This festive season Mgilija Properties wants home owners and tenants alike to ensure that they enjoy a safe and secure festive season. Despite the festive season being a few days the crime rate can shoot up in a matter of days, there are occasions when some residents become the subject of a crime. At this time of year one of the main areas of concern for every home owner is burglary. Homes can be vulnerable to burglars, particularly when they are unoccupied in the late afternoon and early evenings but residents can take some simple steps to make their homes more secure by following some simple advice:

• When leaving the house unattended make sure all the windows and doors are locked, pay particular attention to those at the rear of the house. Don’t forget to lock the shed and garage too.
• Make the house look occupied by using automatic timer switches on indoor lights either upstairs or in a room that cannot be peered into from the street.
• Using a timer switch with a radio tuned to a talk station also gives the illusion that somebody is home.
• Burglars like the dark so an outside automated light can act as a good deterrent.
• Make sure presents are kept out of sight and after presents have been opened, dispose of the boxes properly to ensure the contents of the house aren’t being advertised.
• Other tips include making sure that car keys are kept hidden out of sight and that keys to property aren’t left outside under a plant pot or door mat.
• To help keep the whole of the street safe, residents can get involved with their local Neighbourhood Watch Scheme.
• Looking out for neighbours means that burglars have to work much harder – for further information about joining Neighbourhood Watch contact your local police station to find out if there is one in your community.
• Finally residents are being urged to report any suspicious callers or activity to the police by dialing 999 or 9999 or if they believe a crime is taking place, giving as much information as possible.

We have been getting a lot of enquiries from future clients who either are at university or have just started working. All they want to know is about property and the possibility of them owning one one day. Our motto as Mgilija Properties is ‘‘don’t wait to buy property but Buy property and wait’’ and the first step to achieve this is before entering into the property market one should be saving towards a deposit. Buying your first home requires planning and saving. A deposit is very important as it gives potential home buyers the boost they need when applying for a home loan. If you have a deposit to put down, the Banks will take this into account and your affordability score will rise. AdditionalSave for a home deposit We have been getting a lot of enquiries from future clients who either are at university or have just started working. All they want to know is about property and the possibility of them owning one one day. Our motto as Mgilija Properties is ‘‘don’t wait to buy property but Buy property and wait’’ and the first step to achieve this is before entering into the property market one should be saving towards a deposit. Buying your first home requires planning and saving. A deposit is very important as it gives potential home buyers the boost they need when applying for a home loan. If you have a deposit to put down, the Banks will take this into account and your affordability score will rise. Additionally, your monthly home loan repayments will be lowered and depending on the relevant Bank’s criteria, you could be able to apply for a higher bond if you wish. Saving towards a deposit is a simple concept although it can seem difficult depending on your financial situation. However, it is like any investment plan; it takes time and patience. Start by drawing up a budget of your monthly expenses and deciding how much you can afford to save per month. You may have to make cutbacks on certain items, but in the end being able to put down a deposit will result in lower instalments and less interest over the loan period, making paying off your loan more manageable.

Budgeting tip: A general guideline is to aim to have 20% of the property value available as this will also cover registration costs.

Renting your first place can be intimidating. These tips for first time renters will help you go out there and flat hunt with confidence.

Don’t forget to do your research: Moving into a home is a major life event, regardless of whether you are buying or renting – so it’s important to devote enough time and research into finding the perfect one. Embracing the digital age can be useful and you are almost always guaranteed to find whatever it is you are looking for online. The internet has a variety of property search portals that offer easy access to all available property listings on the market. You also have the option to sign up for instant alerts to keep track of all new listings on the rental market. www.mgilijaproprties.com is one such portal which instantly notifies users via the website of all new available listings.

Be mindful of rental scams: The downside to the digital age and its easy access to information is the opportunity it offers to bogus agents and fraudsters in generating rental scams that many renters fall victim to. Keeping your guard up is essential in ensuring you aren’t the next target of a rental scam.

The following are common signs to look out for:

• Not being able to view the place of interest
• Agents or landlords that avoid meeting in person
• A forced emphasis on transferring money without signing proper documents
• Holding back pertinent information from you.

Find out more on www.privateproperty.co.za on how you can avoid becoming victim of a rental scam.Renting a more expensive dwelling than you can afford is a common pitfall amongst many first time renters. First-time renters are advised to stick with a unit that is well within your price range in order to accommodate expenses you haven’t anticipated, like a huge utility bill or a broken appliance that needs to be fixed.Most rental spaces require a security deposit before moving in. The down payment is generally held by the landlord and can be used to pay for any possible damage to the property that you may cause whilst living in the apartment.

