Worried I won't be able to sell

Cat_M

Have Just put my house on the market.. Next door is vacant and has been/ will be indefinitely. It is obviously vacant to anyone viewing.I contacted the owners to clean it up and to be fair, they did. But it will need an ongoing basic maintenance job - keep the grass cut etc.

Estate agent has said it's the biggest issue affecting my house. It has a large driveway at the front and the neighbour is using it to park his 30 seater bus. One viewer commented that she didn't like the look of this big bus parked up next door. I can't really do anything about that but it's another factor. I can't help worrying now that it won't sell. I know you can never predict what happens to the house nextdoor but the issue is there now. I'm already getting my head around having to rent it out again in a few months if it doesn't sell cos I can't afford to leave it vacant for too long. It's stressful.

stdidit

It sounds like you might be on good terms with your neighbour so maybe try and use that to your advantage by contacting them again and offering to cut their lawn yourself and keep things in check until you sell your house?

With regards the bus, maybe you could ask them if you could move it elsewhere for a couple of months? Have somewhere in mind/arranged before you ask as they are more likely say yes if you catch them on the hop.. A friends farm or someone with a large yard might be an idea..

bobbyss

It's a tough one. Having a bus next door would certainly put me off buying there. I would hate to have to cut their lawn as well. However if as previous poster suggested get he bus removed for viewing times? Even pay the neighbour to do so? It might be worth it?

homer911

I'm pretty sure the parking of commercial vehicles at a residential premises is prohibited

Fol20

homer911 wrote: »

I'm pretty sure the parking of commercial vehicles at a residential premises is prohibited

Even if it is true, if you go down this route, the owner might dig his heels in and refuse.

I think what another poster is the best course of action.
- offer to maintain the garden
- offer to pay let’s say 50 a week if he could move the bus even a block away during viewing.

Cat_M

2 months plus in and virtually no interest. Less than 10 viewings in first 2-3;weeks then nothing. One " offer" who has seemingly disappeared because they are still shopping around. House empty and I'm not thrilled about the prospect of leaving it vacant over the winter. Next week makes it 10 weeks. I'd it time to draw a line under it and get it back on the rental market? I'll be gutted cos I really wanted to sell to buy and was delighted to get out of the landlord game as an accidental landlord in the first place. I decided to sell on the back of a valuation last year and advice that the house would be snapped up! Eh....right. Even the EA seems less than enthused and I get the feeling she has no hope for it either.

badboyblast

Cat_M wrote: »

2 months plus in and virtually no interest. Less than 10 viewings in first 2-3;weeks then nothing. One " offer" who has seemingly disappeared because they are still shopping around. House empty and I'm not thrilled about the prospect of leaving it vacant over the winter. Next week makes it 10 weeks. I'd it time to draw a line under it and get it back on the rental market? I'll be gutted cos I really wanted to sell to buy and was delighted to get out of the landlord game as an accidental landlord in the first place. I decided to sell on the back of a valuation last year and advice that the house would be snapped up! Eh....right. Even the EA seems less than enthused and I get the feeling she has no hope for it either.

I would contact the local garda, i dont think your legally allowed to park commercial bus in a drive way in a housing estate.

Contact your local councillor, contact the seller, make a nuisance of yourself, do you have a resident's committee.

badboyblast

badboyblast wrote: »

I would contact the local garda, i dont think your legally allowed to park commercial bus in a drive way in a housing estate.

Contact your local councillor, contact the seller, make a nuisance of yourself, do you have a resident's committee.

Don’t think there is any law against it, particularly if the bus is parked on private property.

https://www.google.ie/amp/s/amp.independent.ie/regionals/sligochampion/news/concern-at-overnight-parking-of-heavy-lorries-in-residential-areas-27520304.html


Op, if your house is in an area where houses were selling well, and you want to get rid of it, maybe you need to look at the asking price, it may be too high.

bigpink

What difference would a bus make over a car or work van?

bigpink

A minibus isn’t the reason your property isn’t getting any interest

joeguevara

Always wary when an estate agent starts making excuses. Get a second opinion on price. Are you happyvwith how it's being advertised?

