Property Management in Kenya

First published on Dream Properties Ltd. Website on  7 August 2013

The Real Estate sector in Kenya is attracting some heavy investment opportunities from a vast number of people and for those people investing in Real Estate, one question you are likely to face is whether or not to contract a Property Management Agency.
 
To be quite frank, you might wonder why you need to hire someone to do this work for you when you can use that money to invest in your next venture. However, looking closer at this issue you realize that a property manager comes with a wealth of advantages, namely:

• Better screening and quality of tenants
• Better collections and accounting
• Better service and responses provided to residents
• Less turnover (no matter how many people you know, their rolodex is probably just as good if not better)
• Better repairs and maintenance systems (with all licensed and insured workers! So a lot less liability on your part)
• Better handling of legal issues

Factors to Consider Before You Hire a Property Manager

• Comparative proximity to the property, or their willingness to travel to the property
• Number of units under management
• Time it’s taking you to turn over the unit (find another tenant when one vacates)
• Your record keeping abilities
• Response rates (are you open 24/7/365?)
• Maintenance and repair systems
• Handling tenants’ collections, evictions, etc.
• STRESS! Most people would find the job unnecessarily stressful especially when it’s not your career and you have other interests on the side.
• Freedom and more time to pursue your other interests

How to Find a Good Property Manager

• Fees, (most companies offer discounts for multiple units and recommendations),
• Accounting system and record keeping e.g. will you get monthly statements from them? Are they in charge of paying repairmen/contractors so you never have to stop to write a check?
• Policies on collecting and setting rents
• How they handle inspections and repairs, tenant marketing, screening and retention,
• Examining the company size, staff, systems, experience, reputation, etc.
• How organized and automated they are.

What You Can Do To Help a Property Manager Do Their Job Well?

• Listen
• Follow our advice or at least take it under advisement
• Be reasonable
• Take care of your properties, especially when asked to.

So, we’d love to know, do you have a property manager? If you don’t have one yet when do you think your goal is to get one? Remember, this is one of Dream Properties core functions, so contact us and we’ll get you sorted.

 

GEMS: Growth Enterprise Market Segment

First published on Dream Properies Ltd Website on 23rd July 2013

We could soon own shares in some of our favorite SME’s. Yes, you read that right. This is as a result of the CMA together with the NSE and the CDSC launching the Growth Enterprise Market Segment (GEMS) in January this year. The Segment aims at providing a more facilitative framework for Small & Medium Enterprises (SME’s) to access listing of the approved securities exchanges.

A great example of a listed small comapany is Home Afrika, a property developer here in Kenya whose shareholders recently assented to the company’s bid to establish a Sh10 billion consolidated fund. This fund in addition to the use of REIT's will finance Home Afrika projects as well as its expansion into other countries in Africa.

One of the great results will be deepening of the market & increased investment opportunities in Kenya. So, before you head down to your next business meeting or go off for a round of golf with your associates, allow me to break it down for you, just so you can face the question, “Are you planning on listing your business yet?” well armed.

What exactly are GEMS?
GEMS market is a platform that can be used by growing companies to raise initial and on-going capital provided by the public, while also benefiting from increased profile and liquidity. It’s an alternative method of harnessing savings at a regulated environment to suit their needs. The main aim of the GEMS counter is to create an avenue for firms with high growth potential to access venture capital through public markets to expand their businesses and raise their profile. GEMS is the easiest counter to get listed on because the entry barriers are set much lower than those of the Main Investment Markets (MIMS) and Alternative Investment Markets.

What Types of Companies is Eligible?
The GEMS is open not only to the SME’s but also a broad spectrum of companies whether they are large capitalized entities or small companies.

Why Should I List My Company?
I. Access to capital to fund acquisitions as well as for growth (You can also use your listing to expand your market for example into the rest of Africa)
II. Boost your public profile with customers, suppliers, the media and investors.
III. Create value and liquidity for shareholders; because your company’s value is independently assessed, shareholders can realize their investment, liquidity is stimulated and your shareholder base may be broaden.
IV. You may offer share incentives (stock options) to employees to encourage commitment and improve productivity at work.

