Real Estate Development – Applying For a Property Development Permit!

The development permit is one of the keys to a successful real estate development project. Problems getting a permit approved can cause major delays and result in increases in holding costs. We like to do everything possible to ensure in advance that our development application will be approved smoothly and quickly.

Once we secure control of a site, we assemble the project team that will design and document the proposed development in accordance with the requirements of the Local Authority, the design brief and development mix.

Depending on the complexity of the project, our real estate development consultant team usually consists of:

– Property Accountant
– Property Lawyer
– Architect
– Town/Land Planner
– Civil/Hydraulics/Structural Engineer
– Land Surveyor
– Landscape Architect
– Quantity Surveyor
– Finance Broker

Other possible team members, such as acoustic and traffic specialists, may also be required by the Local Authority to submit a detailed report with the Development Permit Application.

To minimise the risk of disputes, we create a written agreement with each consultant. The agreement we typically use describes, among other things, the basis on which fees are calculated, the fee structure and services to be provided at each stage and the method by which we agree for the consultant to proceed to the next stage.

The architect will draw up plans for submission to council (these aren’t the detailed plans required for construction) that fit in with the planning regulations and the local authorities development guidelines, using a contour survey prepared by the land surveyor. The town/land planner is often involved at this initial stage, providing advice on the overall planning policies of the Local Authority.

Today most architects use sophisticated 3-D CAD software to compile drawings as it allows for ‘virtual’ buildings to be created. This system has the added benefit of creating fly-throughs and 3D images (also useful for the sales process and submission to Council) as well as documentation of the building for the Development Permit Application and for Construction by the Building Contractor.

We normally tailor our designs and standard of finishes slightly above the requirements of our target market, so they stand out from other developments on the market. This way our projects have the potential to attract a premium rental and sale price plus it makes it a lot easier to sell, if we need to.

The Local Authority will assess the submitted Development Permit Application for its impact on the neighbours, local community and the environment, typically including:

– Privacy for neighbours
– Traffic generation
– Overshadowing of neighboursAdverse impacts on air, water, and noise levels
– Amount and type of waste the project will generate
– Other areas of concern include historic districts, parks, open space, trees, and wildlife habitats

If the consultants have all done their jobs well, most of these concerns will all be addressed to the satisfaction of the Local Authority within the development application, and approval should be given within a reasonable timeframe.

The actual development approval process will obviously vary between areas, and it is continually under legislative review, so up-to-date information should be obtained from the local authority and/or the Planning consultant on your RED Team.
After a Development Permit Application is lodged with the local consenting authority or Council it would typically follow something similar to the process below:

– Initial Review
– Expert Referral
– Advertising and Notification Period
– Assessment
– Outcome

Several factors can delay the development application consent process which can end up becoming costly to a property developer. Here are some of the most common assessment delays:

– insufficient information
– non-compliance with development rules
– poor designs creating unacceptable impact on the neighbourhood
– objections from neighbours or other groups
– unsatisfactory impacts on trees
– complexity of assessment reports
– external referral delays

It’s not necessarily the end of the process if Council has refused the development permit application. An experienced architect and planning consultant can greatly assist in challenging a planning decision.

Joint Ventures In Real Estate Development; So How Do They Work?

There are many reasons why you would consider joining with another person to undertake a development project in Joint Venture.

Usually the most basis reason reveolves around something you don’t have.

Some of them may be:

1. I own land … have capital & capacity to borrow … but no experience.

2. I have capital & capacity to borrow … partner has land … both have no experience.

3. I am ‘time poor’ … work full time and can’t be personally involved …

Let’s suppose you want to find a land owner who will put their land
into the Joint Venture, (JV) and their land will be their major contribution to the deal, plus some borrowings.

Let’s consider the implications of entering into a JV in the first place.

After all, in a JV you have to take into account another persons attitude, decision making process, (or inability to make a decision), whether they have a logical and sensible mind … the list goes on.

So, getting into a JV must have a good payback for you. Whatever you lack is usually the reason for entering into a JV.

I have noticed over the years that JV’s have a prime motivator, the driver of the deal (you), and the other person is along for the ride.

For example: the other party may have a wonderful property (site) and wants to develop it, but does not have the knowledge. You “love” the site and know that you could make it a very successful and profitable real estate development. You approched the land owner.

Another example: maybe two individuals who have saved their capital, however individually it is inadaquate to undertake a project. Combining their capital and borrowing capacity will allow they to proceed.

I prefer a JV where both parties are equally motivated, have different skill bases, but each regards the other as contributing equally.

You know the feelings that can occur, “I’m working harder that you …
all you do is the phone and number crunching work … I’m always out
and about on site dealing with the real work.”

Don’t forget why you got together in the first place.

So there are many reasons for JV’s. However, you must be clear as to why you are doing it, and it must be secured by a legally prepared JV Agreement.

A lot of ‘practical people’ hate legal documents … a JV Agreement is a legal document and both parties must understand what it says. If one of you is a bit slack on this point, it is up to the other to sit them down and go through it … it’s important!

Why?

Suppose the JV deal hits a rough patch and your partner says, “I didn’t know that … why didn’t you tell me … I left all that legal garbage to you … blah, blah.” Got It, have the arguments at the beginning of the deal … not later.

A JV Agreement sets out what each party will contribute, both money and effort, and sets out each parties obligations. It also sets out what happens if the parties ‘fall-out’ with each other as well as the division of profits or losses.

There is a lot more at stake if you JV with your rother-in-Law, other relatives etc … the term ‘on-going-nightmare’ is a phrase that readily comes to mind.

And if one of those family JV’s brake down, it doesn’t matter how many pages are in the JV Agreement, or what the words say to prove that you are “RIGHT,” … as far as YOUR Brother-in-Law is concerned, you are a ‘expletive deleted.’