And don't call the police. Most bizarre recommendation I have heard in a while.

Cat_M

bigpink wrote: »

A minibus isn’t the reason your property isn’t getting any interest

It's a 38 seater. And I'm not saying it's the bus but it can't help.

Heres Johnny

Have you a link to your ad? I just don't agree that a bus and a vacant neighbour is all there is to this.
Everything sells for the right price, there is a huge shortage in the market. Even to housing charities and councils. I'd hazard a guess it's overpriced.

bilbot79

The market is down anyway.

PhoenixParker

Less than 10 viewings = problem with the marketing/price/location.
People aren't coming to see it, they're not being put off by the state of the neighbours garden if they're not even seeing the property.

Mickeroo

Have you considered a different estate agent?

Glass fused light

Look at the contract you have with the agent what's your get out costs?

as noted is in in the correct price bracket to sell for the area and for what people are getting? If you are overpriced you will never get people in the door.

What's the competition in the area looking like in the property sites?

Have you gotten a friend to do a test run on the property if they email or call interested what's the response ?

What's the advertising of it like on the internet and in their shop window?
Can they give you any stats on the number of clicks on your ad v other ads?

As for the ad itself
Is it coming up in the correct searches for location, number of bedroom or bathrooms etc?

Are the pictures in a logical order
Street view, hall, kitchen, ground floor rooms, bathroom bedrooms and garden
And the minimum (none) number of "arty feature" pics of the local train station or village signs.
Is there a Floor map

Did you stage the house and did pictures of the furniture and walls say sad ex rental or happy future family home.

Do the pics say move in ready or new kitchen and bathroom needed?
Again that a price issue if I am pulling out the bathroom and kitchen, that €€€ off the sale price.

What's the blurb like is it correct and following the logic of the pictures.
Is it outlining schools shops public transport links etc?

How about the mapping on google street view take an electronic tour of the neighbours

carltonleon

Hi Cat

I see from a previous thread that you had the house valued by 2 estate agents, who were vastly different in valuation. I am wondering that perhaps if you went with the higher one maybe it is overpriced. Also if it is an ex rental property is the interior/exterior in good shape (I read that you repainted the inside, but what about the outside appearance) , you mentioned that the fascia needed repair... hope you have some luck selling it.

Cat_M

carltonleon wrote: »

Hi Cat

I see from a previous thread that you had the house valued by 2 estate agents, who were vastly different in valuation. I am wondering that perhaps if you went with the higher one maybe it is overpriced. Also if it is an ex rental property is the interior/exterior in good shape (I read that you repainted the inside, but what about the outside appearance) , you mentioned that the fascia needed repair... hope you have some luck selling it.

I actually went with the lower valuation. Yes it is an ex rental but was advised to NOT spend money on it as it would be a waste. Yes the fascia and soffit needs to be replaced but EA said that would be factored into the price as would the out of date kitchen. For what it's worth the one "offer" if true was below asking but I was prepared to accept it. But then they've gone AWOL or bidding on other houses.

It was painted throughout inside and outside and I got professional cleaners in.

Would it be an idea to get another EA opinion even though it's on the market or is that a stupid idea? I was considering ringing up another one or 2 agencies to discuss "considering putting my house up for sale in that area" to see what they'd ballpark it at now.

As a 4 bed it is one of 12 approximately in the similar price bracket for the area and they're all roughly valued the same. Give or take 5 grand and EA says that houses are going for below asking so that's not actually reflecting the value. Which sounds a bit mad. So I'm thinking if I reduce my price I'm actually reducing it even further again.

bigpink

Have you a link to the advent?Even by PM if you want an outside opinion of it

bluelamp

Is there much new development in the area? Keep in mind first time buyers will have 20k extra to spend on a new build and not on yours.

Unfortunately landlords dont see value in the market at the moment so that's them out too (as you know)

Estate agents will tell you things have slowed down a fair bit this year - they didn't get the usual jump in activity in September either.

