Smart Mortgage Brokers

Mortgage broking in New Zealand can be a very lucrative profession, particularly in the cities and towns with high priced housing. The mortgage broker needs a steady supply of customers, a high average value of loans and a high completion rate for the loan applications.

Elizabeth Phillip, independent mortgage broker at

For all that, any broker that has a good supply of new customers from the smaller lower value towns will still be happy, simply because the work involved in organising a mortgage is not that great. In the larger centres the competition for the high-value customers is very high, and the market is dominated to a very large extent by a small handful of large mortgage broking firms that have the marketing budget to make certain that their dominant position remains. These firms have spent a fortune on website development and SEO to make certain that Google searches always throw up a list with their name at the top.

For small independent brokers in these large cities a good strategy for them is to chase after customers in the smaller towns, as in many cases the small towns are not well served by local mortgage brokers because of the low volume of local business. Find out more about mortgage brokers in Waikato. Customers and small towns can be pleasantly surprised by the very high level of professionalism and quality advice that they get from a city broker. The traditional method for the broker to secure business is to have a very good working relationship with the local real estate agents in small towns and cities, and if possible to have a good working relationship with builders and perhaps even survey companies and architects. This means that they will get good referrals as business crops up.

In the modern age there is a smarter option available for some brokers, and that is to use a specialist SEO company to find leads for them. The specialist SEO company can create a website dedicated to attracting and converting customers, and technology means that these leads can be send by SMS message in real time to the mortgage broker. This is a particularly smart strategy, as the SEO company is effectively picking up business from under the noses of the large mortgage broking firms who have spent a lot of money making certain they dominate the sector. An independent mortgage broker can purchase the leads individually, and does not need to worry about making the massive and risky marketing investment necessary.


How to Select a Mortgage Broker

How do you find a good quality mortgage broker? Keep reading and find out! Many mortgage broker clients don’t even really know about mortgage brokers when they first decide to purchase a property. However they soon learn once they start having difficulty with their bank or begin to suspect that they not going to get as good deal as they could. They will ask around their friends and family and will discover that mortgage brokers are there to help and what’s more their services are free.

Jennifer Culler, independent mortgage broker

Younger house buyers such as millennials tend to be sceptical of any advertising, and hence are less likely to take the advice offered by the large mortgage brokers who dominate most of the advertising medium. To find out more, visit This skepticism about large advertising budgets is actually fairly reasonable and healthy, as the evidence is fairly strong that the larger firms who totally dominate the market don’t actually provide that great a service.

Nowadays millennials are just as likely to search for their chosen service provider or product on the Internet, and in this area they need to be careful as well because the same very large and dominant mortgage broking companies have also made certain through their very large marketing budget that their website always comes up in the number one slot for any Google search. Most customers tend to implicitly trust the result of a Google search, and will choose any result that comes up in the number 1 or 2 slot.

While these large companies obviously provide at least a reasonable service for the average customer, it is the more difficult situations where their service can be less than satisfactory. These large companies generally get so much new business on a daily basis through their website that they need to put admin staff at the front end to filter out any customers that are not straightforward. For more information about Otago mortgage brokers click here. Any home buyer that calls up one of these companies and reveals that their bank is not being cooperative will almost certainly be politely told to go elsewhere by the mortgage broker. They really only want new business that is pretty straightforward.

For these customers the best solution is to choose a smaller mortgage broker from page 2 or beyond in their Google search. They should obviously check out the brokers website first and make certain they feel comfortable about the services they offer, the qualifications they have and particularly that they can address the problem the customer has. Customers are much more likely to get a satisfactory outcome with the smaller mortgage brokers.


Mortgage Broking in Small Towns

Most small towns in New Zealand have at least one mortgage broker resident, and if these brokers are generally well known and invested in the community then they should have a steady supply of new clients and existing clients. However unless they are regularly supplying mortgages for farmers and other agricultural Industries then it is likely that they will not have a very lucrative business simply because of the low number of property purchases in their town and the relatively low value properties and hence low value of mortgages.

