Do you require a free no obligation rental appraisal?

Get a free expert rental appraisal with a Robert James Realty property manager. We will will provide you with a detailed report of your property and an assessment of its current rental value. Full appraisal or quiet "drive by" available if you don't want to alert current occupants


    Rate My Agent Agency of the year

    Another milestone for Robert James Realty as we win the award for the Best Property Management Company in Sunshine Coast presented by Australia's No. 1 Real Estate Agent ratings and statistics website — RateMyAgent. We thank the people of Sunshine Coast for their immense support and trust in us.



    At Robert James Realty, the average time it takes to lease your property depends on the market conditions and the rental season. It is the job of our experienced team to ensure your property is vacant for the minimum period of time. It is important to consider factors such as accurate market appraisal and quality tenant selection. Due to the nature of our beautiful location we find correctly priced properties rent very quickly and are in high demand.

    We place priority on marketing your property as soon as we are aware of its availability and have access. This is subject to the property meeting our required criteria and legislative criteria. Our specialist leasing consultants will market your property and work to secure quality tenancy in the shortest possible timeframe.

    How will you determine the best rental price for my property?

    We always strive to get you the maximum rent possible, however we also must keep in mind evaluating the correct market rent to ensure your property is tenanted as soon as possible. Therefore, the rental price is determined by:

    Therefore, the rental price is determined by:

    Demand levels – is there currently a high or low demand for rental properties?

    Availability – we look at properties currently available for rent and consider their location and features for comparison to calculate a maximum rent for your property.

    History – We compare your property with what we have currently rented, taking into account property location and features.

    Market Analysis – We have access to the current market data, where other properties are positioned within that, price and days on market.

    These factors allow us to give you qualified information to set the right rental price for your property.

    Our team will work closely with you to achieve your goals wherever possible. This may include making recommendations to help achieve optimum rent. Having said this, an overpriced properties historically sit vacant in the market for longer. The demand in the market always drives the achievable price. As owner, you can define your price. Be aware that your annual rental return will reduce by 2% for every week the property remains vacant.

    When we need to secure you a new tenant, or the lease is due for renewal, we will always review the rent against market conditions. There is legislative criteria in place for rental increases and notice periods for existing tenants. We will always contact you for your permission before the rent is increased.

    For residential tenancy agreements, the fixed terms of the lease arrangements are usually 6 months or 12 months. We strive to attract and place the highest calibre of tenants across our portfolio. We look after our quality tenants well with great communication and great service as ultimately they will look after your property value and tend to vacate less frequently when they are happy.

    We cannot guarantee the performance of the leaseholders for your investment property. We can assure you that our extensively experienced senior property managers use their professional skills to qualify that the tenant can pay the rent, has a clear record with adequate references and will maintain your property with diligence and responsibility.

    We have a strict criteria to ensure the highest calibre tenants for your home. This includes requests for adequate documentation on I.D, proof of income, prior rental history, prior rental references, TICA checks and personal evaluation.

    What tenancy documentation is required

    Form 18A – Tenancy Lease Agreement
    Form 2 – Bond lodgement
    Form 1 – Condition Report
    Form 17A – RTA Booklet of rules and responsibilities
    Pool Certifications
    Our zero tolerance policy on rental arrears
    Property sign up checklist ( detailed procedural sheet )
    Direct Debit Request
    Maintenance request form and protocols
    Info pack / contact calender

    You do! Once we screen the prospective tenants, have required criteria in place and have a final list of qualified candidates we provide you with the relevant details and our recommendation. You make the ultimate decision on the tenant for your home.

    You may give us some special instructions in relation to the property and the way it is managed or tenanted, provided the instructions are lawful and reasonable. These special instructions will need to be either specified in the Management Agency Agreement, the tenancy agreement, provided in writing to us.

    Pets At My Property (If Permitted)

    If I allow pets at my property, what expectations will be given to the tenant?

    We always sign pet conditions with your tenant on their tenancy agreement. This obligates them in 4 ways:

    No additional pet may occupy the property without prior permission.

    The pet may not come inside the property.

    The pet must be removed from the property if it becomes annoying or bothersome to neighbours (after reasonable warning has been given in writing).

    The tenant must be responsible for any damage caused by their pet, and remove any rubbish or faeces deposited by the pet. The tenant is also required to fumigate the property both internally and externally upon vacating the property and provide proof of receipt. We also record the details of the pet on the agreement, which is then signed by the tenant.

    We obligate the tenant to commit in writing that they will not bring the pet inside. However as we are unable to monitor the property all of the time, we cannot guarantee that the pet will not come inside the property. We do look out for any warning signs whilst at the property conducting inspections. However, the only way to ensure that a pet will not come inside the property is to insist ‘No Pets’ right from the start of the tenancy.

    Refer to the corresponding page on our property maintenance screening and request procedures. Please ensure all of your contact details are up to date.

    Who pays for water usage?

    The property is a house, who is responsible for maintaining the lawns and gardens?

    Unless otherwise agreed, the tenant is responsible to maintain the lawns and gardens to the standard they were given at the start of the tenancy.

    If the property is provided with watering systems these need to be working and kept maintained during the tenancy.

    You can, however, the tenant needs to be given 7 days notice, or agree otherwise. The Owner/Agent are limited to a maximum of 4 inspections in any 12 months period.

    There are 3 main ways that a tenancy can be terminated.

    1. To end the tenancy at the end of the fixed term

    Landlord must give at least 2 months notice to end a tenancy when the fixed term of the agreement is due to expire.

    2. To end a tenancy after the fixed term has expired (i.e. a continuing tenancy)

    A tenant is required to give at least 14 days notice and the owner must give two months notice to terminate the agreement any time after the fixed term has ended.

    3. To end a tenancy due to a breach

    A breach notice followed by termination notice may be given at anytime if either party breaches and fails to remedy a broken term of the agreement, e.g arrears of rent.

    Residential Tenancy Agreements are legally binding contracts. However, if a tenant wishes to break the Agreement and vacate the property before the fixed term expires, the tenant is responsible for the following:

    rent until the date a new tenant takes over the property, or until the fixed term expires (whichever happens first)

    any agreed advertising costs

    the owner’s costs of a letting fee.

    The smoke alarm check fee It is important to note that the owner/agent must make reasonable efforts to minimise any potential losses the tenant may suffer in this situation.

    The question of what constitutes damage and what is considered acceptable “wear and tear” is always an issue in property management.

    In cases of damage to a property attributable to a tenant that is not considered normal wear and tear, normally the bond will provide sufficient protection to remedy the damage.

    If not, the owner can take action in the Tribunal against the tenant. Also, landlord protection insurance can cover this type of situation.