1. 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:

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.

2. What if i want more?

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.

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3. How is the rent reviewed during the tenancy?

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.

4. What is the length of the average tenancy

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.

5. Do you guarantee the tenants?

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.

6. What screening process do you use

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.

7. What tenancy documentation is required

LEGISLATIVE:

Form 18A – Tenancy Lease Agreement

Form 2 – Bond lodgement

Form 1 – Condition Report

Form 17A – RTA Booklet of rules and responsibilities

Pool Certifications

ADDITIONAL:

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

8. Who selects the tenants for my property?

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.

9. Setting Special Conditions

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.

10. How do I ensure the pet will not come inside the property?

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.

11. What happens if my property needs maintenance?

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

12. What about smoke alarms, light globes and tap washers?

It is the landlord’s legal responsibility in QLD to provide working smoke alarms and light globes, and to fix any leaking taps prior to the commencement of the tenancy. Legislative requirements include smoke alarm checks by an industry professional on new leases and lease renewals.

During the tenancy, the tenant is responsible for replacing any smoke alarm batteries and light globes.

We are not legally qualified to check the functionality and suitability of certain types of smoke alarms and use qualified professionals for that purpose.

13. 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.

14. Can i inspect the property whenever i like?

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.

15. How can i terminate the tenancy?

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.

16. Can a tenant break the tenancy agreement?

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.

17. Who pays for damage by the tenant?

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.