« Older Entries

Hiring An Auction Company

Estimating your assets value:

Typically, one of the first questions a business owner will ask me is, “how much will the assets bring at an auction”. After taking the time to review the assets, the auctioneer should give the client a conservative estimate of the sale based upon his experience and the current market trends. It is important that the company give realistic expectations so the seller can make informed decisions based on their best interest.

Compensation and Expenses:

Is the company you are considering working for you or against you? The agreement you decide may determine this.

A business owner should carefully consider how the auction company is compensated. The most common commission structures include: straight commission, outright purchase of assets, guaranteed base with a split above to both auctioneer and seller, guaranteed base with anything above going to auctioneer or a flat fee structure.

In a straight commission structure, the company is paid an agreed upon percentage of the total sale.

In an outright purchase agreement, the auctioneer simply becomes your end buyer. The company purchases your assets and relocates them. While this can be an option in some unique situations, keep in mind that they will want to purchase your assets at a very reduced price to make a profit at a later date.

In a minimum base guarantee, the auction company guarantees the seller that the auction will generate a minimum amount of sales. Anything above that amount either goes to the auction company or split with the seller. While a seller might feel more comfortable doing an auction knowing that he is guaranteed a minimum amount for his sale, keep in mind that it is the best interest of the auction company to secure a minimum base price as low as possible in order reduce their financial liability to the seller and secure higher compensation for the sale.

In a flat fee structure, the auctioneer agrees to show up for the sale and call the auction. There is no incentive for the auctioneer to get the best prices for your assets. The auction company is compensated regardless of the outcome of your sale.

What is the best option for business owners? In my experience, an agreed upon straight commission structure. This puts the responsibility on the auction company to offer the best outcome for everyone involved. There is an incentive for the auction company to work hard for both parties, set up and run a professional sale, get the highest bid and sell every item on the inventory. Successful auctions translate to a higher bottom line for both the seller and the auction company.

Auction Expenses:

In most auction agreements the expenses to conduct an auction are passed to the seller. If the auction company pays for the expenses, it is simply absorbed in higher commission rates.

All expenses should be agreed upon in advance in a written contract. Typical expenses will include the costs of advertising, labor, legal fees, travel, equipment rentals, security, postage and printing. A reputable auction company will be able to estimate all expenses based upon their experience in previous auctions. An agreement should be actual costs charged as expenses, not an estimated amount.

Advertising is typically the highest cost in conducting an auction. The auction company needs to set up an advertising campaign that will promote the sale to its best advantage and not overspend to simply advertise the auction company.

Once the auction is complete, the auction company should provide a complete breakdown of all expenses to the seller, including copies of receipts within the auction summary report.

Buyer’s Premium:

What is a buyer’s premium? If you attend auctions regularly, you are very familiar with this term. The auction company charges a fee to the buyer when they buy an item at auction.

The buyer’s premium has been around since the 1980′s and is standard auction practice. It was first used by auction houses to help offset costs of running brick and mortar permanent auction facilities. Since then, it has spread to all aspects of the auction industry. It is prominent in online auctions and allows auction companies to cover added expenses incurred from online sales.

It is the responsibility of the auction company to provide clear disclosure of the buyer’s premium to both the buyers and the sellers. Those not familiar with auctions are often taken back by the buyer’s premium. They looked upon it as an under handed way for the auction company to make more money. Reputable auction companies will provide full disclosure within the auction contract, advertisement and bidder registration.

Typically, an auction company will charge online buyers a higher buyer’s premium percentage than those attending an auction in person. Extra fees are incurred with online bidding and are charged accordingly to online buyers. This provides the seller a level playing field for both online buyers and those attending the auction in person. Without the buyer’s premium, there is no way to do this.

Pre-Sales:

We’ve all been there. We’re looking forward to attending an auction only to find that some items were sold prior to the auction date.

As an auctioneer with over thirty-six years of experience, I can honestly state that pre-sales will hurt an auction. When a company decides to liquidate their assets, it is easy to sell off high-end pieces of equipment through online sources, equipment vendors or to other businesses. The seller receives instant cash and avoids paying a commission to an auction company.

