Property Management Services Overview

LISTING & ADVERTISING:

We provide rental lists on all available properties. All inspections with prospective tenants are conducted with a member of the property management team.

In addition to our Company advertising via bdfn.com.au, realestate.com.au & our office window space, some of our clients prefer using a ‘Feature Listing’ on realestate.com.au which ensures the property is at the top of the results page of any search for available rental property in the area. A ‘Feature Listing’ from realestate.com.au costs $95.00 for 30 days. We do not undertake to advertise without the consent of the Lessor.

APPLICATIONS FOR TENANCY:

All applicants are screened thoroughly. We confirm their current address with either the Managing Agent or Lessor. If the prospective tenant advises they own and are selling their current residence, we check this through our On-Line PDS Live search system which provides us full Council and Titles Office ownership information. This will confirm whether they are the current owners of the property they are living in. We check all references, referees and employment details. Once all information is obtained and verified the application is presented together with our advice to the Lessor for consideration.

T.I.C.A.

We are members of the Tenancy Information Centre of Australasia. This service is available to Real Estate Agents only. This enables us to check whether the tenants have been listed for previous rent default and/or malicious damage to a property.

CONDITION REPORT:

A full detailed Entry Condition Report is completed by our Property Management Department prior to tenants taking possession of the home. A copy of this report is sent to the property owner.

Carpets must be cleaned prior to tenants moving in, lawns mowed and gardens tidy. It is the responsibility of the Lessor to have pest control done annually for cockroaches and spiders. However, if a tenant has a pet (approved and in accordance with their lease) they must arrange for flea control both internal and external when vacating the premises.

At the termination of a lease we will carry out a full inspection of the premises and complete an Exit Condition Report. Tenants are required to arrange and pay for professional carpet cleaning, flea control where applicable, lawn mowing and weeding of gardens. The interior of the house is to be cleaned by the tenants, however some tenants prefer to arrange for a Professional Cleaner to carry out this work.. The Entry Condition Report is used to compare the condition of the property at the end of the lease, wear and tear considered. The tenant's bond monies which are held by the Residential Tenancies Authority will not be released until we are satisfied that the tenant/s have met their obligations in respect to the General Tenancy Agreement.

PROPERTY INSPECTIONS:

Periodic inspections are carried out every four months. In accordance with the Residential Tenancies and Rooming Accommodation Act 2008 we prepare an Entry Notice to the tenant providing them with 7 clear days notice of the scheduled Property Inspection. On attending the Property Inspection the REIQ approved Inspection Report Document is completed and photos of the property taken. Following each inspection photos are uploaded and saved together with the written report. The report is sent to the Lessor and a copy is kept on our files. Where Lessor email details are available photos together with the written report will also be sent via email. 

ARREARS:

An arrears list is printed daily and reviewed by our Principal and the Property Management team. Tenants who appear on this list are telephoned immediately. We diarise our telephone conversations and follow up with the tenants until they have rectified the arrears.

If we cannot contact the tenant by telephone, we visit the property and where necessary will leave a letter for the tenants to contact our office urgently. We also send out the required Notices in accordance with the Residential Tenancies Act. Unfortunately the Act does not allow for Notices to be sent until the tenants are 7 clear days in arrears. The notice is then sent on the eighth day, hence the importance of contacting the tenants prior to the eighth day. Should the required Notice be issued to the tenant for rent arrears a copy is also sent to the Lessor notifying them of the tenants rent arrears so there are no surprises at mid month or month end when Lessors receive their statements.

MAINTENANCE:

Our nominated trades people have all completed the REIQ Contractor Appointment Forms. We ensure that all trades people appointed by this office to undertake work at any of the investment properties within our portfolio are fully licensed, adequately insured and carry public liability cover. If they cannot produce their public liability policy number we DO NOT allow them to enter any property to carry out work.

In respect to maintenance issues which are considered Routine and/or Minor we require a written maintenance request from the tenant which is then forwarded to the Lessor for approval.

In respect to maintenance issues which are considered Emergency issues we will act to have the problem attended to urgently. For Emergency repairs which are also Major the Lessors written approval/instruction will be required.

Unless otherwise advised by a Lessor at the start of the Management, we will undertake minor maintenance work at the property when required. However for major repairs we will contact the Lessor first and also arrange for quotes to be done. The quotes are forwarded to the Lessor for approval.

LANDLORD PROTECTION INSURANCE:

We encourage all our Lessors to carry Landlord Protection Insurance. While our Lessors have peace of mind that their investment properties are being managed by a professional team, providing an elite service, they also understand that sometimes tenants can fall on hard times, marriage and partnership break ups happen, tenants become unemployed due to redundancy etc. This puts a strain on the tenants’ finances’, consequently one of the first accounts not to be paid is often the rent.
If cover is in place and all Notices have been sent to the tenant/s for arrears, a claim can be lodged for loss of rent up to 15 weeks depending on your policy. Tax deductions are available for costs of Insurance premiums for investment property, for more details contact your accountant.

SMOKE ALARM SOLUTIONS:

Since July 1 2007, landlords have had increased responsibilities regarding the maintenance, cleaning and testing of smoke alarms. Under Queensland law, property managers must exercise due care to ensure these inspections are carried out according to strict guidelines, which state that alarms must be tested and cleaned (and if required, batteries changed) within 30 days before a new tenancy or lease renewal.

Inspecting and maintaining smoke alarms in the properties they manage is outside the expertise of a property manager.

Smoke Alarm Solutions (SAS) have an annual program that is cost-effective (at just $1.44 per week), comprehensive and includes discounted alarms from $10 (if required). SAS will attend your property as many times as required to maintain the property’s compliance, as well as provide free replacements on 9 volt batteries, all for only $75 per annum.  Also, Smoke Alarm Solution’s professional Indemnity insurance is specific to the tasks they perform, offering maximum protection of your investment for minimal cost.

DISBURSEMENT TO OWNERS:

At month end rental monies received are disbursed directly to owners bank accounts electronically. This provides for "cleared funds" to owners within 24-48 hours. We can also provide disbursements to owners accounts fortnightly if required.

A statement will be posted to you following disbursement of funds.

RENTAL APPRAISALS:

Available to all prospective Lessors is our service to provide written appraisal of their investment property free of charge.

Our opinion of the rental value of a property is based on our awareness of the "current" conditions within the rental marketplace. Our combined knowledge of the region and constant in-house research provides us with up to date information and status of the rental market at all times.

WE WILL NOT provide an appraisal over the telephone

The Property Management team will inspect your investment property and complete a Property Detail sheet. This enables us to list any special features that can be included in our Company's marketing of the property. 

Contact our Property Management Team today on (07) 4129 0588 to arrange a rental appraisal of your property.