The Evil Insurer - Tips and Tricks to Help You Come Out on Top

Insurance is an evil industry. It never ceases to amaze me when yet another insurance policy is invented to protect the unsuspecting public from ridiculous events that are extremely unlikely to occur. I know this sounds pretty negative but when you ask just about anybody who has had to deal with an insurance company, they will be just as cynical as I am. Now I’m not saying to abandon all of your insurance policies, as some are warranted and can protect you from horrible, unforseen events, what I’m saying is, you need to do a hell of a lot of research before signing up. Before I get started, let me just tell you what the number 1 thing that you ALWAYS need to ask before considering a new insurance policy, “What’s not included?”.

This is something that is almost always overlooked by people seeking an insurance cover. Insurers produce exhaustive lists of what is covered but rarely, if ever, list what is not included. This just means that unless your loss occurs due to one of the items on the list, you are not covered at all. Your cover is always more inclusive when the insurer produces a list of what’s not covered in your policy.

Below are some more common traps:

Under insurance – there is a clause in most modern policies which states “This type of clause requires you to bear a proportion of each loss or claim if the sum insured is inadequate to cover the full potential loss. In effect, you are taken to have self-insured a proportion of the risk, because you have not insured the full value of the risk.”

So, for example, you bought a house for $300,000 ten years ago and insured it for its replacement value at the time ($300,000). Fast forward to today, property prices have risen, you’ve done some upgrades on the property but have left the insured amount at the same level due to laziness or being comfortable in knowing that you’ll at least get $300,000 should something unforseen happens.

In a horrible turn of events, your house is burned down. You go to your insurer and make a claim for the $300,000, although your house is now worth $500,000. The above clause means that your maximum claim will be:

$300,000/$500,000 x $300,000 = $180,000

In summary, you should review your insurance cover every couple of years but make sure that you don’t over-insure as this won’t provide you with any extra cover. It’ll just mean you pay higher premiums for no good reason.

Insure ASAP – When you enter into a contract for the purchase of a property, you’re instantly liable for the property. To avoid entering into a hasty, long-term insurance contract, you can take out interim insurance with most insurers. If for some reason you can’t take out an insurance policy upon signing the contract, you can put a clause in the contract that will pass all liability to the seller until settlement. I would suggest contacting a solicitor to get the correct wording of such a clause.

Two Policies – A common question by a seller usually arises when a contract is signed. “Should I now cancel my policy as the buyer is now responsible for the property?” The answer is no. You never know what kind of policy a buyer has taken out and whether or not everything has been disclosed. If something goes wrong and the buyer’s insurer cancels the policy, your property is in effect not insured at all.

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How to Choose the Right Property Manager

So, you’ve just purchased your property. You’re over the moon that you’ve finally made the leap into the property market and can now start reaping the rewards. Well, unfortunately the hard work is not over. The number one, most critical decision outside of when to buy and sell a property is choosing a suitable property manager.

A property manager’s role is broad and can cover anything from choosing a tenant, collecting rent, carrying out repairs, and providing sensible advice on management decisions. A good property manager will do this and more, covering all of the little, but very important things as well. These should include, but are not limited to:

• Find prospective tenants
• Check a potential tenant’s criminal record
• Prepare the lease documentation
• Advertising
• Maintenance
• Take initiative with undertaking repairs under a nominated dollar value
• Organise bond documentation
• Pay authorised account and statutory charges
• Undertake regular property inspections and provide good feedback back to the landlord
• Check a potential tenant’s credit history
• Give you up to date advice on rentals and the property market
• Administer rent reviews
• Pass on the rent payments to you promptly
• Provide regular statements
• Handle arrears

So, how do you choose a good property manager? There are a number of ways that good property managers can be found. It’s rare that the best one for you will be the buyer’s agent. It’s much more common to find good property managers through word of mouth, looking through investment forums etc. Here are some tips for finding a good property manager:

