Rent collection and arrears management
Rent will be collected from tenants in the most efficient manner (direct debit, BPay, EFTweekly, fortnightly or monthly). Rental arrears will be managed swiftly and in accordance with relevant legislation.
We will seek your instructions prior to serving any Notices on the tenant which may result in their eviction.
We will recover water consumption costs from tenants if required (eg. in separately metered properties only).
Disbursement of funds with itemised monthly and annual statements
We will finalise all current invoices for your property within the first payment period, and transfer the funds to your nominated account by electronic transfer. You will also receive your monthly financial statement at this time, with income and expenditure details for each property supplied via an electronic statement. Your annual financial statement will be forwarded along with your June monthly statement each year, including maintenance invoices for your income tax records.
Initial tenancy inspection
We will schedule an inspection of your property three months into a new tenancy. The initial inspection will provide you with details of the condition of the property and an assessment of how well it is being maintained by the tenants.
We will conduct routine inspections at six monthly intervals and provide you with written notification of this along with any maintenance that is required. The second general inspection that will be conducted at the nine-month mark of the tenancy will be used to advise you of the condition of the property and also to recommend the renewal of the lease for a further six or 12 months or a notice to vacate if the property is not being kept well.
Rents will be reviewed annually following the nine-month general inspection and once the current rent is compared to the market, It is sometimes in a landlord’s best interest to maintain the same rental amount or only increase the rent slightly for a good tenant rather than shouldering the cost of a vacant property and re leasing fees. We will provide you with the information required to determine the rent for the following year and issue the relevant notice to the tenant in a timely manner as required by legislation.
Prior to the end of a lease following the nine-month inspection, both the landlord and the tenant are contacted to discuss their intentions with regard to the continuation of the tenancy. If both parties agree to continue a tenancy a new lease will be prepared. We can also arrange a month-by-month agreement. A re-letting fee equivalent to one week’s rent plus GST is charged for negotiating and executing a lease with the existing tenant.
Repairs and maintenance
We will take care of your maintenance requirements using skilled, qualified and reliable tradespeople. We will ensure that any maintenance work does not exceed your pre-approved limit without your prior consent.
If you have preferred tradespeople, their details will be recorded and they will be contracted in accordance with your instructions as required.
The Residential Tenancies Act 1997 distinguishes between urgent and non-urgent repairs. We ensure that tenants are fully informed of the procedures that must be followed when dealing with urgent or non-urgent repairs. Tenants have the authority under the Residential Tenancies Act to organise urgent repairs up to
$2500 out of office hours.
Tenants will be provided with a detailed cleaning guide outlining expectations in relation to the final inspection.
We will work with vacating tenants to ensure prospective tenants can view properties in the lead-up to the end of a tenancy. This will reduce potential vacancy rates.
Vacating tenant’s bond will be returned upon satisfactory inspection of the property and in compliance with the Residential Tenancies Act 1997. It is important for you to inform us if you are planning some maintenance or upgrades to your property while it is vacant. This will give us the chance to advertise the property with the updated information and also set the available date with you.
Paying expenses on your behalf
We will pay the following property maintenance and other expenses from rental income as agreed to save you time:
• Council rates
• Water rates
• Maintenance invoices
• Body Corporate fees
• Landlord insurance
• Building and fitting and fixtures insurance
Insurance premiums – It is important to note that some building insurance policies do not cover things like carpets and curtains and for this reason, it is important for you to have fittings and fixture insurance, particularly if the body corporate covers your building insurance.
Victorian Civil & Administrative Tribunal (VCAT)
VCAT deals with disputes arising between landlords and tenants when issues cannot be reasonably resolved. Care is taken to prevent the need for matters to go before VCAT, but is sometimes unavoidable. In the event of a VCAT matter arising we will:
• Serve the relevant Notice to the tenant;
• Make an application to VCAT for a hearing;
• Attend any Tribunal hearings on your behalf to present the case;
• Follow up on any rulings and/or Orders issued;
• Arrange debt collection/insurance claims where required.