Real Estate Agents and Rental Property Managers Team

Alice Hagen
Alice Hagen Principal / Licensed Real Estate Agent

GET TO KNOW ALICE HAGEN

MY NAME: Alice Hagen

I AM: Co-Founder of Calibre, mother and mentor to 3 boys, passionate about wholefoods and an active lifestyle.

PROUDEST MOMENT: Receiving the Young Entrepreneur of the Year in Property and Construction award from Business News in 2015!

BIGGEST CHALLENGE: Starting a company in the midst of the global financial crisis in 2008 – 2009 whilst also becoming a mother, for the first time.

ALARM CLOCK: Generally powered by my boys, back up alarm goes off at 6am.

PERFECT DAY: Starting the day with a plant based smoothie, then enjoying the outdoors with our boys, whether going to the beach or going on an adventure through a national park.

FIRST JOB: Video Store Assistant

SUPER HERO POWER: Not needing caffeine!

FAVOURITE SPOT IN BRISBANE: Brisbane is so fortunate to have so many amazing parks and bike trails! We love to having picnics and family bike rides. There are so many to choose a favourite!

INSPIRATION: A mini break to Montville or Byron Bay to refresh and refocus.

CALIBRE IS: A boutique agency focusing on innovation, amazing client experiences and great team culture.

When Alice and Justin bought their first home together they were disappointed with the experience: their agent did not show a lot of care and they felt like just another transaction.

Alice and Justin Hagen founded Calibre Real Estate in 2009 because they were determined to make a difference.

Alice studied forensic science but always had an interest in property - it was something her grandmother encouraged. She followed her passion and now proudly leads a team of people at Calibre who, like her, care about the clients they work with and the communities they work in.

As far as Alice is concerned, people come first. Whether you’re a buyer, seller, renter or landlord, Alice strives to take the confusion out of your property experience. For Alice, good customer service is everything.

Alice is also big on community support. Calibre Real Estate donates a percentage of all net sales commissions to local, national and overseas charities and community groups. As you might expect, the money Calibre donates is making a world of difference to the lives of many people.

WHAT DO YOU LOVE ABOUT BRISBANE

I moved up to Brisbane in 2006 from Sydney with Justin, as we were wanting to get into the property market. Over the past decade, I have come to adopt Brisbane as my hometown as I love how dynamic this city is with the amount of growth, culture and development that has transpired. Brisbane is very community focused and an amazing city to raise our young family!

ALICE'S ARTICLES

4 Mistakes to Avoid When Renovating For the First Time

Every once in a while, you may want to spritz up your home. But renovating can be a time-intensive and expensive process. Here are four renovating mistakes you can avoid. 4 Mistakes to Avoid when Renovating for the First Time 1. …
renovating for a profit
renovating for a profit
renovating for a profit

Expert Tips That’ll Have You Renovating For A Profit Like A Pro

Calibre’s Principal, Alice Hagen bought her first property, together with Top Calibre Sales Agent and now husband Justin Hagen, when she was just 24 years old. …
water consumption
water consumption
water consumption

How To Charge Your Tenants For Their Water Consumption

All good property management agencies will recommend that their lessors invest in obtaining a water compliance certificate. This enables the landlord to charge tenants for their water consumption. While the lessor has the onus to prove that the property is water …
rental return
rental return
rental return

How To Ensure Rental Return Makes Your Investment More Fruitful

It’s safe to say that the success of your property investment will rely heavily on two major factors; capital growth and rental return. A consistent & reliable rental return will …
hazardous bad property manager
hazardous property manager
hazardous property manager

How To Spot A Bad Property Manager & Avoid Them

In this article, we’ve exposed the 7 indicative traits of a bad Property Manager. Sharing her knowledge and experience from both a professional and personal viewpoint is Calibre Real Estate’s Principal, Alice …
pool safety in an investment property
short term leasing tax

The 7 Basics to Presenting Your Property For Open Homes

Opening your home for inspection is the best way to present your home to potential buyers when it’s listed for sale. What’s more, it will drive all the buyers into your property at the same time creating a great competitive …

Every once in a while, you may want to spritz up your home. But renovating can be a time-intensive and expensive process. Here are four renovating mistakes you can avoid.

4 Mistakes to Avoid when Renovating for the First Time

  1. 1. First Things First – Finance

Renovating your home for the first time is expensive. You need to be prepared for expected as well as unexpected expenses. Which is why it is always advised to add 20 percent to your budget as a precaution.