• The importance of a snag list: Making it a point to create an inventory of the property’s contents and existing damages before moving in can be beneficial. It is imperative to record every defect the property has regardless of how insignificant it may seem at the time. Ensuring a written lease is drawn up and understanding the contents of it is essential. It is crucial to understand the document before signing it to ensure that there is clarity on all the requirements and limitations set. We have all been guilty of agreeing to a list of terms and conditions without going through the trouble of reading it – but adopting the same attitude with your lease might not be such a good idea.
• Living with your furry friends: It’s also worth noting that pet-friendly rentals may be slightly higher in pricing to cover the costs of wear and tear that pets may have on the property. Stipulating the agreed upon pet terms and conditions in your lease agreement is essential to safeguard yourself and your pets. Whether you are living with friends or strangers, moving in with someone is an important decision to make and shouldn’t be taken lightly. Ensuring both you and your roomie have a joint lease to sign is essential. Not doing so can put you in a sticky situation if your roomie decides to skip town and stop paying, with you having to bear the brunt of the entire bill. You would be surprised at the number of things you need to have in order to live and if it’s your first time venturing out on your own then you’re bound to be short of a few essential household items. Making a list of all the daily requirements for your home is helpful in ensuring you settle in comfortably and have more time to enjoy your new place!

Moving into your own place for the first time means having more than just a bed, couch or a chest of drawers. Your own place to call home requires smaller basic items which every functional household needs, like a cutting board, a waste basket, shower curtain or even the necessary toilet brush and cleaning supplies.

Don’t forget home essentials: Finding someone who shares similar habits and behaviours, the same level of cleanliness and can afford their portion of the monthly expenses are important factors to reflect on. It may sound boring and tedious but weighing out these mundane specifics can make or break your living situation.

Pick the right roomie: To avoid any unwanted confusion and ensure no one gets left out in the cold, it’s important to notify your landlord in advance to obtain a clear indication of the rules and boundaries.

• If you are moving in with your pets, it’s important to ensure your property of choice accommodates for renters with pets and is a safe and viable space for your furry friends to live in.
• The fine print of a lease is just as important as it may include additional clauses that could have an unsettling impact on your wallet and lifestyle. These could range from penalties for late rent, policies on owning pets, painting or altering the rental space or what protocol to follow if something breaks and needs repair.
• A legally binding contract which spells out each of the rights, rules and regulations you and the landlord are expected to abide by whilst living in the space, is a must-have requirement for both parties.

Get everything in writing: By doing so you will be able to protect yourself and avoid any potential claims or unwanted disputes that could occur in the future.

• Deciphering who damaged what and who takes responsibility for it is a common contentious issue faced by most renters, especially when a deposit is being held to cover the cost of repairs.
• Taking excellent care of your new home is advisable to ensure your full deposit is refunded to you when your lease draws to a close. In addition to this, it may also be a requirement to pay a full month’s rent in advance for the property. Budgeting for this is crucial to ensure you have the necessary funds available to secure the keys to your new home.

Security deposits and upfront costs: Moving into a new apartment can often involve a lot of hidden costs that we sometimes forget to consider, so keeping some wiggle room in your budget is essential to avoid unforeseen bills and ensuring you aren’t living beyond your means.

Don’t live beyond your means: Always be wary and investigate as much as possible to avoid this type of situation from occurring. If you are dealing with a rental agent, ensure that they work for a reputable estate agency to confirm you aren’t liaising with a fraudster. It’s important to also have all relevant documents checked by a legal advisor to ensure all paperwork is legitimate.

If you’re frequently unable to pay your rent or late with your payment then it’s essential to follow these budgeting tips.

It’s probably happened to most of us at least once: the rent is due, but you’ve blown your budget and you don’t have the money to pay the landlord.

By their very nature, emergencies have a nasty way of popping up at the most inopportune moments and having to use rent money to repair a vehicle or for an unexpected medical crisis can leave you lagging behind on the rent. Of course, frittering away your rent money on a birthday party or a romantic weekend escape is just being irresponsible.

As a tenant you need to know the difference between a true emergency and just being a spendthrift. Regardless, your landlord is going to become annoyed if you are living in his property and are regularly not paying (or are paying late) for the privilege.

You need to budget for rent because it’s all that stands between you and living on the street or moving back in with Mum. With a little self-control, the following tips will help keep your landlord happy, and a roof over your head:

• Budget

The first rule is to live within your means. If you can’t afford that weekend away, don’t go. If you can’t afford an expensive Christmas present, don’t buy it. If there’s not enough money for a night on the town, stay at home and watch TV. Prioritise your spending, with rent at the top of the list.