• Always contact the property manager’s current and previous clients to get a bit of perspective on his or her character
• Have a clear contract set up with your property manager which outlines all the services that will be provided
• Generally, try and steer clear of really cheap property managers as it’s likely the services will be of a much lower quality and will end up costing you more money in the long-run
• Try and gauge the reputation of the company that the property manager works for by looking on the internet and contacting other professionals in the industry
• Find a property manager that specialised in the types of properties that you are planning on buying

Here are some other articles that you might be interested in:

 

How to Set Up a US Bank Account

Advice on American Real Estate Agents

American Real Estate Listing System

If you have any questions or comments feel free to email us at streamlineinvesting@gmail.com

 

Disclosure: The article is not to be taken as investment advice and the views expressed are opinions only. Readers should seek advice from someone who claims to be qualified before considering allocating capital in any investment.

 

How to Find a Buyer's Agent

Finding a good buyer's agent and property manager can be the difference between having a very successful and prosperous investing experience, compared to having a horror one.

A buyer's agent will be your point of contact when purchasing a property in the US, they will put offers in on your behalf and also keep a lookout for properties that you might be interested in. Because we are purchasing a property on the other side of the world, in an area we have not even visited before, let alone researched significantly, it means we are putting a lot of trust into the buyer's agent to find us a property that suits us, and give us an honest price guide on the property. Because an agent works on commission, i.e. they make money by selling houses, it can be easy to believe that an agent does not have your best interest at heart and they simply just want to make the sale and collect their cheque.

Of course in my opinion I believe the agent should do everything they can to be honest and trustworthy to the seller, especially in our case. For our first property, we were simply trying it out to see if investing in the US worked well for us, if it did, then there is no reason why we would not be investing significantly more into the US property market. So by being dishonest and collecting a smaller commission, they are potentially missing out on building a solid relationship with us which will benefit both of us financially in the long term. We were lucky that the buyer's agent we ended up going with was on the same line of thought with regards to this. She is initially from Australia, and now lives in Fort Myers, Florida, so being initially from Australia, she is able to better understand our concerns with regards to investing overseas, and is also able to decipher the jargon that is sometimes used in the US and relate it back to Australian terms that we understand better.

While we were looking at houses to purchase, we would have contacted probably around a dozen buyer's agents in the Lee County area, and just about all of them were very responsive and seemed very eager to help us with regards to purchase a property, but I guess we just did not feel as comfortable as we did with the buyer's agent that we ended up going with. It is important to note that the system in the US is different to Australia with regards to buying a property. A property is not simply listed with a single real estate agency and sold through them; it is listed on a database, and gives all real estate agents the ability to see all the properties on the market, so it is not like you are missing out on a good property by going with one particular agent. That being said, we were talking with one agent, who claimed she had information on properties that were about to go on to the market, and what price they were looking at. This way, you could put an offer on it instantly as it went on, and get it before everyone else saw it. I have a feeling this was not quite ethical and perhaps even illegal; anyway we did not feel comfortable working with this person.

Building trust with your buyer's agent is another very important aspect of the process of purchasing a US property. You are not going to feel comfortable sending over $50,000 (or more) of your hard earned money into the US if you are not confident you are getting value for money. You want to make sure you are purchasing a good quality house and not getting something that is just going to continue to drain your money. The main way we were able to build trust with our agent was just by constant communication with her, and by continuously asking her questions just to make sure she knows what she is talking about. Another good idea would be to talk to other people who your agent is currently working with, we did not do this as we believed to be confident enough with her to not need to do this.

The process we used to find a house for us was fairly simple, our agent set us up to receive notifications of new houses that met a criteria on the database of properties. Basically all the houses for sale are listed on the database, and by entering certain criteria to find a house you are looking for, such as price, size, location etc. You are sent a list of all the current houses that match your criteria. When we got the list, normally there would be about 40 new houses or so a week, we just sent our agent a list, normally of about 10 or so properties that we thought looked good on the photos. Our agent with local information and being able to see the properties for a property inspection would then review the properties and provide her own opinion. One of the reasons we were comfortable with our agent was that she would reject 90% of the properties we suggested, which lead us to believe that she was not simply in it for the commission, and that she was looking out for our best interests. Our agent would also look at houses herself and send us (and her other customers) a list of all the properties with her review of them.

