uses state of the art technology which includes the use of a digital lock box. No one has access to the offers until the deadline. This allows for better security and anonymity.
• 4. Time to consider: As a vendor you have a five working day irrevocable period in which to decide which offer to accept. This can be important if you need to chat amongst others parties to make your decision.
• 5. Flexibility: A tender allows the vendor to be more flexible with the terms and conditions of the sale e.g. You choose the possession date.
• 6. No price limitations: When you market a property by Tender you don’t list a price so you are not setting an expectation with the market and in turn you can attract a wider range of buyers.

Are there properties that particularly suit sale by tender?
While any property can be sold by tender, it is particularly suitable for:

• 1. Properties where a number of parties must be consulted, for example, properties owned by a family trust or deceased estate
• 2. Properties where potential customers would expect to have to do due diligence before submitting an offer, for example, properties with strong development potential.