Auctioneer’s find themselves appearing to acting in a self-serving capacity when potential clients say they are planning to sell off parts of their inventory prior to an auction. It’s hard not to consider the auctioneer’s commission when they warn you not to pre-sell anything. Yes, the auctioneer wants to earn a commission on those sales but it is more important that the auctioneer protect the sale from potential negative backlash that comes from pre-selling. The buying public knows when an auction has been “cherry picked” prior to the sale and it reflects in their bidding. It becomes a sale of “leftovers” and that impacts prices.

A buyer who purchases prior to the auction usually does not attend the sale. They already bought equipment at a good price with no competition. If they do attend the auction, they tend to let others know of their great pre-sale purchases which again, impacts prices and the overall excitement of the sale.

It is important to understand that auctions work best with a complete inventory. You want competition on your higher end equipment. The easy to sell items make it possible to gain respectable prices for hard to sell items.

When a business owner decides to liquidate their equipment assets, there is only one opportunity to do it right. Hiring a reputable auction company will assist you with a professional, orderly and timely liquidation.

Tags:

Real Estate Auctions – The New Land Rush

On a sunny afternoon in Florida, an energetic crowd gathers on the lawn of a high end luxury estate. A loud and eager banter between an auctioneer, a group of bidders and bidder assistants fills the air. For several minutes the auctioneer asks for the next highest bid and the bidders respond. Suddenly the bidders grow silent. The high bidder holds his breath in anticipation of winning the auction. The auctioneer calls for one more bid. In a loud clear voice which rolls over the audience he says, “Fair warning, last chance” the auctioneer pauses, “SOLD!” And in less than 10 minutes another multimillion dollar estate has changed owners.

Successful real estate auctions like the one above are happening all over North America and the Caribbean. Recently real estate auctions have been on the rise, the increase in popularity is partly driven by growing inventories and fading buyer confidence. Properties that were selling in weeks using traditional methods are now languishing on the market unable to attract buyers even as seller’s lower prices. Many say the real estate boom is over but savvy buyers and sellers are profiting from real estate auctions.

Real Estate Auctions Work in Up or Down Markets.

Regardless of trends or market cycles, real estate auctions provide an open and transparent process for buyers and sellers. Properly conducted real estate auctions attract ready and willing buyers and motivate them to act now.

The auction method removes the “wait and see” attitude which serves to further depress real estate values. Buyers are always concerned about overpaying. Buyers gain confidence with their purchases at real estate auctions because they can see what others are willing to pay.

When market demand is high and inventories low, real estate auctions can deliver selling prices well above what a willing seller would have accepted in a negotiated private treaty sale. In good selling climates many property owners using traditional real estate methods; negotiating with one buyer at a time, leave thousands of dollars of equity on the table. During up markets real estate auctions are the best way to establish top market price.

Evaluating Your Real Estate for Auction

Not every property or seller for that matter makes a good candidate for auction. First of all sellers must be ready to sell now and for the current market value. Also a real estate auction will not fix problems caused by a downturn in market value of your property, if you owe more than a willing buyer will pay, be prepared to come to closing with your check book.

Properties that do well in real estate auctions have a high uniqueness factor. Ask your self, “What makes my property different from most others?” Maybe you own a resort property or high end luxury home, commercial properties and land do very well at auction. Real estate auctions thrive on uniqueness. If your property is like everyone else’s, the best thing you can do is offer the most competitive price.

Most importantly sellers must be reasonable about setting a minimum bid. A seller must look at the lowest, most current comps and price below that to generate the interest and urgency necessary for a successful real estate auction. Once the auction begins and qualified bidders start competing against one another you can watch the selling price increase.

Locate a Qualified Real Estate Auctioneer

Start by checking with the National Auctioneers Association, the best real estate auctioneers belong to this organization. These real estate auctioneers are well trained and adhere to a standard of practice and a code of ethics. Many attend the annual International Auctioneers Conference where the latest techniques and innovations in the real estate auction industry are presented.

Find out if the company you are interviewing is a full time real estate auction firm. Many real estate agents are getting auction licenses yet have no experience with the auction method of marketing. Conducting a successful real estate auction is nothing like (private treaty) traditional real estate sales. Go with a real estate auction pro.

You’re probably better of with an auction house that specializes in real estate auctions. There are many qualified auctioneers who have generations of experience selling personal property; furniture, dishes, lawn equipment and the occasional rare painting. Selling real estate at auction is a complex matter that should only be attempted by full time experienced real estate auction professionals.