The last aspect that made us comfortable with investing with this agent, was that she too is a property investor in the area, and quite often with the properties she saw as good value, she would say that we should put an offer on the property, and if we didn't then she would put an offer on the place herself. So if an experienced investor sees a property as a good investment, then it is a good sign that it would be a good place to put our money.

So as you can see finding a good buyer's agent is very important, they are your representative on the ground and you need to work together to make this successful. At the end of the day, you need to find a good, honest, genuine and trustworthy agent that you feel comfortable working with; otherwise the process will just never work out.

If you would like more information and the contact details of our property manager, or have any other questions you wish to ask us, feel free to email us at streamlineinvesting@gmail.com

 

 

 

 

How to Acquire an EIN

An EIN (Employer Identification Number) is essentially the equivalent of an ABN (Australian Business Number) in Australia. Basically it just allows our LLC to be recognised with the IRS in America. Because we used an LLC to purchase a property, it meant we required an EIN. If we had purchased as an individual, we would either require a SSN (Social Security Number), which is not possible as neither of us are American citizens, so we would have required an ITIN (Individual Tax Identification Number). I remember reading initially that to obtain an EIN; it was required of at least one member of the LLC to obtain an ITIN first. I can tell you now that this is not true, as we were able to acquire an EIN with neither of us having an ITIN.

To obtain an EIN, we used the same company that we set up our LLC with, INCORP. Dealing with Incorp allows you to be assigned your personal company representative, who we were able to contact to help us get out EIN. When setting up an LLC with Incorp, you can opt for a package deal where you set up the LLC and get an EIN, but we thought we could set up the EIN ourselves and thought we would try and save some money. We were told by our personal representative from Incorp that if we had an SSN or ITIN, then we should be able to get an EIN within 24 hours of applying, but due to not having either of these numbers; the process would take a lot longer. In the end it took about 3 weeks before we were assigned an EIN. The cost to us was $69 (US Dollars) by going through Incorp. As I said before, it is possible to obtain the EIN by doing it yourself and free.

You are also able to apply for an EIN online, similar to obtaining an ABN, but again, without an SSN or ITIN you are unable to use this service, and have to follow one of the other methods on this website - How to Apply for an EIN. Essentially you are required to fill out Form SS-4 and submit it to the IRS.

So overall acquiring an EIN for us was not very involved as we simply went through a company, but if you are doing it yourself you may find it slightly more challenging, unless of course you have an ITIN or SSN, then applying online should be relatively easy.

If you have any questions then feel free to email us at streamlineinvesting@gmail.com

Placing an Offer

When we first started looking at properties in the US, our first reaction was of amazement, simply due to the amount of properties that were for sale. Not only just by the sheer bulk of properties, but the amount of properties available under $50,000. Even though we had narrowed our search down to Lee County area in Florida, which includes Fort Myers, Lehigh Acres and Cape Coral, there were still hundreds of properties listed for sale.

Looking at information on Lee County, the population is approximately 620,000. Yet there is more houses for sale in this area than there is in the whole of Sydney, which has a population closer to 4,000,000. I guess when we saw data like this, it just shows the crisis the area was in.

So our initial thoughts would be that finding a property would not be a problem at all, there almost seems like there is an unlimited supply of houses, so when we are ready we can simply go in, put an offer in, get accepted and be done with the search and start investing. I think I was also falsely optimistic when I purchased my first house in Sydney. I only really looked for a couple weekends, went to approximately 6 open inspections of houses, submitted one offer and it was accepted. So I started to think that there was nothing stressful at all about trying to find a house.

