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New
village meets
the needs of
the community
in Traralgon
A new and energy
efficient retirement
village opened
at the Victorian
town of Traralgon
last month.
Dalkeith Heights
is part of Grace
Bruce Homes Inc,
a not for profit
organisation
which has been
operating for
more than 50
years.
Dalkeith Heights
is an integrated
community of
154 modern independent
living units
set in landscaped
parklands.
 |
 |
| Mr Darren
Chester MP
Federal Member
for Gippsland
and Lyn Vella,
CEO, Grace
Bruce & JL
MacMillan
Memorial
Homes Inc
officially
open the
village. |
The community
centre under
construction
and due for
completion
by December
this year. |
According to
architect Adam
Dettrick each
unit had a minimum
energy rating
of six stars.
“Most of the
units are well
above six star
minimum efficiency
and we were very
happy to be able
to bring that
into the designs,”
Mr Dettrick said.
RVA president
Simon Owen said
the modern design
was an asset
to the wider
community in
Traralgon and
was a model for
future retirement
villages.
 |
| The
stone commemorating
the opening. |
This type of
design not only
provides residents
with security,
safety and sociability
it also breaks
down perceptions
some people have
of what the retirement
village lifestyle
is all about,”
he said.
The village
was opened by
Mr Darren Chester
MP the Federal
Member for Gippsland
and Grace Bruce
CEO Lyn Vella
in a ceremony
attended by stakeholders,
residents and
staff.
Village Care
operations manager
Kaye Coats said
units were selling
very well at
Dalkeith Heights
with 25 completed
as part of the
first stage of
development.
“We have 13
units taken and
the response
has been very
strong. The second
part of this
stage of the
development will
see the construction
of a further
25 units,” Ms
Coats said.
To see the site
plan and units
visit: www.dalkeithheights.com.au
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RVA
people in profile
 |
| South Australia
and Northern
Territory
regional
manager Sandy
Carle. |
This week we
meet RVA SA/NT
Regional Manager,
Sandra Carle
Q: How did you
get involved
in the Retirement
Village Industry?
Prior to moving
back to Adelaide
five years ago
I had been working
in aged care
with a peripheral
connection to
retirement living
and when it came
time to look
for a new position,
I felt that having
the opportunity
to be part of
an exciting and
positive lifestyle
choice in people’s
lives would be
very rewarding,
and it is.
I started as
a village manager
at a village
where the first
two stages had
just been completed.
While I was there,
I became very
involved in the
final two stages.
I also had the
opportunity to
become involved
in the management
and development
of other new
villages.
As a member
of the RVA I
understood the
need for an active
association of
members for lobbying
and legislative
support, as well
as professional
development and
training opportunities
on a personal
and business
level.
When the regional
manager position
became available
I felt it was
the ideal time
for me to put
my experience
and interest
into assisting
in the development
of the Association.
Q: What does
your role involve
on a day to day
basis?
Every day is
full of variety,
from handling
requests from
members on advocacy
issues or professional
development training
to providing
information to
potential residents
on member villages
and what they
have to offer.
I also arrange
professional
development forums,
the State Conference,
mini seminars
as well as liaise
with the Regional
Committee.
Q: What’s of
particular interest
to you within
the industry
in SA/NT at the
moment?
The Federal
and State Government
Rebates schemes
available and
how the eligibility
criteria impacts
on residents
of a Retirement
Village.
The opportunity
to promote the
RVA as the optimum
source of a retirement
lifestyle choice.
This encompasses
the businesses
that participate
in our industry
from the ground
up, the owners
and developers
involved in the
management of
villages and
then connecting
them to the residents
that will turn
their village
into a community.
Q: What has
got you excited
at the moment
re the industry
in SA/NT?
The growth and
development within
our region, for
example we have
some spectacular
new vertical
developments
in the inner
city area. These
are a newer concept
for us and the
uptake has been
outstanding.
Also, developing
and maintaining
a strong working
relationship
with the aged
care sector and
the South Australian
Retirement Village
Residents Association.
We all have the
same objective
at the end of
the day and that
is, to provide
a retirement
lifestyle choice
that offers independence,
security and
the freedom to
enjoy life.
Q: What are
some of the best
ways you’ve been
able to attract
membership to
the RVA?
Responding to
enquiries, whether
they be from
potential new
Members or potential
residents, with
as much information
as possible to
highlight the
services we,
the RVA, can
and do provide.
To ensure that
all non-members
are aware of
and are invited
to participate
in our professional
development forums,
workshops and
industry events.
Once again, highlighting
and identifying
the benefits
of membership.
Sometimes, we
need to take
the time to establish
a relationship
and encourage
people to become
cognisant of
the benefits
of membership.
Currently, business
is very careful
and practical
in regard to
expenditure and
the need to see
value for their
investment.
Q: Where do
you see the industry
heading in the
short, medium
and long term
in SA/NT?