If your advert is good, the house is tidy, and the estate agent is being proactive - then its priced too high.

Cat_M

bluelamp wrote: »

Is there much new development in the area? Keep in mind first time buyers will have 20k extra to spend on a new build and not on yours.

Unfortunately landlords dont see value in the market at the moment so that's them out too (as you know)

Estate agents will tell you things have slowed down a fair bit this year - they didn't get the usual jump in activity in September either.

If your advert is good, the house is tidy, and the estate agent is being proactive - then its priced too high.

There's a heap of new development unfortunately. And more to come. Maybe that's alot of it but some of the new 3 beds starts at 55K more than my 4 bed and they seem to come with post stamp gardens. My old tenant bought one and he had to leave the swing set behind because he didn't have the space for it
You could do a lot with 50K plus to my house. But that's me.

RiseToMe

I know you put it up a few months ago however we put up a 2 bed apartment, 20 mins from Dublin city centre, always owner occupied so no rent cap, new windows fitted last year, priced to sell in early 200s with the estate agent calculating 10% yield for landlords based on rental values in the estate. Estate agent was confident it'd fly, but it seems that the whole market has slowed right down.

In our case we'll just take it off the market, in your case I'd put it for rent again if you don't want it sitting empty as things seem to be slowing to a pause

Baby01032012

Having read the thread did OP take advice of previous posters and come to arrangement with Neighbour for upkeep and removal of 38 seater bus that was putting potential buyers off?

If you’ve done all you could to market the property by dealing with above and fixing the facade and staging the property and you’re not prepared to sell at a discount then you relet. Sales have slowed but the rental market has not.

Edgware

homer911 wrote: »

I'm pretty sure the parking of commercial vehicles at a residential premises is prohibited

No its not.

Glass fused light

Cat_M wrote: »

There's a heap of new development unfortunately. And more to come. Maybe that's alot of it but some of the new 3 beds starts at 55K more than my 4 bed and they seem to come with post stamp gardens. My old tenant bought one and he had to leave the swing set behind because he didn't have the space for it
You could do a lot with 50K plus to my house. But that's me.

Ok if the tenant bough a new one why did be go for them rather than the 12 other 4 beds or your gaff as they have an extra bedroom and a bigger garden ?

What did he think he would have paid for your house.


Why are the new builds selling and the old stock are not?
What's your BER, how old are the windows the doors the heating system etc

Look at the 12 other properties and ranking yours 1 to 13 where do you fall when it comes to the ads?

You can do a lot with 50k but a lot of people won't see that.

Now look at the lifestyle that the new builds are selling can you replicate this style in your property?

Can you make cheap simple changes to make the house look more attractive? things like painting the kitchen door fronts and changing the handles,
Having the china on the dining table, having the big headboards and a well dressed beds this is what people are looking at in the show houses


I googled house staging and got these people so have a look at what lifestyle they are selling

http://www.fitout-interiors.ie/property-staging.php

The garden is a big selling point is there a patio set with umbrella and BBQ nice flowers and a grass area around the swing
Etc etc
Would swapping out your sofa or chairs for a month make it sell faster?
Beg and borrow some of the staging bits if you need to
Hang out in the charity shops to get bits

And I would look at getting some garden pots and even curtains for next door for the outside pictures (without the bus too)

limnam

Is it priced correctly?

Eric Cartman

limnam wrote: »

Is it priced correctly?

+1 , the market hit its 'central bank wall' in dublin in october last year, since then asking prices have gone up but theyre not making that money. I'd price the property as to what it would have been late last year versus what those hoping to get blood from a stone have been pricing them at this year.

Cat_M

Baby01032012 wrote: »

Having read the thread did OP take advice of previous posters and come to arrangement with Neighbour for upkeep and removal of 38 seater bus that was putting potential buyers off?

If you’ve done all you could to market the property by dealing with above and fixing the facade and staging the property and you’re not prepared to sell at a discount then you relet. Sales have slowed but the rental market has not.

