property value Archives | Apartment Specialists

Tag: property value

Summary:

Most multi offer situations don’t often extend by more than three days (to get all offers in); and most cases 48 hours is sufficient.

Yet there is no law or ruling on time limitations. This is due to the amount of variables that can extend the situation.

For example here are the four most common reasons:

1)    Access restrictions: some properties which are tenanted may take some time for interested to view.

2)    All interested parties needing to be contacted. This may take the agent some time when many buyers travel for work, live overseas or other reasons that make them not be able to respond quickly.

3)    Buyers have the right to seek for legal advice before signing any agreements and this may take some time too.

4)    Vendor instruction. For example vendors may want all open homes to be completed before deciding on an offer.

If you feel you are being taken advantage of make sure you bring up your concerns and make sure the agent knows that you know your rights. You can withdraw your offer at any time if the situation is not handled to your satisfaction.

TRANSCRIPTION:

Good day, Andrew Murray here from The Apartment Specialists, talking about multi offers and how much time do you have to get your offer in. Now, most cases, you’ll have 48 hours to get a multi offer in. That’s pretty much what happens most of the time. If I look across, say, the last 100 multi offers I’ve been involved in, most of them, all the offers were in within three days.

But there’s actually no law, or ruling, or limitation around how long a multi offer can last for. For example, it can be dragged out for a very long period, but it can’t be dragged out on purpose. Now, the reason for this is– there’s four main reasons why a multi offer situation gets dragged out. One will be access availability, i.e. the tenants would only allow access on a Saturday, so the other person who wants to put in an offer can only do it next Saturday – that obviously complicates things.

Number two, all interested parties needing to be contacted. You may have had a person who’s really interested in putting an offer in, they were going to put an offer in as soon as they touched down after landing back in Beijing, and they’re in midair, in mid-flight, so obviously we can’t get in contact with them until that. We know that person was interested, and we have to give them by law, as they showed interest, the ability to put in an offer.

Another one, purchasers needing to seek legal advice. As a real estate agent, you can’t put somebody under undue pressure. Yes, a multi offer situation is pressure, but that is being formed by the market. You can’t actually do that on purpose as an agent. So if an owner wants to seek legal advice before putting in that offer, you’ve got to allow them to do so. Vendor instruction. The vendor may say, “Look, okay, there’s a multi offer situation happening, but I want to wait until this week’s open homes because it’s only been up three days,” or whatever the situation. So the vendor instruction is the fourth one.

Having said this, if you feel that an agent is taking advantage of the multi offer situation, make sure you ring them and make them know you’re aware that you can legally withdraw your offer at any time, and this will really get the agent moving, because they’ll lose you as a client, and they’ll obviously put that– they’ll inform the vendor. If you do feel taken advantage of, withdraw the offer.

Anyway, Andrew Murray, Apartment Specialists. Hope it helped.

If you have any questions, flick me an email at andrew@apartmentspecialists.co.nz or call +6421 424 892 and I’ll be happy to answer your queries.

Cheers.

Summary:

Identifying your apartments worth through understanding what CV’s, GV’s and RV’s are.

CV stands for capital value and is done by Quotable Value New Zealand and work on behalf of the Council, these are done on properties every 3 years and are not a true reflection of your apartments worth or are relevant.

GV stands for government valuation, this is confusing as this was the old term for CV and is now no longer used.

The last term is ‘RV’ and this is the most accurate form as identifying your apartment’s true worth and stands for a registered valuation.

A registered valuer will come out and view the property to deem your apartments true worth.

TRANSCRIPTION:

Good day. Andrew Murray from The Apartment Specialists. Today we’re talking about CV’s, GV’s and RV’s. Very confusing. What are they? What do they mean and are they relevant?

First of all, we’ll start with a CV. It stands for capital value. That’s done by Quotable Value New Zealand on behalf of the council in local territories, to give you a valuation on the property. That’s a judge for rates and things like that. Now, they are approximately done every three years and they have no real reflection, in my opinion, on market value. They can, but do not rely on them. I see real estate agents all the time going, “I’ve got a price above CV!” Well, it’s absolutely irrelevant because they’re wrong, especially at the moment. The last ones were done in 2011 so it’s nothing to write home about.

The next one is the reason why is, there’s so much confusion around this area, is the CV’s usually called a GV. This is a government valuation. That’s extinct. It no longer exists. It’s now just called the CV. But then even more confusing is the CV used to be the GV or the RV, which means rateable valuation, which is non-existent. So capital value is CV and that represents basically what the council puts forward and it’s done by Quotable Value New Zealand on behalf of the authorities.