If you are still paying your mortgage, this article guides you on how to use your mortgage to finance your renovations, along with your savings.

  1. 2. Approval from Council

You may not know this when you’re renovating for the first time. Any kind of renovation work, even if it’s just painting the outside of the house, you need to sign a contract that gives you approval from the council to start your renovation work. This article from Allianz gives you all the details for contracts that need to be signed.

  1. 3. Do It Yourself?

This is usually not recommended. A lot of DIY stuff is not covered by your home insurance. Be sure to check your policies before starting the job yourself. By doing it yourself, you may be making a big renovating mistake.

It can be risky and time-consuming. It does give you flexibility and full control over the project, but doing it with contractors, designers or architects would prove beneficial in the long run. And you will still have control over the project, but with advice from experts who know what they’re doing.

  1. 4. Hire a Professional!

Ninety-five percent of homeowners cannot imagine what their furniture would like in their homes. Which is why getting advice from an expert is worth every penny. You get the right colors, the right shades along with the safest ways to complete renovations in your home.

  • Architects give the best advice for extensions in your home or any related big projects.
  • Contractors take control of the project. They give you quotes on expenses and oversee activities.
  • Designers work on the aesthetic of your place.

They work side by side to turn your dream home into reality while avoiding the possibility of making renovating mistakes.

For more detailed information, view this guide on Home renovation in Queensland.

Like this article? View more articles like this:

Would you like an updated market appraisal of your investment property? Click here to request an appraisal and one of our team members will be in touch

 

 

 

 

 

renovating for a profit Water compliant rental returnCalibre’s Principal, Alice Hagen bought her first property, together with Top Calibre Sales Agent and now husband Justin Hagen, when she was just 24 years old. Since then, the couple have collectively bought ten properties and renovated eight of them. It’s fair to say that Alice & Justin well and truly have their finger on the pulse when it comes to all things real estate, particularly in South East Queensland. Alice has kindly revealed to us her expert tips when renovating for a profit.

“Prior to setting up Calibre Real Estate, Justin and I were first introduced into real estate when we started renovating properties for a profit. Our lessons over the past 11 years of actively being in the real estate industry and profiting from real estate is that we treat every project individually and focus on the greatest value adding items.

We would firstly look at a project holistically. We obtain a floor plan and speak with local experts and architects about our intentions. Getting their opinion on our proposed project goes a long way to ensuring we are spending our money wisely.

Expert Tips When Renovating For A Profit

  1. 1. Engage an experienced real estate agent and/or architect for their advice on your upcoming project. Advice from the right people will definitely impact your sales price.

  2. 2. Instead of trying to squeeze in an extra bedroom, which will potentially only fit a single bed in it anyway, consider using this space as a second living space. We find buyers typically appreciate more living spaces than having an additional smaller bedroom.

  3. 3. Shop around for prices, remember, if you engage a builder, there is generally a 17% to 20% margin on top. Consider removing appliances, lighting, sanitary items from the builders’ quote and purchasing these items direct from the retailer yourself.

  4. 4. Once your project is completed, engage a stylist to furnish your property. Only 5% of buyers can visualise how they will use a space! And professional stylists always create beautiful spaces that resonate with potential buyers. This helps to ensure you can achieve a premium sales price.

In a recent online article from Domain, we are told that “No matter how impressive the house, an empty property tends to turn off potential buyers, while homes that are furnished sell faster and achieve higher prices.”

For other articles featuring tips and quotes from Alice Hagen, see :

Learn more about how Calibre Real Estate’s Property Management team can help you achieve maximum return your on investment

Would you like an updated market appraisal of your investment property? Click here to request an appraisal and one of our team members will be in touch

 

All good property management agencies will recommend that their lessors invest in obtaining a water compliance certificate. This enables the landlord to charge tenants for their water consumption. While the lessor has the onus to prove that the property is water efficient, there is no legal requirement for a water efficiency certificate. Water efficiency certificates are the easiest way and most recommended way to provide evidence to the tenant should there be a dispute about the property being water efficient.

In order to charge tenants for their full water consumption :

  1. 1. The property must be individually metered (or water is delivered by vehicle), and

  2. 2. The property must be water efficient, and

  3. 3. The tenancy agreement must state the tenant is to pay for water consumption

Calibre Real Estate’s Principal, Alice Hagen, shares with us her top tip for water invoicing  your investment property. Alice has been in the Real Estate & Property Management industry for almost ten years now and  has witnessed thousands property dealings in her time. Calibre Real Estate is committed to always ensuring their property owners and tenants alike are well looked after. This includes always keeping their finger on the pulse to pass on savings to their landlords and tenants wherever possible.

