Can't sell Dad's empty bungalow

There is currently a daytime series of Phil Spencer Secret Agent on Channel 4. It might be worth watching for more tips. He organizes an open day for viewers, another possible suggestion for the agents.

This is the second agent we have tried - the first resulted in no viewings at all.

It is on the internet - I think that is standard now and often used instead of proper advertising in the local papers. But the market we are aiming for - elderly and in need of sheltered housing - may not be those who use the net as much. A generalisation I know on a forum full of people over middle age! - but we are realistically looking at people who would choose this rather than a residential home - people well into their 80s and it is possible that the net is not their communication method of choice.

My sister, who lives down there, directs responses to our advert to the estate agent, as they have the printed details to send out - personally I would create some details of our own to send and bypass the agent altogether, but I do not want to burden my sister with that suggestion as she is at the sharp end.

One of "our" potential punters contacted the agent and said he did not drive or have a car and would have problems getting to view - the agent suggested he made his way by bus to the town where the agent is and she would give him a lift from there. My sister has offered to just go and get him!

I think there are buyers out there, but the agents are just so lax that they do not try hard enough - they print details, put it on the net, then just sit back and hope. Considering they make their money through sales it is fairly unbelievable.

The real joke is that my sis went to the property and found a printed note through the door saying that they (the agents we are using) had noticed that the property was on the market and saying they wanted to ask 3 questions and if the answers were No then try changing your agent!!! There were actually 4 questions!! - along the lines of.....has your current agent showed anyone round in the last 4 weeks? etc....) She rang them and said that all the answers were No, so perhaps they would suggest that we change agents - egg on faces.

It is becoming a farce.

Mishap What a load of useless agents they are !! I would certainly tell them what you think,also can you find out if their viewer is one of the people who have answered your own advert and if they are I certainly would not pay Agents fee's in full as you technically found your own buyer.All the very best of luck with the viewings you certainly deserve it.

Blimey Mishap that's not good. Is it advertised on the Internet?

We've still not sold - and the estate agents are worse than useless. Apparently they have to get the permission of their area manager to advertise a property in the paper that everyone in the area reads!!! And they declined to allow my sister to speak with him.

We put an advert in there ourselves and have had 3 replies already! - awaiting viewings at present.

My enterprising sister found out the name of the area manager via the internet and emailed him - good for her! And immediately got a call back from the branch to say they were going to show someone round.

As my OH said - how far up their a***s do you have to kick to get them to do something!

It is very frustrating.

First question as others have said. Is it getting viewings? If not change your agent and make sure the new one advertises online too.

Secondly, you don't have to spend much money to give the place a bit of a make over. When I sold our last house it was a refreshing coat of paint, a few new scatter cushions and fresh flowers. Make sure the bathroom(s) are spotless and fresh smelling with no discoloured grouting, or signs of mould. No dead flies.

Does it have 'kerb appeal'? And a 'For Sale' sign so passing people are tempted to view. Is the garden small or large? Is it in flower now?

Do make sure your agent has marketed it's best selling points to the right type of prospective buyers. Some are useless at this. Is there an online virtual tour? And look at other houses on the market nearby and undercut them by just a bit.

Agree with roses you might want to put some furniture back just to give it a homely look but keep the look minimal, fresh, etc. Nice neutral curtains give a room a good look too. Sadly I've never managed to take my curtains with me when I've sold a house, they've always been a selling point as in 'will you be including the curtains?'

Our last house sold the first weekend it was on the market.

Is it getting any viewings Mishap?

I think it's worth spending on simple re-decorating (painting walls light, neutral colours) and carpetting (which doesn't have to be expensive). To my mind, it's a better option than just lowering the price as if someone had seen it and liked it they would have made an offer anyway - and it will appeal to more people so if one potential sale falls through there may be others willing to step in.

Having viewed houses with bits and pieces of furniture, I can tell you this looks very depressing. Better fully furnished or none at all and light clean carpets [best of all new carpets.]All a matter of psychology, best if it looks like you can move straight in with no 'residue' of previous tenants. Needless to say all should be extra clean as well.

I'm not sure, but I think there might be a chance of those ' housing costs ' being covered by DWP.
I have a close friend who owns her own property, but because she is on pension credit the DWP pay the maintainence charges on her flat.
Although these only come to about £700 a year.
The problem is, people are put off by these charges, and how do you approach people on this sensitive subject ( pension credit )
Me personally, I would bite the bullet and get rid of.

