PROPERTY MANAGEMENT Property Management Enquiry Guide Elders Real Estate Grafton 70 Pound Street, Grafton (02) 6642 1122
WWW.ELDERSGRAFTON.COM.AU
QUICK START About Us Getting Started Tenant Secured During the Tenancy Inspections Maintenance Rental Monies Insurance Water Usage Smoke Alarms Pools and Spas Lawns / Garden
Break Lease End of Lease Vacating Our Office Our Team Administration Property Managers
Schedule of Fees Contact Us
ABOUT US YOUR LOCAL ELDERS REAL ESTATE OFFICE Elders Real Estate Grafton has a reputation as one of the fastest growing Real Estate Agencies in the Clarence Valley. Offering professional service from experienced locals to assist you with all your property needs, you will feel safe knowing that your asset(s) are in good hands at Elders Real Estate Grafton. Elders Real Estate, Grafton are proud to say that their rent roll is 100% organic meaning Elders don’t buy business – they earn it.
“Property Management is about creating wealth for our investors. We have the capacity, commitment, support and experience to ensure the protection and growth of your investment”
GETTING STARTED Our representatives undertake a rental appraisal of your property based on the property manager’s comprehensive rental market knowledge. The property will be advertised for rent on our rental list and on the following websites: elders.com.au eldersgrafton.com.au realestate.com.au domain.com.au homehound.com.au With Owners permission and upon request, a ‘For Lease’ sign can be erected at the property. ‘For Lease’ open for inspections will be conducted until a suitable tenant is approved. We do not hand out keys.
TENANT SECURED When applications are received from a prospective tenant we will process them immediately, thoroughly checking all references, employment and income, current and past rental history and checking against the default tenancy database “TICA” which is Australia and New Zealand wide. We will then contact you to discuss and advise you through this, ultimately the decision will be yours. If you are happy to proceed, we will discuss suitable start dates and lease terms - usually 6 months or 12 months (or less depending on the circumstance). Prior to the tenancy commencing, an “Entry Condition Report” with photos will be completed to record the condition of the property at the start of the tenancy. If you have been occupying the property, please ensure you leave the property in the same standard you would like the tenants to at vacate. All lease documents will be prepared for you. We require a set of keys for each tenant and a set of keys for the office. The office set can be used for routine inspections, trades people or for an emergency. At sign up the tenant is required to pay a bond equivalent to four weeks rent, and the first two weeks rent.
DURING THE TENANCY INSPECTIONS The first routine inspection is scheduled within 3 months after the commencement. It is then established whether future inspections are to be executed every 3 or 6 months from this point. A copy of this report will be sent to you with any findings on the property, and we will also take photos of the property if the tenants are agreeable. Maximum inspections allowed per year are four - Residential Tenancies Act NSW (2010).
MAINTENANCE Maintenance required will be phoned or emailed through to you for your approval prior to arranging, unless it is an emergency in which case we will organise that day. Quotes can be arranged for major repairs. Our office uses licensed tradespeople only. If you have a preferred tradesperson please let us know. We also recommend regular pest and building inspections on the property for the tenant’s safety and your own peace of mind.
RENTAL MONIES Rental monies collected will be disbursed to you once or twice a month, depending on your preference. A statement will be sent via email or post to accompany this. Please note: once monthly payments are made on the last business day of the month. If you choose twice monthly payments you will be transferred the funds on the 15th of the month and the end of the month. In NSW a tenant is required to pay two weeks rent at the commencement of the tenancy, after that they must pay on or before the due date. Should your tenant fall into arrears you will be advised. As per NSW tenancy legislation, a tenant can be sent a Notice of Termination once they are more than 14 days in arrears.
INSURANCE We strongly recommend obtaining Landlords Insurance to cover you in case the unfortunate happens eg. tenant rent default etc. We thoroughly check tenancy applications but cannot see into the future. We recommend obtaining cover that includes, loss of rent, damage (accidental and malicious), public liability and theft.
WATER USAGE Tenants can be charged for water usage during the tenancy - provided the house is deemed water efficient and the property runs on its own water meter. Please forward a copy of the quarterly water invoice to our office and state whether or not you have paid to the council – or you can contact Clarence Valley Council and have the water rates sent directly to our office. If it has been paid, we will invoice the tenants for reimbursement – if it has not been paid, we can pay the quarterly invoice from rent collected to the council as well as seeking reimbursement from the tenant. In order for a property to be deemed water efficient the internal cold water taps for kitchen sinks, bathroom hand basins and internal showerheads must have a maximum flow rate of 9 litres per minute. There must not be any leaking taps. Tenants are allowed a minimum of 21 days to pay the water bill.