Use the following methods to squirrel away funds to cover your rent should you have unexpected expenses in any particular month.

• Credit cards/savings/revolving credit/overdrafts

Don’t max out your credit cards. Discipline yourself and keep a reserve of at least one month’s rent available. If you do have a blowout and dip into this, top it up again as soon as possible.

– Borrow from friends and family

This might not be the best option, but may become necessary if the situation is dire. Remember you will have to pay this money back – regardless of from whom you borrowed it. Your parents may not mind lending the odd hand, but they are going to stop being sympathetic if the money isn’t paid back or if you borrow cash on a monthly basis.

• Sell or pawn surplus items

This isn’t ideal, but such drastic measures may have to be taken if the situation is serious enough.

• Scrutinise your cash flow

Recognise bad spending habits and make a plan, such as working out what you need spend each day for the rest of the month before you go shopping. Cut back on luxury items such as cakes, cool drinks and coffee shop visits if these are stretching your budget. Work out how much you can afford to spend before you go out for dinner and don’t deviate from this. The internet is a wonderful resource to help with cutting back on food expenses. Search for restaurants that offer specials on certain days of the week or even better, sharpen your culinary skills and learn to prepare gourmet dishes at home for less.

• Look for cheaper entertainment options

View entertainment activities as a treat and not as a must-have. There are numerous ways to keep yourself entertained without breaking the bank. Subscribe to a movie streaming channel instead of popping out to rent DVDs. If you have to go and see a new release, limit yourself and consider forgoing the popcorn and cool drink in the interests of economy.

Libraries usually have an excellent choice of books that often include the latest bestsellers which, considering the price of books, could end up saving you a fortune.

Entertain at home. A good old bring and braai can save the hosts a fortune. Don’t assume that the only time you can ask friends to bring food along is when you’re going to throw it on the fire – try hosting a potluck dinner where guests bring a dish of their choice. It’s good fun and is a great way to broaden your culinary horizons.

Visit friends and family instead of going out to a restaurant or bar. As daft as it sounds these places aren’t generally the best environment for socialising. More often than not they’re crowded and noisy and although the atmosphere may be pleasant, it isn’t really conducive to good conversation.

Most important of all…

Speak to your landlord the moment it becomes apparent that you’ve run into problems and that you’ll be paying your rent late. Don’t leave him in the dark and if necessary, inform him of the steps you will be taking to ensure that the money will be paid. The odd late payment won’t generally concern most landlords, however, those who consistently pay late may well be asked to secure alternative accommodation.

…A good estate agent is invaluable to buyers looking for their dream home.

Here are six tips for keeping your agent onside.

You expect to pay a consultation fee when visiting a medical professional or a lawyer and know that you will have to fork out some additional cash if you need a follow up appointment. This generally means that we keep communication to a minimum and only approach these individuals when absolutely necessary. The same goes for most other service-based industries including repairmen who in most cases charge a callout fee.

Estate agents however work on a commission basis and as such only receive payment (usually from the seller) once a sale has gone through. Unfortunately, this opens them up to all sorts of abuse. Yes, we know abuse is a strong word, but unfortunately there are plenty of buyers and sellers who don’t think twice about wasting an agent’s valuable time or expect an agent to work 24 hours a day, seven days a week and be instantly available when called.

Regrettably, there aren’t any guidelines as to how you should treat your agent and in many cases an agent who is desperate to make a sale will overlook unreasonable demands, but this doesn’t mean that it’s okay to disrespect the person whose services you’ve secured.

When dealing with agents according to privateproperty.co.za, there’s a certain protocol that needs to be adhered to including:

• Keeping appointments
• One of the biggest bugbears of being an agent is buyers who don’t keep appointments to view property. Most sellers require some sort of notice before they allow potential buyers to view their home. In other words, you’re not only putting the agent out when you don’t bother pitching up, you are inconveniencing the seller too. Phone and cancel if you can’t make it.

• Stick to office hours wherever possible
• Agents work long hours including most weekends, however this doesn’t mean they don’t have a life and won’t mind receiving a call from you at 10:00 pm because you happen to like the look of a home they are marketing.

• Know how much you can afford
• Don’t waste an agent’s time by insisting on being shown properties you know you can’t afford. Be honest and give your agent accurate information as to how much you earn in order for them to accurately gauge how much you can actually afford.

• Don’t view the same property with different agents
• This pointless exercise could backfire horribly and the seller could be forced to pay double commission (to the agent who introduced the buyer to the home and the agent who sold the property), if the buyer decides to buy the home from an agent who didn’t introduce him or her to the home. It’s unlikely the seller will accept that he’s solely responsible for the amount owed and could sue the buyer for the additional amount.