So the next lot is an RV. Now, an RV is a registered valuation. That is the actual market value. That’s when you get a registered valuer to come out and see the property or the apartment and see how much it’s worth. You generally use them either to refinance for the banks, things like that, because the… what is it worth right now? Generally, it’s backwards in my opinion. They’re generally not always right but that’s what their job is. A registered valuation is the market value.

So to conclude, GV – gone. Doesn’t exist anymore. It is the old term for CV, which is capital value, which is done by Quotable Value New Zealand on behalf of the government, basically, or the council. Then there’s RV which is registered valuation, which is the market value. So don’t rely on the CV. Rely on the registered valuation.

Hope that helps. Cheers!

auckland apartment sales art selling auckland apartment online 2

When selling your Auckland apartment it takes professional looking photos and a little staging to add glitz and glamour to your property. Many apartment owners consider this to be an optional add-on but more and more buyers are making decisions based on what they see online. Many buyers in this market have to do their research online as they don’t live in Auckland. Others would rather gather information online than waste their time driving around and travelling long distances to look for apartments. That’s why it has become a necessity in the Auckland apartment sales market to include quality photos in your online marketing. This will provide buyers with a valuable image of the apartment you are selling.

Why You Need to Market Your Apartment with Quality Photos

There are often many apartments being sold in one building at one time. You need to make sure your apartment presents well and stands out from the rest. A recent successful example of this is:

In one particular building the apartment listed to the right of the one we sold was listed for $250,000 (and it is actually a better unit). It has been listed since April 2013 and at the time of writing this guide it still hasn’t sold. We sold our client’s in under two weeks for $265,000 purely because we made the apartment look it’s very best.

What’s the first thought that comes to mind when marketing your Auckland apartment? Isn’t it that you want to get the highest price for it? What if it’s a rushed sale? Do you have to lower your apartment’s value simply to sell within a given timeframe?

Unless you have to sell your Auckland apartment within days you should always aim for the highest price. However, before asking for this, you have to attract many buyers and hold their interest. You have to excite international buyers via your online photos and you have to make local buyers want to get in their cars and view your apartment. Moreover, when it comes to rushed sales, you don’t have to lower your property’s value simply to sell it off. You need to aim for the highest price and promote your apartment through quality photos. This is what Apartment Specialists is about to show you how to do….

Below is a comparison of a living room in an apartment that we recently sold. These are before and after photos of the same room. The first photo shows you what the room looked like when we arrived. The second shows you what a little bit of staging can achieve.

Living Room Before

Living Room After

Which room attracts you more?

A Guide to Flattering and Seductive Apartment Photos

Watch this short video before you start reading our guide as it will provide you with some great examples of the good and the bad.

You now know that photographs can be powerful bait when attracting the interests of buyers and property investors. We have come up with a simple yet powerful guide to help not only Auckland apartment owners but other agents in the Auckland apartment sales market. Use this guide yourself or ask your agent to follow it. You can do the staging yourself or hire a professional photographer.

Pre Photoshoot Preparation

Take Time to Build Relationships with Tenants

This is not related to photography but this is an important step when staging an apartment. Most Auckland apartment owners do not live in their apartment. Their apartment is often under a rental agreement. If a tenant lives in the apartment that you are about to sell and they do not cooperate, the thing is, you won’t get those professional looking photos that you want. They might not even allow you to take any until their lease expires. That’s why it’s important to build a relationship with them. You can then simply talk to them ahead of time, tell them that you want to take photos on this certain date, and if it’s okay, you will move their stuff around and then put everything back.

Staging Kit

It’s important that you prepare a staging kit or props beforehand. I’ll be honest and say that some tenants do not have classic and sophisticated tastes when it comes to furniture and accessories. So it is handy to arrive with duvets, throws, pillows, bed sheets – anything that would likely improve the appearance of a room or a view.

Photoshoot Checklist

Exterior Shots

When doing exterior shots remember to get photographs of the following:

Façade of the apartment building
Exterior amenities (i.e. gardens and parking areas)
View from inside looking out
If there is a coutyard or deck, get photo of these areas
View of the street from apartment looking down

Interior Shots

Shots of whole room areas including:

Master bedroom
Kitchen
Dining area
Living area
Bathroom

Improve on your Auckland Apartment Sales with these Photoshoot Tips

Use Lights to Brighten the Area

When taking exterior photos, make sure you do it in the middle of the day when the sun is up and the sky is blue. The sun’s rays make the view more stunning.
If taking interior photos, make sure that all lights are turned on and you use a flash. This will fill in any shadows and even the colours of the images. If you have contrasting colours in the background it makes the colours stand out.

