Letting Advice

Good day investor

 

Blue Label Real Estate Solutions here, with a quick update from the heart of Johannesburg.

 

I’m sure you already know that Braamfontein & the CBD are developing at an exponential rate. The goal now is to make sure that your asset grows at the same rate.

 

This brings me onto my next topic – Tips to make sure that your property investment increases in value.

 

Ø  Keep units maintained on a regular basis, don’t let damages accumulate over time. Try budget for the upkeep of your unit, this could save you a lot of money in the long run.

Ø  Make sure that your tenant’s needs are met & that good communication is established. Happy tenants are far more likely to renew their lease. Happy tenants can also be a good marketing tool, as word of mouth might get a new tenant.

Ø  Market your unit, so that it does not stand empty to long periods of time.

Ø  Collect rent on a monthly basis & don’t let tenants take you for a ride.

 

The Best way to effectively increase the value of your asset – proper management.

 

So here is a little bit about Blue Label Real Estate Solutions,

 

We are a property management company that offers a wide range of services.

Blue Label Real Estate Solutions is ideally situated in Braamfontein, so we get to keep a very close eye on the units & the market. We have agents assigned specifically to the Johannesburg CBD, which allows them to monitor potential tenants & be on call if & when needed.

 Our agents meet with current tenants, tenants that need relocating & new tenants on a daily basis.

Ø  We do a full ITC check on the tenants

Ø  Run our collections on debit order

Ø  We have the lease fully signed on your behalf, as well as e-mail you a copy of the lease

Ø  Once a tenant is placed, we visit the unit monthly to inspect

Ø  We handle the maintenance in the unit – After inspection, if there are items that need to be fixed, we will send a detailed quote to you & await approval. Once approved, we proceed with the repairs

Ø  Should you want us to pay your levies, we have the facility available

All of the above is included for a monthly fee,

Ø  Charges explained: When we find a tenant,

 

Ø  Once off 8% (of the full lease duration) finder’s fee: i.e. rent R1000 x 6months x 8%, fee R480 (Once off)

Ø  Should you want Blue Label to manage your unit on a monthly basis – 10% of every month’s rental: i.e. rent R1000, fee R100 (Per month)

 

In short – We make sure that your investment grows without any hassle to you.

 

I hope that it’s been a productive & prosperous year for you!

 

Property Avalible

Collage house


Asking Price R350k




UNIT 606=26 SQM RENTAL=R3, 800

UNIT 407=31 SQM CURRENTLY VACANT

THERE IS PARKING AVALIBLE

Click for more info

Criminal incident increase rate in complexes and walled off areas

This report is from Tactical Guarding (Pty) Ltd

1. Introduction

For the last 6 months, there has been a major increase in criminal incidents residential complexes and walled of areas. These incidents are especially rampant in the Sunning hill and Midrand areas. Through statistics we were able to profile the following points, all these residential complexes have in common, and they are the following:

Ø  The majority of the units are being rented

Ø  There is no break in through the perimeter wall or fence. Neither any breach through the manned gate

Ø  The incidents lend themselves to the lost of electronic easily to sell items

The conclusion is therefore fairly obvious, the perpetrators of this crime are living in the residential            complexes and walled of areas and /or are visiting these residential complexes and walled of areas.

 

2. Intelligence and Investigation

To be able to manage above mentioned problem we have to firstly concentrate on establishing an intelligence network:

                  Intelligence

Intelligence should be seen as a priority, this intelligence can be seen as pro –active intelligence and reactive intelligence.

 

 

Pro Active intelligence

Ø  Thorough vetting of all renting residents

Ø  Including a criminal check of  all  the residents in every unit

Ø  The recording of ID numbers of any visitors to a resident

Ø  The recording of all vehicle registration numbers of all visitors vehicles

Ø  Etc.

 

                  Re-active intelligence

 

To be able to combat crime, it is important to build an intelligence network in the geographical area; you want to protect .A big challenge of this intelligence network is to gather intelligence through the participation of the employees who are working when their employers are not at home. This we do by establishing a domestic workers forum.

 

The basis of a domestic workers forum is the following:

·         The empowerment (training) of domestic workers, stable hands, gardeners etc. to safeguard themselves and their employers against criminal activity, through training.