SMOKE ALARMS At the commencement of each new tenancy it is the responsibility of the owner to ensure the house is fitted with adequate number of smoke alarms and that they are all in working order with new batteries. If you are unable to do so, your Property Manager can employ a handyman to attend. Once the tenancy has commenced, it is up to the tenants to change the batteries.
POOLS AND SPAS We recommend the Landlord leaves detailed instructions on how to operate and clean the pool, or alternatively we can arrange a pool professional to give the tenants a once off initial lesson at your expense. Pools are expensive to repair so it’s best the tenants are confident on how to look after it correctly. Please ensure the pool is clean prior to the tenancy commencing as we request the tenants to leave it in the same condition upon vacate. A compliance certificate will be required to form part of the lease.
LAWNS / GARDENS The tenants are generally in charge of ensuring the lawns are mowed and gardens weeded during the tenancy. If you have concerns about this and want to include this as part of the rent it can be discussed with your Property Manager. Please ensure the lawns are mowed and gardens tidied prior to the tenancy commencing as we request the tenants to leave it in the same condition upon vacate.
BREAK LEASE A tenant can break their lease during a fixed term tenancy at any stage. However, there are fees involved that the tenant must pay to ensure there is minimal or no cost to the owner.
END OF LEASE Once the fixed period of the lease ends (both parties are to be agreeable to continue the tenancy), tenants may either re-sign another fixed term lease, or continue on a periodic tenancy. The tenants are still bound by all of the original lease terms and conditions but there is no fixed period. Leases are not automatically renewed. Please contact the Elders Property Management team prior to the expiry to advise if you would like to request another fixed period lease.
“We believe in helping you achieve your property investment dreams faster - we have the capacity, commitment, support and experience to ensure the protection and growth of your investment.�
“By providing you with current information, a solid return and a proactive approach to management, Elders Real Estate Grafton ensure your landlord experience is one that rewards through markets great and small.�
VACATING If your tenants are moving out, we will seek instructions from you as to whether you would like your property to be re-advertised for rent. Your Property Manager will advise if the rental price could be increased or if it is still at market value. If you are thinking of selling, you can have one of our sales representatives undertake a no obligation market appraisal to advise where your property is situated in the market. When a tenant vacates they are required to leave the property in the condition outlined on the ingoing condition report, taking into account fair wear and tear. Please note: NSW legislation states that tenants only have to have carpets professionally cleaned if they have been marked/soiled during the tenancy OR if a pet has been on the premises. If the tenant has a pet they also must carry out a professional flea spray. Prior to tenants bond being refunded, a final inspection will be carried out with the owners confirmation.
OUR OFFICE The Elders Real Estate office in Grafton is designed for us – and for you. Expanding over two levels, the Elders team can work efficiently and effectively in their personalised spaces. With the Property Management team based in The Hive – the heart of our building and the heart of our business – our Property Managers have a cohesive space to work in a shared space environment. Our training space and common area The Commons is located upstairs, nestled between our Sales Agents and The Workplace, which houses our Sales Associates and Personal Assistants to our Sales Agents. The Elders Auction Room is also located upstairs, and is transformed once a month to house our Elders Auction Evenings in a professional and friendly environment.
KAREN GORTON
SHELLEY CRAPP
PRINCIPAL
PROPERTY MANAGER
As the principal of Elders Real Estate Grafton, Karen prides herself on overseeing the smooth operation of an ethical, sustainable business that employs, trains and retains self-motivated local professionals.
Shelley is a local through and through, being raised in our beautiful Clarence Valley she has comprehensive knowledge of not only the area, but of the people in the community in which we work.
Karen has worked exclusively in the real estate industry for over 28 years, and her achievements are built on a foundation of honesty, transparency and a results driven approach.
The master of multi-tasking, Shelley is an example of exception life/work balance. Shelley is happily married and is the proud mother of 7 healthy children and enjoys keeping fit and mentally equipped.
Karen has resided in the Clarence Valley for her entire life. She understands the local property market, the town we live in and what the people of our community require.
Historically Shelley has worked for local solicitors, government agencies and privately owned local businesses. Shelley has bought to Elders her knowledge and experience in the fields of secretarial duties, book keeping, and multiple aspects within the building industry; not forgetting the virtues acquired from raising such a family.
NICOLE BUTTERWORTH
LEE TAYLOR
PROPERTY MANAGER
PROPERTY MANAGER
Local to Grafton, Nicole has over 14 years worth of experience within the customer service industry.