Teresa Roberts, mortgage broker

In 2017 a sizeable percentage of new customers for mortgage brokers search for their chosen broker online. In many cases those customers in small towns may know the broker and would prefer not to deal with them, or they may not know the broker and may prefer to deal with a large city broker. It is very easy for them to search online for a broker, although the sad fact is that in almost every case their search will throw up one of the small handful of very large mortgage broking firms that totally dominate the online search market in New Zealand. For Hamilton mortgage brokers click this link.This is a sad fact because there are a large number of very competent, experienced and dedicated independent brokers that’s simply do not get access to this Internet search market because they are unable to get their website rank in the top 3. However these independent brokers can still do well in the small towns if they market themselves to the local builders, real estate agents and developers, as these parties will be very happy to have a a very good mortgage broker on tap that they can recommend a prospective clients to. Everybody wins when the client gets their mortgage!

However this approach will not address the Internet search market that is currently dominated by the big firms, and these large firms are generally so well supplied with new leads that they need to put an unskilled administrative person on the front desk to prescreen the clients so that only the easiest clients are taken on board. These large firms can get away with providing mediocre service, because there will always be new clients coming in through the door via their website and Internet search. For more information visit

These large firms do have the potential to be disrupted if a competitor manages to get their own website ranked in the top 3, and this is actually a plausible business model for a modern hi tech SEO specialist company. Such a company can get their own website into a very dominant position for Internet search, and then feed the leads that are resulting directly to the independent mortgage brokers in real time. The potential for the SEO specialist company and any lucky mortgage broking company that receives the leads is for the combination to be very lucrative indeed.


Mortgage Brokers for Builders

Competent builders who also feel confident about the market can keep themselves busy all year by building spec homes. These homes do not have a buyer when they first start building, but once the frame is up and the house is covered in and roofed then the house will begin to attract buyers.

For the Builder who understands the way the market works this can be very lucrative, as once the house takes on a semi-finished appearance then buyer emotion comes into play and the builder can get a very good price, well in excess of the build cost.

Helen Sanchez, mortgage broker at

However they do need to build a house in the first place, and will need good financing to achieve this. While they may have a compliant bank, in general builders more often use a good mortgage broker to provide them with the correct type of finance.

The builder will need financing at certain stages of the project, including the section purchase, any architectural planning and design and consenting work, the flooring and the framework including the roof and external cladding and finally the internal cladding and fittings and finishing. The mortgage broker will need to arrange finance that can be advanced in stages, and if the building project is a one off for the builder then the finance will be short term and will be fully repaid once the house is sold.

However if the builder is aggressive in the market they may want to be moving their building gang from one project to the next, and they will need to have multiple projects on the go at the same time, all in various stages. If the builder and his mortgage broker are really smart they may be able to set up the financing so the finance just shifts from one project to the next, and takes on the appearance of a longer term mortgage. This requires more specialist financing, generally from a second tier lender. If the builder has been very successful in the past then he or she may be able to largely finance their own projects, and a mortgage broker will not be required although a very good accountant will be required.

This type of business requires a high degree of confidence from the builder, and also careful risk management if they want to be certain they don’t go bust if the market suddenly down turns. The cost of temporary finance is generally really high, and the last thing the builder wants is for their property to remain unsold for any length of time after they have finished it. To contact professional mortgage brokers in Papakura click this link.


Plumbing in Gore

The town of Gore in Southland at the bottom of the South Island services a recently high number of town residence and a very extensive and very wealthy agricultural sector based around dairy farming, sheep farming and forestry. The region is very wealthy per head of population, and this is almost entirely due to the very healthy farming environment.

For all that the Gore townspeople are not necessarily particularly wealthy, but the level of home ownership is high even though the average age of the homes of got is fairly high. New homes are not being built at the same rate as an other towns particularly in the North Island, as there is very little population growth. Most of the work for the plumbers in Gore is around maintaining the existing Plumbing in the households and on the farms around Gore.

Given that the average age of the houses in Gore it’s fairly high it is not surprising that your plumbers often need to be able to work with older plumbing systems including copper piping under the houses and low pressure hot water systems for example. This is a double problem for the householders as the older copper piping is prone to leaking, and it is also difficult to work with and hence expensive when one has to hire a plumber. There is virtually no option for the householder with leaking plumbing but to call for a plumber, because the work is too difficult for the average person to do and in any case they are generally not allowed to do their own work but must have a registered plumber.

