GA PDM

Archives for September 2017

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Property Management Services – Charente France

Property Maintenance Services
Gardening Services
And . . .

We would say ‘More’!

But, ‘Less is More’ so how does our approach differ from other property services.  Easy!

The art, or should we say the business model, is in the design.  Let us explain . . .

Your property means business – you need maximum return on your investment.  The return is by putting your property to work, probably through paying guests.  However, keeping on top of your property and ensuring that it looks polished and well groomed takes time and money which will eat into your return on investment – your ROI, for short.  But, a well thought out design and property maintenance services plan will accommodate high traffic at affordable cost allowing you to ring fence severe depletion of your ROI. This is where we are different from the others.

As graduates in Architectural Design (the Royal Institute of British Architects), Construction and RICS (the Royal Institute of Chartered Surveyors) property valuation coupled with experience in finance, conveyancing, construction, landlord and tenant law, prestigious landed estates property and facilities management, as well as practising property investors, we have fine tuned our acumen which allows us, and you, to benefit from minimal property design styling of a quality.  For example, how could you maximise occupancy with the spaces that you have?  How can you cut the cost of garden services, yet still retain an aesthetic appeal?  How can you prevent gîte wear and tear?

When property means business, a different mindset is needed from that of the owner-occupier.  It is for these reasons that we are different.  Yes, of course, we carry out gardening services in cutting, trimming, weeding and property maintenance in plastering, pointing and plumbing etc, but so do the others.  But most others do not straddle both fields – we do and that is where you will benefit from more for less.

That’s why we say . . .

‘Less is More!’

 

 

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Pay us in Sterling!

BREXIT, GBP and Euros Worries?

Having a gîte in France and trying to property manage your investment from across the pond is not easy, particularly when it comes to paying for property management and property maintenance services.

BREXIT has seen GBP against the Euro eat away at gains made on Sterling to Euro exchange making management and maintenance of your French investment property diminish its ROI.  Understandably, many French property contractors are reluctant to accept GBP in return for services carried out on French properties for they are ‘unwilling to take the hit!’

Indeed, we know how challenging it is to persuade a French property contractor to accept a Sterling payment instead of Euros for services rendered.

But, as the protection of your investment property is important to us, paying us for our services in Sterling or in Euros is acceptable.  You can use our GBP to Euro converter found on our website pages to help you make an informed financial decision as to which currency to choose.  In fact, you will find throughout our website just how easy it is to management your investment property from across the pond from one-off property security checks to ongoing property management and property maintenance services.

Is the payment of our property services unique?

We think so!

 

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French Property Owner but not in France?

As a non-resident property owner, do you worry about what is happening to your property investment when you are not there?

You are justified in your concern.

Living miles away or across the pond from your property investment can be worrisome and is rarely the adage of ‘out of sight, out of mind!’ for many overseas owners.  It can instil high levels of anxiety knowing that your property is tenanted or occupied by holiday guests whilst away from your watchful eye.  In addition, if you are unable to permanently live or reside for long periods of time in or near to your rental property, it is difficult to build up local knowledge as to the threats and weaknesses which may put your investment at risk.  More importantly, it may be difficult for your property to be included in its local neighbourhood watch if there is a frequency of holiday guests.  Both of these factors are important in increasing your investment property’s exposure to risk.

La Charente and Charente-Maritime welcome large numbers of tourist during the summer months who many occupy the holiday homes and gîtes within their regions.  But when your rental property is not at work with its holiday guests it may attract the unwanted attention of numerous travellers noted by observant residents.  Lack of movement, lack of lights and shuttered windows and doors many render your investment to risk.  Local newspapers often highlight the burglary hot spots within the Charente départements with the sighting of police cars within the quiet French country lanes becoming the norm.  Of course, it is reassuring to know that the police are patrolling burglary hot spots, particularly if your property has become categorised.  However, your investment may now be at risk with higher insurance premiums eroding the return on your investment. Prevention is better than cure and it is important to take steps to protect your asset.  Consider undertaking regular property checks and property inspections in the out of season months or when occupancy is spasmodic.  With regular property check reports together with dated photographs and video clips, this may help to reduce rising insurance premium costs.  However, more importantly, the services of a property manager ensures that your investment is safeguarded by a manager’s regular impromptu visits.  Further, a professional property manager ensures that he or she is kept updated with area alerts as to crime, adverse weather and local market conditions which may affect the value of your asset.  Moreover, a good property manager will strive to develop rapport with your rental property’s neighbours to help your investment to be included in the neighbourhood watch.

What are the disadvantages of a hiring the services of a property manager?

Availability!