1. Bus. Neighbour agreed to move bus when viewings due. Other than that his driver lives nearby so it suits them to leave bus there. Not much else I can do.
2. Other property. Got onto absent landlord who did tidy it up. It does need another go around the back so I'm bracing for that request but hopefully twice in almost 3 months isn't too much to ask.
3. Facade will cost 1.5K. I'd really like to know if that would do the trick. Not convinced. However, if I'm stuck with this house indefinitely I probably will as it needs to be done.

ATM I'm looking at a loss of 35K based on being prepared to accept the alleged offer that may not exist. Was prepared to live with that but would be v sad to take much more of a hit. However, am ill at the prospect of re letting and waiting indefinitely for the equity I was hoping for to buy. My husband and I really want to buy our own home here but maybe we'll have to wait another while.

Cat_M

Mickeroo wrote: »

Have you considered a different estate agent?

I'd have to read through the contract but maybe.

bigpink

Cat_M wrote: »

I'd have to read through the contract but maybe.

Have you a link to the current advert?

Cat_M

Glass fused light wrote: »

Ok if the tenant bough a new one why did be go for them rather than the 12 other 4 beds or your gaff as they have an extra bedroom and a bigger garden ?

What did he think he would have paid for your house.
quote]

I don't like to dwell on this but when I got my valuation last summer and was told it was worth 40K more and would sell asap I offered to sell it to him. So he would have understood the house was priced a good bit higher than it is now so that's a killer. But then by the time he actually vacated, the value was deemed 25 K less. Unfortunately I didn't get it revalued til the house was vacated as EA #1 advised against going to market beforehand and then I had to do a massive clear out, paint and clean and he reduced it by 10K and then EA#2 laughed at that and reduced it by another 15K but apparently it is still overpriced so that's a huge change in a year and an overall drop in value of potentially up to 20%.

Again I was going to replace kitchen doors and facade and advised against. I asked for advice on furnishing and while it's minimumly furnished she advised against doing anything more cos " people are expecting an empty house".

I think I picked a bad EA, both times. Although. If I'd gone with the first guy I'd have had no viewings at all.

thisistough

Cat_M wrote: »

1. Bus. Neighbour agreed to move bus when viewings due. Other than that his driver lives nearby so it suits them to leave bus there. Not much else I can do.

A lot of buyers who live in any way close to a property who do several drive bys of the house/area to see if they like it and if it’s somewhere they could see themselves committing to. If the bus is there even some of the time it may spark interest

Cat_M

thisistough wrote: »

A lot of buyers who live in any way close to a property who do several drive bys of the house/area to see if they like it and if it’s somewhere they could see themselves committing to. If the bus is there even some of the time it may spark interest

And not of the positive variety.

Yes I have thought of that. It would put me off and if there were 12 other similar properties. As would the vacant house next door.

When I lived there myself that neighbour used to park a minibus outside my house which blocked my view whenever I would reverse out the drive way. Now it's a big full on bus. I had it good then. :-/

Cat_M

Eric Cartman wrote: »

+1 , the market hit its 'central bank wall' in dublin in october last year, since then asking prices have gone up but theyre not making that money. I'd price the property as to what it would have been late last year versus what those hoping to get blood from a stone have been pricing them at this year.

In my case my property was valued more last July than in May when I got keys back. Then less again by a second EA shortly after that. I don't understand your point. Maybe it's Dublin related. This is a provincial town yet on the commuter belt.

Glass fused light

Cat_M wrote: »

I think I picked a bad EA, both times. Although. If I'd gone with the first guy I'd have had no viewings at all.

Someone is BS you if a 3 bed with smaller gardens are going for 55k more than your place.

When was your place built and why is there 2 (?) vacent homes beside you?

What's the salespitch missing that makes your place so unattractive.

If you were to spend say €5000 to update the house why are you still missing the people looking to spend 50k more on a smaller house and garden?
You need to go new house shopping in the area and look at who is selling what in the area and why

Marcusm

Edgware wrote: »

No its not.