Just thought I’d get that out of the way!! OK?

One more thing … doing a JV with a rich person, when you are many levels poorer then them, is also not smart.

Why?

Well, in simple terms, when ‘push comes to shove’ money rules
The golden rule says, He who has the GOLD, RULES.

Also, if the rich guy tell you not to bother with a JV Agreement … he appears to be saving you money … tempting eh? … what he’s really doing is taking away your legal rights.

Yep, you’ll have less rights than an employee. If that’s the deal … better to be an employee!

In my my ebook I emphasise the importance of getting the Structure Work of the business organised – you will build a much better development business from a secure foundation.

When you are doing your interviewing of the associated professionals, try to see if they, personally, have any entrepreneutial tendencies.

They may have land, houses, houses for renovation etc but don’t have the ‘TIME’ or ‘SKILLS’ to do the work themselves.

Don’t come out and ask them straight away … follow my ebook, do the work you want to do; that is assessing them … but keep your antenna out for any signs of a common interest.

OK, back to getting hold of some land.

Get to know the local real estate agents; I mean know them well.
Remember what I say in the ebook.

Call in and buy them a cup of coffee, take them out of their work place;
what about dinner after work; really spread yourself around.

Invest your Time in finding good, well informed, dedicated agents. Believe me they are in your business community … it’s your job to find them.

Appreciate that Agents are essentially self-employed, irrespective of whether they work in a Real Estate Agency … their ‘mind set’ is independent.

They back themselves and their abilities to provide a sales service at a
level that “consistently” provides them with a ‘good income.

That ‘good income’ by the way, will leave most of their ‘client’s’ income
looking a little anaemic.

The ‘good agents’ are busy; their ‘time’ is money; literally. So don’t mess them around.

Don’t talk to them as though you are the Aga Kahn! You’re Not. There’s always a guy richer than you … maybe the Agent!

Why am I making such a big point about agents.

I believe “people” get the agents “they deserve.”

I have heard people talk to Agents as though they were some grubby leech on society and are doing them an honor even to talk to them.

To be a successful agent these days you have to be very good. Many are highly educated and choose real estate as a career for the freedom,
individual reward and great returns.

What comes out of your mouth + body language tells an agent a great deal about you. They then wonder why the Agent never calls then … Dong!!!

Keep your ‘ego’ under control. Their sales success rests on their ability at ‘reading people.’ Remember what I say in my ebook!

When you are in the development business, you are in the business of:

Getting People To Do … What You Want Them To Do
Within The ‘TIME’ AND ‘Costs’You Set.

That means that you have to be in control of ‘How You Treat People.’
Agents know a lot of people … maybe, they even know those people who want to JV with you.

While you are doing this “work” don’t forget to do what my ebook tell you
to do about research.

Last idea for finding JV people – talk to your friends – put an advert in the local newspaper seeking expressions of interest from people interested in doing what you want.

OK, you’ve found a partner who has the land and you are comfortable with the relationship after several meetings.

Important question! What value does your prospective partner put on his land that will be put into the JV?

Just throwing a few figures around to give you an example.

Let’s say that market value for his land right now is $300,000. But he wants to put into the JV at $400,000. So if your JV Agreement involves you gaining a share of the profit, your share will be $100,000 less. Got It?

Now let’s say that part of your skills contribution to the JV includes a
rezoning of the land to a higher level and you achieve that for the JV.
That rezoning may take the land from a single unit (house) dwelling zone to a six dwelling unit zone.

Your efforts have increased the land value significantly … no, not six times, as house properties are valued differently to multiple unit properties. But it may have increased by 3 or more times, depending on your market.

Once again the $100,000 will come off your share. Now that may be OK by you, because you are just starting out on your first development … it is always better to KNOW what you are agreeing too.

I hope this information helps you in your consideration of entering a JV.
but please remember, don’t just read my eBook … study it … take notes in a special hard cover Development Copy Book that you will buy.

Writing things down is an aid to learning and remembering.

My LAST DON’T … Don’t start any of this JV stuff until you know my eBook
inside out. You must not just be able to ‘talk the talk’ – you must know what you are talking about.

What I am all about, is helping you to do residential development with the RISK reduced.

If it takes four years study to get a basic Degree and say another five years to get some experience, why would you think that you can enter the development business with little study — no experience and expect to be profitable?

Home Interior Design Tips and Guide

One great way to do your own home interior design is to use home interior design software. This is a special software that allows you to basically decorate your home on your computer before you actually implement any ideas. This is perfect if you are going to rearrange furniture or paint. When you move furniture around it is difficult and usually requires help. You do not want to spend all day lugging a heavy couch from one end of the living room to the next. Instead, you can try out all different possible scenarios on the design software. In addition, this software is great for paint. While only the best grade design software will have a wide variety of colors to choose from, even with cheaper design software you can get a basic idea of colors and if they go well together.

Many people neglect to use their local home improvement store for more than just nails and hammers. You may not even know that home improvement stores, for the most part, have many things to help people do their own home interior design. Look into your local home improvement store’s do it yourself schedule. Many of these stores have workshops to help you learn basic home interior design concepts. There are workshops on unique painting styles, color pairings, and how to build unique pieces of furniture or wall decorations for your home. All of these workshops could help you in any room that you want to design in your home.

Finally, remember to look through the paint section in whatever store you go to. Most paints are arranged in compatible orders. Each paint strip has several accent colors on it. If you want different colors that go well together, look for a booklet near the paint strips. Many of these booklets will give you colors and accent colors that go well together. These can take the guess work out of home interior design, making you feel confident about your design choices.

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