• Don’t try to cut your own deal
• Don’t attempt to cut the agent out of the deal by offering to make a private deal with the seller. In addition to being unethical it’s important to know that agents are very aware of which properties have been sold and will easily be able to ascertain that a buyer they introduced has gone behind their backs in order to secure a sale on a particular property.

• Be patient
• Many buyers assume agents are sitting around waiting for the phone to ring. While this may be true in some instances, more successful agents lead extremely busy lives. They can’t and probably won’t drop everything to arrange a viewing, but will arrange a time that’s convenient for all. This isn’t an indication that she doesn’t want your business, it simply means she’s busy with other clients. Remember although you may have to wait your turn when dealing with an agent of this calibre, there’s a reason why she’s so busy, she gets results and consistently finds buyers what they are looking for.

…In Customer Service

Hardly two years ago a 100 per cent Swazi real estate company was born to be known as Mgilija Properties…

Then on Friday October 2017 during the second annual Swaziland Service Excellence Awards, Mgilija Properties emerged as runners up in the Real Estate Category which had five local competing agencies. Mgilija Properties becoming second best in the awards received a certificate award and with that we Musa and Nomcebo Nhleko would like to thank all our buyers, sellers, landlords, tenants and those that believe in the brand for the certificate award and nominating us to be part of these prestigious awards.

We are very much honoured to receive it and it is even a greater honour to be placed with giants in Swaziland’s real estate industry.

The love, likes, congratulatory messages shown on us on Facebook, the calls will go a long way in encouraging us to provide the service everyone deserves when dealing with real estate agents.

Special thanks go to

– the people who believe in the Mgilija Properties brand and had the generosity to nominate us,

– to the organisers Institute of Research Management (IRDM), and Customer Institute of Customer Management(CICM),

“We are the ones accepting this honour but the award belongs to all the great people that we have had the good fortune to work with at the various stages of the property business.”

It is the landlord’s responsibility to offer a property both ‘reasonably fit’ for the purpose for which it has been let and to ensure the property is habitable. However, the big question remains – is providing security like burglar bars, perimeter sensors, alarms and other forms of security an obligation of the landlord and can a tenant reasonably expect this?

Are landlords obliged?

According to www.privateproperty.co.za, a matter that often arises in tenancies is the level of security offered by the landlord in terms of the fixtures of a property rented to a tenant. On face value, it would not be an obligation of a landlord to offer more than doors and windows that adequately lock and close. However, in this day and age with escalating domestic crimes and break-in’s, it may be deemed reasonable for a tenant to request at least a security gate or access control measures. Furthermore, in the instance where the tenant is willing to cover such expense to ensure their own safety, could this request reasonably be denied by the landlord?

Security is a matter very close to the hearts of Swazis and it is imperative at the time of renting a property, that a tenant assess the level of security before committing to a lease. Sadly in this country the safety of a rented home is the responsibility of the tenant unless they can possibly demonstrate that the property is genuinely uninhabitable due to the level of security offered.

Who covers the cost of break-in repairs?

A question often asked by clients is who is responsible for repair in the event of a break-in? Since the damage caused is beyond the control of the tenant, the landlord would usually be liable for repair in this instance and can approach their individual insurer to cover such cost of repair. It further stands to reason that the tenant is responsible to insure their own personal belongings, as the landlord is not responsible for these.

Repairing the alarm system

Another point of conflict we come across in tenancies is when a property is let with an alarm system. It is imperative that the tenant enquire about the state of repair of the alarm and even arrange that it be tested and assessed by an alarm specialist. The landlord cannot be assumed to be offering a state-of-the-art alarm installation, as the property is often let as is and the functioning of the alarm is often not pertinent to the property being ‘unfit’ for tenancy.

However if a landlord makes warranty that the current installation is functioning and it is in fact not, the landlord can be found liable if a breach of security results in losses to the tenant. Essentially the wording of each tenancy is crucial to ensure obligations of each party are outlined.

Negotiating upfront

In conclusion a tenant it is advised to negotiate increased security measures upfront with a landlord or agent. Many landlords may just be open to sharing such cost, provided the installation is left in the property when the tenant vacates.

Most of the time you will have a clear idea of when you will be moving homes and have time to plan and make decisions accordingly. However, there are times when life happens and the decision is made for you.

Whether it be your company transferring you to another place, a family emergency that requires relocation, or maybe it’s to be with a significant other in another part of the country. In these situations, you will need to decide whether you are going to sell your home or rent it out.