The parking of a commercial vehicle which is subordinate to occupation of the house is permitted under residential property use but use of an empty property for the parking of a commercial vehicle who's use is not tied to the property is not using the property for residential purposes and is unauthorised development and not permitted.

Marcusm

Marcusm wrote: »

The parking of a commercial vehicle which is subordinate to occupation of the house is permitted under residential property use but use of an empty property for the parking of a commercial vehicle who's use is not tied to the property is not using the property for residential purposes and is unauthorised development and not permitted.

That is very interesting, which law are you quoting there?

jetfiremuck

Here's my take. You need to get an EA that sells a lot in the area. It makes a big difference, a lot of ea bs sellers in thinking there house is worth more than it is. You can ask all you like however the market will dictate price. Unless it's a cash buyer any prospects bank will do a valuation.... They use their own.

Most people in the market to buy don't want to turn around and have to spend thousands on facia, and other maintenance deferred items, carpets, kitchens etc. new builds are an issue however there is still a housing shortage so you still have time.
Remember you have a mortgage (maybe) and holding costs, no rental income so if you add that per month it adds up.

Failing a sale go hap it with the council, however be warned if they inspect you may have to upgrade to their standards.

Finally...if you want to get out,see if an auction would work or sell at a reduced price, move on and draw a line under it. I know it's counter intuitive to put money into a house your selling, but it's the buyer that's seeing the work, and hassle involved if it's bought as is.

Cat_M

jetfiremuck wrote: »

Here's my take. You need to get an EA that sells a lot in the area. It makes a big difference, a lot of ea bs sellers in thinking there house is worth more than it is. You can ask all you like however the market will dictate price. Unless it's a cash buyer any prospects bank will do a valuation.... They use their own.

Most people in the market to buy don't want to turn around and have to spend thousands on facia, and other maintenance deferred items, carpets, kitchens etc. new builds are an issue however there is still a housing shortage so you still have time.
Remember you have a mortgage (maybe) and holding costs, no rental income so if you add that per month it adds up.

Failing a sale go hap it with the council, however be warned if they inspect you may have to upgrade to their standards.

Finally...if you want to get out,see if an auction would work or sell at a reduced price, move on and draw a line under it. I know it's counter intuitive to put money into a house your selling, but it's the buyer that's seeing the work, and hassle involved if it's bought as is.

What's the story with an auction? In simple terms what does that involve?

bigpink

Would you not live in it yourself if your looking to buy a home?

Cat_M

bigpink wrote: »

Would you not live in it yourself if your looking to buy a home?

If I was still living in that part of the country, yes of course. I had to move and couldn't sell cos of the crash so joined all the other accidental landlords. Have been waiting for the value to come back up.

JustMe,K

Someone else mentioned getting a friend to call the EA and see what they say, totally recommend it. Last year we tried to view a house, the EA was not in the local area and had no more interest in showing it to us than the man in the moon. 10 months later, it was still up for sale and I don't think it actually sold.

Marcusm

Dav010 wrote: »

That is very interesting, which law are you quoting there?

The property presumable has an existing residential planning permission. If it is being used solely for the parking of a commercial bus then that is a material change of use. It has become a car park, that is not a residential use. Different issue arises if the driver or owner occupied the house and the parking of the vehicle is ancillary to his use of the premises as a dwelling.

Section 3(2)(b)(iii) of the Planning a& Development Act 2000.

Cat_M

Marcusm wrote: »

The property presumable has an existing residential planning permission. If it is being used solely for the parking of a commercial bus then that is a material change of use. It has become a car park, that is not a residential use. Different issue arises if the driver or owner occupied the house and the parking of the vehicle is ancillary to his use of the premises as a dwelling.

Section 3(2)(b)(iii) of the Planning a& Development Act 2000.

Interesting but I won't be pursuing this with my neighbour.

carltonleon

Cat_M wrote: »

Interesting but I won't be pursuing this with my neighbour.