Bedroom

The More Photos the Better

All buyers love to see more than just the façade of an apartment building, the more photos of the apartment the better. This includes all rooms and the interior and exterior views. If the apartment has a spectacular view of the sea, a park, etc then add them as well. They add value and excitement to buyers.

Move Things Around

When taking shots, always remove the clutter like dishes, clothes and all stuff that is not furniture or appliances. Remodel and move furniture and appliances in order to stage the rooms properly. This will make the rooms look larger and attractive.

Bathroom Toilet

Bathroom Sink

Bathroom

Remember to Go Pro

If you are hiring a real estate agent or agency to market your Auckland apartment, ask for samples of photographs of apartments that they have sold. Now that you know that they have a huge impact on the value of your apartment you need to see what they can do. If you decide to go pro then there may be an additional cost but this will definitely be well worth the investment.

We would love to hear your feedback on our guide and see your before and after photos. If someone you know is selling their Auckland apartment then email them this guide or even better share it on Facebook.

myth 9 auckland apartment auctions

Apartment Specialists Podcast No: 26

Summary:

I go in-depth about auction in this particular podcast so you will know what to expect when you’re dealing with an agent. This is another myth that you know about.

TRANSCRIPTION:

Andrew Murray, Apartment Specialists. This is quite a big one. When auctioning your property, only you and the agent have an idea what your reserve is. Now, that is a myth and it shouldn’t be a myth.

Now, I’ll explain to you – I’ve been in two major offices in the open CBD Market for starting my own company. Basically, both did their auctions in the same way. So, what would happen was, you’d have a meeting – you’d have your sales meeting – and those who were auctioning the properties would introduce their property. They’ll ask everybody not what it’s worth, but what would the reserve need to be to guarantee it to sell. And then, the agents would set out the price. Say, that’s worth 200. Say, to guarantee it to sell, it would need to be 180,000. And if it was a 500,000 property, to guarantee it to sell, it needs to be $440,000. Then it would be the agent’s objective to go and try to get that reserve.

The next week in another sales meeting, the agent will report back – different sales meetings or in different agencies at different trends are the ones that I saw – some would go, “What’s reserved?” or “It’s A plus-plus”, which means it’s better than you want it. Or, A-plus means it’s on the money or A, it’s pretty close. B-plus, it’s a little bit far away and B, yes there’s a bit of distance there. Other ones would be going like, “Yes, that’s exactly where you wanted it guys. Go get your buyers” and it’s going to the auction.

Now, it didn’t really sit right with me but that’s sort of how it’s done in the Auckland apartment market when it comes to auction. And what would happen was a whole mentality: that by telling an owner that everybody knows your reserve and knows it’s a low reserve, that’s going to bring in more buyers – it’s going to bring in more competition. Now I disagree with that because it’s bringing in buyers that want a bargain. They’re bringing in buyers who don’t want to pay retail. And so, that’s not the kind of competition you want. Yes, there is an argument that it does make the base of the auction and it can help in that way. But what it does is – it means that your apartment could sell for less than you really want to or what it should be selling for.

So, how to stop this or make sure this doesn’t occur is, why even get the reserves prior to the auction? Why not keep it in your head and you and your partners head? And if the auction gets to the price you wanted to, well then let it sell. If it doesn’t then go from there. Because if you think – put your mind in a bidder or in a buyers mind – you’re bidding for an Auckland apartment – and they already got in mind what they want to pay. If it is a good auction and the other buyer is also emotional – you got two emotional buyers and they’re pushing the prices up. You will at least know that it’s met the reserve. If anything is going to make the buyer say, “Oh, that must be market value”  or “That must be what owner wants. I don’t want to go too much higher.” So how is actually giving the reserve to the buyers an advantage to the vendor? I don’t see the logic – maybe there’s a side that sees it, but if they do please write in a comment or tell me.

That’s a myth. So, when you’re auctioning your property, if you do choose to auction it as a property that is suitable, i.e. not an investor apartment where emotions involved, don’t disclose it. You don’t have to; keep it in in your head. Then, you can make the best decision for you.