A professional property manager will have a range of qualities – built environment knowledge, architectural, construction and/or surveying expertise, maintenance and facilities management to name a few.  But, more importantly, a professional property manager will be a real estate person with a good grounding in valuation and investment who is quick to recognise a threat to your return on investment.

Because of the range of qualities a good property manager needs, a professional property manager may have limited availability, therefore, he or she may only be able to manage a limited number of properties at any one time in specific areas.  It takes a while for a professional property manager to build intelligence of certain localities, to develop rapport with local neighbourhood groups and to be knowledgeable in local market conditions which may affect a property’s value or return.  In addition, the dedication which a good property manager devotes to his or her properties is time-consuming and necessary to ensure that the return on your investment is safeguarded.  Therefore, the disadvantage is that you may need to wait for a vacancy to become available in your property manager’s property care portfolio.

And are we different?

We think so.

 

 

 

 

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Swimming Pools . . .

When is a Swimming Pool not a Swimming Pool . . .
When it is green!

“Pool care“, you may say?  But, surprisingly, there is little difference between a green swimming pool and a blue swimming pool.

“What then”, I hear you say, “is the difference?”

Algae

If your swimming pool has turned a distinct shade of green, then it is likely to have been overwhelmed by this tiny little terror who could drain the profits from your gîte and bank account as quickly as pulling the plug!

So, what is the cure?

Your pool may requiring cleaning at least once a day, depending on the severity of the algae build-up.  Be prepared to clean your swimming pool up to four times per day, if the water is so green that you cannot see the bottom.  Obviously, this may not be practical if your guests are in occupation and, more worrisome, if they have paid for use of your swimming pool.

Where to begin

Clean all the debris from the pool.  Add your ‘Chemical Shock’ Chlorine, daily and remember to regularly check the PH levels.  An optimum PH level should be between 7.2 and 7.6.  Once again, ensure to check the pool’s PH level each day.

Be prepared to wait between four to five days before any improvement can be seen following the shock treatment.   During this watchful waiting period, backwash your filtration system three to four times daily, rinsing for about 10 seconds before going back onto filter.  Carry out this action frequently while the pool is being cleaned.

In addition, completely scrub the swimming pool surround as algae is inclined to stick to the pool liner.  Moreover, it is important to thoroughly clean the pool’s surround to prevent slips and falls due to slippery algae encroachment and to prevent any potential claims.

Hoovering 

Slowly vacuum clean the bottom of your pool.  If you vacuum too quickly, then you may stir-up the debris which may reduce cleanliness and allow algae to proliferate.

Filtration

If after this period of time, and despite your meticulous efforts, the pool stubbornly remains green, then we suggest that you check your filtration system.  Your filtration system requires regular attention with a twice per week clean when the pool is in normal use.

Still Green!

Many cultures consider green to be unlucky, and it is certainly unlucky if the green algae inhabiting your swimming pool starts you to suffer financial loss!

Sand.  When was the last time your swimming pool’s sand was changed?  The sand may have come to the end of its filtering life, if it has managed to be overwhelmed by algae.  Therefore, be prepared to change the sand.  Remember to make a note of the sand change date in order to be better prepared to carry out your next sand change in five to seven years’ time outside of the high season.

Prevent is better than cure . . .

Swimming pools attract guests, guests represent revenue.

Your holiday home or gîte is a business, and all property-based businesses require ongoing maintenance whether due to wear and tear or environmental conditions.  Ask your property manager to undertake a regular pool care maintenance programme to avoid loss of revenue and loss of quality accommodation status.

Good luck with your pool!

 

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Property Alert!

Considering a La Charente gîte or investment holiday property?

Act now!  You may benefit from reduced out of season purchase prices if you act quickly. If you can adequately communicate in French, then it may be advantageous to go direct to the seller and avoid agent’s fees, if the fees are pushed to the buyer.

Look for personalised ‘AV’ signs on properties if you are in La Charente. If you are in the UK and unable to look for personalised ‘AV’ signs, then sign-up for our Property Alert for ‘AV’ properties which we have identified for their investment potential.

More importantly, you need to be ready for the holiday season and to start your investment property’s ROI.  Remember, notaries can take up to three months to process a property transaction. In addition, the notaries’ fees should be added to your purchase price and included in your yield calculation.  If you wish to maximise your yield, then you need to start your investment holiday property search now if you aim to start seeing a return from your investment property this summer.

If you are considering purchasing an existing holiday home or gîte, ask to see the accounts for the previous years as you will be purchasing an ongoing business. In addition, ask to see the bookings for this year which may give an indication of your potential investment property’s performance.  If no bookings have been taken for this year, then try to negotiate a price reduction to compensate for any loss of high season return on start-up.

More importantly . . .

Act now!