Step 1. Buying a house or apartment is time consuming, expensive, stressful and risky but it doesn't have to be...

We've created this 9-Step Roadmap to troubleshoot and help smooth your home-buying journey. Whether you're upsizing, downsizing or Working From Home, we've got your back...

Finding "The One."

People from metropolitan cities have been tearing around to Open Home Inspections week in and week out for decades. During post-lockdown madness, if you'd asked anyone in Sydney how their home search was going, you might have heard all about the tears and tantrums. It's fun, to begin with, but it only takes a few weeks for the novelty to wear off and the realisation that this will take—forever! This is a full-time gig. Tricky when you already have a full-time job. People who are serious about buying take the emotional roller coaster in their stride and knuckle down in preparation for weeks, months and, in some cases, years. If you're serious about buying, you'll do the same.

Think about it this way. If you're going to hold your property for the average length, say ten years, it may take 10% of that time to find it. That's a whole year, folks (don't panic; we're talking worst-case scenario here)! A year of research, relentless online searches, early morning Saturday inspections, and Sunday follow-ups. Monday, rinse and repeat. Newsflash, buying a house isn't just a Saturday morning gig; that's only half of it; there's lots to do between inspections.

Research.?Research. Research

There's no such thing as too much research; all the effort, work, and work you put in will help make an informed offer. Studies show a lack of research typically results in the biggest blunders and bloopers. This is where you become an all-seeing, all-knowing Buyer Ninja. Your mission, should you accept it, is to leave no stone unturned in your quest to find the imperfect property. Saturate yourself in everything you can about the local area, from the price range to the neighbours to the garbage pick up, the local store, schools and more.?

Comparables

Local properties sold recently will help determine the property's value. Put on your detective hat to study every comparable home. Inspect, explore, ask questions and educate yourself about the area.?

Set your online notifications.?Check!? Talk to as many agents as you can.?Check!? See as many properties as you're able.?Check!? Scour the neighbourhood on foot.?Check!??

Survival Tip:?Prepare yourself mentally for the long haul. This could take a while, folks. We are talking weeks, months or even years. But before you faint at the thought of that—pause to consider this, how long do you plan to be in the home? If it's ten years plus and you take a year or so to find it, then is ten per cent of the time to find a home really so bad?

Love bomb the Listing Agent?

The agent's job is to fulfil the vendor's goals and secure a buyer at the highest price. Your job is to forge a partnership that puts you at the top of the agent's list.

There's an exchange taking place here. Here's how it works. You want the information. The agent has all the information. It's up to you to get them talking.

The secret is in knowing what questions to ask.

Extracting information from listing agents is an art form in itself. It's about asking and framing the right questions to get the necessary detail. Extracting information can also help when it comes time to negotiate, especially if you've unearthed a few surprises from your investigations. Perhaps you discovered a problematic and undisclosed roof attic which was not on the floorplan (it happened to me!) And then, just like that, after making a few phone calls to find out how much it would cost to repair it, you have information that could help your bargaining power.

Sometimes it's instinct; other times, it's the ability to read body language and eye contact, but whatever it is, if you feel the agent is not one hundred per cent on side, you need to act.?

An agent partnership that thrives on mutual understanding begins with excellent communication. You need to listen to the agent and be able to "read" them. While you don't need to be a behavioural expert, it helps to pay close attention.?

Naturally, you will apply all your active listening skills, but besides listening, you will pick up insights from watching closely. Detecting these behaviours is fun when you can suddenly spot those mannerisms that symbolise discomfort or little white lies. You will know a question has caught the agent off guard if their hand flies up to the mouth or there is a sudden spate of blinking. Similarly, some people have a pattern of looking left and right by staring up, which means they are reflecting on the information stored in their memory bank and then sifting through it to decide whether or not they will share it with you.?

How Much Communication is Too Much?

If you're mad keen about the property, it's best to be upfront about it. Being honest with the agent is the best way of keeping yourself in the loop. Be clear about your needs and time frame, especially if the finance for your purchase is linked with selling another property. Request that they check in with you if they get another offer.

Communication could help you win the home, so strive for a verbal and non-verbal communication masterclass. Create a rapport with excellent communication, follow-up emails, phone calls and repeat visits to the property. Rather than bombard the agent with too much communication or not enough communication, take a professional approach. Let them know you're investigating the property further and will need to lean on them with queries and requests for access. Ask them for the best way to stay in touch, SMS or email.?

Building that bond and having that open rapport is essential if and when you make your offer. Right now, the agent is the only thing standing between you and your dream property.

Rule No 1. You need the listing agent on side!?Don't underestimate your relationship with this individual! Follow our?Top-10-listening-tips

Survival tip:?Use every communication trick in the book to get the agent to open up. Read our tips on how to build that bond:?Speed Is Everything

Part 2. What is a?Pest & Building Report & Why Do I Need One?

Personal inspections:?What to look out for when viewing a property yourself?

If it's love at first sight at the first inspection, you will likely consider engaging a professional to inspect the property, which is absolutely the right thing to do. However, because that costs money, you can do your own detective work to find out as much as possible before engaging the professional—this means you will only go ahead with a professional inspection if you are satisfied with your own assessment.

You usually have only thirty minutes. Assuming you turn up as the doors open, your time starts NOW. Use this time to check the following:

• Windows and doors open effortlessly and do not get caught in frames.
• Check for dampness or mould along skirting boards, ceilings & walls.
• Be cautious of paint jobs used to cover up mould.
• Check for sagging ceilings or buckling walls.
• Lift the carpet and check for rotting floorboards or dampness.
• Try all taps to check how long it takes for hot water to come through.
• Flush the toilet to check for a running cistern.
• Look under sinks, and give the plumbing a gentle shake to test sturdiness.?
• Look for rust and other damage to the pipes.
• Review the hot water system for size and age
• Check for dampness in all wet areas.
• Try light switches?
• Look at the fuse box to evaluate circuitry age and see if there is an Earth Leakage Safety Switch.
• Look at the general state of the roof, guttering and drain pipes.
• Inspect exterior walls for cracks and other defects.
• Ask if the home has an energy efficiency rating.
• Gauge the noise levels while in different parts of the property and test at different times of the day.
• Observe the way the property smells. Are there strong smells from nearby restaurants or traffic fume?

It's the same with the Pest Inspection; while you'll never unearth the level that the professionals can, it's worth having a squiz to see if you can find any signs of recent pest activity. While termite damage can be difficult to detect, there are signs that you can look for. Since termites eat the inside of the timber and leave a thin layer intact on the outside, you can keep an eye out for fragile or rippling wood sections along window ledges, skirting boards and doors. Look for plant growth off the walls and any "bulging areas", and check external walls for signs of termite mounds and mud trails.

Step 2:?What is a pest and building inspection, and why do I need one?

Can we help you with your property needs?

If you want to explore market value, please get in touch. We know the Sydney market well and understand it. If you'd like advice about the property market, whether you want to sell, buy or lease, we're here to help. Email: [email protected]