I hope that’s helpful. Next month – I’m sorry next week – I’m going to talk about an interesting question. One that you probably wouldn’t expect from me. What’s my opinion on private sales? If you don’t want to use a real estate agent – because a lot of people have had bad experiences with them- how do you sell it privately? And I’ll just do a quick podcast on that.

Cheers. Bye!
myth 6 auckland apartment specialist agents get paid

Apartment Specialists Podcast No: 23

Summary:

Is this true – Not all agents get paid the same? Well, we will discuss more about this myth on this podcast.

TRANSCRIPTION:

Good day. Andrew Murray, Apartment Specialists talking about the Auckland apartment market.

This is an interesting one –  Not all agents get paid the same. That’s quite a myth. You would think real estate agents all get the same – the owner pays a commission, they get their cut. This is actually not the case. A real estate agent is judged by their agency according to how much commission they bring into the company. Not if they get highest prices, not if they do the best job but how much money they bring into the company. What happens is the more money they bring in, they get a higher percentage of that commission. So what happens is, if a vendor pays $10,000 dollars towards an agent. If they are a beginner agent, they’re probably going to get most likely about 50% of the commission. So 50% of $10,000 –  if they list and sell a property goes to the agency – and 50% goes to the agent. Now, as an agent brings in more commission, their percentage will change.

A top agent may get 70% to 80% of their commission. This has quite a few implications because if you go through – if the lead comes through a company – as in the agency – the boss will more likely put that lead to where they’re going to receive the most money. When you think about it, if the agency is going to get $5000 off one deal and $2000 if they direct it to a more experienced agent, they’re going to give it to the least experienced because they’re going to make more money. There’s a bit of a conflict there.

So always, never choose the agency. Choose the agent. Also, when you’re choosing your agent, always ask for the history of the sales and how they stacked up. Because in the Auckland apartment market ,you can’t really tell who’s getting the highest prices unless if you ask them to show you their previous sales and how they stacked up – how they ranked -and the building they were sold in. They’ll tell you if you’re dealing with the agent you want to deal with.

Just a recap – Not all agents get paid the same. So never go through an agency. Call up the agency and go – I’m looking for an agent to represent me – because you’re most likely not going to get directed to the one that’s best for you. You are going to get directed to the one that’s on the lowest cut. I hope that helps.

Next week, I’ll be talking about sole agencies and what happens when you want to get out of one. How is this dealt within the Auckland apartment market? Do they let you out of a sole agency?

Anyway, thank you.

Cheers!

myth about urgent sales

Apartment Specialists Podcast No: 21

Summary:

Are urgent sales really that disastrous? Is it really true that  you are going to accept a low price if you sell your apartment urgently? Learn more from this podcast.

TRANSCRIPTION:

Andrew Murray, Apartment Specialists. You know, I get this question quite often – and a lot of owners think that – if I have to sell their property or their Auckland apartment really quickly, it means they’re going to have to accept a low price because of their contract. Now, unless you’ve got to sell it within days – which is very unlikely – generally a bank or whatever the situation is that’s making you have to sell it, we usually have how many months time. Now, this means you definitely don’t have to accept a lower price or lower than the market value.

The reason why I say that is, most of the activity that happens when you list an Auckland apartment happens in the first two weeks. You can see this by the amount of hits or the amount of views. For example, when you put an apartment in TradeMe, which is where most of your leads come from. Because with apartments – unlike houses – people search more on the internet than they do on the papers.

So the key thing there is to not panic and realize still – the fundamentals apply – which is presentation. So you’ve got to make sure that you take that week, to make sure that – say for example – what I do with an owner is, it takes me a week to make sure that I’ve got the apartment ready. All the information – I’ve got my sales pitch down, I’ve written the ad the best I can, I’ve got all the photos. So when it goes up on TradeMe, it’s got 12, 14, 15, 16 professional photos. Not putting up one photo and then adding them in five days time because it’s a rush. You’ve already missed the boat.

So the important thing for an owner to remember is you do not have to sell your – or undersell your apartment if you need an urgent sale unless you have to sell it in one or two days. And then what I’d do is I’d probably advise you to go to a trader and they can give you an unconditional offer very quickly. And I would gladly put you in touch with one and you won’t need to go through with a sales agent.

So I hope that gives you a little bit of justice. If you have to sell your Auckland apartment urgently, you don’t have to take that when it comes down to value. You’re just going to make sure you present your apartment properly. Do what you think is normal and just trust your agents to do a good job. And make sure that they explain it to you. And make sure that you follow how they market your property. It might take that time.