Commissions and fees may vary, sellers must pay all marketing expenses up front and buyers typically pay 10% of the sales price to the auctioneer of which a share goes to participating real estate agents.

Types of Real Estate Auctions

Auctions are effective because they create a seller’s market. Professionally conducted real estate auctions create urgency, a reason to buy today and competition for the property. Terms and conditions of sale are established ahead of the auction. Real estate auctions will follow one of these three approaches:

Absolute Auction

The property is sold to the highest bidder regardless of price- using this process often returns the highest sale price.

Minimum Bid Auction

Seller agrees to sell at or above a published minimum bid price – this method is useful for internet auctions.

Seller Confirmation or Reserve Auction

With a reserve auction, the seller “reserves” the right to accept or decline any bids usually within 48 hours of the auction. Reserve auctions are used when there is a lien on the property from a lender or a court ordered sale with a minimum selling price.

Tags:

Pay For Performance – P4P – Advertising

Businesses around the world invest, or to be more precise, they spend, untold numbers of dollars to advertise, market and promote their products and services to make sales and gain new clients. In an economic downturn these expenditures may be reduced due to cost constraints and consumer reluctance to buy.

As an example it costs around $1,000usd for a small classified advertisement in the weekend editions of major USA newspapers, $2-3,000usd for a similar placement in monthly travel magazines. Radio spots, from ‘cheap and nasty’ during the hours when nobody is really awake to prime time messages to thousands, the majority of whom may not be interested and many of the rest may just go to a competitor. In effect, business advertisers may often pay for ‘lack of performance’. Either the advertising copy was ineffective or the reach of the medium and quality of the audience was ineffective.

In other fields of endeavour we work, perform, produce and then get paid. Why not in advertising?

It may be the time to rethink the effectiveness of our advertising spend and to rethink who we spend it with, what we spend it on, when we should spend it, where we should spend it, why we are spending it, how we should spend it? Or even, ‘if’ we should spend it.

In other words, how can we get more value from our advertising spend? Is there a better way?

The internet affords us all exceptional opportunities to showcase our wares but the same problem arises: how do small businesses let the world know about their own websites when contending with the major players who are always able to buy more ‘googling’ stuff than they can?

As well as being approached by media reps from local to national newspapers and magazines, small businesses now get inundated with internet offers such as: ‘top 10 search engine rankings for your website; 50,000 hits guaranteed; increased visits assured with our email programs to our double opt-in email clients.’ And so on and so forth. The emails arrive daily to inboxes everywhere.

Businesses do not want looky-loos clogging up their websites. They want committed buyers to review and compare their products to others. They do not want to give their hard-earned money to advertisers who simply want to sell advertising space. They want advertising partners.

Businesses should be given the opportunity to work with a ‘pay for performance’ option for their own advertising spend. In other words, “work with me, perform with me, produce with me, get results with me and then bill me.” The P4P partnership could generate more advertising revenue than the old system of “just pay, shut up, wait and be thankful for what you get.” Let’s consider a P4P arrangement where a percentage of sales is given to advertisers who produce sales. Many businesses might welcome such an opportunity to partner with forward-thinking advertisers. Just consider how much more advertising copy could be placed.

An example:
A business that operates websites that offer travel in over 70 countries and with products available to travellers in all countries. This company needs to advertise in every country, in all traditional media and in all e-commerce media such as e-newsletters, ezines and websites plus tv, radio and of course the electronic social media. To do this would take an enormous budget, which is not available, but to do this on a P4P arrangement could lead to sales growth that could never be realized with the traditional methods. There could be many similar businesses around the world that could also grow more quickly. Advertisers who are willing to accept a radical change in their business practices by operating a P4P option could also benefit from the business growth of the thousands of global businesses that would embrace this innovative new concept. Sharing the risk of both success and failure. End of example.

The way we now advertise, market and promote business must change. Advertisers should consider P4P and share the risk and the greater rewards for performance. The advertising industry could experience more business, more profits and lead global economic recovery.

More global businesses will readily accept a P4P partnership. Businesses and advertisers can perform together and make better returns for both by sharing the risk and producing improved sales. However, the P4P format should only be implemented when both parties agree that it could produce better incomes for both parties. If advertisers consider that there would be no benefits for them with a P4P arrangement, the business has to also rethink their own advertising methods and lack of confidence of the advertiser for declining the arrangement. A catch 22, but real world.

