Your investment magazine news article re Mining & Qld Mortgage performance- LJ Gilland Real Estate Pty Ltd

Dear Clients, Friends and Associates as follows:-

The Isaac Council, which includes much of Queensland’s Bowen Basin, was the country’s best performing mining region for property prices growth over the last 12 months, according to a leading researcher.

RP Data’s latest Property Pulse also showed that all mining regions have showed 10-year growth exceeding 10% – except for Muswellbrook (9.7%) and Kalgoorlie (9.6%). The Whitsunday region, home to the township of Bowen and Port Pirie, were the only two mining affected regions to record a decline in median selling prices.

RP Data analyst Cameron Kusher said the stand out region over the last 10 years was once again the Isaac Council region, which saw median prices increase at an annual rate of 32.3%.

Kusher also commented that good performance across the majority of mining regions was a result of supply and demand factors. “A lack of new housing supply has had an impact on rental rates, which have seen robust growth over recent times,” Kusher said. “Rents have increased over the past year across each region, except in Port Pirie and have risen by 88.2% across the Issac council region.”

Kusher added that unit performance told a much different story. There is typically a much lower supply of these types of properties in mining regions, he said, which meant unit growth was not typically as good as for detached houses.

“Despite the typically sluggish growth in prices over the past year, most have seen strong increases over the past 10 years, albeit not typically as strong as the growth in house prices,” Kusher said.

Mortgage Performance in Qld:-

Queensland remains the worst-performing state in mortgage performance, according to a leading measure of mortgage arrears.

New figures from Fitch Ratings show that the rate of mortgage delinquency in the Sunshine State surpasses the nation-wide average and is up 1.42% on September 2011 figures.

Fitch Ratings reported that the current rate of mortgage delinquency – the proportion of mortgages that are more than 30 days in arrears – is at 1.86%.

The researcher also found that regions south of Brisbane, such as Ipswich, Logan and the Gold Coast are among the worst-performing in Australia.

Rates in Brisbane, on the other hand, are below the national average.

Bank Valuations Articles which are very interesting as follows:-

[…] here and here for some thoughts on valuations – and here to see what was said about Australia’s high

there was a lot of discussion about valuations currently coming in well under purchase price. The difference between the price paid by the buyer and the bank valuation is often high – over 20% – and the differential is spreading.

Firstly, bank valuer’s should be paid more – they carry the risk, not the bank – and this, in theory, would allow them time to conduct the appropriate research, and secondly rental return should determine value, not what a previous buyer paid.

If you require finance to purchase a dwelling, all financiers seek a valuation to ascertain the value of the property that is being offered as security for the loan. Licensed valuer’s must base their opinion on hard evidence and take legal responsibility for any information they provide.

Australia’s four major banks have a panel of valuer’s who are assigned to value a particular property through a process called “Valuation Exchange” (Valex). Smaller financiers often use the same valuer’s as the “big four”, although there are many valuer’s who are not part of the Valex system.

To assess a property’s value, a valuer must inspect the property, record details on the number of rooms, along with fixtures, fittings and any improvements. A property’s unique attributes will also be taken into account, such as:

  • location
  • building structure and its condition
  • standard of presentation and fit-out
  • standard of fixtures, fittings and facilities
  • zoning and whether and planning restrictions apply

The valuer combines these attributes together with recent comparable sales in the surrounding area and prevailing market conditions to produce a valuation report. Several photographs must also be taken to support their findings.

The identification of appropriate comparable sales is often the most contentious issue, especially in relation to new apartments purchased “off-the-plan”. There are a number of reasons for this, as detailed below.

  • Comparable sales should be recent (less than six months’ old). This is problematic when the number of sales is low (perhaps because of a limited supply of dwellings for sale) or because of economic factors. The number of dwelling sales last year in Brisbane, for example, was well below historical averages as a result of the flood. This has meant that identifying the required number of comparable sales has become that much harder.
  • Sufficient analysis of alleged comparative sales must occur so that family transfers and distressed sales are not shown as market transactions. For example, one of our developer clients arranged for one of its newly-completed apartments to be valued by several valuers independent of the banks. The first valuation came in at $720,000. The second at $730,000 and the third at $595,000! Why was the third valuation so low? Because the valuer in question had erroneously based the valuation on a “distressed sale” in a nearby project. Such sales are considered to be inconsistent with the concept of ‘Market Value’ as defined in the Australia and New Zealand Valuation and Property Standards.
  • Banks and their valuers are reluctant to use developer sales (either made “off-the-plan” or after completion) in competing projects as comparable sales. This is based around the mistaken belief that a developer sale does not represent the “true market“. In some locations – especially where there is no sales history for dwelling types such as a new subdivision in a green-field area – or where sales volumes are lower than usual – this leads to valuations that do not truly reflect a property’s worth.

However, the Australia and New Zealand Valuation and Property Standards state that where the property to be valued is within a new development and is being purchased from the developer, sales from other comparable developments should be considered as a cross-reference. In our view, this means developer sales in other projects can be used as sales evidence to support a valuation.