I would agree with you on that as you seem to have a decent enough relationship with him/her so no point in ruining that just in case you are unable to sell for a while.

You say that it is a commuter town, so are the transport links to Dublin close by or far away?
Are the other houses in the estate rented or owner occupied ?
Is the building work on the new development visible from your house , is there noisy machinery during the day etc ?
Do you know why the house next door is vacant and is not for sale ? have they tried and can't sell. A lot of house sales don't put up For Sale signs these days. 3 houses in my estate in Dublin were sold in the last 6 months but there was no For Sale sign at anytime in the garden.

Marcusm

Marcusm wrote: »

The property presumable has an existing residential planning permission. If it is being used solely for the parking of a commercial bus then that is a material change of use. It has become a car park, that is not a residential use. Different issue arises if the driver or owner occupied the house and the parking of the vehicle is ancillary to his use of the premises as a dwelling.

Section 3(2)(b)(iii) of the Planning a& Development Act 2000.

Doesn’t that relate to depositing vehicles, not parking those used on a daily basis?.

“the deposit of vehicles whether or not usable for the purpose for which they were constructed or last used, old metal, mining or industrial waste, builders' waste, rubbish, debris..”

Where’s the bit about having to reside there? I don’t see how this could be considered as a commercial premises just because the owner parks his bus there after he finishes, he is parking in his own driveway. Would the section you quoted not relate more to scrap vehicles?

faceman

The bus next door is unlikely to be putting off people, if you’re not getting viewings then they’re likely not seeing it anyway. Either way unless they hear you have a problematic neighbour, which you don’t, then it’s not an issue.

With total respect OP and without having read the ad, it sounds like your property is well overdue a make over. If you’re competing against lots of new builds then your competition is ahead of you. Most FTB won’t want to buy a project

I also agree with the advice re a local EA. But other than that the only thing that’s remaining is the property is over priced.

Cat_M

faceman wrote: »

With total respect OP and without having read the ad, it sounds like your property is well overdue a make over. If you’re competing against lots of new builds then your competition is ahead of you. Most FTB won’t want to buy a project

I also agree with the advice re a local EA. But other than that the only thing that’s remaining is the property is over priced.

So is it over priced because it needs a makeover? So I spend a couple of grand on it and update the kitchen somewhat and replace the soffit and fascia. Then what? Keep current asking price on the basis of a refurb or is it a case of taking a discount AND spending money on it? Are there no people out there who can't afford the new builds cos they are 50/60K dearer but would take a much cheaper house and allow for replacing a kitchen, let's say for less than 10K?. We would like to buy and will not be seeking a perfect 2nd hand house by any stretch and would expect to have to refurb at some point when we can afford it. I was a first-time buyer too and I did update over time when I had a bit of money. EA said at the start that people now want "new houses at second hand prices. " Isn't there anyone else out there wanting a second hand house that might need an upgrade? When I was getting it painted etc all the people who said, don't spend any money, people want a blank canvas. Don't replace the presses, the next people might rip the lot out, etc, etc. Where are they? I thought the apparent refurb issues would be factored into the price or that's what I was led to believe. The new builds are on top of each other, have post stamp gardens etc and nowhere as close to town and probably have barely room for one car.

riemann

It's quite clear you have the house way over priced.

There is a price you could take for this house that would have it sold tomorrow, but you are hoping to hold out and get as much as possible.

A perfectly reasonable attitude, most people would do the same.

What I don't understand is why you have started a thread here, blaming a ****ing bus?

Just accept you missed the peak in the market and get rid. An empty house is losing money in the current market and is a prime target for anti social behavior.

zapper55

Op you are forgetting that it's easier for someone to get a mortgage for a more expensive new build than a cheaper second hand house and have to find the cash somewhere for the refurb. Also dont forget the help to buy scheme.

I'm in the middle of a refurb. I dont regret it because I love the area but it would have been a million times easier 5o buy a turn key property. No hassle with trademens doing a crap job, or not turning up etc.