Costs & Benefits?
I. Stamp Duty: Exemption of stamp duty and VAT on the transfer of listed securities for the Investor and no stamp duty payable on share capital or increase in share capital of a company listed on the exchange for the Company.
II. Tax Incentives: Kenyan Investors and members of the EAC pay a withholding tax of 5% on dividends while foreigners pay 7.5%. For the Company: 40% issued share capital listed tax rate 20%(5yrs), 30% issued share capital listed tax rate 25%(5 years), 20% issued share capital listed tax rate 27%(3 years)
III. Legal Costs: Legal and other incidental costs relating to introduction is corporate tax deductible.
IV. IPO Costs: Tax deductible to both investor and company; therefore leaving more value to shareholder
V. ESOPS: CIS set up by employers on behalf of employees to invest in listed shares is exempts from income tax
VI. Capital Gains Tax: Suspended for investors for listed companies

What Do I Need to Qualify?
I. Incorporation status: Public company registered under the Companies Act.
II. Minimum Authorized Issued and Fully Paid up Share Capital KES 10 Million ($114,168.00)
III. Shares in Issue At least 100,000 in issue.
IV. Pre Listing Accounting Requirements Audited accounts for one year of operations (no profit requirement)
V. Post Listing Share ownership: Within 3 months of listing, at least 15% of the shares must be held by not less than 25 shareholders (excluding employees of the issuer or family members of the controlling shareholder)
VI. Track Record, profitability and future prospects prior to listing, audited accounts for one year of operations. There is no requirement to have made a profit, during this time.
VII. Working Capital and Solvency: Adequate amounts of WC for at least 24 months after Listing
VIII. Number of Directors: Five directors, one third non-executive. The directors must have completed the Directors. Induction Programme (DIP) or must complete the same within 6 months after listing. They also should have had no bankruptcy, fraud, criminal offence or financial misconduct proceedings for 2 years
IX. Board and Management Experience: At least one years’ experience running the business.
X. Lock-in Period: Controlling shareholders cannot sell for at least twenty four (24) months, their entire stake

Sounds Great So Far, So How Do I List?
To list on the GEMS counter, a company is required to retain a nominated advisor (NOMAD) by appointment through a written contract. A NOMAD is basically a firm or company which has been approved by the Nairobi Stock Exchange as a nominated adviser for the Growth Enterprise Market Segment (GEMS) and whose name has been placed on the register of nominated advisers published by the NSE. Only one NOMAD should be contracted and retained prior to listing and through the entire period of listing onwards. This is also a requirement as good corporate governance practice.

Where Can I Find a NOMAD?
NSE registered nominated advisors are listed below:
 African Alliance Investment Bank
 Burbidge Capital
 CBA Capital
 Emerging Africa Capital
 Faida Investment Bank
 Kingdom Securities
 NIC Capital
 Standard and Mutual
 Dyer and Blair
 Standard Investment Bank
 Horizon Africa Capital Ltd.
 AIB Capital Ltd.
 CFC Stanbic Financial Services.
 Dry Associates

Hopefully these points will help you make a bit of a well-informed choice when it comes to this venture.

Kenyan Home Security Industry

Written for Dream Properties Ltd. Website, first published on 11 July 2013

We’re a few days into the month and if you’re lucky money has come in. Unfortunately money has probably also gone out. One of the people who might have gotten a chunk of it is your Home Security Provider, or as we might know them, “That watchman at the gate.”

With the level of insecurity in the world today, an investment you need to make is with protecting your physical assets from theft and damage. Most gated communities have a guard to open and close the gate for you but have you checked out their credentials? Do you know their names and ID numbers? How ready are they to combat a gang of criminals should they come chasing after you? Will they protect you and your family or be the first ones out of the gate running away?

Most of us would agree that we would do everything within our power to protect those we love. Sadly though, often times, we get what we pay for and for most of us that’s a professional gate opener and closer. It only takes 1 minute or lapse and the worst consequence may be released. 

It’s time we, in our different communities need to resolve not to take a chance with home security services. The Kenyan Security Industry is well established and most Kenyans can name several reputable security companies in the market.

Many neighborhoods now are banding together to resource for a professional security company (a quick Google search can set you on the path to a good one) to ensure the safety of their property and families – and maybe also to ward off any threat of crime or violence.

Be sure to check that your chosen company has all the relevant insurances including the efficacy (failure to perform) insurance, and make sure they offer 24/7 response, on every day of the year. 

Make sure to regularly audit their services and ensure efficiency. Another good tip is to request the company to circulate the guards after a period of time. In the end, these are still strangers and as much as it’s great to build a rapport with a good guard, it’s equally important not to have a bad guard be too familiar with your schedule.

Be sure to check out some of our furnished properties which do come with security support.

 

The Effect of the 2013 Budget on Kenyan Real Estate

I wrote this for Dream Properties Ltd website, first published on 2 July 2013

A major downside to the highly anticipated budget unveiled last month is the new taxation mode that might put off any new real estate investors. Property developers have been raising concern over this issue since the unveiling of this year’s budget when National Treasury cabinet secretary Henry Rotich said the government will re-introduce the capital gains tax.

