Over 55's Residence Assistance

Next Stage · Newbie

Over 55's Residence Assistance

woolman · Guru

I also have been looking at the over 55 accommodation but in WA I haven't found one that you actually "own" the property. I seems the purchase price just gives you the right to live there and if you need to sell at some point you only get a small percentage back. Compared with WA, QLD is way lower cost and you can actually sell the property for you own gain. The only advantage of selling in WA is that you don't have to pay the $350 to $400 per fortnight in rent (or what ever they call it).

About the only conclusion I came to is it is an absolute mine field in the over 55 accommodation. Just upgraded my motor home instead and now when the lawn needs mowing we just shift.

Good luck and read all the fine print before you sign anything.

Neil

Next Stage · Newbie

Hi Woolman. Thanks for your response. Yes Over 55's can be a bit of a minefield. Obviously WA is a lot more expensive than Qld or NSW. I know for a fact that NSW is quite a bit less expensive both in the buying and the weekly charge. Some of the issues that you have mentioned ie getting a % back if sell is evident but more so in retirement villages as distinct from Over 55's. Most Over 55's I have enquired thus far in Qld NSW is that you sell your home with no charge applicable and keep the gross amount other than advertising (if you go through the village to sell). Obviously if one is to use an real estate agent there would be commission. Also the weekly rate which differs between Qld and NSW appears to be around $170 and $120 respectively (per week). Retirement villages are more expensive than these figures. As I stated in my previous message, my brother owns a home (not land) in an over 55's at Salamander Bay (north of Newcastle). A number of years ago he paid $130k and pays $115 per week. Yes it is important to check out the small print, something I am becoming more and more wary of. I like your comment about your MH. When the grass gets too long you just move on. That is also another matter which I am contemplating. Motor Home living. Just trying to convince myself that being a nomad continually would or could be a bit wearing. Why I am considering a base somewhere if I can pick up something reasonably priced (in a good area). Cheers and thanks. Wally

Roving-Dutchy · Guru

Why pay the extra costs if buying on the coast, when if you have a MH you can travel and stay on the coast whenever the mood strikes you.
If your not dead set on the coast, have a look at RV Base Coolah or CMCA RV village in Casino or if you are on your own why buy into a village, when you can stay where ever you want with your MH in an area you fancy and pay by the month, it wont be much more than the monthly rate you pay in an over 55's village in many places possibly less and if you start to dislike the place you can just move on, you aren't locked into any one place and some villages are great until you move in and then you start to find out all the shortcomings.
Cheers
David

gwb · Senior Member

My Brother in law lives at Carlyle Gardens at Bargara. He bought there because he felt that they do the right thing both at purchase and when and if you sell. He said they are having n open day on the 14/2/2015 with only a few homes still to sell. We have visited there and it looks well kept and the maintenance aspect is very good. I have no involvement with Carlyle Gardens apart from my BIL living there.
Geoff and Bev

silverfoxes · Member

hi next stage, we have lived in an over 50,s for 5 yrs at ormeau which is between the gold coast and Brisbane, in my opinion it is an ideal way of living if you are single male or female, lots to do if you want to join in or just pick whats suits you. We feel that you are buying a lifestyle with no worries, prices are reasonable between $250K TO $3OOK, , Also we have friends who live at Cobaki village near Tweed Heads who love it , very reasonable to buy in to. yes the fortnightly fees [ site fees ] are in all over 50,s and are rebated from centerlink by quite a bit so eases the cost. yes if you sell you keep the capital gains just as you do in a regular home. it,s a personal choice and we did,nt regret it one bit. no worries if you choose to travel very secure. all the best in your choices. cheers

in transit · Senior Member

www.pebblebeach.com.au/

We drive past this place every day and I have noticed that when you sell you keep any capital gain. I have never been in to have a look, but the location at Sandstone Point is good. Next to a local shopping centre and 6 minutes from Bribie Island. The climate is OK too.
Good luck

Cupie · Guru

A friend of mine has recently moved into one at the Gold Coast (I think built by the same family who have the one at Hervey Bay. They have a great number of them along the East Coast).

You certainly have to 'read the fine print' before buying into an over 50's, or retirement village or whatever. I would have a solicitor specializing in this area have a look at & interpret the contract.

I was very impressed with the landscaping of the whole estate & the fantastic free common facilities. Outdoor bowls, inside & outside pools, gym, workshop, pool tables, cinema, Library, Workshop, craft room, restaurant & bar, Pub over the road that gives discounts & happy hour etc for residents, free BBQs etc etc.

The individual houses seemed to be well built with a good layout. Quite private.

It seems that you own the house but rent the land. Of course this makes you able to get rent assistance if on a part or full pension.

Lots of activities if you want to get involved. Places to park a van or motorhome, including some under cover.

Not for me though.

But a good way to free up capital & have a safe low maintenance home base.

magraret · Senior Member

Be carefull where you buy

i brought into one ,lived there for 2 years and it took me 13 months to sell and even then i lost a lot of money

you still have to pay the monthly fees even if you are not liveing in it

as you get older if you need care you will have to move as they dont provide that service unles you are in an ageing in place complex and over 55 placess are not

i know it suits a lot of people but think carfully as it is not for all

if you are going to spend that amount of money buy a big van and park it when you get sick of that place move on ,you cant do that in an over 55's

also if you have family if and when you leave this earth they will still have to pay the fees untill the unit is sold

if i sound negitive i am not sorry because i have lived in one and seen and been involved with the down side of over 55's living

you need to be aware of all the aspects if buying one

if its for you go for it but if you have any mixed feelings wait, think bit more about it and ask more question

Dougwe · Chief one feather

You can get lucky though Margaret. I sold mine in ONE WEEK. Then one week to vacate. All good though.

