If you’ve browsed realestate.com.au recently, you will have seen lots of properties listed as “offers over”. You might be wondering why we do this rather than just applying a fixed price.
Why we do it? Ultimately “offers over” exposes more people to your property online, if used the right way —let’s not forget that some 90% of our buyer enquiry comes through these channels.
For buyers, realesate.com.au has set price bands when searching (ie: $400k to $450k and $450-$500k). Generally, we recommend using ‘offers over’ when you’re on the cusp of a search band.
For example, if you are aiming for a price of $460k for your home. We would list it as ‘offers over $450k’ on realesate.com.au – your property will display for buyers browsing the $400-$450k price range as well as those browsing $450-$500k.
This exposes your property to more people and gets more people to your open (people who may not have considered your property before). Even if the price is slightly out of their price range – they showed up! It’s your agent’s job from there!
We recently listed a duplex in Fitzgibbon as “offers over $300k”, a move designed to encourage a larger subset of buyers to visit the property. The home sold for $315k—an impressive figure given that the highest previous sale for a similar home in the area was $290k!
Misuse of ‘offers over’… In my experience many agents use ‘offers over’ to avoid the uncomfortable price discussion with their owners. It’s a way for them to list the house at what they (the agent) think it’s worth without agreeing on a clear price expectation with the owner.
Can you make an offer under on an ‘offers over’ property?
Our agents will always have a firm price that the owner is expecting. After all, the first question at the open is ‘how much’?
Buyers should have the capacity to buy at or above the price indicator. Although they can open negotiations with a lower price, almost always the property will sell at or above the indicator.
When we don’t use it… It’s not effective if your price expectation is not in line with the market.
It’s also not as effective if your ‘offers over’ price sits in the middle of a search band. A property listed as “offers over $420k” will only display for buyers searching $400k-450k”. Of course there may be some exceptions here, but this is a common mistake many agents make!
And last but not least, ‘offers over’ pricing is also useful for auctions or when agents are a little unsure on the market value (ie: for a unique property).
The Global Financial Crisis taught us the importance of robust risk management practices in identifying and addressing issues that have the potential to impact on overall business objectives. Many organisations have implemented risk management programs, however a significant proportion of these have yet to realise the benefits of upgrading their programs to best-practice Enterprise Risk Management.
What’s the problem with traditional risk management programs?
Historically, risk management has tended to focus only on the negative – how do we identify what might go wrong? How bad will things get if it does? How can we stop it?
Another feature of old-fashioned risk management has been the tendency for it to be “siloed”, with each section of an organisation having its own approach to managing risk.
Modern, best practice Enterprise Risk Management has moved contemporary risk management programs and thinking beyond these limitations.
Why is Enterprise Risk Management better?
Enterprise Risk Management (also known as ERM) has a range of benefits for contemporary businesses:
ERM achieves efficiencies across the whole of the organisation by integrating a common approach throughout all functional areas.
ERM avoids the pitfall of concentrating on minor risks (such as slip hazards) at the expense of big picture risks (such as failure of critical infrastructure).
ERM captures the positive side of risk management, by also considering opportunities for new services, process efficiencies, improved methods of service delivery etc.
What strategies assist adoption of Enterprise Risk Management?
QRMC frequently assists organisations to develop or expand their risk management programs to embrace Enterprise Risk Management. Our experience suggests that useful strategies to successfully move to Enterprise Risk Management include:
Strong committed, visible leadership.
Recognising that risk management is an ongoing (not once-off) process.
Treating risk management as a tool to achieve business objectives, not as a compliance exercise.
Extensive consultation with, and training of, personnel (at all levels).
Consistently integrating ERM across all systems and functional areas within the organisation.
Special considerations for business or department amalgamation
A regular feature of contemporary business is the process of amalgamation, either of existing segments of an organisation, or of one business with a completely independent second business (M&A).
Determining the business objectives of a new organisation formed in this way is not always a straightforward exercise. The clarity provided by the risk management process greatly assists this determination.
However, amalgamation poses particular difficulties when it comes to the risk management program:
There are often difficulties involved in assimilating risk-related information from different sources, produced using different methods.