Although most businesses do not want window shoppers, looky-loos, timewasters, or those who unfortunately cannot afford to buy, they must also be aware that, in travel anyway, “today’s backpacker may be tomorrow’s luxury travel buyer” and should be nurtured and even developed as future customers. A P4P partnership of media and business could develop improved campaigns leading to healthier long-term business growth for all partners.

A recent real case example for internet advertising is as follows:
An internet marketing company stating that they had ‘a list of 3,000,000 enthusiastic travellers’ recently approached a local business. Before even asking for the cost of using their services the business owner switched the tactics by offering them the opportunity to send their message to this list over a period of months, but on a P4P basis (at their cost). The business owner offered to pay them $10usd per sale (out of a $35 total sale). Their comments, “we do not do business that way.”

The retort from the business owner: “if you are not prepared to try and get 1% (yes one percent) of your database to buy my offer (30,000 x $10 = earnings of $300k), it appears to me that you do not have any confidence in your own database, my offer, or my product, but you would take my money upfront even though you have no belief in the success of the mailing. This is not the way I want to do business and you are not the company I want to do business with.”

If advertisers believe that your advertisement will work for you why would they not want to earn a better income from a P4P arrangement? Or do they really have an in-house ethical conflict between editorial and advertising departments? If so, what are advertorials and the published press releases sent from public relations agencies?

Over the years all types of businesses have been convinced by all forms of media to advertise but rarely are they asked to assess the results of the advertisement. Advertisers keep taking the money. Businesses keep on doing the same thing because they have been convinced that they need to be seen and to “do it this way.” Well, maybe it’s time for a change.

The present economic climate is causing stress and strife around the world. Advertisers could find that they have so much white space available forcing them to print thinner newspapers and to offer discounted rates to their recession-proof clients. But what if these advertising agencies and media outlets started to work on a P4P basis with all types of businesses to create new partnerships of media and frontline operations from restaurants to who knows what? A win for the media, a win for the businesses and a win for the buyers who stay informed and are kept aware of local, regional or international opportunities. And maybe full staffing, thick papers and magazines, robust ezines and e-newsletters that will make us all feel more confident about the economy.

Not all situations will allow a p4p partnership but there are enough out there to reward all parties and all we need to do is develop simple operating systems to make this new way attractive and secure for all participants.

The business in the example above could operate on a P4P basis. It could have a P4P arrangement with many different partners in many different countries at the same time. Any downside for the media partners would be minimized by their thorough understanding of the business services and products. They would know the wants and needs of the business and so be in a position to not just accept an advertisement but to be totally involved in the generation of leads and buyers. All partners could get the maximum benefit from the opportunity because the only way to earn revenues is to produce results by better use of skills, creativity, contacts and advertising reach.

A simple method for internet businesses is for unique pages or URLs to be set up for each P4P operation so that accurate assessments can be made of the specific promotion and the fees based on the same statistics and buyers. Another ‘comfort-zone’ action could be for the media P4P partner to collect the ‘gross takings’ and to remit the net after deductions, to the other partner. Vouchers can be created giving all parties an audit trail. Trust is paramount in P4P partnerships.

Many small businesses will survive and help save the global economies. Big business will continue heavy layoffs, cutbacks and corrections until the good times roll again, which could be a long way into the future. Let’s take action now.

Small business together with Small Internet Media (e-newsletters, ezines) and other Smart Media can try new ways to pull us all out of the economic mire. If they seriously consider this new way of advertising, marketing and promotion ‘with’ their clients, not ‘for’ their clients, they can “get going now, or they can sit back, take no risks, take no chances, ignore P4P opportunities, downsize, get laid off, change careers, move away or just keep doing the same old thing and stagnate.”

Thousands of businesses around the world would welcome approaches from all forms of media to advertise, market and promote within a P4P partnership arrangement. This could be a simple way to not only help business survival in the recession but will enable us to prepare for future growth.

We go to work, perform our duties, finish the job, produce results and then we get paid. Why then should we not expect to pay only for the ‘results’ of’ our advertising and not just ‘for’ advertising?

Imagine the global acceptance of P4P. Businesses would be able to advertise anywhere and would never again have budgetary restrictions to advertise, market and promote sales. Media businesses would be getting new clients from places that they would never have considered and at the same time, helping their own clients to expand. Why don’t we do it?