Welcome to the June 2007 edition of your Privateseller.ie newsletter

Hello, and welcome to a pretty full June edition of your Privateseller.ie newsletter. In this months edition we take a brief look at the changes in Stamp Duty legislation recently announced by Minister for Finance, Brian Cowen, and we take another look at the profitable practices of some estate agents in the light of the decision by Sherry Fitzgerald to increase their fees by a hefty 50%.

In a nod to the season, changable as our weather is for June, we look at the features of a barbeque and some tips for choosing a model that will meet your needs.

Amy from Mayo posed our legal expert a question about her legal rights as a tenant, and Coughlan-White have answered her question with information about the Residential Tenancies Act 2004. Our other regular contributor, John Lowe, the Money Doctor advises on how to add value to your home by carrying out some home improvements. Apparently a little KISS can make your assets grow!

There has been a phenominal response to our TV3, Ireland AM's property slot about overseas property. A listing on the Privateselller.ie website for an overseas property costs just €149, and we list all rental properties, in Ireland and abroad for free! We also offer newspaper advertising at discounts of up to 50%. For details on these and many other services from Privateseller.ie go to the fees and services section of our website.         

Stamp duty changes

A First Time Buyer is a person, (or, where there is more than one buyer, each of such persons*):

•    who has not on any previous occasion, either individually or jointly, purchased or built on his/her own behalf a house (in Ireland or abroad) and

•    where the property purchased is occupied by the purchaser, or a person on his behalf, as his/her only or principal place of residence and...    Go to Stamp Duty page            

Auctioneers win win

Estate agents, Sherry Fitzgerald, recently announced a 50% increase in the commission that they charge to sell a house and have come under assault by government members, i.e Senator Shane Ross, and consumer advocates. The huge increase notwithstanding, Estate Agents stand to profit even when they don’t sell a clients property.  Read the full article about how agents profit even if they don't sell your property            

Barbeque features

We take a look at the minimum list of features that every barbeque should have in order to make your al fresco cooking fun and tasty!.      

1.Warming Rack:
Food can be kept warm or rested before serving.
2.Hood:
Close to roast or smoke food. A temperature indicator on some models monitors heat levels inside when lid is closed.
3.Griddle/hotplate:
Use to sear meat before cooking on the grill or for smaller items like fish that may fall through the grill.
4.Side burner:
You'll find this on some gas barbecues. Use to heat sauces.
5.Burners:
Heat source on gas barbecues. Positioned under the grill.
6.Shelving:
Useful to put food, plates and condiments on.

Other barbeques may have additional features like:
Fat collector:
Positioned under the grill on gas barbecues to collect fat run-off.
Air vents:
These help control temperature on charcoal barbecues. Coals burn hotter and faster if lower vents are open. Open lid vents to let heat out.
Ash collector:
Collects ash and fat on charcoal barbecues. Positioned under charcoal grill.
Lava rocks:
These absorb and disperse heat from gas burners and in turn heat the food. Flavour-giving smoke is produced by fat dripping on to hot lava rocks. 

Legal question: Residential Tenancies Act

Q: I am in private rented accommodation. Can you tell me what rights I have under the law as a tenant? Thanks, Amy, Ballina.

A: Hi Amy, Thanks for your query, I hope the following information answers your query. Anyone renting property to tenants has obligations under the Private Residential Tenancies Act 2004. Although parts of the Act came into force in September 2004, the full impact of the Act has yet to be realised.

Under the Private Residential Tenancies Act, landlords are obliged to register the tenancy with the Private Residential Board (PRTB) within one month from the start of the tenancy for a fee of €70.00. Landlords who fail to register the tenancy may be liable to a fine of up to €3,000 and/or imprisonment of up to 6 months. A landlord may not contract out of any obligations imposed under the act. One of the obligations is to repair the interior of the property and carry out repairs and replacement of fittings as are necessary from time to time.

An important consequence of registering the tenancy with the PRTB is that the PRTB can communicate details about the landlord and the tenancy to the Revenue Commissioners upon request from the Revenue. Even if a landlord does not register the tenancy, the tenant may still seek relief under the act.

Under the act, a landlord may terminate the tenancy within the first six months of the tenancy without giving any reason to the tenant, after that initial six months the tenant has significant security of tenure based on four year cycles. Tenants have greater protection under the act under what is called a “Part 4 tenancy”.

This means that tenants who have occupied a rented house under a series of fixed term tenancies for a period of at least six months are entitled to remain in occupation for a further three and a half years. Landlords may only terminate the Part 4 tenancy in limited circumstances for example if the Landlord required the property for his own occupation or that of a family member. The grounds for termination are limited and the act provides that where a landlord has abused the termination grounds the tenant may apply to the Board to obtain damages.

Another aspect of the act allows for third parties including aggrieved neighbours who may be victims of anti social behaviour to bring a complaint to the PRTB. The Act provides for the establishment of a Dispute Resolution Committee who will hear  complaints. The Dispute Resolution process is available to both the Landlord and the tenant.
The act seeks to regulate the relationship of Landlord and Tenant  Landlords need to be well informed about  their duties and obligations under the Act.

More information on the Private Residentail Tenancies Act 2004                    

The Money Doctor - KISS

Dear Money Doctor,

I have just inherited a little money and I would like to invest it in my home. Can you advise me how to increase the value of my property regardless of what is happening to the market as a whole?

Sean, Carlow...        

Dear Sean,
The answer could well be to try a little KISS-ing. The KISS principle – Keep It Simple, Silly – reminds us that, more often than not, the most obvious ways to turn a profit are also the most lucrative. Read the full KISS article

Selling advice

Privateseller.ie advises sellers never give out their bank details to anyone looking to pay them money. Our advice is to direct prospective buyers to your solicitor who will take a deposit on your behalf and draw up the contract of sale.This issue is explored comprehensively in a previous edition of our newsletter. Legal tips and advice.

When listing a property for sale on Privateseller.ie, the importance of good quality photographs cannot be over emphasised. Click here for some advice on taking photographs of your property.