There are tricks in the sales department, so be careful when viewing properties.
For many families, buying a house may only occur once or twice in a lifetime, and many people may even never have the opportunity to buy a commercial house of their own in their lifetime. It is precisely because of the low frequency and high price of buying a house that the information asymmetry problem in the sales department is much higher than that in many other industries such as food, clothing, housing and transportation that we come into contact with on a daily basis.
Many people, even after buying a house and moving in, don’t know how they were fooled into buying the house when they first bought it. This is all because of the tricks hidden in the sales department.
You can say it is a trick, or you can say it is a piece of trivia. In short, what this article is going to talk about is the little tricks in the sales department.
As long as you understand these few points, you can avoid a lot of detours on the road to buying a house, avoid a lot of unnecessary trouble and annoyance, and even greatly reduce the probability of being deceived.
Who sold you the house?
First of all, you need to find out who sold the house to you. Many people must have said that the developer must have sold the house to me? It was sold to you by the developer, that's right. But what you need to ask thoroughly is whether the person who sold it to you is really the developer?
Real estate development is actually a subcontracting industry. When building a house, we hire a construction team, and when we sell a house, we hire an agent. In fact, many real estate developers do not use the sales team of their own developer companies, but hire external sales agencies such as E-House and WorldLink.
The recruitment threshold for agencies is low, and some do not even require academic qualifications or corporate culture training. Real estate consultants are not even familiar with the brands they sell. Obviously, it is difficult to sell their own products. Thoroughly understand some of the developer's ideas and designs.
But this is not the scariest thing. The scary thing is that a real estate agent may sell out the properties in a few months and will be transferred to other properties. In order to sell the house, each person has to work hard. All kinds of verbal promises, all kinds of words, all kinds of hints, all talking nonsense. Anyway, next time I don’t necessarily go to which real estate to sell whose house, I will sell it first.
Some even have sales managers arrange promotional speeches for real estate consultants. While waiting for the house to be handed over, it was impossible to meet the early promises. This caused an uproar for customers who were defending their rights in droves. They felt that they were wronged because the developer built the houses according to the regulations despite not having promised to do so. The owner was indeed promised when he bought the house, but if the goods are not correct after delivery, he will be wronged.
The agency company pushed back and put the blame on the real estate consultant at the time, saying that his personal verbal commitment did not represent the company or the developer. In the end, the three-party dispute could not be resolved for a long time.
Compared to the on-site real estate consultants, there are even fewer intermediaries soliciting customers on the roadside who tell the truth. Therefore, when buying a house, never listen to the verbal promises of the real estate consultant or the verbal promises of the agent.
You can refuse to recognize documents written in black and white, let alone verbal promises. This applies to the developer's own sales team, intermediaries, and external agencies.
The most unreliable thing is this
It’s not just the words spoken by real estate consultants that cannot be trusted. There are also many things in the sales department that cannot be trusted, the first of which is the location map. Every time I look at the location map, I have to open Amap or Google Maps at the same time. I don’t know if I don’t compare them, but I’m shocked when I compare them. In comparison, there is quite a sense of spatial confusion.
Only the key road buildings are marked on the location map. The key lies in the size, the distance between the building and the road next to it and the expressway 10km away. The prints on the map are almost as far apart as the subway, park, and hospital where I broke my leg. I wish I had the community seal on them.
If things that really matter to people’s lives are not printed on the picture, it will be beneficial to things that cannot be achieved with eight poles. Each print is clearer, more obvious, and closer than the last.
If there are levels of unreliability, then the location map is at least two levels higher than the unreliability of real estate consultants.
Why is the sand table model different from the handover?
As we all know, 99% of sales departments have sandbox models, and most people will default to the sandbox model as what the house will look like when it is delivered in the future. But in fact, when most houses are finally built and delivered, they deviate more or less from the sand table model.
In response to this problem, we must first understand what the sand table is based on?
According to the normal development process, once the site indicators are obtained, the design institute undertaking the project will begin to design the layout, color, and unit type of the buildings, as well as the layout of the public areas and basements. After a complete CAD design drawing (some projects are upgraded to BIM) is designed, it is modeled into a three-dimensional model and then handed over to a "detailing renderer" for refinement and rendering.
As the name suggests, a "detailed renderer" is to give a design that only has a shape, no color, and no details, affix it with various materials, add various flowers, trees, pedestrians, and cars, and then add appropriate light. Design the camera position and render and output it into a bird's-eye view, promotional video, etc.
Most of the sandbox models are based on the bird's-eye view refined by the "detailed renderer". For the experienced "detailer", where are the pedestrians, cars, flowers and trees? There are rules for how close the pendulum is and how high it is. So in fact, most of the details in the renderings, bird's-eye views, and sand tables you see come from the experience of "detailed rendering engineers."
What is the reason for the greening to become smaller and smaller?
The sales department is the face of a real estate, so when we go to almost all sales departments, we will find that the landscape demonstration area has a strong sense of design, multiple landscapes, and both flowers, plants and trees are very lush. But once the house is handed over, it becomes a seller's show and a buyer's show.