Oma · Guru

Depending on what you are after, your finances etc etc have you looked at the RV HOMEBASE at Tinana Queensland? The advantages of this place for travellers are just too many to mention here as I would be sure to forget to mention something. Just google & read.

deverall11 · Guru

Nextstage, we have just purchased at Casino Resort. On the same complex as Big4 Casino, at the no longer used Casino airport. Plenty of room for your MH at your house not in a holding pen. Prices are reasonable and it is a nice central place. Woolworths, Coles and Aldi are there. Alternatively, Lismore - 30km down the road, has a huge shopping center (Lismore Square).
Worth an enquiry.
Larry

PeterD · Guru

Next Stage wrote:
Hi Everyone. I am not sure if this the right forum however I am hoping that some of you Grey Nomads may also be (or have been) involved in Over 55's Living. I am a single retired gent who is looking at buying into an Over 55's.
Thanks Wally

This is a mine field where if you don't use the correct terminology. I take it you are referring to a manufactured homes village, the legislation that covers these in NSW is the Residential Parks Act 1998. There is similar legislation in each of the other states. It is generally administered by the relevant Fair Trading department in the state concerned. In NSW the state government is reviewing the legislation - see this link -Residential (Land Lease) Communities Bill . The current legislation does not provide for any charges or commissions when buying of selling a house apart from a fee to draw up the lease agreement (the proposed legislation will provide for the option for trailing commissions if they are agreed to and written into the lease agreement, I know that our management [and many others] will not be pursuing these charges.)

Manufactured homes villages are referred to as Lifestyle Villages in some of the other states but I notice that the term is often used for villages that are not manufactured home villages. There are three main types of over 50s villages. There is the manufactured homes villages where you own your own home and you rent the land you site your house upon. Mostly the land rent is the only charge the village management can charge. There are villages operating under the retirement villages act (or similar name) where you purchase a title to your unit, generally you pay less than the establishment costs of your residence and the shortfall is recouped by trailing fees/commissions. Thirdly there are communities marketed as over 50s villages that are just straight strata title villages. In each of these village types the management can supply gas, water, electricity and phones but only if the service is metered and the costs to the resident should only be on a cost recovery basis.

Rents for Manufactured home village sites are comparable with the costs of maintaining a strata title unit. Not long after we moved into our village my daughter purchased a small unit in Canberra. Her body corporate fees rates and charges added up to more than our site rent. Charges in retirement villages are similar as far as I can gauge. We also have an advantage for pensioners. As we rent land we are entitled to rent relief in addition to our basic pension. This means that pensioners are a bit better off regarding charges/rent in our villages.

One thing that is often overlooked is that under the anti-discrimination legislation, it is only the retirement villages that can legally refuse admission to potential residents who are under the age that the village is marketed for. On the other hand, there is no facilities for children in our villages and I think that young people who move in would get such a hard time from the older residents they probably would not last long.

In NSW part of the lease agreement is that the management has to provide information on the legislation, regulations and rules before the agreement is signed. However I would suggest that anyone who is contemplating life in a seniors village first obtain a copy of the legislation for the style of village they are thinking of moving into. Don't rely upon preconceived ideas of what you are expecting. to find the legislation search for things like "manufactured home village," "lifestyle village," "residential parks" and other similar terms. As I said, there are several styles of village and there are advantages in each that will be attractive to many different people.

For members contemplating manufactured home park living in NSW have a look at this site - through this site there is a publication listing most of the parks in NSW together the facilities. Particularly look for those that have caravan/trailer parking available, it's generally free. Then go and do some tyre kicking. Visit plenty of parks, the more you visit the more you learn, it's surprising some of the "secrets" we learnt as learnt to talk the talk.

Feel free to send me a PM if there are things you want discussed but not in open forum.

PeterD · Guru

magraret wrote:
Be carefull where you buy
i brought into one ,lived there for 2 years and it took me 13 months to sell and even then i lost a lot of money
you still have to pay the monthly fees even if you are not liveing in it

It does not matter what type of accommodation you chose, chose carefully. Every type of accommodation has areas where it is hard to offload. as far as having to pay site fees if you vacate its the same for any other house/unit. You are still liable for the rates and body corporate fees until you offload.

With manufactured home villages I would recommend leaning towards those that were started as residential villages and not those that were converted tourist parks. You will pick the latter in that they will still have vans and park cabins with lean-to annexes constructed from 50 mm foam panelling. The former are the types of parks that are more desirable. Look around for at least 6 months before deciding and watch how the homes are turning over. The more substantial villages are also the ones with the longest potential life. Yes we do get well compensated if we have to shift but who wants that fuss.

PeterD · Guru

Cupie wrote:
You certainly have to 'read the fine print' before buying into an over 50's, or retirement village or whatever. I would have a solicitor specializing in this area have a look at & interpret the contract.

Agreed, read the legislation first. However there does not seem to be much problem with the NSW legislation with regards to manufactured home parks. I have a friend by the name of Richard that advertises in the seniors papers as being a specialist in retirement home living. That keeps him occupied. However I asked him a quick question on something happening in our village and he admitted to not having much knowledge in this area. He is yet to be approached for assistance by residents of our villages. He is still waiting for his first case before he bones up.

PeterD · Guru

Further my previous, I have come across another useful site - Residential Park Living

I was at the AGM of our village liaison committee this morning. The exit fees mentioned for some forms of over 50s accommodation was referred to as a deferred management fee. In the new residential park legislation for NSW the option for these is being introduced. These were explained during a resume of changes in the new legislation given by the chairman. The idea is that under the option the park operator can offer a reduced site rent in exchange for a share in the capital gains on the house when it is sold. You are under no obligation to accept this offer. As part of the site agreement the park operator is bound to offer you a rent offer without additional fees, I would take that offer rather than the deferred management fee offer.