|
|
| |
 What People Are Saying About Us
“A few words to thank you all for your advice and care of both myself and Justin during our time as investment property beginners. I could never have done it without your guidance- you are a superb team, always helpful and very courteous.”
Thank-you, Dot and Justin
“Thanks for your efficient and conscientious efforts over the years. Kind regards”
-Stephen, Sunnybank Hills
“Thanks for replying to my rental enquiries, I’ve emailed 3 Real Estates and you are the ONLY person who replied to my email. Thanks for your help, greatly appreciated”
- Sara
“I would like to express my gratitude to you in he way you conduct your business. The management of my property was always handled so proficiently.”
Gabrielle, Runcorn”
“Thank you for your speedy and efficient action.”
Erin, Sunnybank Hills” |
| top |
|
| |
Our Service To You
Professionals Property Solutions has a management portfolio which spans a substantial percentage of the South Eastern Brisbane suburbs and Logan environs. Our office services the needs of clients who live locally, interstate and internationally.
We strive to provide all staff with access to professional training on an ongoing basis, ensuring that we continue to serve our clients effectively by keeping up to date with the changing requirements of our industry and economic climate.
Our policy is to provide our clients with a standard of service that is second to none and we are members of the Real Estate Institute of Queensland (REIQ) as well as the Tenancy Information Centre of Australia (TICA) database. |
| top |
|
| |
We Want to Minimize Your Worries
Here at Professionals Property Solutions your property manager’s first priority is to look after you by taking the worry out of owning an investment property, leaving you free to sit back and enjoy the benefits.
Property managers and owners must act within guidelines of certain Acts of Parliament. The main Acts applicable to rental property letting are:
• Residential Tenancies Act (1994)
• Property Agents And Motor Dealers Act 2000
• Property Law Act
• Trade Practices Act
• Anti Discrimination Act
• Building Units and Group Titles Act
• Privacy Act
Our Property Management team gives assurance that we will be acting in your best interests, legally, as well as ethically, at all times. |
| top |
|
| |
Finding Your Tenant
We manage a wide range of rental properties, ranging from $100.00 per week to over $550.00 per week. We know the importance of seeking the most suitable applicants to lease your valuable investment/s. Our ongoing promotional activities ensure that we have the best client base to draw tenants from
In order to find you the best tenant, we advertise your property via:
• Newspaper advertising when necessary
• Colourful window displays
• Contact with local and intestate transfers
• Website advertising on our own website and the realestate.com portal
As soon as we know that your property is becoming vacant, our office notifies you and your property is placed in our window display, on the internet, on our rentals list, and should you wish, it can be advertised in various newspapers at their standard fee.
The REIQ application for tenancy forms the basis of our tenant selection. Personal references are checked and previous rental history and employment status is confirmed.
Because your property manager is continually in contact with tenants & potential tenants, it is understandable that considerable skill and judgment is used in the selection of your tenant. The following are some of the checks we conduct before presenting potential tenants to you:
• Interviewing, Screening and Credit Checks of Tenants
• Employment Checks
• Personal and Business Checks
• Confirmation of Previous Lessor/s Agents
All applicants are screened through TICA- the Tenant Information Centre Australia which records and supplies information of any tenant who has previously defaulted anywhere in Australia or New Zealand (bad tenant database) for your security and peace of mind.
Once a tenant is selected, and after confirming with the owner that they are happy with their new tenant, their rights and responsibilities are explained to them and confirmed in writing in the form of a written lease, which is a legally binding contract between the Lessor/Agent and their Tenant. The Residential Tenancies Act requires that all leases are to be made in writing in the prescribed form. A copy of this document is then forwarded on to you the owner to file amongst your records.
The paperwork does not end here. A Bond Lodgement and Entry Condition Report must be completed and signed by both the tenant and Lessor/Agent. Keys are copied so the same will be returned. The Bond Lodgement form is then forwarded onto the Residential Tenancy Authority and the Entry Condition Report is filed in the tenant file in our office. |
| top |
|
| |
Making Your Investment Work for You
Our property management team is responsible for ensuring that tenants keep their rental payments in advance at all times, and that properties are in the best possible condition. |
| top |
|
| |
Supervising Money Matters
Our services to you include:
• Rent Collection
• Mid and Monthly disbursement of funds to you
• Payment of all your Property accounts
• Annual Financial Statements
• Annual Financial Statements
As part of our Property Management procedures we will account to you on a monthly basis. A detailed statement will be promptly forwarded to you detailing all income and expenditure applicable to your property.
The rental income will be deposited directly into a Bank or Building Society account of your choice. |
| top |
|
| |
Maintenance
Our property managers can arrange maintenance and repairs according to your instructions. Some owners prefer to receive a call before any maintenance is arranged. Likewise, there are those who would prefer for us just to deal with a situation with no prior contact.
Sometimes emergencies arise and should we be unable to contact you, we would prefer permission to arrange work in your absence.
We use registered trades people with appropriate insurance, all of whom are tried and trusted, however should you have your own preferred trades people, we are more than happy to work with them. |
| top |
|
| |
Landlord Protection Insurance
As professional Property Managers, one of our greatest concerns is the financial loss to landlords by defaulting tenants.
