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contact us on... Website. www.farmbaye.com email. sales@farmbaye.com Mailing address. PO Box 9, Kalorama, Victoria 3766. Phone. +61 3 9728 1544 Fax. +61 3 9728 5506
Property Training Qld
Your pathway to success in real estate
Fast Track Licensing Use your prior learning and current skills & knowledge to fast track to a real estate agents licence. If you have operated management rights for at least 12 months in the last 2 years you may qualify for a fast track course. If you have completed a RLA course and an upgrade to sales course then you require 8 more units to achieve the educational requirements for a full licence. We conduct fast track courses over two days or online. Course fees and timetables can be found on our website www.propertytraining.qld.edu.au Enquire now.
Phone: 1800 080 349 or 0401 990 044 RESORT MANAGEMENT TRAINING Your pathway to success in resort managment
Hynes Legal Management Rights Experts Getting the right legal advice is critical. Don’t put your management rights investment at risk. Frank Higginson, Sharon Flood and the team at Hynes Legal can assist with your management rights needs. We can help with: •
Frank Higginson Director 07 - 3193 0588
• • • • • •
Sharon Flood Senior Associate 07 - 3193 0500
• •
Purchase and sales of management rights businesses including off the plan businesses. Advice on existing management rights agreements. Renewals and variations of management rights agreements and the strategies to get them approved by the body corporate. Disputes with bodies corporate, committee members or owners. Workplace, health and safety issues. Licencing advice and structuring. Structuring partnerships and drafting partnership agreements. Partnership disputes. Body corporate issues.
Would you like to receive the best management rights information in the industry? Visit www.hyneslegal.com.au/news and subscribe to our newsletter, or email marketing@hyneslegal.com.au
When it comes to servicing your building, we’re all over it. facility management
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remedial & rectification What do we do? You mightconsulting have already seen our work without realising it. In any given property in Australia, we could be responsible for refurbishments, air conditioning, gardening, cleaning or remedial maintenance and rectifications. We have highly qualified professionals from all areas of building management, maintenance, cleaning and construction who are experts at what they do. cleaning What’s more, Minc is there for you through a single point of contact - 24 hours a day, 7 days a week. remedial & rectification
And to prove we mean business, all our work is guaranteed. It’s little wonder we’re so popular with our national clients, including NRMA, Kmart and Westpac. To bring your facilities management to a better level, visit us online at minc.com.au or call 1300 88 6462.
Providers of tourism information and brochure displays to accommodation complexes and other high visibility locations including Tourist Attractions and Visitor Information Centres for the past 27 years Displays come fully stocked with a wide range of information for guests. Our clients include all of the regions’ major tour companies, attractions and activities providers Displays are serviced regularly by friendly and knowledgeable personnel Local family owned and operated business Phone: 07 5499 6222 Mobile: 0412 587 288 Email: info@SunshineCoastBrochureDisplay.com.au Website: www.SunshineCoastBrochureDisplay.com.au
Management Rights Sales is widely recognised as one of the industry’s most experienced and enthusiastic management rights companies specialising in management rights, motels and resorts servicing Queensland, New South Wales and Victoria
You give us the cards, we do the deals!
VENDORS… if you want results that count and exposure to motivated buyers in the management rights world, look no further. We market and contract, guiding the sale to the expected result… SOLD & SETTLED!
Call MRSales today to arrange a confidential chat with a broker best suited to market your business Head Office: Suite 1 Ground Floor Equinox Sun Resort, 3458 Main Beach Parade Surfers Paradise Qld 4217 | Ph: 07 5555 8200 | Email: info@mrsales.com.au
We have an extensive financial background to assist you with your funding requirements. Mangement Rights and Motel Finance Pty Ltd are an industry leader in providing specialist finance needs to companies and individuals embarking on the purchase of a Management Rights business. Mark Ryall 50 Seaspray St Paradise Point QLD 4216 PO Box 1049 Runaway Bay QLD 4216 Ph: 07 55641100 Mob: 0419 640 215 Fax: 07 55641409 Email: mark@mrmfinance.com.au
Are you tired of using a finance broker who is not able to round up the best deal?
Switch to PCS Finance... the right broker for the job
steve@pcsfinance.com.au Gold Coast 07 5580 9595 Brisbane 07 3252 2219
www.pcsfinance.com.au The most experienced team in the industry
BECAUSE HOLIDAYS ARE A SERIOUS BUSINESS.
