Property management

Our Service to you

All references on application are checked thoroughly. Prospective tenants are also checked through TICA (Tenancy Information Centre of Australia) prior to approval.

Tenants are accompanied on inspections by office personnel unless prior approval has been obtained from lessors for keys to be given out with photo identification.

Condition reports are issued prior to a tenant occupying the property as well as vacating.

Rental arrears are checked twice weekly. Any tenant who is seven days in arrears is issued the relevant notices.

Three monthly inspections are carried out on all rental properties and a written report is sent to you.

Regular drive-bys are carried out either by the property management staff or the sales personnel. If the exterior of the property is not being well maintained an inspection is immediately organised.

All repairs are carried out by licensed tradespeople unless advised to the contrary.

We offer a mid-month and end of month payment and statements are issued monthly. Monies credited directly into owners accounts via Suncorp Metway online.

 

"how should I market my property for rent?"

* Signs - The 24 Hour Salesperson
* Signboards are working 24 hours, 7 days a week
* Designed by image and layout experts to be eye-catching with essential information
* Informs prospective tenants who are looking in your area that your property is for rent

* Internet
www.professionals.com.au
www.coolumbeach-realestate.com
www.domain.com.au
www.realestate.com.au

* Window Display
* 24 hour, 7 days a week exposure.
* Attracts new prospective tenants
* Enables prospective tenants to compare properties and prices

* Press Coverage
Our rental list is advertised in the local Coolum Advertiser paper which is distributed each Friday.
Alternatively a line ad can be placed in the Sunshine Coast Daily on a Saturday in the TO LET section. Approximate cost between $25 - $35 per ad.

Testimonals

"what our clients have said..."

“I wish to thank you the staff at the Professionals Coolum Beach for the professional property management service you have provided over the past 4 years taking care of my property located at Coolum Beach.

Rental payments and routine inspections have always been carried out on time as per our agreement. Any necessary repairs have been taken care of efficiently and in a timely manner to ensure the good upkeep of my property. I have always appreciated your good communication for approvals when required.

“Thank you for your professional and friendly service.”

J Afiouni

“I would like to take this opportunity to thank your office and particularly Kate Tomba for the fantastic and efficient service in the management of my two investment properties in Coolum over the past few years. Kate has always been extremely polite and super efficient to deal with especially with any maintenance issues.

The Professionals choice of tenants has also been exceptional. My only regret is I need more properties for the Professionals to manage.”

P Barnes

“I would like to bring to your attention once again, the first class service your letting staff have provided with respect to my unit at Coolum Beach. Not only have they given us the opportunity of utilising the unit for our Christmas break, but you have retained a good permanent tenant.

I must congratulate you Lorraine and your team for the excellent management of my property over the past 18 years. I have other rental properties in Brisbane and Townsville but your agency provides a much superior service, one to make a landlord feel totally comfortable.”

R Nicholls

Tenant Selection

Our office, window display and internet advertising ensures that we maintain excellent levels of enquiry.

Prospective tenants are carefully selected through an application process. Previous rental and employment checks are conducted. In the case of applicants who may have sold their property we seek advice from the salesperson involved as to their lifestyle.

Our office is also a member of TICA - Tenancy Information Centre of Australia. This is a tenant database for defaulting tenants and is an effective tool in the tenant selection process.

The greatest care is taken to ensure that the most suitable tenant is chosen for your property.

Our philosophy is to always be critically selective with tenants – it is better not to have a tenant – than to have a BAD tenant!

Inspections and Maintenance

Inspections form a major part of the management of your property. Professionals Coolum Beach ensure that inspections are carried out on a regular basis throughout tenancy. On commencement and completion of a tenancy agreement a thorough condition report is completed.

Routine inspections of your property are made every three months. Inspections will protect your investment, in that minor repairs and maintenance will be brought to your attention. After each routine inspection you will receive a written report outlining the overall condition of the property. These reports will assist you to keep up to date with the condition and value of your property.

Neglect of minor repairs can often lead to major repairs and expenditure and at times can result in the loss of a good tenant. Our comprehensive inspection program will ensure that problems are resolved quickly by qualified tradespeople.

Please note, that under the Residential Tenancies Act, lessors may be penalised for not keeping their property adequately repaired and maintained.

Tenant Information Sheet

Tenancy Agreement
You have just signed an agreement between yourself and the lessor (owner) of the property. This is an important legal document that gives you certain rights but also certain legal obligations. These are laid out clearly in the Residential Tenancies Authority Form 17a Information Statement supplied by our office. Please take the time to read this book and make sure you understand what is required.

Entry Condition Report
You have been given a completed Condition Report that outlines the condition of the property at the start of your tenancy. It is imperative that you complete this immediately and return it to our office within 3 working days. We have kept a copy of the report and will use it during and at the end of the tenancy as our record if we do not receive your completed copy back in the office. This is the best method you have of protecting your bond. Please make sure that all parties sign this form and it is returned with your Condition Report within 3 working days.

Rental Payments
Payments are to be made on or before the due date. By Direct bank transfer, Bank deposit or EFT. Please advise office. A charge of $9 will be appropriated for dishonoured cheques and no further cheques accepted for rent payments.

Rent arrears
On commencement of your tenancy 2 weeks rent is paid. If you then pay rent a week from commencement you will always be a week in front.

Should you fall 7 days in arrears the next day a ‘Notice to Remedy' will be issued. If this is not remedied within the time allocated a ‘Notice to Leave' will be issued. This is the first part of the eviction process and should be taken very seriously.

SMS text messages are sent for reminders if rent is in arrears.