Amalgamation poses the threat of extending the commonly experienced problem of risk management “silos” (as mentioned above) even further by creating silos based on the original business or department entities.
On the positive side, these difficulties present an opportunity to reach solutions by upgrading existing risk management systems to Enterprise Risk Management. Moving the new entity to Enterprise Risk Management provides opportunities to:
Clearly identify the objectives of the new entity, and what risks and opportunities exist in achieving these objectives.
Break down barriers and foster a new organisation-wide approach to risk management and the determination of uniform risk appetite.
Risk management as a discipline has proven its value over time. Now businesses can extend this value even further by upgrading to Enterprise Risk Management.
For more information on Enterprise Risk Management, safety management, business continuity management and management systems, contact us. We are experts in providing independent and objective facilitation of the process of upgrading or developing new Enterprise Risk Management programs. You can also access other informative articles on our News page dealing with Enterprise Risk Management, as well as newsletters downloadable from our Publications page covering Enterprise Risk Management issues.
Getting a tattoo removed is much simpler now that modern medicine has introduced various types of skin lasers to help break down the stubborn tattoo ink that causes their permanency. Laser tattoo removal is an invention that many individuals who wish to have tattoos removed are thankful for. After a few treatments, the tattoo’s obvious fading makes the tattoo less visible and obvious. Of all other tattoo removal treatments, laser treatments offer the most effective removal possible as of today.
With concentrated and high-frequency lights, laser treatments help to break down tattoo ink so that the body’s immune system can then move in to expel it from the body. Not all tattoos can be removed and depending on the size, complexity, and colors on the tattoo, the tattoo may be easier or more difficult to remove. It is important to remember that a tattoo specialist can help you to determine what the prognosis is for your particular case of laser tattoo removal. Each type of laser is specially designed to assist with the removal of certain types of inks. Individuals with fair skin and tattoos on the arms, legs, chest, buttocks, and other fleshy areas of the body are easier to treat and usually see the best results. Typically, the less skin and the more boney the area (finger, ankles, toes, etc.) the harder it is to remove a tattoo.
Laser tattoo removal is usually just as painful as getting a tattoo. There are ways to help alleviate this pain by taking Tylenol or by applying a cream which can help ease the pain as well. After the treatment, ice is often applied for about a half hour to ease and prevent swelling while an antibiotic ointment and sterile dressing can be placed on thereafter. Since the laser acts as a source of very high-frequency light breaking through the dermal layer, the treatment site is just like sunburn and should be treated as such. Laser tattoo removal, aside from the initial pain and the healing process, is well worth the time and energy, not to mention the financial commitment. It is the leading way to remove a tattoo in a way that does not force chemicals or acids onto skin which can be potentially harmful and irritating.
Most people imagine that laser tattoo removal involves ‘burning’ the tattoo out of the skin. The reality is much simpler in method and far less painful than most people think. Laser tattoo removal is carried out using a simple process of employing short bursts from a laser, which create intense pulses of light. Each pulse passes through the top layers of the skin and is absorbed into the tattoo pigments that sit below. The energy created by the laser breaks up the pigments, which are later removed naturally by the body’s immune system, with the white blood cells ‘flushing out’ the fragments. Thanks to intensive research carried out over the last few years into the optimum frequency to carry out this operation, the original and natural pigment of the skin remains untouched, minimizing scarring.
Laser tattoo removal will not remove the entire tattoo in one go. Because the pigments break up at different intensities, several sessions may be required to remove a tattoo completely. Usually the black pigments clear first because black absorbs all types of laser wavelengths. Other colours only absorb certain wavelengths for example red tattoo ink absorbs green laser light and consequently those specific wavelengths have to be used to remove other colours. There is usually a minimum four-week gap between each treatment to allow the immune system to absorb and remove the pigment, so laser surgery isn’t instantaneous – it may take many months for the treatment to be completed.
Laser tattoo removal sessions are relatively short, usually only lasting a matter of a few minutes. Once the procedure has finished the doctor may dress the area worked on with an antibacterial ointment and sterile dressing to protect the skin against the risk of infection. The area should then be kept clean but not bathed until at least 24 hours after the procedure.