Water consumption

Calibre’s Principal, Alice Hagen, shares her tips for Water Consumption Invoicing.

“Being an investor doesn’t have to be a costly exercise, providing you have appointed an efficient property manager. As with electricity charges, in our opinion, tenants should also be required to pay for their water consumption usage. In Queensland, in order to seek reimbursement of full water consumption usage from tenants, your property needs to meet the Residential Tenancies Authority (RTA) guidelines.

In my experience with the Queensland Civil and  Administrative Tribunal (QCAT), I have found the easiest way to be water compliant is to obtain a water efficiency certificate signed by a plumber.

Simply put, this requires all internal cold water taps and single mixer taps (excluding bathtub taps and taps for appliances) and showerheads to flow at a maximum rate of 9 litres per minute. The other requirement is that the toilets have a dual flush function not exceeding 6.5 litres on full flush and 3.5 litres on half flush. The toilet’s maximum average flush volume must be 4 litres. This is based on the average of 1 full flush and 4 half flushes.

Once your investment property is confirmed to be water efficient, a water meter reading is taken. Throughout the tenancy, Calibre relies on the Utilities provider to issue the quarterly invoice. From there, we produce an invoice to the tenants seeking reimbursement of the water consumption charges. Tenants have 30 days from the date of our invoice to pay this. Tenants are issued with a notice to remedy breach if they fail to pay this invoice within the required period. The breach The breach subsequently becomes a dispute resolution with the RTA should the water invoice issued to the tenants remains unpaid. A final water meter reading is conducted by our team at the vacate inspection, ensuring that the tenants have reimbursed all water consumption charges throughout their tenancy.”subsequently becomes a dispute resolution with the RTA . A final water meter reading is conducted by our team at the vacate inspection.”

Visit the RTA’s website for further information about water consumption.

 

Thanks to Alice Hagen for sharing her expert knowledge about charging tenants for their water consumption.
0410 430 537
alice.hagen@calibrerealestate.com.au

 

For other articles that will assist your property investment see :

 

Learn more about how Calibre Real Estate’s Property Management team can help you achieve maximum return your on investment

Would you like an updated market appraisal of your investment property? Click here to request an appraisal and one of our team members will be in touch

 

water consumption

Water compliant rental returnIt’s safe to say that the success of your property investment will rely heavily on two major factors; capital growth and rental return. A consistent & reliable rental return will pay off in the short term while the capital growth is ultimately the longer term goal. So, does the current rental price for a property affect your future sale price?

We asked Calibre Real Estate’s Co-Founder and Principal, Alice Hagen, for her response to this topical question:

Does Current Rental Return Affect Your Future Sale Price?

“As a rule of thumb, no I don’t believe it does. Buyers are more concerned with the occupancy rate for an investment property more so than what the current yield is. From my experience, approximately 5% of buyers will only take the current rental price as their final basis for purchase whereas most astute investors will also consider the rental cycle that market is in as well as historical rent for that particular property based on supply and demand.”

Having started Calibre with husband, Justin, in the midst of the global financial crisis over 9 years ago, Alice has witnessed over a thousand of property dealings in her time. Read about how Calibre first started & their work within the community.

“In our experience, buyers are more concerned when there is a larger vacancy rate rather than a price drop. Typically, larger vacancy rates can often be attributed to the property being overpriced and therefore unoccupied.

The current rental market is soft due to many factors including historically low interest rates and more tenants entering the property market as first home buyers. This has seen many types of rental properties in Brisbane require price adjustments. This is in order to secure a quality tenant in a short period of time to reduce the days of market for our clients.”

So, with a realistic rental asking price that meets market demand, you can ensure you keep the days on market of your property to a minimum. Less days on market will typically have a more significant impact on your investment than a slight fluctuation in your weekly rental price.

Thanks to Alice Hagen for her wise words.
Alice Hagen
Calibre Real Estate Principal
0410 430 537
alice@calibrerealestate.com.au

 

For further information about rental return & how to maximise the income from your investment property :

If you’d like a handy rental return calculator, realestate.com.au featured everything you’ll ever need to calculate.

