Four things to consider when putting your house up for sale

While property developers are often driven by the profits they stand to make through the sale of their units, more often than not they ignore subtle things that have a bearing on how potential buyers view the unit on sale. Location, many know, is key; but he who banks on location alone to make a good sale often comes out the loser.

Ms Catherine Kariuki, a valuer and real estate lecturer at the University of Nairobi, says social factors also greatly influence where people will want to buy their homes.

“Some people want to have a sense of belonging by looking for neighbourhoods where they fit in. Therefore, you’ll find them segregating themselves based on their economic class and profession,” says Ms Kariuki.

The value of a property is determined by the size of land, amenities, and, in these modern times when looks matter more than structural rigidity, the finishing.

Here, how to get the best out of your property:

1    The location of a property is its first selling point, and if your house is located in a controlled development, there are important things that you must consider if you are to retain the value of the unit. Mostly, controlled developments are the result of zoning regulations that impose restrictions on the kind of structures one can put up in a particular place, the design of those structures, and the population density they can accommodate.

“Controlled developments have introduced specific ‘classes’ in respective areas,” says Mr John Miswa, a Nairobi-based architect, “and the value of the property varies depending on the class of people living there.” Such developments, he continues, allow residents to form associations which guard their status quo by maintaining the development’s image.

Ms Catherine Kariuki, a valuer, however, advises that before putting your house up for sale in such a location, you should ensure certain things are alright. “The house may be in the best neighbourhood in town, but if zoning controls are not enforced, its value will still depreciate,” she says. To maintain the quality of the neighbourhood, Ms Kariuki says it is important to control what comes up the surrounding environment.

Also, check whether there is something you can do to improve the structure, and use materials that last long. For instance, clay-tile roofs age better, unlike iron sheets.

The legality of open spaces around the development can also take a toll on the value of the house. Lately, says Henry Ochieng of the Kenya Residents Association (Kara), there have been myriad complaints of developers encroaching on open spaces.

“For every estate being developed, the law requires that land be set aside within the development for nursery schools, children’s playgrounds and other social amenities. However, some developers end up using those pieces of land to build more houses or sell them to people who use the land for the wrong purpose,” he says.

2  Buyers are always keen on the amenities near the property, particularly proximity to a shopping mall, school, hospital or a recreation facility. While location is crucial to a buyer, social amenities are an essential part of life, says Ms Kariuki.

“Many areas, for instance, are not attracting buyers because of the quality of water, and buyers will always avoid places where the only available source is a borehole,” she says, adding that many prefer water connections provided by local authorities.

Ensure, too, that the infrastructure surrounding your property is incorporated into your marketing pitch. The value of your property significantly rises if it is located close to a road, has a proper connection to a sewer line, and there is an assured supply of electricity, says Mr Miswa. “Buyers also want easy access to their new home, and to breathe fresh air whenever they are resting in their houses.”

Although security should be provided by the national government in liaison with county governments, Ms Kariuki says that providing extra security to the neighbourhood increases the value of the homes therein. “Everyone is attracted to an area that has good security, therefore implementing such things like community policing and neighbourhood watch will come in handy when selling the property. Where there is no demand, there is no market.”

3   Defined as the attractiveness of the exterior of a residential or commercial property as viewed from the street, curb appeal is all about the aesthetics. There is something, for instance, attractive about good doors. It is a minor thing, but the effects are astounding. The windows too, and the roof, paintwork, compound, floor and such.

Always keep in mind that the first thing most buyers see when they approach the property is the front door and yard, which means you should spend a small fortune to make a good impression with your exterior. Spend some time creating an attractive entrance to the home; you may consider laying gravel and sprucing up the garden to keep it looking great.

When all is said and done, a buyer will want to have a tour of the property he or she is buying. Mr Miswa and Ms Kariuki both agree that the design and maintenance of the house play a key role in determining the sale value of the unit. A good architectural design, Mr Miswa says, might make the house hold its ground on the value front, while a poor design might make the house depreciate in value within a very short time.

“The plan is the heart of the property,” says Mr Miswa. “If you don’t have the right design, then you will never fetch the amount of money you expect from your property. You must invest in the right things if you want to remain attractive for a long time.”

On the looks front, there are two major things that determine the value of the property: the land it stands on, and the structure itself. While land always appreciates in value, the structure tends to depreciate over time.

“You must invest in maintaining your house, and the cost of doing so might be met by an impressed buyer when you eventually put the house up for sale. Mid-end properties will fetch more than high-end ones in most cases because there is always room for more developments. Also, the value of low- and mid-end properties appreciates twice as much as high-end properties,” says Mr Miswa.

The choice of materials used during construction is also important. “Your choice of materials will greatly determine the cost of maintenance and, in turn, that of sale,” says Ms Kariuki. “Finishing touches such as cladding really influence the value of the property you are selling.”

Cladding is the application of one material over another to provide a skin or layer intended to control the infiltration of weather elements into the structure, or for aesthetic purposes.

4 As Ms Kariuki puts it, “you should know where to use ceramic tiles and where to use wooden floor finishing”.

“I will not buy a house that has ceramic tiles on the floor in Limuru because that means the house will always be cold,” she says. “However, I can buy a house with the same floor finish in Mombasa.”

According to global property website Lamudi, wall mirrors make a room look much bigger and brighter. Consider putting some in your house, especially in smaller rooms or hallways. Clean windows inside and out, and replace any broken light bulbs.

Making the place feel light and airy makes rooms feel bigger and the property more attractive. Ensure that you have lamps on in any dark corners. Putting a soft lamp in the bathroom can also create a warm glow.

A fresh lick of paint will enable viewers to easily imagine how they would adapt the rooms to their needs, advises Lamudi. It will be easier for the buyers to move in and use the rooms immediately than if the walls were still bright purple or lime green.

The kitchen, many people do not know, is the most valuable room in a house. It is worth the most per square foot and can make the difference when buyers are unsure. Consider re-facing your kitchen cabinetry, which is much cheaper than installing new cabinets and often as effective. Upgrading kitchen counter tops is expensive, but can add serious value to your house.

 The obvious...

This might seem like stating the obvious, but trust us, it isn’t. A lot of people put crumbling structures up for sale and fail to maintain housing standards as required by the law.

One of the requirements is that as a seller, you must ensure that the structure you are selling is habitable; in terms of providing the inhabitants with adequate space and protecting them from cold, dampness, heat, rain, wind and other threats to health, including structural hazards and disease vectors. Section 42 of the Constitution says that every person has the right to a clean and healthy environment.

Therefore, Ms Kariuki advises, one should ensure the property one is selling does not pose a danger to the life of the buyer. “If the aspect of habitability is not taken into consideration, the value of the property can be greatly affected,” she says.