In today's economic climate and with the restrictions placed on landlords by the Residential Tenancies Act, owners are becoming increasingly vulnerable to financial loss by:
• Tenants vacating without Notice and not paying the rent
• Theft and malicious damage caused by uncaring tenants
• Reinstatement and cleaning up of your property before re letting
• Cost of re letting through actions of your tenant
Therefore we encourage you to talk to your insurance company or broker in relation to obtaining a "Landlord Insurance Policy"
In today's economic climate and with the restrictions placed on landlords by the Residential Tenancies Act, owners are becoming increasingly vulnerable to financial loss by:
• Tenants vacating without Notice and not paying the rent
• Theft and malicious damage caused by uncaring tenants
• Reinstatement and cleaning up of your property before re-letting
• Cost of re-letting through actions of your tenant
You may not be aware that as a landlord, by law you must have a minimum of $10 million public liability insurance, which would normally form part of your existing building insurance. We require an up-to-date copy of this policy for our files. |
| top |
|
| |
 Rental Arrears and Lease Renewals
Rents are reviewed as leases come up for renewal. We have a good knowledge of market rents in the areas and can guide you when it comes to decisions regarding rent increases.
Arrears are checked daily and we like to work with tenants should they fall into arrears. We follow specific processes and even if a payment plan is put in place, standard letters are still sent out so that further action may be taken should a tenant not adhere to the plan.
If your tenant becomes over 7 days behind in their rental payments, a “Notice to Remedy Breach” will be issued. Should the tenant not rectify the matter in the time specified on the notice our office will contact you for further instruction and advise you of your rights. |
| top |
|
| |
Marketing
To ensure that Professionals Property Solutions Sunnybank maintains a high profile and continues to attract the best tenants, we undertake the following on an ongoing basis.
We advertise your property on the internet on our own website www.pps1.com.au plus the external real estate and property portal www.realestate.com.au. We also place your property on our Rental Vacancy List (between 30-60 walk in enquiries daily). Additionally, we have a large window display, which will feature your property for at least two weeks prior to it becoming vacant. We DO NOT give out keys to potential tenants and we accompany all prospective tenants to inspections. |
| top |
|
| |
Fees & Charges
Letting Fee: A letting fee is charged to locate a new tenant for your property. The cost of the letting fee is equivalent to the first weeks rent + GST.
Rent Collection: On Application
Management Fee: On Application
Postage & Petties: $4.00 per month + GST
Attend mediation/court proceedings: $50.00 fee + Court Costs + Car Parking Costs
Please send an enquiry email to our Property Management Department: info@pps1.com.au
For these rates our office will carry out the following services:
• Quarterly routine inspections and written reports
• Maintain rental payment
• Organise & co-coordinate repairs
• Source & qualify suitable tenants
• Lodge & refund bonds
• Lease renewal
• Entry & exit condition reports
• Prepare advertising
• Payment of accounts on your behalf
• Make insurance claims if necessary
• Attend building inspections if required
• Provide end of financial year statements
• Provide monthly and mid monthly statements
• Provide end of financial year statements as directed
• Attend Mediation, Strata Meetings & Tribunal Hearings (If required)
We feel confident that you will be impressed with the manner in which we deal with our clients, the strengths of our skills as negotiators and our willingness to provide every possible service to the smallest and largest properties.
We believe that we have the ability, enthusiasm and tenacity to ensure that your investment returns are maximised whilst alleviating most of the enormous tasks associated with managing rental properties and investments. |
| top |
|
| |
What is Expected of a Landlord
From a prospective tenant’s and property manager’s point of view, there are certain expectations we have of you, the property owner, as well as an expectation as to how your property will be presented to rent.
Over the years, we’ve noticed that as a rule of thumb, poorly presented properties attract below average tenants. Some of the following hints will go a long way to obtaining a good tenant. |
| top |
|
| |
Maintenance and Cleaning
Ensure the house is clean; in particular windows, tracks, screens, light shades, stove, shower screens and recesses to name a few, and don’t forget the outside windows and eaves. Give the house an external wash down if that’s what it needs to make it presentable. Make sure floor coverings are clean and in good condition.
Provide window furnishings and ensure they are clean and in good working order. Make sure there are fly screens on windows and doors and that there are no holes in the mesh. Install a door stop behind every door and remove any oil stains from carports/garages/driveways.
Mouldy bathroom ceilings can be a problem, however installation of an exhaust fan in the bathroom would ensure adequate ventilation. Install a range-hood or exhaust fan above the stove.
Make sure that all appliances are in working order including all power points and light switches. Also ensure that the paintwork is in good condition, inside and out and that the gutters have been cleared.
Have the grounds tidy with lawns mowed and garden beds weeded. Cut back any problem trees or shrubs and ensure fencing is in good condition.
Please ensure you provide adequate security on your property as tenants need to be able to insure their belongings. Also ensure a safety switch and smoke alarms are installed- we would urge you to install a hard-wired smoke alarm.