If you have a property in South East QLD that you would like to discuss with one of the team members at Calibre, then please feel free to call our office at (07) 3367 3411 or lodge an enquiry on the “Property Management” page on our website

rental return

bad property managerIn this article, we’ve exposed the 7 indicative traits of a bad Property Manager. Sharing her knowledge and experience from both a professional and personal viewpoint is Calibre Real Estate’s Principal, Alice Hagen.

Alice is both a real estate professional and property investor. Alice recommends using this checklist when you’re interviewing an agency for your business… “I recommend to use this checklist with one main goal in the forefront of your mind : To engage a good property manager who will ensure a stress free rental & to steer clear of a hazardous property manager.

I feel that you need to do your research and pinpoint at least three agencies for consideration. First and foremost, I always find out what their commissions rates are and to see who will drop their commission rate quickly. Being quick to drop their rate generally rings alarm bells for me as you’ll typically find that the cheapest agency, and those who are quick to drop their rates, may have a few problems you want to steer clear of.”

7 Indicative Traits of a Bad Property Manager

  1. 1. They employ juniors or inexperienced staff, with very little training, to lower costs

  2. 2. They lack in great operating software which creates massive inefficiencies

  3. 3. They’re unable to support 100% of your invoices, rates and expenses

  4. 4. They don’t provide regular training and legislature updating

  5. 5. They only provide 2 property inspection reports per year

  6. 6. They have regular staff turnover and a different manager each time you call.

  7. 7. They are quick to drop their rates because they are desperate for business and are continuously losing rentals

Marketing of a property is of vital importance to a successful investment. The use of professional photography, professionally scripted advert, a Premiere Listing on portals and a great agent will get your property seen first while capturing the attention of a higher number of quality prospective tenants to view your property.

To have the most successful investment possible, you want your property to be leased quickly and for the best possible price. However, this does mean that you need to ensure your asking price is in line with market demand. If you have a property that is listed over market value at $450 per week and is vacant for 3 weeks that could be a $1,350 loss compared to leasing it at market value of $425 per week and having it leased straight away. If you’d like to know how to make the most money from your rental property, check out this article.

For help on choosing the right property manager for you, click here.

Thanks to Alice Hagen for sharing her expert knowledge.
0410 430 537
alice.hagen@calibrerealestate.com.au

Here are some other articles we think you may find interesting:

If you have an investment property in Brisbane that you would like to consider engaging in a new property management team for, please feel free to contact the friendly team at Calibre Real Estate (07) 3367 3411 or lodge a request for a “Property Appraisal” on our website.

 

Learn more about how Calibre Real Estate’s Property Management team can help you achieve maximum return on invest

 

hazardous bad property manager

Opening your home for inspection is the best way to present your home to potential buyers when it’s listed for sale. What’s more, it will drive all the buyers into your property at the same time creating a great competitive edge. Typically, open homes run for 30-45 minutes and are held on Saturday and sometimes during the week.

Alice Hagen, Calibre Real Estate’s Principal, shares with us her secret to the perfect open home You really want people to feel like they’re coming home when they walk into your home. They need to relate and they need to feel comfortable.”

Here Are 7 Tips When Presenting Your Property for Open Homes

  1. 1. Vacate the premises

    The home should be vacant during inspections. You should leave potential buyers to wander your halls unencumbered and relaxed. Head out for a short stroll, taking any other family members (including the pets)

  2. 2. Let there be light

    Draw back the curtains and blinds and turn on all lights —it brightens your home and creates a lovely, warm atmosphere

  3. 3. First impressions count

    The front door is a focal point of the inspection, use pot plants or flowers to make it inviting

  4. 4. The finishing touches

    Present your home as if you’re expecting a guest. Soaps and hand towels for the bathroom, perhaps a jug of water and nice glasses for the deck

  5. 5. Enticing aromas

    Invite smells using flowers, candles, air fresheners or even freshly brewed coffee

  6. 6. Consult the weatherman

    Keep an eye on the weather and heat or cool your home so it’s optimal when would-be buyers walk through

  7. 7. Safety first

    Remove and protect anything precious or valuable before the open home

 

If you’d like some more ideas on sprucing up your place, check out our other articles:

Would you like an updated market appraisal of your investment property? Click here to request an appraisal and one of our team members will be in touch

If you’re ever unsure about the best way to present your property at an Open For Inspection, simply chat to your agent. Real Estate Agents are the experts after all and a good agent will be on hand to share their knowledge about presenting your property for inspection.