Thursday, December 13, 2012

The valuation of real estate for sale

Want to change, extension family mutation, taxation ... There are many reasons that may lead to sell a property, sometimes very quickly and without room for negotiation on the price. Better to know to make it attractive, even if the recipe does not seem ideal. The advice of professionals, some scholars adjuvants can however put oil in the wheels of the sale. Some work well designed, studies and diagnostics millimiters and a well-crafted file are prerequisites that may appear cheaply glitter in the eyes of the buyer.
It is always difficult to sell a property. The national average before finding a buyer is 130 days, or more than four months, according to the National Federation of Estate Agents (FNAIM). But this figure masks wide disparities in time. An apartment in poor condition will not sell unless to do some financial concessions, that many sellers can not afford, pressed for time and the obligation to achieve a certain amount of surplus value. Or "one can suffer badly valued at a discount of 20 or 30%," says Nathalie Naccache, director of agency Century 21-Realty Fortis in Paris. This ax has not always been present. There ten years, buyers prefer an empty apartment or outdated decor for the free field and redo everything to their liking. "Today they aspire to 'all done', they want to identify, acquire wishing sometimes presented with good furniture. They do not want to plan and initiate work "reveals Natalie Naccache. A statement that speaks volumes about the power held by the seller if he knows how to take well the trappings decisive for the attention of the potential buyer. This does not only decoration.
Comeback of rationality on the market
period current real estate sector seems bleak and expects a hellish descent prices. Although ... "2012 is advertised as a poor year, but it must be remembered that in 2011, with 850,000 transactions was a good year because people anticipated change legislation on real estate gains. The 750,000 are expected simply return to normal, "nuance Sylvain Rey, founder of the network Aveo, which helps the property valuation by contacting a partner agency with the seller. In addition, high transaction amounts appear to be resistance in the heart of French cities, especially Paris. The transition period that opens leaves no wonder professionals and the general public, who are beginning to believe that only a crystal ball effectively provide a semblance of visibility. "The truth is that markets operate at two speeds shortage today: flawless overall well find a buyer, either for home or for investment. In contrast, the low ceiling which is located on the ground floor or on a high floor with no lift, no longer find lessee, even crowned with an attractive price "distinguishes Nathalie Naccache. The reason? It is time for caution."Previously, everyone aspired to get money out of banks and invest quickly in stone, so many buyers were not fussy defects of certain goods. Today, real estate is always a safe haven, but the lack of profitability, fluctuations in interest rates or unemployment require some investment security "describes the professional. Therefore, the classic elements of security such as location, price or technical aspects seem become paramount in the choice of the buyer. This seller accused; rationality back in the choice of transaction prevents passing bladders for lanterns."Generally, a person appeals to us as firefighters, after experiencing a period of 10 months and failed half on average because it believes it has the Château de Versailles. The well is 'toasted' agencies as individuals saw and found a major flaw, "said Sylvain Rey, founder of the network Aveo. The property in question must first conceal certain fundamentals. If this is the case, the vendor may use techniques to influence the final choice of the buyer, even if it is more down to earth than in the past.
"Home staging" light work of rigor and
a maximum value passes first through a complete file. The last three PV AG, the building regulations, the building permit, the permit or compliance costs over the past year can not be ignored. But if these formalities are necessary conditions, they are certainly not sufficient. Expectations of buyers, many more than in the past, sometimes require the seller to make his home more attractive by investing in a refurbishment (paint, flooring, bathroom ...). "A study of the observatory property has determined that the second source of anxiety to the purchaser after the price was work to be done," observes this title Sylvain Rey. However difficult to find a balance between a simple coat of paint and a complete renovation, which is often more expensive it relates. "All work not generate added value," says besides a realtor. Rest seller advised not to implement those that will appeal to many buyers. In this context, the concept of "home staging", consisting primarily of a depersonalization of the interior to enhance the scope of the buyer's heart is not to be overlooked. With a few adjustments to the design, colors, plants, lighting ... it is possible to give the visitor the impression - and desire - to be with him. "The seniors as young first-time buyers will be able to plan and be interested. I will speak more readily neutralization, "said Sylvain Rey. This edit checks of the interior light remained in France as Nathalie Naccache said: "At one time we offered the diagnosis and staging of home we've partnered with a company to work, but we soon realized that we dépassions not the quotation stage. People cling finally a lot of sense and simply removing Russian dolls and decorative too burdensome. "
Support under the seal of ROI