  • Valuers usually do not use sales made to interstate and overseas buyers as comparative sales, based again on a mistaken belief that non-local buyers are uneducated and pay higher prices than local buyers.
  • In Queensland, clause 27c of the sales contract requires all agents to list how much commission they charge. Valuers – on instruction from mortgage insurers and banks – often reduce the purchase price by the amount the agent is paid in excess of the standard Queensland sale fee of 2.5%. This is based around the belief that the developer is increasing the purchase price by anything higher than the standard REIQ commission. Our understanding is that this clause only applies in Queensland.

The distribution of costs should have no bearing on the end value of a product.

Finally, remember that you as a buyer can challenge a valuation if it appears too low. In particular, keep in mind that comparable sales evidence needs to be “like for like” as far as possible, especially insofar as proximity (to a railway station for example) or height above ground, view, aspect, ceiling height, facilities and so on. Furthermore, valuer’s can utilize a much wider range of data than just comparable sales in any valuation report.

1. Michael says:

February 22, 2012 at 8:31 am

We had an issue with a bank valuation yesterday at a property we have under contract, it came in at $665,000, and we sold a very similar property with less potential four doors down two months ago for $700,000! The Valuer took no notice of this sale as another more recent sale in a less desirable area sold in the low $600,000′s which isn’t comparable! The buyer still wants the property, but how do we fix this valuation situation?

Reply

2. Paul says:

February 22, 2012 at 10:39 am

This is from Paul (not me) some are having problems posting here…we will look into it

This is a very interesting topic. I am with NAB Private Bank and had to recently get a valuation on one of our properties as we were refinancing. The Banks valuer did a ‘drive by’……they did not even enter the property and look at the quality of the interior fit out. How can this be an accurate valuation? As a result, NAB’s so called valuation was about $400K less of what I believe an accurate valuation is. The so called ‘Valuer’ even compared our property against other properties that bore no comparison to ours. Of course the problem is then compounded as the Bank will only then lend against 80% of their valuation! And NAB’s solution…..pay for your own valuation! My fixed loan will expire mid year and I will then be actively looking for a new Bank. Any ideas who i should be talking to?

Fon says:

August 23, 2012 at 10:51 am

That is only a kerbside assessment & it’s not a valuation – that is the bank trying to save money by only paying for half a job. A legal valuation involves a Valuer pysically inspecting the property & measuring up to determine the size. If this has not happened – it’s not a valuation & you should complain before swapping lenders. Note: The decision to do a Kerbside assessement is the banks call, not the Valuers. The lender gets what they pay for & kerbside assessments are an insult to both the Valuer & client to save a buck.

Secondly, if you know about a sale that will help your cause – tell the Valuer when they inspect your property eg. address / sale price & date and / or the agent involved. They may not know about it ! Under the valuation of land acts in various states they must have regard to all information when doing the valuation. Also be aware they need to provide 3 sales – but those sales must be able to be confirmed through an agent / sales data info or Valuer General data. The things that are becoming out of a valuers control are extremely tight deadlines, low fees & greater expectations within shorter time frames. Time is required to do a job properly regardless of what job is being undertaken.

3. hesed says:

February 22, 2012 at 10:44 am

Tell the people to go to a good mortgage broker, they should be able to use a fair valuer and get the deal done.Some lenders will allow you to choose the valuer from their panel of valuer’s.
I used to be a broker I am not any more, sick and tired of the over regulation.
Money hotline is a good broker, Gary has 15 or so years in the business and if he cant help you, then no one can.

Reply

4. A Caboolture developer says:

February 22, 2012 at 11:12 am

Another post – again not me – but from a Caboolture developer

I had a loan approved In relation to the construction of a pair of a 4 bedroom ;3 bathrooms plus study , double storey duplexes with a very high level of finish.The bank instruction was to go back only 3 months history of sales and to value the duplexes which are to be subdivided to be valued in a line.

This project was in relation to 12 water and parkfront house size duplexes in very unique location with fantastic unobstructed views of park and trees and Caboolture River.The valuer compared with houses which just did not compare ,and did not look at similar park and riverfront developments in SpringField Lakes, North Lakes, SandStone Lakes or other similar developments .The valuation came in at $525k for the two and the valuer went as far as saying that the construction price was too high.Since when did a valuer become a QS.
To make things worse the valuer only compared with a 5 year old 3 bedroom; 2 bathroom single garage much smaller single storey duplex of much inferior finish.Ironically I had built a similar duplex in Rothwell in 2006.

When I made a complaint to API they advised that since it was a bank valuation I could not lodge a complaint ( although I paid for it) and the Betty Warner who handles the complaint advised that based on my facts she would support the valuer.

I have also been informed that a lot of these valuers are also not able to get PI insurance.
I BELIEVE THE WHOLE VALUATION PROCESS IS OUT OF CONTROL AND IS HAVING A DETRIMENTAL IMPACT ON THE RESIDENTIAL PROPERTY MARKET.