Whether it be your company transferring you to another region, a family emergency that requires relocation, or maybe it’s to be with a significant other in another part of the country. In these situations, you will need to decide whether you are going to sell your home or rent it out.

According to www.property24.com , the following provides a few important considerations for homeowners who find themselves at this crossroad:

1. How permanent is the move?

Is the move for good or is it just for a time? If you are packing up and going for good, it makes sense to sell the property. However, if there is a chance you will be returning in a year or two, the time and money spent on selling the home and purchasing another won’t be worth your while. In that case, renting out the property seems like a far more feasible option.

2. Conditions surrounding the market

Do some research into what the rental prices are in your area, as well as the current selling prices of the homes. Also look at the demand for rental properties and the number of current listings available. Doing your homework will provide you with a much clearer idea of what kind of rental income you can expect, as well as what may need to be done to the home to get it up to standard if necessary. It is important that the achievable rental income is enough to cover the expenses. Otherwise, you will need to pay towards the home while paying for another property elsewhere.

3. Where is the area headed?

Aside from where the property is located, another influential factor when it comes to a property’s potential is the future development plans for the neighbourhood, as well as the condition of the neighbourhood.

Each situation is unique, so before you decide to rent out your home consider talking with a tax professional. They can help you figure out how much you can expect to pay in taxes on the rental income. While this aspect is completely out of your control, it will largely impact on the value of the home. Future development planned in and around the area can have a positive or negative impact on home values, depending on what the development is.

In this case a real estate agency like Mgilija Properties with specific area knowledge will be able to help you assess whether or not it might pay to hang onto the property or let it go.

4. Who will manage the property?

There is more to renting out a property than just collecting a cheque each month, and it is not for everyone. As a landlord there are certain obligations you will have to your tenants, which could include dealing with issues and emergencies in the middle of the night. You will need to ask yourself whether you have the time to manage the property or if you will need to hire a management agency like #MgilijaProperties.

In cases where the rental property is located in another region, a rental agent can provide a valuable service that will save you in travel costs. For a percentage of the rental income, a reputable rental agent will assist with advertising the property to rent, screening potential tenants and undertaking full credit checks, as well as drawing up the necessary lease agreements, among other services.

5. What are the tax implications?

Each situation is unique, so before you decide to rent out your home consider talking with a tax professional. They can help you figure out how much you can expect to pay in taxes on the rental income. In the case of Swaziland it is 10 per cent of the gross rental.

Finally

Deciding to hold on to the property and rent it out or sell it will depend on your circumstances and what will fit your needs and situation. Only you will be able to tell what option makes the most sense and will work for you.

If you’re battling to get onto the housing ladder, applying for a home loan together with someone else can improve your chances. You do however need to be aware of the pros and cons.

At some stage in life everyone aspires to have a home of their own, but circumstances such as not earning enough income to qualify for a bond can often come in the way. Fortunately, banks do allow individuals to apply for home loans jointly to be able to realise their dreams.

Dr Simphiwe Madikizela, Head of Special Projects at First National Bank Housing Finance says a joint application can help increase your chances of qualifying as both parties’ incomes and expenses are taken into account to assess the affordability based on their disposable income.

“Before applying for a joint bond you should be aware of the advantages and disadvantages to avoid any pitfalls,” says Madikizela according to Private Property South Africa.

Pros:

• There is a high likelihood that the housing loan application will be approved if both individuals have a good credit record.
• You can afford to buy property that one partner wouldn’t necessarily afford with their salary alone.
• You could benefit from a good interest rate as affordability assessment is done on both parties.
• You are only liable for half of the bond payments and legal fees.

Cons:

• If you are not married, you will share ownership of the property with another individual once paid off.
• If there is a default, both partners’ credit records are affected.
• Should one partner want to pull out of the bond agreement, a new bond application will have to be processed and a full credit assessment conducted on the application to verify affordability.
• In addition, the home loan facility will be closed, which means you will have to pay bond registration fees for the new home loan facility.
• Upon the approval of the home loan, the bank may require both applicants to have adequate life cover that will be ceded onto the bond.

During the application process, both parties need to sign all the necessary documents such as the offer to purchase, home loan quote and legal documents, etc.

Most importantly, the monthly debit order has to come from one account. As a result, this will have to be agreed beforehand to ensure that there are always funds available to avoid defaulting on the monthly bond repayments.

“Buying a property is a big commitment and the decision to buy with someone else should not be taken lightly. The parties need to work out all the eventualities before taking ownership as shortcomings could potentially set you back financially,” concludes Madikizela.