Today, it is to the real estate agent that turns a priority, firstly for it considers the value of the property. It must also be reassured that the basic checks (bearing walls, common areas, etc.)., It supports a maximum of formalities, which forms the basis of the services it can offer. Agents pushed the logic a bit further. "We believe bring added value to the buyer when we prickles on an architect partner to perform simulations and begin quote entrepreneurs so that they can really project themselves," says Nathalie Naccache. For the seller, the employees are responsible for implementing the mandatory certificates, if present craftsmen for work, study specifications and to monitor the quality of work, and then begin visits. Alternatively, more sophisticated, the company specializes in the example Aveo. It accompanies the sale of A to Z and works with partners estate agents involved in the sale. Experts perform some odd jobs and provide the owner quotes on heavier investments to achieve. "We provide a quantification of anomalies, to avoid overestimating the buyer being there is a bias, and therefore an argument in the negotiations.Encumbering visitors on a house with single glazing and it is likely that many of them have a brother that may pose a double glazing for a sum coincidentally very high. We therefore consider the cost of accommodation, "said Sylvain Rey. This type of service is free: the expert pays once the sale is concluded with a commission ranging from 0.5 to 4% of the transaction amount. This expense is generally widely profitable. Aveo considers housing past his hands is sold in 29 days on average, against 130 for a good classic. And because the company guarantees the resale practice in 3 months: opens a loan contract work. If the property is sold within 3 months, the seller will refund the cost without having to pay interest. "If the property is not sold in excess of three months, we provide monthly payments. The person did not cash out. Of course, we choose whether or not to sign the contract, because we know the price levels and know how to recognize a vendor too greedy, "said Sylvain Rey. In 2011, Aveo, also increasingly sought by real estate agencies, has made ​​557 services: 25% of the assets were sold in less than 10 days, 60% within 30 days, 80% within 60 days . Finally, the "home stager" independent charge their average benefits between 300 euros and 1000 euros, identifying defects Housing and delivering recommendations work or development.
The coming revolution in energy diagnostics
remains the thorny issue of energy audits. Diagnosis of energy performance (DPE) awareness tool created in 2005 and whose display has been made ​​mandatory from 1 January 2011, showed that 80% of assets in France were very inefficient and therefore classified the worst levels - E, F or G - giving biscuit to the purchaser in its negotiation. But the professionals, this certificate is not really reliable, results can vary from one provider to another.Many experts are set to perform thermal studies, energy audits kinds of more advanced charged between 700 and 1000 euros to make quantifications also works and their impact on the future energy performance. Program, improving insulation: change windows, convectors facilities, loft insulation, ... However, work to improve the balance sheet - around 30 000 euros to get a home listed at G C - even if they can benefit from the zero rate loan eco-PTZ or sustainable development tax credit, are virtually nonexistent in Paris, began to see in the suburbs and are valid in the province. "They are a real cash advance for a return on investment very risky and long", do not hesitate to report Nathalie Naccache. When you rent a property, the isolate does not mean that we can grow in large proportions rent. Similarly, the amount of the sale does not necessarily will lift up the vertices. Therefore, the question of whether or not to perform thermal analysis is to ignore it? Certainly not for Didier Bader Thermiconseil design office, for whom "this kind of study is always recommended, even if the owners do not have the means or the desire, to do the work recommended. They thus have a clear and accurate costing for future buyers. " For undoubtedly, time is redoubled vigilance and regulation. Signing the Kyoto Protocol in 1997 called on France to divide by four gas emissions greenhouse. In 2005, Pope Law (Programming laying down guidelines for energy policy) defined energy policy over the next 50 years and has demonstrated the enormous challenges that play for the country if he can control the energy consumption of its fleet property as he promised. In 2008, the Grenelle Environment gave deadlines in the process of saving energy. "In 2020 the park must display an average consumption of 150 kW / h of primary energy per square meter per year. In 2050, this level must be at only 80 kW / h ", shows Didier Bader. Therefore, it is expected to increasingly stringent measures in this regard. A decree already requires owners to do an energy audit and develop a policy renovations until 2017. "But the French, in good French, will not move immediately. The real start will occur when the non-conforming goods suffer a discount. A scenario may become reality in the next 2-3 years, when the thermal studies become mandatory "fun to play Cassandra Didier Bader. However the facts seem to prove him right, to the extent that today appear in contracts subject to conditions precedent thermal study. This can indeed be done if the owner agrees. The buyer has already integrated the DPE is not enough. It will also not only to push in the direction of regulation. "The bankers will encourage the movement, because it would be inappropriate for their customers who purchase a property and incur debt ratios up, suddenly have to pay 50 000 euros extra to put standards. In this case, the bank would suffer double punishment, which may not be repaid, and subsequently pay for the well up to standard, "provides Didier Bader. In April, an article by ADEME has introduced the concept of "green value", which is neither more nor less than a calculation method to estimate the difference in price between two identical houses, knowing that a undertook the renovation and the other not. A cat among the pigeons of the sitters. This value reflects the green energy future performance and the amount of investment.
Each week, the show Search apartment or house hosted by Stéphane Plaza M6 is heavily decorated in order to increase its chances of selling. But he who sells his property has a lot more strings to his bow.

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