The resounding fear is that it will take a lot of time and resources to make a single transaction because of the new KRA procedures and legal fees which will come up with the new taxation mode. This will have a negative impact on the cost of housing and the consumers will have to bear the burden.

Most developers agree that real estate is still a growing industry and should be given support. Developers need to be encouraged and the taxation mode should not be seen as a move to oppress them. 

Capital gains tax was abolished in 1985 to encourage investments in properties and securities. But these sectors have grown significantly compared to 30 years ago. Kenya is ranked the 10th economy in Africa and first economy in east Africa and possesses a unique location and resources like the port of Mombasa that attract investors who are able to reach other countries easily. The reintroduction of this tax means that the taxman will take his share whenever land, houses, stocks, bonds and other marketable assets change hands. 

Henry Rotich explained, “This will allow wealthier members of our society to also make a token contribution toward our national development agenda.”

Serviced Apartments in Nairobi

I wrote this for Dream Properties Ltd website, first published on 18 June 2013

One of our biggest requests here at Dream Properties comes from international travellers or resident families of international travellers looking for temporary housing for the length of their stay in Kenya. In our years offering these services, and getting feedback from different sources, we’ve learnt a couple of things that you may find helpful.

Do your research. Most people who stay in serviced apartments reside in rooms prepaid by their employers as part of a work trip but, it does you good to check the place out beforehand or arrange your own accommodation because you might be looking for a “home away from home”, only to find it’s quite the opposite. Ask your company to hire a professional real estate firm (such as this one) who will do the leg work for you, sometimes even taking pictures for your approval and looking for the best deal for you. Some things you might want to be pre-aware of are: Is the room on the ground floor? If so, is it a reasonable distance from the main gate &/or parking lot?

Safety & Security: These apartments are normally located on the outskirts of the CBD away from the hustle and bustle of the city centre. It’s good to get details such as the entrance and exit points, information on procedures in the event of an emergency, printed details of how to summon the assistance of emergency services, ask your realtor if there’s an adequate level of lighting for safety and comfort in all public areas, including sufficient light on stairways and landings.

Get value for your money. It’s tricky for visitors to find affordable mid-range price and quality accommodations especially because most of the apartments you would find doing your research online seem to be a little steeply priced, but don’t be disheartened, travelling to Nairobi affordably is very possible (Also remember, we are here to help you find the absolute gems just waiting to be discovered)

For Owners of Serviced Apartments, my piece of advice is to keep it simple.

• Make sure the room smells nice, keep the windows open before their arrival, get some air freshener or light a candle. This is one of the 1^st things that will decide of the guest will be a one-off or loyal customer.
• Make sure the room is painted in bright, homey colours. This affects the mood and general appeal of the guest.
• Leave the cheap motel décor to cheap motels. One example; no mirror on the ceiling over the bed!
• Regardless of the size of the bathroom, make sure it’s clean, the shower curtain is clean and effective (i.e. No water spilling all over the floor) and bright. A mirror is also great.
• Tell the guest about any amenities you offer as soon as they check in. If there’s a pool, sell that, if there’s a welcome basket, either hand it to them as they arrive or leave it in their rooms, don’t deliver it the next day.
• Organize the services. It’s not a good experience to have the maid banging on a guest’s door to see if the room was occupied at 6 a.m.
• Develop feedback mechanisms: a guest book, a dedicated customer service representative etc. All these tools would give a guest an adequate sense of security especially since they’ll know where and to whom they can address any issues.

Check back here for more great tips and tricks, and to start booking your trip reservations, please contact us or send us an email and we’ll get back to you.

Happy Travels.

We've Moved!

Hey There!

Thank you for dropping by joannefuraha.com! We recently moved from rahaandlife.blogspot.com. Feel free to click on the link to head over there or copy paste this address on your browser http://rahaadlife.blogspot.com/ to catch up.

Remember you can also like my Facebook Page or follow me on Twitter or Pinterest to catch up.

Bless You Guys,

We've Moved!

Hey There!

Thank you for dropping by joannefuraha.com! We recently moved from rahaandlife.blogspot.com. Feel free to click on the link to head over there or copy paste this address on your browser http://rahaadlife.blogspot.com/ to catch up.

Remember you can also like my Facebook Page or follow me on Twitter or Pinterest to catch up.