Occupancy of the property
Only the people on the original application are allowed to reside at the property permanently. If a new tenant wishes to move into the property you must advise us immediately and an application form must be completed (100 ID points must be provided). We will then process the application and you will be advised of approval or otherwise as soon as possible. The person should not move into the property until we have advised you that this is in order to do so.

Care of property
No nails, blue tac or sticky tape is to be placed on walls and doors. There is a very clear requirement to take good care of the property so as to ensure at the end of the tenancy you leave the property in the same condition as it was at the start of your tenancy. This includes internal and external cleanliness of property.


Garden
Is required that you regularly mow, weed, remove garden rubbish and edge the garden areas. Lawn clippings can be used as mulch. They are not to be piled up on garden beds of against a fence.

Bin
All rubbish must be placed in the bins provided. Rubbish bins are to be put out and brought back in on rubbish collection day. Recommendation is to wash bins on a regular basis.

Carpets
Carpets are to be professionally cleaned upon vacating and cleaned once a year (receipt is to be brought into office).

Curtains
Curtains are to be professionally cleaned upon vacating when the premises have been rented over a 12 month period.

Pest Control
A professional pest control is to be carried out prior to vacating or annually if it has been carried out by lessor or previous tenant at the start of the tenancy.

Inspections
Inspections are carried out every 3 months. You will receive 7 days notice prior to inspection. Once the entry notice (Form 9) has been issued we are within jurisdiction to enter the premises without your presence.

Repairs
All repairs are to be reported immediately to the office. We will endeavour to act quickly although we do ask for your patience in situations where we are awaiting owner's instructions or tradespeople are unable to respond immediately.

Light Bulbs and Smoke Detectors
Tenants must replace all light bulbs throughout tenancy and at the end of tenancy if applicable. Tenants must also pay for batteries for smoke detectors and make sure they are in working order.

Hot water system
Hot water systems need to be topped up on a regular basis, usually every 3-4 months. To do this you release the pressure valve on the side of the system and you will hear the sound of running water. This is filling up the heating mechanism inside the tank. Once the tank is full, hot water will run out the overflow pipe usually located at the base of the system near the valve. Please check the location of the overflow pipe before starting and have something to catch the overflow of water, particularly if the hot water system unit is situated inside the house.

Car parking
Please park cars in designated areas only. They are not to be parked on front nature strips or lawns. Ensure that all designated parking areas are kept free from oil spills and stains. This is particularly important if you are living in a unit. You must follow the rules of the Body Corporate.

Smoking
Smoking is not permitted inside whatsoever. If the scent of cigarette smoke has been detected inside the property is to be professionally deodorised upon vacating.

Water usage
Excess water is deemed to have occurred when six months water consumption exceeds 175 kls. A charge of 87c a kl is charged over this amount. (This applies to tenant(s) renting properties that are separately metered).

Pets
If you have been given approval to have pets at the property. It is important that you keep the pets outside and any damage made will be rectified before vacating. Property is to be pest control for fleas upon vacating.

Tenancy renewals
Approximately 4-6 weeks before the end of your fixed term tenancy you will be offered an extension of your tenancy for a further fixed term relevant to the lessor's instructions.

Vacating
Two weeks written notice (Form 13) is required when vacating a property. Completing an Exit Condition Report can be a guideline for the final inspection. No final inspections are made on Saturdays or Sundays.

Breaking of lease
Once a lease is signed it is a legal contract. If the occasion arises where you wish to break a lease you are responsible to pay rent till another acceptable tenant is found. A break lease fee equivalent to one week's rent plus GST is charged.

 

Complete management costs

We are not just a rent collection agency. Our complete Management Services will relieve you, the Lessor, of the worries of finding qualified tenants, collecting rents and general upkeep.

This is a complete service which includes:

1. Conveniently located office
2. Prompt maintenance procedures
3. A full computerised Management System, which ensures that your money is banked promptly and those statements are issued monthly.

Fees

Our charges cover all procedures as outlined in this guide and are as prescribed in the Property Agents and Motor Dealers Act 2000 recommended Scales of Fees.

Letting Fee

A letting fee is charged to find and assess new tenants for your property. The cost of the letting fee is the first weeks rent plus GST.

Rent Collection and Management

5% Rent Collection + GST
3% Management + GST

Office Expenses

$5.50 per month to cover postage, STD phones calls, fax transmissions, email and bank charges and new technology.

Property Management Fees are Tax Deductible

Owner Responsibilities

The most obvious responsibility an owner has in respect to their investment property is that it is kept in a fit and habitable state in which to live. Fair treatment of tenants will ensure that they look after your property.


Most importantly, an owner has a duty to do whatever is necessary to ensure that the property is free of defects that could cause injury to the tenant or any other person who enters the premises.


Appointing ‘Professionals' to manage your property can help you take the worry out of your responsibilities.

Professionals are a group of over 400 co-operating real estate agents located in major centres throughout Australasia. By combining resources we are able to provide our client with the widest possible range of services; services which can be tailored to suit your individual needs.


Professionals have a very efficient referral system that can assist owners, tenants, vendors and purchasers alike affecting a smooth move, be it within the state or interstate. They do this by placing you in touch with a Professionals office in your proposed area.


Professionals have ongoing training programs in the specialised area of property management. Regular seminars, forums and training sessions are conducted frequently to keep members informed of changing legislation and market conditions.

Property management is no longer a rent collection service! Property management is a comprehensive range of services which, when combined, enable the Professionals staff to successfully manage your property for you.

Court rulings and revisions of lessor and tenant law are making the task of Property Management more and more difficult. Now, more than ever, it is prudent to have your investment property managed by a properly trained and experienced person.

It is with this knowledge that we offer our services to you and promise to always serve you with enthusiasm and integrity.