REAL ESTATE GRAFTON
ENQUIRY GUIDE
PROPERTY MANAGEMENT Call Elders on (02) 6642 1122
Visit the Elders Grafton Office 23 Prince Street, Grafton NSW 2460
QUICK REFERENCE About Us – Your Local Elders Office ......................................................... 3 Getting Started.............................................................................................. 4 During the Tenancy ...................................................................................... 5 End of Tenancy ............................................................................................. 7 Our Team ....................................................................................................... 8 Schedule of Fees ........................................................................................ 10 Contact Us ................................................................................................... 11
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About Us – Your Local Elders Office E l d e r s R e a l E s t a t e G r a f t o n has a reputation as one of the fastest growing Real Estate Agency 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”
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Getting Started Our representatives undertake a rental appraisal of your property based on the property manager’s comprehensive rental market knowledge.
Getting Started
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.
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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 trade people only. If you have preferred trade people please let us know. We also recommend regular pest and building inspections on the property for the tenants 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, however they must then 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 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.
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During the Tenancy Water Usage
Tenants can be charged for water usage during the tenancy - provided the house is deemed water efficient and the property runs on it’s 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 Grafton City 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 as per the Residential Tenancies Act (NSW) 2010.
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 &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.
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End of Tenancy 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.
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.
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Our Team
Karen Gorton
Brooke Lancaster
Ben Holder
Principal
Property Manager
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.
Brooke was referred to the Elders office early 2015 as a lady with a strong work ethic and good moral grounding. The perfect attributes for any real estate agent.
Ben is without a doubt an individual that has a genuine care for the wellbeing of others. From his extensive work within not for profit organisations and his genuine intention to give back, Ben was identified as having the values of a trusted property manager and on a daily basis we see these virtues expressed with our landlords and tenants. Ben has big dreams and is a conscientious, level headed agent. In for the long haul, Ben is constantly searching for new models of growth and is proud to be building his portfolio of rental properties on trust and respect. Communication is smooth with Ben and he has a calm approach to all facets of real estate.
Karen has worked exclusively in the real estate industry for close to 28 years, and her achievements are built on a foundation of honesty, transparency and a results driven approach. 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.
Through consistent and honest communication and a natural ability to negotiate with all walks of life, Brooke trouble shoots and multi-tasks with ease whilst being 100% committed to achieving timely results and exceeding her client's expectations. Brooke has worked in both sales and property management divisions and as a result Brooke has a wide understanding of the needs and requirements of investors and landlords.
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Property Management Office Growth NATIONAL
Property Management Office Growth QLD / NTH NSW
Property Management Generic Growth QLD / NTH NSW
Property Management Growth QLD / NTH NSW
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Our Team
Shelley Crapp
Pam Wratten
Lily Barry
Property Manager
Property Management Administrator
Administration
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.
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.
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, wages and sales.
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.
The front face of the Elders business is Lily Barry, greeting and meeting sellers, renters, buyers and tenants. With Lily we have acquired an individual that doesn’t need training in our company’s values; they are already in her make up.
A valued asset to our front face of business and also our property management division, Shelley works predominately in property management administration, and in reception handles every client with the utmost respect and care. 2014
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.
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Born and raised in the Clarence Valley her knowledge is well shared among our locals and visiting clients. Lily is efficient and friendly and alongside her reception duties she is a work-horse behind the sales & property management teams and will most likely be your first point of call when calling our office.
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Property Management Office No. of new Managements QLD / NTH NSW
Property Management Office Growth NATIONAL
Property Management Office TOTAL Growth QLD / NTH NSW
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2015
Schedule of Fees Management Fee 8.8% on rent collected
Administration Fee $5.50 per month
Letting Fee 110% of 1 weeks rent
Lease Preparation Fee $33.00 Payable when lease is prepared / renewed
Additional Services (If required) $55.00 per hour Preparation and attendance at Tribunal
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Contact Us
Elders Real Estate Grafton 23 Prince Street
Opening Hours
GRAFTON NSW 2460
9.00 am - 5.00 pm 9.00 am - 12.00pm
Monday - Friday Saturday
Contact Us Phone Fax
(02) 6642 1122 (02) 6642 1321
graftonre@elders.com.au
Property Managers Karen Gorton
0437 867 243 karen.gorton@eldersre.com.au
Ben Holder
0427 368 669 ben.holder@eldersre.com.au
Brooke Lancaster
0423 911 361 brooke.lancaster@eldersre.com.au
Shelley Crapp
0 4 1 9 4 93 58 8 shelley.crapp@eldersre.com.au
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