In the short
term and in this
economic climate
I believe we
will see a consolidation
period, then
a broadening
of vision in
relation to the
types of villages
being built,
i.e. sustainable
design and innovation.
In the future
we will need
to take a strategic
look at the ‘entry’
contribution
structure and
offer a wide
range of accommodation
which should
encompass affordable
housing and rental
components as
part of a standard
village design.
Q: What sets
the RV industry
in SA/NT apart
from other
states and
territories?
Our strong and
harmonious relationship
with Office for
The Ageing (the
government administration
arm), key stakeholders
in the Aged Care
sector and our
Residents Association.
We also have
a well-structured
RVA Act which
was amended in
November 2006.
Q: What do
you enjoy doing
(eg hobbies sport)
that people might
be surprised
to find out about
you?
I really enjoy
football, the
real game that
is, AFL!
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of page
Welcome
our newest
members
The RVA is proud
to welcome our
newest members,
however, that
doesn’t mean
we’re forgetting
our existing
members. Please
contact our communications
manager Chip
Henriss chip@rva.com.au to
submit your people
in profile, new
appointments
or opinion piece.
VILLAGE
MEMBERS
NSW
 Cherrybrook
Gardens Retirement
Village
www.rsllifecare.org.au
Cherrybrook
Gardens Retirement
Village provides
a life of leisure
in a country
club environment
perfect for
the not so
retiring. The
six acre estate
enjoys a delightful
and tranquil
setting, overlooking
beautiful lakes
and gardens. It
provides residents
with an idyllic
safe, secure
and near-maintenance
free environment
– before or
after you retire.
Contact :
Leesa Jones
Village Manager,
The Lakes of
Cherrybrook
Phone: 9875
3146
Email: leesa.jones@rsllifecare.org.au
RSL
Ex-Services
Ballina
www.rsllifecare.org.au
 Established
60 years ago,
the Village is
a picturesque
oasis. Situated
on the river
in Central Ballina,
with water views,
the Village is
a special place
of natural beauty
and unique character
in a fantastic
setting. There
are 53 apartments
of various size
- one and two-bedroom
apartments thoughtfully
designed with
vibrant independent
living in mind,
the perfect place
for your treasures.
Paul Morris
Village Manager,
Ex-Services,
Ballina
Phone: (02)
6686 2383
Email: paul.morris@rsllifecare.org.au
ASSOCIATE
MEMBERS
NSW
ACT
 CB Richard Ellis
http://www.cbre.com.au/EN/
CB Richard Ellis
is the world's
leading integrated
real estate services
company with
offices in more
than 300 locations
worldwide (excluding
affiliate and
partner offices).
CB Richard Ellis
offers strategic
advice and execution
for property
sales and leasing;
corporate services;
property, facilities
and project management;
mortgage banking;
appraisal and
valuation; development
services; investment
management; and
research and
consulting. In
2007, CB Richard
Ellis was named
one of the 50
“best in class”
companies by
BusinessWeek,
and one of the
100 fastest growing
companies by
Fortune.
Contact: David
Bruce Clarke
PH: (02) 9333
3383
david.bryce-clarke@cbe.com.au
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of page
Upcoming
Events
Further
details and
contact information
can be found
on our Events
Calendar.
- Professional
Development
Program,
Operations Forum
Wednesday 6
May 2009 VIC/TAS
- RVA
Breakfast Networking
Conference,
(proudly sponsored
by CBRE
)
Tuesday 12
May 2009 NSW/ACT
(Steve please
make a special
link to the
web page with
the PDF)
- Regional
COMMITTEE Meeting Tuesday
12 May 2009
SA/NT
- RVA
/ ACS Annual
Retirement
Housing Seminar Friday
15 May 2009
SA/NT
- St
George Leagues
Retirement
Village Exhibition Sunday 17 May
2009 NSW/ACT
- WA
Regional
Committee
Meeting Thursday
21 May 2009
WA
- VIC/TAS
Regional
Committee
Meeting Friday
29 May 2009
VIC/TAS
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Your View
By Terry Shanahan
Director Astoria
Group Pty Ltd.
www.astoriagroup.com.au
One of the biggest
misconceptions
about retirement
villages outside
of our industry
is that of the
Deferred Management
Fee or DMF. I
have just put
down some of
my ideas to share
with other members
and I’d be happy
to hear further
discussion and
how we can promote
the DMF in a
more positive
light.
I believe the
more people that
know and understand
the reasons behind
the DMF the easier
it will be for
all of us to
stand up for
our unique product
and service.
I love seeing
sales in retirement
villages as it
will only enhance
the demand for
the lifestyle
we promote. I
do get worried
when I see people
trying to sell
it as a product
and not a lifestyle
and a community.
I was at a retirement
village expo
recently and
was taken back
with the display
of “ No Deferred
Fees” yet when
asked who was
responsible,
I was given the
shrug of shoulders
and I will have
to get back to
you treatment.