I would definitely try Housing Assocs as already suggested by others. Some years ago, in a very depressed market when nothing was selling, we contacted several H Assocs and sold our house within weeks. If you are signed up with an estate agent maybe you could you ask them to approach H Assocs on your behalf.

I s'pose the housing association won't let you go down the Auction route either.

A lot of people are put off by the ongoing fees in sheltered accommodation. As others have said I would change agents, explain the difficulties you are having to the prospective new agent and ask about their marketing strategy when selling a property like yours. You may have to "interview" several agents before you find one that understands the problems in dealing with this type of property.

There are a lot of clueless estate agents around. It's one of those businesses you can set up without doing any qualifications etc. and when they get a bit bigger my impression is they tend to recruit on appearance - looks presentable in business clothes. Like hotel reception staff. These days it is a doodle too - you just put the house on right move, Zoopla etc and sit back. Ask them what their marketing plan would be. I bet there are people who still look in the local paper for instance, not online.

I have looked online at the other two bungalows for sale on the same close and really they look awful - cluttered up with disable aids and large furniture.

We have cleared the place - just leaving a few bits of furniture to make it look like a home - a dresser and one chair on the living room; and a bed and one wardrobe in the bedroom. We were trying to show that the bedroom, though small, takes a bed with plenty of room to spare. The carpet is fine and fairly new - plain and clean, giving an impression of space.

I think that we will seriously have to think about a new agent again - they were so casual when we complained about the unlocked door etc. - it was unbelievable!

I don't think that rental is an option because of the conditions of the housing association - the only rentals allowed are their own.

The other option would be to try selling online; but it is a niche market and I am not sure that the target customer (frail elderly) would be likely to use that option - although of course their family might. I am quite surprised that it has not sold, as it is in an area with a high proportion of elderly people.

The thought about deferring council tax until the property is sold and the estate money released is one we should pursue.

My poor Dad would have hated to think that we are having all this hassle.

Meant to say also, if/when you get a new agent, ask how they would market the property to the age-groups that are going to be interested.

I agree GA.
If you're going to spend a few thousand pounds putting in new carpet, curtains and furniture, why not just lower the price by that amount and save yourself all the hassle.
Don't forget Mishap you are losing money (outgoings + interest on the capital) all the time the property is unsold, so in the long run you save by reducing the price, if it gets you a sale.

I would firstly sack the estate agent, then when you appoint the next agency tell them you want it sold within x amount of time or you'll get a new agent. The prospect of losing the fee should galvanise them into getting people through the door at least. Also check on Zoopla to see other properties that have sold in the area and how much they went for to make sure you have a realistic selling price.
The advice about new carpet and neutral colours is good, but at the end of the day offering a reduction in price may be the way forward.

Also to attempt to visually increase the room size, go for the minimalist look re furniture. In my last house I had problems selling it because it was over furnished, my estate agent told me. The furniture had come from a house more than twice its size and I did not think. I sold it quickly after I removed some pieces.

I agree with the above, go for a neutral shade thoughout, pleasing to everybody's eye and as my mother used to say, you do not have to wear sunglasses to view the property.

What a pain for you. I suppose costs come out of "the estate" but if no cash in the pot until the house sold...
Have you emptied it. Houses look bigger with less in them. Biggest of all with nothing in.
If you want to leave a few bits of furniture make sure it is stripped of clutter of all kinds and smells nice.
Have you researched the pricing on Right move?

Rosesarered I agree with you about the carpet. I had trouble renting out my flat and it turned out that the violently patterned carpet had been putting people off. I had it replaced throughout and had a new tenant within a week! It was well worth the expense.

I was going to suggest rental. Definitely think about curb appeal. I agree with all other improvements. Simple things but they make a difference.

Mishap

I do feel sorry for you. I think you mentioned this problem before and I empathised then as I was in the same boat.

We have sold dad's bungalow, March, what a relief. Only 2 months council tax to pay, it starts after 6 months have passed after probate granted and we all agreed that was unfair.

Difficult to say whether or not to drop the price but I would be inclined to hold out until gas and electric bills went up for the winter. Hard one to know what to do isn't it.

Good luck hopefully it will sell soon.

Someone on here had a similar problem recently, but I can't find it.

When the money from the account runs out I don't see how you and your siblings can be expected to pay the utility bills, Mishap. I'm sure the Council Tax at least could be allowed to accrue until the sale of the property - make enquiries of the Council.

Don't suppose you can rent it out?