·         Using this resource to gain valuable intelligence, concerning suspect actions and individuals. Through this build an intelligence network that can serve the community.

·         The Domestic Workers Forum is normally held once a month. 

 

 

What do we do to establish the DWF and subsequent intelligence network?

Ø  Invite all roll players to attend the launch of the DWF ( Leaflets )

Ø  The empowerment of attendees through training we provide through our instructors, on out syllabus.

Ø  The establishment of a database at the first and other subsequent meetings .(Names , Addresses and cell phone numbers )

Ø  Using the database to invite all attendees to future meetings electronically.

Ø  Establishing a two way communication medium between the DWF and the intelligence gathering organization through electronic measures. ( Toll free number and Core Talk )

Ø  Provisions of refreshments at every meeting to attendees.

Ø  All administration and infra structure to run the DWF successfully.

 

 

 

With the establishment of such an intelligence network, you will be able to make pro-active choices in the establishment of your security plan.

 

Investigations

 

Ø  Every incident must be thoroughly investigated

Ø  This investigations to be done be experienced investigators

Ø  As soon as arrest are made incidents will stop immediately

Ø  Even if no arrests are made it will help in establishing suspects

 

 

 

3. Conclusion

 

This problem will keep coming up, until the complexes and areas have such a bad name thanks to criminal incidents. It is time property managers and letting agents take responsibility, by rather thinking about clients long range needs than short term profit.

 

 

 

 

 

 

 

 

 

 

 

         

                 

 

 

 

 

Broadway Report

Broadway is one of the taller buildings in Braamfontein.

 

Exciting news, the building has just had wireless internet installed. The tenants will be able to buy bandwidth and surf the net from the comfort of their rooms for a lot less than it would cost to go to an internet cafe. This is great for the marketability of the building and will make finding tenants that little bit easier.

 

Building maintenance is being attended to now through the winter; there have been some waterproofing item that are being fixed. One of the lifts needed a part from overseas and was out of action for 2 weeks.

 

The owner rate and taxes are quite a big problem. The units are being still being billed at commercial rate and not residential. We have made the necessary arrangements to assist any owners that need help getting the correct rates billed.    

 

The most common repair problems that we deal with:-

 

·         Built-in-cupboard wheels need replacing

·         Handles for built-in-cupboards being bent or broken

·         Sink mixers working loose

·         Shower door wheels coming off

·         Shower trays leaking

 

Generally, all the units that are managed by us are looking fine and complaints from tenants are attended to as soon as possible this give us great repor. There is still demand for units around Braamfontein and we are already fielding enquiries for next year accommodation.

 

 

Our goals for the next few months are to make sure the tenants are happy, units are well maintained and a vast return in investment can be realised.

   

Liberty Report

At first glance the building does look like it needs a bit of attention (one lift not working, the main entrance door not working, and cracking plaster around doorways) these items are being dealt with as money becomes available.




There have been a number of reoccurring plumbing problems. The bathroom waste fittings from the unit above leaks, effecting the unit below. If the problem is caught early enough it can be fixed without too much expense. The problem gets costly when the problem is left and water damages the ceiling. We have sent our plumber and builder to sort out a number of these units.



There are the usual complaints about noise however this is a common problem in any build environment.



Sipho, the caretaker is a stern man and takes the job seriously.



There have been a number of incidents of cell phone muggings outside the building and tenants are to be reminded to be careful.



The building is still attracting good rentals and we are very positive for the next couple of years.

Joburg CBD flat rentals surge

05 Aug 2010

The Johannesburg inner city appears to be the only market in South Africa still offering buy-to-let investors a growing income stream.

That’s true for bachelor flats in particular, with latest figures from property economists Rode & Associates showing that average rentals for bachelor units in the Johannesburg inner city rose a whopping 34, 6% in the year to second quarter 2010.






That brought the average rental for a standard bachelor unit in the Johannesburg inner city to R2,675/month. That means it now costs more to rent a flat in Hillbrow than in Randburg. According to Rode & Associates tenants are currently paying an average R2,650/month to rent a bachelor flat in Randburg’s Ferndale and Fontainebleau. Click to read more