All right, next week we’re going to talk about another one. When an agent says that any other agent can sell your property. It’s a bit of a myth in this industry because it doesn’t actually happen. And I’ll explain to you why. Talk to you soon.

Cheers. Bye!

achieve a worry free and profitable auckland apartment sale

Apartment Specialists Podcast No: 9

Summary:

We’ll be talking about the various methods and strategies real estate agent use to earn the highest commission in selling properties. But I will enumerate the facts that a lot of real estate agents don’t realise. Achieve a worry-free Auckland apartment sale. Get the facts on this podcast.

TRANSCRIPTION

Andrew Murray, Apartment Specialists.

Now the average real estate agent only earns $35,000 a year. When you think that commission opportunities in selling property whether it’s 10, 15 or 20 thousand dollars, do you think it affects how they think? Of course it does.

Now, put yourself in their shoes. If the average real estate agent is earning around $35,000 and you’ve got an opportunity in front of you that represents a good chunk of that, do you think they are going to be thinking “let’s get the deal done or let’s get the deal done the best way possible?” Now you be the judge in regards to that, but I think that’s pretty obvious. And that’s a problem.

What a lot of real estate agents don’t realise is that this is not about the deal right now. It’s about the deal – a thousand deals down the track. That one thousands apartments that I sell – that’s what I think about every single time I sell a property. And the reason why? It’s because the deal I’m doing now communicates to other owners, to referrals, through proving to other owners that gets the highest prices. The deal I do now brings me the next deal, and the next deal, and the next deal.

So what I am talking about? I’m talking about today’s point number six, regarding 10 reasons why Auckland apartment owners lose thousands of dollars in selling their apartment. And this one is about the sales process. The reason why I’m going to cover the sales process is so that you know what are you paying an agent to do. Have they actually invested in their own business? Not only that they’re the franchise because that’s just bums on seats. Do they have their own personal assistant? That would be the number one thing. Why? Because 80% of the average agent’s time has to be spent looking for more business. They’re not doing the job that they are actually getting being paid for.

So for example, question one, what are you paying them to do? They should be investing in their own business as a single business and having an assistant doing the $5, $10, $15 jobs, the paperwork, the flyers all that. You and your agents, look into the buyers, bringing them back, dealing with them, doing open homes, doing extra viewings. Getting back to that extra time to get that extra $5,000 $10,000, $15,000 for you.

So when choosing an agent, you want to get inside their business. Do they have their own personal assistant? How do they do their business? How do they get record sales prices in your building? How do they do it? What is the method of sale they use? That’s a big one and I’ll talk about it in a couple of days.

So what I want you to take onboard today is regarding – looking at an agent to represent you. It makes a huge difference. And point number 6 of 10 points is about – are you paying them to actually work for you or are you paying for them to look for more business? And one of the easiest ways to tell that is to have a personal assistant that takes care of all that other stuff for them. Because at the end of the day, you’re employing them to be using their mouth and their brains to sell your apartment.

Okay. So next week, I’m going to be talking about what’s the best way to sell your Auckland CBD apartment. Looking at statistics, the proof, what are the charts? How the best price is being achieved, and in an upward market and a downward market.

When it’s booming, when there is a bubble, it is actually just steps that actually show you what is the best way to sell and what ways are being used to sell despite this. Now it’s very different to the housing market and I think you’re going to be very surprised. I look forward to talking to you about it in a couple of days. Anyway, if you haven’t already downloaded the report, I was talking about point 6 today. Go to www.apartmentspecialists.co.nz, that’s www.apartmentspecialists.co.nz and you will clearly see the 10 mistakes report to the right and download it today and look forward to next week. Cheers.

why more buyers means a higher price for your auckland apartment

Summary:

In this podcast, we will talk about property agents and their common method in selling a property. I will also discuss the difference between an apartment market and the housing market.

Apartment Specialists Podcast No: 7

TRANSCRIPTION
Andrew Murray, Apartment Specialists, agents protecting their listings. That’s when agents want to sell the property themselves so they will do this by limiting other agents from selling the property. They will either not let them do it or offer them spilt percentages that’s pretty much not worth the other agent’s time, 10, 20, 30% or make it very difficult. Or you know that when you put in an offer, they’ll knock you around. The average real estate agent only makes 35, 40 grand around that figure a year. So they really care about that one deal.