Lee is a career dedicated Professional and has successfully managed investment properties for many years. With an experienced background featuring roles in Real Estate Sales, Property Management, Administration and Credit Control, Lee is continually learning and educating herself to hone and improve her skills within the field of real estate.
Having first started her career in real estate in 2013, Nicole has been a dedicated member of the Elders Real Estate Grafton team now on two occasions, and is excited to be back with us. Nicole has a strong family orientation and a great respect of the value of family, and part of her love of property management is that of helping other families find their homes. She brings these genuine values with her in to her work and commitment to clients. With a strong passion for managing property as effectively and efficiently as possible, Nicole remains focused in everything she does.
Lee prides herself on being a true professional in this ever changing industry and is prepared to guide her clients through any situation. Her wealth of industry knowledge, excellent communication skills and demonstrated ability to negotiate at all levels add up to total confidence and holding your best interests at heart.
BIANCA HOLT
PAM WRATTEN
PROPERTY MANAGER
PROPERTY MANAGEMENT ADMINISTRATOR
Having grown up in the local area, Bianca broadened her horizons and moved away in 2003 to help run a business and start a family.
Pam commenced her real estate career in 1997, Pam was a welcomed wealth of knowledge and experience when she entered the Elders team in 2014.
Bianca has worked in several roles, all with a strong focus on customer service. In 2013, Bianca decided to take a leap and take some time to pursue her own ambitions. After realising that her passions and interests lay within the field of real estate, she obtained her real estate certificate.
Pam is the administrative backbone of our Property Management division, ensuring smooth financial transactions for Owners, and thorough processing of rental property data. Pam has a warm manor with clients and an acute attention to detail in all of her specialty areas.
Having recently moved back to Grafton in 2017 to raise her two girls around extended family, Bianca is now continuing her real estate career at Elders Grafton.
When it comes to the fine handling of your rental income we are certain Pam is the most diligent and qualified person to uphold the responsibility.
KIMBERLY DICK
MADDY RICHEY
PROPERTY MANAGEMENT RECEPTION
PROPERTY MANAGEMENT ADMINISTRATOR
As the front face of the Elders Grafton property management reception, Kim takes great pride in her outstanding communication and organisation skills.
Maddy has been working with Elders Real Estate Grafton for over 4 years.
Kim has lived in the area since 2003, and attended Maclean High School. With 11 years experience in customer service roles, Kim has established a high attention to detail and a love for her job. She confidently represents the needs of our valued clients at Elders Real Estate Grafton.
With many of her years accrued working her way up in the area of Sales, Maddy took some time out to start her family and a university degree. Maddy enjoys playing hockey, and has even played rep hockey for Country Australia. We are excited to have Maddy back and a part of our property management team, as her knowledge of the local area and her ability to keep her finger on the pulse in both sales and property management area makes her an amazing asset to both our team and our valued clients.
SCHEDULE OF FEES
MANAGEMENT FEE
LETTING FEE
8.8% on rent collected
110% of 1 weeks rent
ADMINISTRATION FEE
LEASE PREPERATION FEE
$5.50 per month
$33.00 Payable when lease is prepared / renewed
ADDITIONAL SERVICES $55.00 per hour Preparation and attendance at Tribunal (NCAT)
CONTACT GUIDE
ADMINISTRATION
For all general enquiries, contact the Elders office directly on (02) 6642 1122
(02) 6642 1122
graftonpm@eldersre.com.au
Karen Gorton
0437 867 243
karen.gorton@eldersre.com.au
Pam Wratten
(02) 6642 1122
pam.wratten@eldersre.com.au
Kimberly Dick
(02) 6642 1122
kimberly.dick@eldersre.com.au
Maddy Richey
(02) 6642 1122
maddy.richey@eldersre.com.au
PROPERTY MANAGERS Shelley Crapp
0466 212 438
shelley.crapp@eldersre.com.au
Nicole Butterworth
0427 368 669
nicole.butterworth@eldersre.com.au
Lee Taylor
0487 974 491
lee.taylor@eldersre.com.au
Bianca Holt
0423 911 361
bianca.wright@eldersre.com.au
THINKING PROPERTY MANAGEMENT? THINK US. CONTACT US Property Management Enquiry Guide Elders Real Estate Grafton (02) 6642 1122 70 Pound Street GRAFTON PO Box 330 GRAFTON
(02) 66421122
DISCLAIMER This booklet is not to be distributed, altered or reproduced by any means without written permission from Elders Real Estate Grafton.
WWW.ELDERSGRAFTON.COM.AU