Bless You Guys,

Real Estate Investments Trust (REITS) - an investment opportunity for every Kenyan

I wrote this for Dream Properties Ltd, website first published on 5 June 2013

 

Good news for those of us who've been trying to get a foot in the door in the Real Estate Market. With good reason too; Kenya's property values are on an upward trend towards becoming among the best in the world. Interest rates for developments are on the high, rents have increased by as much as 3.8% and there's still room for growth as the middle class increases and the lower segment seeks better housing.

 

Investing in income-generating real estate can be a great way to increase your net worth. In come REITs, (pronounced:reets) or Real Estate Investment Trusts. Simply put, REITs are corporations that own and manage a portfolio of real estate properties and mortgages. Anyone can buy shares in a publicly traded REIT. Trading will be regulated by the CMA (Capital Markets Authority). They offer the benefits of real estate ownership without the headaches or expense of being a landlord or property developer.

 

The CMA has been pushing for establishment of public REITs in Kenya for years and we might see this come to fruition, following in the footsteps of South Africa, Ghana and Nigeria in the African Market.

Why Should You Be Excited?

• The biggest advantage of REITs is that they are exempt from Double Taxation: no corporation tax, no VAT on rental income or on professional services, no capital gains tax, no stamp duty on purchase/sale/transfer of properties and no income tax. The only tax burden will be withholding tax on interest income and dividends. But, of course we'll see early on if the CMA ensures the KRA sticks to these incentives.
• Another is REITs will enable mobilizaton of savings from individuals and groups, i.e. you as an individual can invest sums as low as Ksh. 5000 depneding on the structure of the REIT ofcourse and your chama can invest even larger than that.
• Developers will be able to go to the CMA for funding which means lower interest rates for developments i.e lower mortgage rates for you as a buyer after banks follow suit and review their rates downwards.
• Liquidity; unlike actual real estate property, these shares can be quickly and easily sold.
• Diversity; because you're investing in a portfolio of properties rather than a single building, you face less financial risk.

Types of REITs

There are different types of REITs:

Equity REITs purchase, own and manage income-producing real estate properties such as apartments, malls and office buildings. Equity REITs are different from typical real estate developers because they purchase or develop real estate to operate it as part of their portfolios instead of developing it for resale. Equity REITs are considered superior for the long-term investing because they earn dividends from rental income as well as capital gains from the sale of properties.

Income REITs primarily owns properties that are net leased to single tenants.

 

Mortgage REITs loan money for mortgages to real estate owners or purchase existing mortgages or mortgage-backed securities. Their revenue is generated primarily by the interest that they earn on the mortgage loans. Mortgage REITs react more quickly to changes in interest rates than equity REITs because their dividends come from interest payments.

 

Development REITs specialised in producing more Residential Properties that are in short supply.

 

Hybrid REITs are a combination of two types of REITs (Income and Development or Equity and Mortgage). They both own property and make loans to real estate owners and operators. Hybrid REITs earn money through a combination of rents and interest.

The proposed framework in Kenya is to use the Hybrid model which comprises of Income REITs and Development REITs.

Expected Structure of REITs

Each country has it's own framework by which REITs are operated, what we expect in Kenya (subject to change) is:

• Listing on the NSE as close-ended trusts. (Closed-end, it can only issue shares to the public once and can only issue additional shares, which dilutes the stock, if current shareholders approve it. Open-ended REITs can issue new shares and redeem shares at any time.)Development property should be restricted to 15% of the REIT value, this helps restrict the risk that coomes with developing property.
• Majority ownership will be allowed up to 50% for the primary sponsor. All other investors stake should be restricted to a maximum of 25%
• A minimum of 100 shareholders will be required for a publicly listed REIT to help ensure liquidity.
• 90% of the income shouldbe distributed to shareholders as dividends
• The CMA is also expected to set the minimium value of a publicly listed REIT to Ksh. 50M for low-medium cost housing and Ksh. 500M for high-end housing/non-residential properties.

As a smart investor you need to check out a few things before jumping in on the bandwagon:

• The area of the investment: some things just won't work, like building a high-end mall in a low-income area, so be smart, consider the demographics.
• Remember past performance is no guarantee of future performance, so look past initial dividend payments. At the end of the day, investing is still risky business, it could go up, it could go down.
• Be wary of high yields. If there have been excessive capital gain distributions, this can be a sign that the income is coming from nonrecurring events and will not continue for long. Make sure the REIT is not selling off properties to provide income, because future rental income will be affected.
• Consider what you're looking for; REITs can provide both current income and long-term opportunities.
• Due diligence checks including checking out the REIT's management, professionalism, integrity etc.
  

So, eager investors, keep your eyes out for this, it might just prove to be a great opportunity.