You need a good team behind you. • • • • • • • • •
Due Diligence Reports Financial Reports for Bank Finance Applications Business Sale/Purchase Legal Advice incl. Conveyancing Annual Tax Compliance Accounting & Bank Reporting Bookkeeping & Management Reporting Trust Account Auditing P&L For Sale Reporting Capital Gains Tax Effective Sale / Exit Advice and Accounting Superannuation Accounting, Audit and Licensed advice. Accountants - Investment Managers – Lawyers Brisbane | Mooloolaba | Noosa Ph: 1300 797 858 www.ascendia.com.au info@ascendia.com.au Highly experienced and competitively priced Management Rights industry accountants, lawyers and superannuation advisers ensuring your interests are protected through all stages of your management rights business.
a t a r t S Inspector “giving you the inside story...�
Body Corporate Search Specialists Due Diligence Reports for Buyers of Strata Units and Management Rights Contact Tony Pannell 0413 927 333 Visit our website www.scls.com.au for more information.
ABOUTARAMA ARAMA is a not for profit membership based industrial association. Branches provide a local body to ensure that the management rights industry operates efficiently and effectively and continues to grow. ARAMA Queensland (QRAMA) was formed in 1991, when a group of resident managers were concerned that legal challenges to the status and operation of management rights threatened their businesses and investments in those businesses.
The tourist letting businesses managed by ARAMA members generate more than $350 million revenue annually, making a significant contribution to employment and the local economy. In addition, long term letting businesses managed by ARAMA members have total revenue of $300 million annually. Collectively, the Management Rights Industry employs over 11,000 Australians and engages over 23,000 contractors such as cleaners and other trades, professionals and service providers each month.
From this grass roots defensive beginning, ARAMA has developed a wider role within the industry and is a key stakeholder in the strata and community titles industry. As Australians continue to recognize and enjoy the 21st century lifestyle living opportunities of density living and
Resident managers are typically a couple who may operate the building themselves or who may engage casual or permanent staff to work for them. Some larger buildings may operate under a company structure with a larger staff.
holidaying, the industry continues to expand. ARAMA and its members are able to contribute with experience and provide a positive input to the various developments and problems that come with multi-unit living and ownership of property in community management schemes. ARAMA has more than 1,000 members in branches located all around Australia. State branches also exist in NSW, Victoria and Queensland which are overseen by a national body. ARAMA National was formed in 2007 as an association of State branches. ARAMA members manage more than 50,000 units in a diverse range of schemes with a property value in excess of $15 billion. Some members manage buildings and resorts for tourism or holiday letting, others manage permanent rental high rise buildings and communities that have buildings with a mixture of holiday and permanent letting. Other Management Rights schemes involve Corporate letting, student letting and retirement.
Complexes vary in size, some with as few as 10 units while in holiday and CBD centres, these may consist of several hundred units. ARAMA was founded as an incorporated body to represent members at a range of industry forums and to present a collective and considered policy on behalf of resident managers. The State Management Committee of ARAMA continues to plan for the future of resident managers to ensure that the industry continues to grow and that the asset value of the properties managed by resident managers provides adequate returns for all stakeholders. ARAMA has a strong affinity with the State tourism industry, the State Residential Authority and with the growth of density living opportunities as part of the new developments in urban planning and management.
Aims and objectives • To provide the necessary formal representation, through the research and preparation of submissions and provide responsible representation required for all legislative and regulatory reviews covering multi-unit living particularly the protection of Management Rights. • To promote and educate key stakeholders that the concept of owner operated Management Rights is the most effective and successful method of serving the ongoing interests of unit owners, bodies corporate, tourists and tenants. • Promote the tourist industry generally and specifically the letting of units within buildings on behalf of owners. • Keep members and our clients informed of industry developments and activities. • Represent members on relevant tourism and other professional bodies. • Maintain a Code of Ethics, a formal disputes resolution process for members to enhance standards of operation and behaviour within the industry. • Provide a source of regular bulletins, publications and media releases concerning industry information and issues. • Improve the professional and educations standards within the industry through effective training and licensing requirements.
Our Mission: “To serve the corporate and industry needs of all members in order that ARAMA can properly and fully represent the interests of all stakeholders and the resident accommodation industry as a whole."
ARAMAWEBSITE Resources for members
about what ARAMA should do and how it should operate.