Incidentally
the seller was
a licensed real
estate agent
on a commission
structure.
There are a
number of reasons
as to why a DMF
is payable including:
Capital replacements.
In a strata title
development a
sinking fund
must be established
to cover these
expenses. In
a retirement
village setting
all capital replacements
must be paid
by the owner.
The Capital Replacement
Funds that some
Villages have
utilised in the
past are nearly
at an end.
Retirement villages
provide additional
features for
retirement living
that one does
not find in other
types of accommodation.
We have, for
example, workshops,
libraries, hair
dressing salons,
bowling greens,
tennis courts,
swimming pools,
transport, on
site management,
audited accounts,
detailed financial
reporting, centralised
phone systems,
walking paths,
accommodation
standards greater
than one would
find in conventional
housing ( i.e.
meeting the SEPP.
All of these
spaces/facilities
are paid for
initially and
on replacement
by the owner)
The DMF structure
also keeps the
owner/operator
very focused
on maintaining
high standards
of care for the
residents under
their care as
well as for the
common areas
as most villages
do not maximize
the DMF until
after ten years
continued occupation.
The percent
of the DMF varies
from village
to village but
when comparing
DMF’s one must
also compare
the facilities
and services
on offer. A Village
with a low DMF
of say two percent
per annum may
not have even
half of the facilities
and services
on offer in a
village with
a higher DMF.
The lower DMF
village may also
not be as desirable
regarding location,
age, size and
condition.
Villages also
differ as to
how a DMF is
calculated and
over what time
and as to whether
they are charged
on the original
purchase price
or the resale
price.
There are also
compliance costs.
Retirement villages
are regulated
and their residents
protected by
very stringent
and “consumer
friendly” laws.
Other developments
do not offer
this same protection.
In a retirement
village resale
the owner/operator
does not normally
charge a sales
commission, say
three percent
nor does the
resident have
marketing expenses
say one percent
as the retirement
village structure
especially the
loan lease model
encourages the
owner to maintain
a waiting list
for the “refinance”
to be completed.
A sales commission
is also not payable
unless the retirement
village owner
is a licensed
real estate agent
and performs
these services.
This is not the
case in a traditional
sale.
Under the new
amendments to
the Retirement
Village Act (NSW),
deficits are
now to be absorbed
by the owner
and not passed
on to the residents.
A facility with
a low DMF may
not be able to
factor in these
shortfalls
Some Villages
(ours in particular)
refurbish premises
as an owner expense
at the end of
the occupancy.
This insures
that when a resale
occurs the premises
are presented
“as new” and
more importantly
“at no cost”
to the resident.
The refurbishment
issue also eliminates
arguments over
quality and degree
of refurbishment
and with the
“as new” element
increases the
resale price
and speed of
sale. In a lot
of cases exiting
residents are
not that cash
rich and in some
cases may even
be executors
who do not have
the requisite
understanding
of how to manage
the sale process.
A number of
quality assurance
programs and
procedures that
are in place
through many
villages are
paid for by the
owners with the
cost recovery
being returned
to them through
happy residents
who have enjoyed
the benefits
of these programs
Replacement
of capital and
non capital items
as a cost to
the owners (e.g.
white goods)
in premises and
common areas,
hot water systems,
air conditioners
common and individual,
village transport
services, gardening
and maintenance,
common equipment
and furniture,
telephone systems,
TV services,
service vehicles,
roadways, ventilation,
pathways, fences,
roofing, guttering,
swimming pools
and more.
The cost of construction
is generally higher in
a retirement village
environment as compared
to traditional housing
e.g. Wheel chair accessibility,
safety rails, non slip
tiles, adaptable kitchens/bathrooms,
additional lighting and
additional power points.
 RVA
Blog
The RVA will
be blogging very
soon and we want
our members to
be part of it.
What’s a blog?
Click here to
find out: http://en.wikipedia.org/wiki/Blog
We will be discussing
current issues
surrounding the
retirement village
industry and
we’ll be looking
for your opinions,
ideas and information.
Watch this space for
more information on the
RVA Blog.
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of page
Contribute
to this News
Report
Have you got
a story or an
interesting idea
that you’d like
to see on the
news monitor
but aren’t confident
about writing
it yourself?
No need to
worry, contact
our communications
manager Chip
Henriss chip@rva.com.au and
he’ll be happy
to help you draft
a piece for the
News Monitor.
All submissions
are subject to
approval by the
CEO.
top
of page
For
further
information
or to make
comment
on the above
items,
please
email communications@rva.com.au
The RVA
News Monitor
is a weekly
feature on
the RVA website,
and will
provide updated
stories on
issues involving
the retirement
village industry.
The
RVA welcomes
story or issue
ideas to be
included in
the News Monitor,
or comments
or opinions
on stories
featured. |