Once we started to dig a little deeper in the Lee County houses, we soon found why there were so many houses listed for sale, basically 90% of them were just not worth the money, even for $50,000 they were just dead investments, either they had Chinese dry wall issues all throughout, or they were trashed inside by the previous owners leaving the property needing tens of thousands of remedial works. Quite often houses had termite damage, or simply the properties were just too far away for anyone to want to live there. A lot of the properties were also in undesirable areas, such as areas with a strong gang presence, typically Mexican gangs in this area.

So here we are now, looking at hundreds and hundreds of houses, where only 10% are of any good, still sound like there is not much of a problem. With discussion between the property manager and ourselves, we can find out if a house is worth it or not. Unfortunately, as I have discussed in a different post, there is a difficulty with communicating with our property manager in Florida, with the time zones making it very hard to have an effective and efficient talk. These delays meant that the properties we saw that met our desired criteria had just about always been sold before we had the chance of putting an offer in. The good properties seem to get snapped up very quickly, normally within hours of being put up for listing, seems professional investors keep a very close eye on new listings, and are ready to act fast. It made it very hard to compete with people like this, I imagine it would have been a lot easier if we had been in Florida in person and been able to work physically together with our property manager when trying to find a property.

As you can see, with things going very fast, it is important that you have everything ready when you start placing offers on houses, this turned out to be quite annoying for us, as we had $40,000 sitting in our Interactive Brokers account, in US Dollars, waiting to be used to buy a house. This would have been fine, except we initially put the money into the account in December 2011, we did not end up purchasing a property late April 2012, so there was effectively 5 months of money doing nothing for us. This money was taken out of my home loan offset account, which meant I was forced to pay extra interest. At a 7% interest rate, this equated to an extra $1,200 or so, a significant amount.

So although we did not end up getting a property until April 2012, we did start putting offers in on properties from December 2011, at first we were very hesitant and thorough, making sure we read through all the offer documents and making sure we understood everything, over time we were able to trust our property manager more and in the end we almost signed the offer papers without even reading them. There is a cooling out period in the offers, typically 10 days, so we were able to withdraw the offers if they were accepted, and we had a better chance to be able to look through the property.

At the start, we also only made sure we had one offer in at any one time, if we submitted offers on more than one property, if they were both accepted, we would be responsible to purchase the properties, well actually I guess we could cancel one of them during the cooling off period, but it was still dangerous to offer on more than one property just in case. But soon we found that the waiting time between submitting an offer and being notified if you were successful or not, was weeks, so it was just wasting our time. So we ended up quite often having offers on up to 5 properties concurrently. We also found that short sales tended to be even slower, and would quite often sit with the banks for months before they accepted or rejected the offer.

In the end the property we purchased ended up being a short sale. I cannot remember the exact timeline of how everything went, but from memory it was something like this -

January 5th 2012 - Initial offer submitted at $42,900
January 10th 2012 - Offer accepted by owner of the house
January 20th 2012 - Bank counteroffers with $44,000
January 31st 2012 - We re-offer the asking price of $44,000
March 10th 2012 - Bank reject our offer for the property
March 25th 2012 - Bank changes decision and says offer is back on the table
April 3rd 2012 - Bank accepts offer for $44,000
April 28th 2012 - Money transferred into title account, house is officially ours!

As you can see from the above, there were a couple of months between initial submission of the offer, and the final purchase of the property. Being a short sale, the bank seems to slow down the process to a snail's pace. Which to be honest I do not understand, you would think a bank is trying to get as much money as they can, and although they are accepting a loss on the property as the sale price would not match the existing loan, it is still better than holding on to the property.

Anyway, in summary, I believe we submitted offers on about 20 properties, and approximately 16 of those were rejected by the owner or the bank, 3 or so would have been withdrawn by us due to issues found during a more stringent inspection, and lucky last was accepted and is now officially ours. 

If you have any questions, please feel free to email us at streamlineinvesting@gmail.com