Why is the greening in the sales department so different from the greening at handover? And why is it so different from the promotional picture sand table?
In fact, this will be continued in the third part. As mentioned above, the "detailed renderer" arranges the trees according to the developer's preliminary ideas, and arranges the pavilions, flowers, pedestrians, and even swimming pools, etc. Place small bridges and flowing water and make renderings or demonstration videos for display in the sales department. As for the real greening design, many real estate projects don’t start laying it out until after the house is sold, or even close to handover.
For developers, for a real estate, the design drawing only shows the facade and parameters of the building, but not the specific shape layout and related design of the greening. There is only a simple green space rate.
As long as the green space rate meets the approval requirements, to put it bluntly, even if it is all planted with holly or turned into lawn, in theory, you can get the formalities and hand over the house normally.
Therefore, the landscaping design and construction of most real estate projects are done in the months before handover. As for the deal, it depends on how much money the developer has come up with at that moment. On the other hand, It depends on the final construction greening drawings, those saplings, those workers, and the level of the landscape company.
After all, the sales department has a face and will not be fooled. Many real estate projects even use design teams, landscape companies and people from the community when building landscape demonstration areas. Not only are they not the same company, but their grades are also very different.
Model rooms, house models, house plans
After looking at the location map, look at the sand table, after looking at the sand table, look at the house types, and after looking at the house types, look at the model rooms. When you follow a line, you will find that routines are everywhere, and there are scheming at your fingertips, and the scheming is different in different places.
For house models, the biggest concern lies in the walls. Almost all house models do not use walls with normal thickness, and some even use thin transparent acrylic to replace the walls. The body is euphemistically called more convenient for observation. In fact, it is to make people mistakenly think that the space is large.
At the same time, the floor plans, like the house models, will deliberately scale down the furniture to make the space appear larger.
For those who have a model room, it is obvious that the furniture is easily exposed if the furniture is reduced in proportion. If you dare to directly expand the area of ????the model room, the physical model room can still make the space appear larger through blinding.
There are many commonly used methods, such as not installing internal doors, smashing some non-load-bearing walls, not putting a wardrobe in the bedroom, putting a 1.5-meter bed in the master bedroom, putting a sofa without armrests in the living room, etc.
In short, be sure to remember that floor plans, house models, and model rooms may not be reliable. Everything is subject to the dimensions in the contract!
Going around to the brain-burning discounts
After looking at the location, sand table, apartment type, and model, it’s finally time to talk about the price. At this moment, when buying a property, you will raise the "pay XX" How much money can be paid for the house?” the banner! If you don’t pay and come back, there will be no discount! It scares people!
It can be said without hesitation that these so-called activities are all word games! Word game!
Every legally sold house has a marked registration price, and the developer’s internal marketing will also have a marked actual sales price. Theoretically speaking, everyone who buys a house has a marked record price. Same price. During non-hot selling periods, the so-called cancellation of discounts and price increases tomorrow are just different ways to urge customers to make a decision.
If today’s payment of 5,000 yuan is reduced by 10,000 yuan, if it is really canceled tomorrow, there is a high probability that there will be a policy of giving away 5,000 yuan of home appliances and property fees, or a X% discount.
In short, when the market is good, if the price is said to be rising, it is really rising. It may not even be notified, but it will rise overnight.
If the market in the entire city is very poor, any offer they cancel or any price increase tomorrow is just a word game.
It’s time to find connections and make more comparisons. Don’t expect to get a lower price than others by haggling directly from the real estate consultant.
Conclusion
After reading the previous things, are you very surprised that the sales department can hide so many tricks?
It is true that most of the things in the sales department are unreliable, but there is still one thing that remains hidden among all the tricks. That is - sunshine publicity and bad factors publicity.
This thing is not only reliable, but also the most important thing to pay attention to when buying a house! It is a common operation in many real estate projects to separate the sales department from the actual sales community. If you are not familiar with the surrounding area of ??the house you want to buy and only go to the sales department to view the house, it will be difficult to know the negative factors in the surrounding area.
At this moment, remember to look for the Sunshine Notice hidden in the corner of the sales department (or also called the Disadvantage Disclosure, Sunshine Declaration). The unfavorable factors inside and outside the community can be seen at a glance. Combining the mobile map and the public distance, you can easily find the actual location of the unfavorable factors and feel on the spot whether the impact is large or small.
In short, buying a house is a matter of knowledge. Seeing is believing and hearing is believing. Believe less in the words of real estate consultants and less in sandbox models. Stick to the real objects you have seen with your own eyes and the plans and policies you have checked out in person. , is the best policy.
In addition, pie will not fall from the sky, and cheap prices will not be given to you for no reason. Risks and benefits always coexist. Buying a house is not easy. For the sake of safety, you must be careful before purchasing real estate within a group purchase with incomplete procedures. Be careful.
You know, the court’s group buying of houses can cause problems, not to mention us powerless ordinary people. Do you think this is the truth?