In terms of maintenance, we expect to be notified by the tenant within a reasonable time frame; likewise, we expect that the owners will make a decision to have repairs completed in a timely fashion. It is a good idea to put your property manager in the position of being able to make a decision on a maintenance issue should you not be contactable during an emergency.
Some owners prefer to do their own maintenance, which is not a problem however, it must be noted that tenants must be given 24 hours notice, plus two days for postage. It is possible to negotiate less time if the tenants agree.
We will send you a "Routine Inspection Report" after every routine inspection, which will outline the standard of the property and provide comments and recommendations that your property manager may make - i.e. maintenance. Neglect of minor repairs can often lead to major (and more costly) repairs, and may cause a tenant to leave. Our comprehensive maintenance program will ensure that problems are resolved quickly by qualified trade's people at a competitive price. |
| top |
|
| |
Important Things to Consider
You will need to provide us with three sets of keys, as it is now a requirement that all tenants receive a key to the property; however, this does not necessarily have to be the full set.
Tenants do expect a visit from their landlord at some time during their tenancy. You are not obliged to visit, however you can claim the visit as a tax deduction if you are not local. Please remember that tenants must be given seven days notice, as well as two days for postage.
It is now a legal requirement that you will have your property insured with a minimum of $10 million public liability insurance. It is necessary for you to have contents insurance as well and we would urge you to take out Landlord Protection Insurance when placing tenants. You will need to provide a copy of your insurance details upon signing a Management Agreement.
Please also provide full ownership and property description details upon signing a Management Agreement, as section 22 of the PAMD Code of Conduct states that an agent must take reasonable steps to verify property ownership and property description.
What We Tell Your Tenant
As an owner, you are sometimes not aware of the renting process and what information we are giving your new tenant. What follows is a brief overview of some of the important items we discuss with your tenant before application and at the sign-up stage. |
| top |
|
| |
What We Tell Your Tenant
As an owner, you are sometimes not aware of the renting process and what information we are giving your new tenant. What follows is a brief overview of some of the important items we discuss with your tenant before application and at the sign-up stage. |
| top |
|
| |
Applications and Bonds
We show your property by appointment only and ask any prospective tenants to physically view the home before accepting an application. Under no circumstances will we give keys out to prospective tenants and once approved a deposit is required within 24 hours. New tenants are advised that they are required to pay a full bond + two weeks rent before or at sign-up stage- there is no exception to this rule.
Some tenants will ask if they can pay their bond off or transfer bond from their current real estate- the answer to these questions is no. If they can’t afford a bond, they can’t afford your property. Bond transfers often arrive short of the full bond and this is why we refuse them.
All tenants are advised at sign up that they need to remain one week ahead at all times and are asked to make their first rental payment one week from sign up. |
| top |
|
| |
Rent and Rental Arrears
Tenants are advised of their options with regards to paying rent, which are BPay, Internet banking and bank deposit. Our office does not accept cash for security reasons and our tenants are advised of this upon application. Likewise, we do not accept personal cheques.
We don’t expect that tenants are going to have a problem paying rent but we do explain the arrears process at sign up so they are fully informed about what action we take should this happen. We are all human and circumstances do arise occasionally whereby we might be late in paying a bill, so we like to work with tenants if there is a problem. However, your tenant is advised that they will be sent a Notice to Remedy Breach once they are eight days behind, and, upon expiry of this notice, should rent still not be paid in advance, they are issued with a notice to leave. If payment is still not made, an application to the Small Claims Tribunal will be made for possession of the property. |
| top |
|
| |
Maintenance and Inspection
Most importantly, we ask your tenants to contact the office during working hours should maintenance issues arise. Should an emergency occur outside working hours, we provide phone numbers of approved trades people who will attend. It is explained that they are only to be called in a real emergency situation otherwise the tenants could be liable for costs themselves.
At sign up, your tenants are given an Entry Condition Report completed by the property manager prior to tenants moving in. We ask them to go through the report before they move any furniture in and complete, sign and return the form within three days.
We advise tenants our routine inspections take place every three months and that they will be given seven days written notice. If they are not home, we explain that we will enter with a spare set of keys, and leave a card so they know we have been in their absence.
Your tenants are advised at sign-up what their water allocation is. In most cases they are allocated 280 kilolitres per year. Any usage over this is considered an excess and is payable by them within a reasonable time frame. |
| top |
|
| |
Vacating
All our properties have had their carpets cleaned prior to tenants moving in. When tenants vacate they are required to have this done by a professional company at their expense and to provide receipts to our office upon return of keys.
Tenants are advised that they are required to give two weeks notice in writing once their lease has expired should they wish to vacate. It is also explained that rent must be paid up to date upon vacating and that their bond is not to be used up prior to vacation.
This information does not cover every aspect, however we hope this gives you a little more insight into what’s involved in signing up a tenant. For more information please feel free to ask the Property Manager. |
| top |
|
| |
Thank you!
We offer our clients an unparalleled service that is second to none in Brisbane’s Southern suburbs and Logan environs. Your referrals allow us to continue to grow and remain competitive.
Should you require a market appraisal on you investment property for any reason please do not hesitate to ask. This service is provided at no cost to you by our sales department. |
| top |
|