Reply

5. tmd says:

February 23, 2012 at 9:05 am

Rather than bag the valuers, who are only doing their job afterall, bear an inordinate amount of risk and are necessary for banks to even lend, perhaps Michael the valuation industry needs an industry body to support them.
The profit margins on a valuation for them are extremely low and their employers – big name property valuation firms in Australia – are ever persistent about meeting budgets and deadlines. They work ridiculous hours and drive incredible distances to get a job done. Some of those jobs are locked in with the banks at less than $1000 – and that is for a commercial property where the methodologies are far more advanced then what you’ve outlined above! The jobs take them hours for hardly any return.
The valuation industry needs an overhall – sure. But they also need support under ever increasing pressure. How the valuers have missed out on an industry body, I don’t know. Accountants, lawyers, even property developers have industry bodies. Perhaps it needs the firms to get together, rather than fight each other, to better advance their industry.

Reply

6. Katrina says:

February 24, 2012 at 12:15 pm

We had a problem with a valuation also. We were buying our first house and using my parents as guarantors. The valuer visited their property on 4 acres in BCC and came back with a valuation of $740k. This was $200k under what it would sell for and around the actual UCV value. It was compared to a suburb in LOGAN with 1 acre blocks, with 100k – 200k lower UCV’s, and about 5km away! That’s like comparing Annerley with Salisbury – Not comparable at all! At the time of the first valuation there were no comparable sales in the area as “Sold” as it is a small suburb so we, ourselves, did further research. My partners mother is a real estate agent and she gave us two sales which were unconditional and had just shown up on RPData in the suburb that sold for $930k and $960k (far smaller homes on these blocks) which we passed on to the valuer to get a revaluation of the property. The Valuer ignored these sales saying the people had paid a “premium” for the properties (which I would understand if it was just the 1 figure not 2, but if he had researched the suburb, properties were selling $1.1 – $1.2 million in the peak of 2010 so it was obvious this “premium” was the norm).
At the end of the day we ended up borrowing the money from our parents as we could not get the guarantor equity. We have not really had an issue, but if it weren’t for them having a line of credit we could access we would not have been able to purchase at all. I understand Valuers may not get paid enough and are liable, but I was able to come up with a more realistic valuation in about 1hr. $1,000 in an hr is good money to me! They need to get a better understanding of the places they are valuing. Seems lazy

February 24, 2012 at 1:11 pm

Katrina if the valuer did the wrong thing, then that is bad service and you are entitled to complain. It is not a reflection of valuers generally though, who require a university degree together with 2 years practical experience before they become registered as valuers. What you and I think is market value is all well and good, but the science and methodologies behind a valuation are far more complex than we realise.
You should know for future reference that if you’re not happy, you are entitled to obtain your own valuation and if that valuer is from the bank’s panel, then the bank may adopt it rather than the initial valuation.
$1000 is for a small commercial valuation where the risk over a residential valuation is exponentially higher. A residential valuation fee is usually around $250. The valuer receives maybe 40% of that, if they’re lucky. Would you put your career on the line and risk being personally sued for $100 bucks?! I don’t know anybody who would.
I could stick up for valuers until the cows come home but the point is, neither valuers nor the general public (including you and I) will have a voice to our concerns without an industry body.

Reply

7. Michael says:

February 24, 2012 at 3:17 pm

There is little doubt that the conditions that valuers are working under are less than ideal and this may be having some influence on the reported valuations in some instances. Like all industries there are inexperienced operators who don’t do things well.

Further to some comments here, collectively several property bodies – including the PCA, UDIA, MBA and the API – are working on the problem. Workshops are being conducted to better train valuers and there is serious talk about setting up a Valuation industry body – which for mine is long overdue. Sadly the Australian Bankers Association doesn’t seem interested at all.

As I mentioned in the this post, valuers need to get paid more – fees today are less than ten years ago and a valuation of a residential property usually ranges from $150 to $180. If I was running a valuation practice, I too would expect valuers to do 8 to 10 valuations per day.

For mine the best way to determine an assets value is based on its income. This should be simple. If a property would attract $500 per week rent, over 50 weeks per annum and at a 5% gross yield then it is worth $500,000.

No need for the subjective mumbo jumbo about general presentation and care, being tidy, unusual features, being too close to a bus stop or a T-junction. I kid you not, as this list – factors affecting values in 2011 – appeared in the Westside News earlier this month.

I am not into bank bashing – we need a profitable banking industry – but on this issue the banks, in general, deserve a thorough beating.

8. Bob says:

February 24, 2012 at 4:27 pm

Some more things to know about valuations. 1) A valuation of a residential apartment ‘off-the-plan’ may also be negatively impacted by a Lender’s standard Valuation Instruction to value such properties “in-one-line”. An in-one-line valuation is essentially a further 15-25% ‘hair-cut’ to reflect the possiblity of more than one unit in a complex coming up for sale at the same time. 2) In the NAB Private Bank example above, “drive-by” valuations are used when the Loan to Valuation Ratio isn’t likely to be a problem. The bank saves money by simply establishing the address is real and there is a building on the block.

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http://www.ljgrealestate.com.au

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