Members should refer to the ARAMA website
Contact ARAMA
www.arama.com.au for many resources. The “home page” provides a brief background and will direct you to the relevant State. Each State “home page” contains general information available to both members and other interested people, where more background information on ARAMA is provided.
About ARAMA The section includes the Code of Conduct and Code of Ethics. While every resident manager is subject to a Code of Conduct under the legislation for resident letting agents and for service contractors, the ARAMA Codes set a higher standard. The benefits of the management rights model are provided here. Members need to sell the benefits to owners, tenants and tourists. Too often owners believe that the management rights exist to please resident managers. Use these resources in newsletters and discussions to present the whole story. The library includes a more specific comparison of the services provided by onsite and off-site agents. Unless members tell owners about the many issues members address, owners will not know. The Constitution is provided here. ARAMA Inc., ARAMA Queensland Inc., and ARAMA NSW Inc. are incorporated bodies with a constitution that provides the rules for its operation. At times some members have various ideas
The branch structure and responsibilities are all provided in the constitution.
This section provides contact details for each branch and shows the contact details for members of each branch committee. Each ARAMA member belongs to a branch which has responsibility for local activities. The State Management Committee is made up of branch representatives and has oversight on a state basis of ARAMA activities. In particular, the State handles communication with government activities on a state basis and sponsor support.
Licensing and training The licensing requirements change from time to time. There is a transitional period to allow applicants to complete training courses and apply for licences. Other industry training courses are provided from time to time. Details are provided here.
Holiday accommodation ARAMA does not provide a central booking service for accommodation. The website does provide information for members, potential holiday guests and owners concerning industry practices. Members are encouraged to adopt these practices or amend them to something
similar. Policies and practices should then appear on your complex’s website so that guests when they review your accommodation know the conditions and practices.
Join ARAMA Here membership application forms are provided. Any person wishing to join ARAMA can join on line or over the phone. The membership application form shows the cost of membership, the pro rata charges for joining through the membership year and instructions on how to join and the payment options. All membership has a common expiry date of 30 September.
About management rights Management rights is a concept that some owners have difficulty understanding. It is not a difficult concept if each part of the role is considered separately. The resident manager has: • A caretaking contract with the body corporate or Owners Corporation • Owns a unit and is a member of the body corporate – a fellow investor in the success of the scheme • Is a member of the committee with all rights except voting rights • Has an authorisation with the body corporate to operate a letting business on site • Maintains an office on site from which to operate the letting business • Has a written appointment with each owner who wishes to use the resident manager’s services, to act as letting agent. The brochure that explains these features and sets out
the benefits to each stakeholder is reproduced on the website. Being available here, owners and others can refer to its content. Copies of the brochure are available from the ARAMA state office. One copy of the brochure is provided to each member in their “new member” pack. Additional copies are available from the state office – state@arama.com.au. We recommend that members mail a copy of the brochure to every owner if some members of your body corporate do not understand the role of the resident manager. We strongly recommend that you do not wait until you need a contract extension before you provide educational material for owners.
Conditions of Booking ARAMA has developed guidelines for members to follow. These or similar conditions should be supplied to every guest. Clear and fair “conditions” not only help to minimise disputes but also provide a basis for resolving disputes and misunderstandings. It is hard to resolve a dispute if a guest feels you are making up the rules to suit the occasion. When airline tickets and similar products and services are booked, we are increasingly aware that we are purchasing a service that is defined with stated conditions.
ARAMAWEBSITE Cancellation Policy A recommended cancellation policy is provided that is consistent with Fair Trading requirements. The policy must be fair to both the owner and the potential guest. The policy sets out what can be applied if a cancellation is made. While the resident managers act as agent for the owner, they should also consider the reason for the cancellation and can adopt a more flexible position if the situation requires it. The policy provides a standard that can be varied if appropriate, depending on the likely loss suffered by the owner.
Goods and Services Tax We still have guests who expect to receive a tax invoice so they can claim GST. While the brief note here does not explain the input tax system under which agents operate when providing short term accommodation, it does provide a reference to the relevant GST Ruling.
Reference library The reference library provides resources for members on many topics including suggested PAMDA form 20a Appointments and recommended practices on a number of operating issues. Members are provided with a password to access the library. The password is changed each year after memberships have been renewed.
Member help Member discussion forum The discussion forum allows members to post questions on any topic involving their operations. Other members can add comments. ARAMA does not necessarily endorse the answers provided but further comments are usually added by other members when incomplete answers are provided. This process provides an exchange of ideas and information between members. This section is also password protected.