As with all laser surgery, laser tattoo removal can result in hyper-pigmentation, which causes the skin to darken, or hypo-pigmentation where the skin whitens. With tattoos that have been in place for a considerable time, incomplete pigmentation removal may leave some traces of the original tattoo. There is also the possibility of scarring as a result of the procedure, particularly if the treated area becomes infected.
Laser tattoo removal doesn’t usually hurt as such, but may be considered to be an uncomfortable procedure. It has been likened to being repeatedly snapped by a thin rubber band or having hot drops of wax or fat dropped onto the surface of the skin. In comparison to the original pain felt during the tattoo’s placement on the skin it is about parable.
The tattoo is an expression of one’s personality, and the best course of action is to think very carefully about having a tattoo in the first place. If you feel that you will still be happy with it in 20 years’ time, then it can be a worthwhile and meaningful addition to your body. If, however, you fall out of love with your body art, laser tattoo removal offers you the opportunity to reverse what was previously considered to be a permanent alteration of the skin surface.
Deciding where to get laser treatments performed is simple and should involve making sure that the tattoo removal clinic in question uses lasers which will successfully remove the different colors in the tattoo. If you are in Brisbane, this clinic may help: http://www.lasertattooremovalbrisbane.com.au/
Since certain lasers work better for certain colors, it is important to make sure that you can find a place which can effectively remove your tattoo. Researching the laser and the options available to you are obviously important so that you are fully aware of what to expect if laser tattoo removal is your primary choice to have your tattoo removed. Additionally, you can be sure that a tattoo removal specialist would be glad to go over your options and consult with you. Often, during initial consultations, a fee may or may not be assessed, yet if you decide to follow up with the treatment, you can often apply the initial fee to the first treatment. Various clinics offer different deals, but either way, it is worth it to look into laser tattoo removal as an option for your tattoo removal.
Pots are a convenience for gardens in more ways than one. For starters, they serve to boost the garden’s beauty and orderliness, consequently boosting the whole property’s beauty. They also offer great convenience as they are ideal for planting plants and flowers.
However, with the fast pace at which virtually everything is moving, quality pots are becoming increasingly hard to find. Fortunately for garden owners, you can now find pots online as fast and easily as everything else.
Buying pots online
At M Lennon pots and planters, you can explore inventories of different kinds of pots coming in diverse sizes, colors and designs all from the comfort of your computer.
Unlike most other objects, pots can be highly manipulated to bring out any shape you may wish. However, how best this comes out depends on the potter’s skill, and also the quality of the soil used. Creativity is also crucial as the material’s versatility allows designing, and great designs make pots not only useful in the garden but also as furniture complements. The design, quality and texture of the pot complemented by a great design bring a natural and solid look to a room.
At M Lennon pots and planters, you are guaranteed of exceptional creativity as you can order pots online with up to 100 different designs on the same vessel. You are also guaranteed to get more conveniences like:
Depending on your needs, you can order pots as tall as 40 feet and not have to worry about delivery. You can also order ordinary pots or specify the size you want to perfectly suit your needs. You can also get much smaller pots like saucers and pot feet to serve other purposes other than growing, and all made in excellent quality.
A pot’s shape also matters a lot when it comes to appearance. As such, to suit different client’s needs, there is a wide variety of different shapes available to clients. You can order the classic rounds or go with the square pots. You can also order one tailored to your desired shape to perfectly meet your needs.
To add beauty to the pot, M Lennon pots and planters offers clients up to a 100 different designs, all of which can even be incorporated into the same vessel for different clients’ convenience. You get to choose the design you want and get it incorporated into your pot while also meeting other specifications like shape and size.
For different textures and looks, you can order pots made from diverse materials like fibre glass, terra cotta, Tuscan and bon fire pots among others.
The convenience that comes with ordering pots online
At M Lennon pots and planters, you are guaranteed of services and conveniences which cannot be found elsewhere. When you order pots online, you get to enjoy services that include the following:
• Delivery without deposit.
• Pots on credit.
• Fast delivery taking as short as seven days depending on distance.
• Free polished pebbles to serve as fillers during delivery. This guarantees safety for your pot.
To certify quality, each pot comes with a signature which not only portrays elegance, but also adds to design and beauty.