The best way for a Gore homeowner to find a plumber is simply to search for Gore plumbing on Google, but the homeowner may need to be flexible and also search for plumbers in nearby towns, if they need a job done quickly or urgently. Copper piping can fail in many different ways, but unfortunately an older houses a lot of a failure occurs under the house, which means that the unfortunate plumber needs to crawl around under the floor space. The problem for the plumber is that this is almost always dirty, very confined, dark and generally strewn with obstacles such as broken bricks and concrete and pieces of glass over by the original builders many many decades ago.

If the plumber needs to install new copper Plumbing then the work can be very difficult in the confined space, but the plumbers almost always are compensated for this by the very high priced they charge for their work. Plumbers are famous for this, but they get away with it time and again simply because nobody else can do the work, and because the work is almost always urgent and causing a lot of great for the homeowner. Plumbing can be a very good business to get into, but it does require a lengthy apprenticeship and a lot of study.


Electrical Systems In A Modern House

The modern electrician has a more complex job as compared to counterparts from 60 years ago. While the actual wiring installation process is much simpler because the wire can be just installed in holes drilled in the frame and does not need any conduit, the wiring system itself can be very complex. This is  due to the modern trend of a full security system and security lights, and the need for communication cables and antenna cables and such like.

In addition the modern house uses flush fitted LED lighting which is a bit more difficult to install neatly than a simple light bayonet screwed on the ceiling. The modern house will also use a lot more light switches and power switches, and the owner will insist on special lighting in the bedrooms, in any office and over any bathroom vanities and especially in the kitchen and dining rooms.

The electricians Invercargill will need to pay particular attention to how much load is likely on any Circuit, and they will also want to minimise the total amount of copper cabling that is installed as copper is a very expensive resource nowadays. Fortunately for the electrician he will be able to apply a standard plan to any work that he’s doing in a new house, and after he has installed the wiring in a few houses he will develop a standard system and will be very efficient.

The requirement for full security is a complicating Factor, because it means that wiring for all of the security lights at the corners of the house need to be brought back to one switch,  generally just inside the front door. Fortunately for the electrician these security systems come with standard fittings that are easily connected.

The electrician will need to be on site and run all there cables just after the frame has been erected for the new house, as at this point it is very easy for the electrician to drill holes through the frame in order to install the cables. The next visit the electrician makes to the site will be once the house has been completed and the lining has been installed and all of the plastering and painting has been completed. The electrician will go around the house and connect up every light fitting and light and power switch and built in appliance. When the work is complete then the whole job will need to be inspected by a qualified electrical inspector, but generally if the electrician is experienced and trusted by the inspector the inspection will be short and with no problems.


House Painting as a Trade

Most wooden houses need a new paint job at least every 10 years, and in some exposed weather areas every 5 to 7 years. The most common wooden cladding on New Zealand homes is the classic weatherboard, which is according to its name very weatherproof provided it has been properly painted and cared for.

House painters are a common feature in any community as there are always houses to be painted. Typically an existing old house in a street of old houses will get a new paint job, which will immediately make that house the flashest house in the street. If the painter has done his job properly then the neighbours will have been suitably impressed during a paint job and will probably have asked him for his business card.

Old houses can be made to look very attractive and even stunning with a good paint job, and this includes the use of diverse colours to highlight aspects of the house such as the eaves and porch columns and window and door frames. The first house painted in any Street generally reminds all the neighbours that they too need to paint the house at some stage, plus it reminds them how shabby their own house looks. It is very common to see the same painter working on different houses in the same street over a period of two or three years, as long as he did an exceptionally good job on the first house. Most homeowners a very comfortable going with word-of-mouth recommendations, particularly if they can see the results of the work on a daily basis, and so they will only be too happy to go with the painter for their house.

Painting an old house is quite hard work, because generally the existing weatherboard paint needs to be stripped off or at least cleaned up, I need gaps in the timber need to be filled, then the surface needs to be sanded down and prepared for the first coat of primer paint. This can take many days of work for a small gang, and needs a continuous spell of fine weather. For this reason painters generally choose the summer months for working outdoors, and is generally not practical to paint a weatherboard house in the winter months. A smart painter will also be able to paint indoors during the winter months, so that they have continuity of work.

My new external paint job will need at least one coat of primer after the timber has been properly sanded down and the holes filled. Typically at least two coats of paint will be required to finish the house, but this should provide at least 10 and possibly 15 years of ongoing protection.