Employment noticeboard The employment noticeboard provides a low-cost facility for members to seek employees and for those looking for work in our industry to advertise their skills and availability. Members may place one notice without charge in each membership year. Additional notices and notices by non-members may attract an extra charge Further details on the size of notices are provided on the website.
Branch activities Branches can advise members directly by email of meetings and other events. The website provides details of meetings for Gold Coast, Brisbane and Sunshine Coast members.
Stationery supplies ARAMA prints manual trust account receipt books and guest registration cards. It also has available notices complying with the Traveller Accommodation Providers (Liability) Act 2001 relating to loss of guests’ property. Display of these notices limit the liability of the accommodation provider in the event of property loss by a guest. The Act does not cover loss due to criminal activity. ARAMA also prints warning labels for external doors which remind guests to lock external doors.
Helpful links A list of websites is provided for members and others who may be seeking industry information. Links include government departments with which members have dealings, key legislation that applies in our industry and other sites that provide information useful for members. We also show links to websites of sponsors here as well as making access to sponsors’ websites accessible by clicking on the sponsor’s logo on the “home” page.
Media The section allows members and others to review media releases made by ARAMA.
Newsletters The Newsletter is published three or four times each year and contains items of industry interest. The Newsletters are mailed to each member and other
industry stakeholders. Back copies are available on the website which can be a valuable source of industry information.
Media Releases The ARAMA President’s column in Resort News is the main item provided here, again with back copies available which provides access to topics addressed on a wide range of industry issues.
Annual Report The most recent Annual Report is available here in a PDF file. The Report is mailed to members when it is published and is provided here as well giving access to any person who wishes to review what ARAMA is doing. Provision of the Annual Report on the website is part of ARAMA’s governance practices which ensure our activities and financial performance are readily available for scrutiny by members and other interested stakeholders.
PUBLICHOLIDAYS Australian School Term Dates 2014 Victoria
South Australia
1: Tuesday 28 January - Friday 4 April
1: Tuesday 28 January - Friday 11 April
2: Tuesday 22 April - Friday 27 June
2: Monday 28 April - Friday 4 July
3: Monday 14 July - Friday 19 September
3: Monday 21 July - Friday 26 September
4: Monday 6 October - Friday 19 December
4: Monday 13 October - Friday 12 December
New South Wales 1: Tuesday 28 January - Friday 11 April 2: Monday 28 April - Friday 27 June 3: Monday 14 July - Friday 19 September 4: Tuesday 7 October - Friday 19 December
Australian Capital Territory 1: Friday 31 January - Friday 11 April 2: Monday 28 April - Friday 4 July 3: Monday 21 July - Friday 26 September 4: Monday 13 October - Friday 17 December
Northern Territory 1: Tuesday 28 January - Friday 4 April 2: Monday 14 April - Friday 20 June 3: Monday 21 July - Friday 26 September 4: Monday 6 October - Thursday 11 December
Tasmania 1: Tuesday 4 February - Friday 17 April 2: Monday 5 May - Friday 4 July 3: Monday 21 July - Friday 26 September 4: Monday 13 October - Thursday 18 December
Western Australia 1: Monday 3 February - Friday 11 April 2: Monday 28 April - Friday 4 July 3: Monday 21 July - Friday 26 September 4: Monday 13 October - Thursday 18 December
Queensland 1: Tuesday 28 January - Friday 4 April 2: Tuesday 22 April - Friday 27 June 3: Monday 14 July - Friday 19 September 4: Tuesday 7 October - Friday 12 December
Australian Public Holidays 2014 New Year’s Day ......................Wed 1st January Australia Day .........................Mon 27th January Good Friday ............................Fri 18th April Easter Saturday ......................Sat 19th April Easter Sunday ........................Sun 20th April
Easter Monday........................Mon 21st April Anzac Day ..............................Fri 25th April Queen’s Birthday (ex. WA) .....Mon 9th June Christmas Day ........................Thurs 25th December Boxing Day .............................Fri 26th December
G20 Leader’s Summit, Brisbane Only: Fri 14th November For more information on state-specific holidays throughout Australia, please refer to the chart at the front of this diary.
