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PROPERTY MANAGEMENT INFORMATION FOR HOME OWNERS
TENANT SELECTION
Our stringent tenancy selection criteria aims to find you the most suitable tenant. We will treat your property as if it were our own. So if we wouldn't place an applicant in our property we certainly won't place them in yours. We offer property owners the opportunity to approve prospective tenants.
THE APPLICATION PROCESS
All prospective tenants are required to complete our Agency Application Form. We require employment confirmation and past rental references, which are confirmed by verbal interview of the referees. Applications are accompanied by photo identification and a recent (less than 6 months), Credit Report.
THE RESIDENTIAL TENANCY AGREEMENT (LEASE)
Our Residential Tenancy Agreements (Leases) are Solicitor drafted and comply with the Residential Tenancy Act 1997.
THOROUGH CONDITION REPORTS
Prior to the commencement of a tenancy our Agency will complete an onsite thorough report on the condition of your property. Where necessary photographs will be taken to accompany the finalised report.
PERIODIC PROPERTY INSPECTIONS
Properties are inspected on a regular basis with the initial tenancy inspection conducted within the first 3 months, and a written report advising comments from the inspection and addressing any maintenance or general tenancy recommendations is forwarded to you.
VACATING INSPECTIONS
Once the tenant has vacated the property and returned possession to our Agency, we conduct a detailed inspection confirming the property is left as close as possible to the condition at the commencement of the tenancy, excepting fair wear and tear. The tenant's security deposit (bond) is released once the tenancy requirements have been fulfilled.
REPAIRS AND MAINTENANCE
Emergency and after hours Urgent repairs will be arranged on your behalf immediately. We have a group of qualified and insured tradespeople available that can attend to general maintenance and where necessary, supply quotes for work required.
Reference to the Residential Tenancy Act 1997 is encouraged concerning maintenance responsibilities.
RENTS AND BONDS
Prior to an approved tenant moving into your property, two (2) weeks rent in advance and a security deposit (bond) equivalent to four (4) weeks rent is collected.
ARREARS MANAGEMENT
We adhere to a strict arrears policy. Each week your tenancy is reviewed and any arrears are addressed immediately. Tenancies 3-5 days in arrears receive an arrears notice. In the event that a tenant's rental payments are not received after 5 days a Notice to Vacate may be issued. You will be contacted to discuss any other procedures that may be necessary.
PAYMENT OF ACCOUNTS
From rent collected on your behalf we can arrange for the payment of property outgoings, ie, Rates, Land Tax and Insurance, as instructed in your Agency Management Authority.
Where you have authorised maintenance and work is carried out, the payment is made from rents collected and a copy of the creditors account is forwarded to you along with your disbursement statement.
PAYING YOU
We electronically transfer rents collected to your nominated bank account either on a fortnightly or monthly basis. Rental Statements are mailed to you at this time.
ANNUAL STATEMENTS
At the end of financial year we produce a Statement showing gross rents received and all outgoings. This is ideal to present to your accountant to ensure all tax claims are covered.
INCREASING RENTS
When increasing your property's rent we consider comparative property market rents, condition of the premises, vacancy factor for the area and demand and accessibility by tenants for property in your area.
INSURANCE
We encourage you to have adequate building and specialty landlord insurance cover.
TAX ADVANTAGES
As an investment property owner, consult with your personal Accountant about the following claimable expenses:
- Advertising costs
- Agency fees and charges
- Bank fees and charges
- Depreciation
- Cost on personal inspection of property
- Insurance
- Interest on loans
- Pest control
- Rates and taxes
- Gardening services
- Cleaning
- Maintenance
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