Well it shouldn’t be that, it’s about you. You’re employing an agent to do a job for you. Now, there’s a huge difference between the apartment market and the housing market. With the housing market, everyone is pretty much looking at the same places, they’re looking at Trade Me and they’re looking in the paper and that’s pretty much it. Now, in the apartment market, there is a huge international pool of buyers. You’ve got 70% of buyers and purchasers who are not planning on living in the apartment. They are all over New Zealand and don’t see the ads in the local paper.

They speak different languages, so they don’t even understand Trade Me. I’ve got buyers agents from New Caledonia, from Australia, from Russia, from Korea, China, all walks of life and that’s what’s in properties. And the buyers only go through them, because they trust them. I’ve got buyers myself that will only go through me because of relationships formed. They’ll pay top dollar but they only go through me. Other agents have got buyers who will only go through them. But I don’t have all the buyers, they don’t have all the buyers, nobody has all the buyers.

So how can you as an apartment owner make sure that your apartment is open to all the buyers? Well, it’s actually quite simple but unfortunately it doesn’t happen. Now you’ve got agencies in this market, their policy is to not let other agents from other competing agencies sell your apartment. They’ll only do a referral fee. You’ve got ones who will only do 30%. You got clauses in the agreements that say, at any point in time they can refuse access to the apartment. Or, I mean I can just go on and on. So what’s that doing?

That’s actually stopping a possible buyer from purchasing your property because of their own interests or the franchise’s. It may not be the agent’s fault but they are all doing it, so it’s okay, well it’s not okay. So, how can you ensure that your apartment is getting the maximum buyers, maximum of offers? This is where you ask your agent, “Will you do a conjunctional sale? What a conjunctional sale means is will they do another sale with another agent from a competing agency? ” And most, when you ask that question, they will say “Yes.” The next question that is crucial is, “What commission percentage do you offer the other agent from your competing agency?”

Some will say 20%, some will say 30%, some will say 40%. The thing is, it’s almost become – I’m not looking at the chart. Its become good advice by correct price. I’ll bring it up an agency. Or bring up an agent. This happens frequently, I’ve been using those. And on that other side, I’ll bring out an offer. Or, we don’t, we kind of leak you through. One sided, this is not the case. They simply will not do that. So how can you absolutely ensure, it’s a difficult one. So what I am saying is, ask them will they do a conjunctional sale.

Ask them what is the percentage, ask them to change that percentage ’cause it means that you dictate the terms, you are the client, the client is always right, why does that apply to every other industry but real estate? So I would like to – if I bring my business to you as an agent, if you to sell me your property. I would like the commissions for other agents and that to be advertised in the ad to be after expenses and your normal licensing phase and that kind of thing to be at 50%. Because if you think about it, if you’re an agent from another agency and you only get 20% of the commission or 30% of the commission.

Well, you’re going to make it an extremely difficult for another agent to come through. You’re not going to do it. You’re going to take your buyer by elsewhere. Because during the day, a real estate agent is just like you, doing a job. They do need to get paid. They need to put food on the table, so the saying goes. So if they’re going to get paid less , what’s going to make it extremely difficult for them, why are they going to bother? So you’re going to make sure your agent makes it as easy as possible and advertises in the ad, “all agents welcome equal commission”.

In that regard that’s how it should be. And, there’s another way to maximize or make sure that your apartment is getting all the publicity, all the action, all of the–it’s getting the highest price I can in the market because this is the worst, I’ll tell you what and it’s so frustrating when I have a buyer who will pay more but I was not able to sell it.

Now, I’ll give you a bit of an insight into the apartment market and the real estate market out and how–you’re probably getting a little bit of trend here as you listened to this. As you are the client, you can actually dictate terms but you got to-I’m trying to educate you so you have the– Because, this is where I live and breathe. And I’m sure, in your industry if I came in and try to figure out what you do. I wouldn’t have a clue, I would be lost.

And so I am trying to give you insight on what to question and how to put a stand to the person you want to represent you to make sure you’re getting looked after.

Hope it’s been helpful and I will be talking about next time is about presentation of your apartment. Now, this is a big one. I kind of touched on it before when we went through photography. That this is a huge one because it’s not done on running the industry and it needs to be. It’s something that you and I need to be aware of. Especially if you’re going to do the ad campaign, ask to see the photos, ask to see the campaign, that kind of thing. Anyway, have a good one. Talk to you soon. Bye!