New Zealand Public Holidays 2014 New Year’s Day...................... Wed 1st January Waitangi Day......................... Thurs 6th February Good Friday............................ Fri 18th April Easter Sunday........................ Sun 20th April Easter Monday....................... Mon 21st April
Anzac Day.............................. Fri 25th April Queen’s Birthday.................... Mon 2nd June Labour Day............................. Mon 27th October Christmas Day........................ Thurs 25th December Boxing Day............................. Fri 26th December
New Zealand School Terms 2014 Term 1: Monday 27th January (at the earliest) and Friday 7th February (at the latest) to Thursday 17th April Term 2: Monday 5th May to Friday 4th July Term 3: Monday 21st July to Friday 26th September Term 4: Monday 13th October to (no later than) Friday 29th December (Primary & Intermediate)*, or Monday 13th October to (no later than) Wednesday 16th December (Secondary)** * or to a day in December which ensures that the school has been open for instruction for 384 half-days in 2013 ** or to a day in December which ensures that the school has been open for instruction for 380 half-days in 2013
MYDETAILS Real Estate licence number(s):_______________________________________________________________ Licence renewal date:_____________________________________________________________________ My ABN number:________________________________________________________________________ Caretaking and letting agreement expiration date:_________________________________________________ Apply for extension by:____________________________________________________________________
Key Building Contacts Role
Name
Phone
Name
Phone
Chairman Secretary Treasurer Committee Committee Committee Committee
Role Body Corporate Office Contact
Body Corporate AGM date:_________________________________________________________________ Body Corporate committee meetings dates:_____________________________________________________ Spending limit for resident manager:__________________________________________________________ Spending limit for committee:_______________________________________________________________
KEYTRADECONTACTS Personal Banker_________________________________________________________________________ Insurance Broker________________________________________________________________________ Fire Services___________________________________________________________________________ Locksmith _____________________________________________________________________________ Plumber_______________________________________________________________________________ Electrician _____________________________________________________________________________ Carpet Cleaner__________________________________________________________________________ Pest Controller________________________________________________________________________ Others___________________________________________________________________________ _____________________________________________________________________________ ___________________________________________________________________________ _________________________________________________________________________ _______________________________________________________________________ _____________________________________________________________________ __________________________________________________________________ ________________________________________________________________ Images courtesy Tourism Queensland
ARAMARESOURCES Useful websites Residential Tenancies Authority www.rta.qld.gov.au
Office Of The Commissioner For Body Corporate And Community Management
Office Of Fair Trading www.fairtrading.qld.gov.au
Office Of The Queensland Parliamentary Counsel For All Queensland Legislation www.legislation.qld.gov.au
www.justice.qld.gov.au/bccm
Useful emails Gold Coast
Cairns
Email goldcoast@arama.com.au
Email cairns@arama.com.au
Brisbane
Port Douglas
Email brisbane@arama.com.au
Email portdouglas@arama.com.au
Sunshine Coast
Townsville
Email sunshinecoast@arama.com.au
Email townsville@arama.com.au
Wide Bay
State Office
Email: widebay@arama.com.au
PO Box 2477, Fortitude Valley BC, Qld 4006 Phone 07 3257 3927 Fax 07 3257 3932 Email state@arama.com.au
Whitsundays Email whitsunday@arama.com.au
NOTES:
NOTES:
January
January 2014
Tuesday
Week 2
February
7
March
www.mahoneys.com.au
07 3007 3777
info@mahoneys.com.au
Brisbane office L15, 167 Eagle Street Brisbane Qld 4000
Gold Coast office 235 Varsity Parade Varsity Lakes Qld 4230 January 2014
Time
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July
April 2014 M
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Your FIRST Resort in Management Rights accounting & taxation
Gold Coast | Brisbane | Sunshine Coast rclements@holmans.com.au www.holmans.com.au Please see our full advertisement on the inside back cover
Wednesday Devonport Cup Day* (TAS)
M
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info@mahoneys.com.au
Brisbane office L15, 167 Eagle Street Brisbane Qld 4000
Gold Coast office 235 Varsity Parade Varsity Lakes Qld 4230
March
July 2014
07 3007 3777
February
www.mahoneys.com.au
8
January
2014 January Week 2
Time
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April
28 29 30 31
August 2014 M
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September 2014 T
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June
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August
20 21 22 23 24 25 26 27 28 29 30 31
November 2014 M
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Please see our full advertisement on the inside back cover
December
accounting & taxation
Gold Coast | Brisbane | Sunshine Coast rclements@holmans.com.au www.holmans.com.au
November
Your FIRST Resort in Management Rights