Property Management by Gary Peer & Associates

A new dawn in property management GaryPeer.com.au

Introduction

Welcome to Gary Peer.

The day you come on board with us is the day we start working for you. We take the uncertainty out of managing your investment property, dotting the ‘i’s and crossing the ‘t’s to make sure the process runs smoothly, right from the start.

Our offices

More than just collecting the rent, we offer a full range of services. That frees up your precious time so you can focus on the things you’d rather do.

Gary Peer & Associates is widely acclaimed as one of Melbourne’s leading large size boutique real estate agencies. Despite the outstanding success and phenomenal growth of the company, Directors Gary Peer and Phillip Kingston have remained fiercely independent, still insisting on an unrivaled level of customer service, together with an unparalleled knowledge of the area they work in. It’s a combination that guarantees clients the very best management and service available. In early 2012, Gary Peer & Associates relocated their Property Management Department to a new office at 55 Inkerman Street, St Kilda. This state-of-the-art department is lead by Operations Manager, Jenny Caughey, with the support of a dynamic and vibrant team, whilst Gary Peer personally oversees all aspects of the department. In early 2015, Gary Peer & Associates opened their third office in Carnegie. Directors, Leor Samuel, Gary Peer, and Phillip Kingston lead the dynamic and vibrant team with the support of their seven office network.

Caulfield

Carnegie

Bentleigh

St Kilda

Murrumbeena

New Projects 7

Our Property Management team

Gary Peer Phillip Kingston Jeremy Rosens Leor Samuel Darren Krongold Director & Auctioneer Director & Auctioneer Director & Auctioneer Director & Auctioneer Director

Jenny Caughey Branch Manager Property Management

Anthony Lee Branch Manager Property Management

Indika Tillakaratne

Head of Compliance and Risk Management

Danijela Krstic Business Development Manager

We have many of the best people in our industry – individuals who share the passion and commitment upon which our business was founded.

Brittany Kaklikos Business Development Manager

Sally Zelman Director

Leon Gouzenfiter Director

Vanessa McGlynn Department Manager, Property Management Division

Gemmah Kinniff Operations Manager

Our company stands for delivering excellence in results for all customers and stakeholders. We will do this with integrity, honesty and fair dealings with all. We strive to exceed customers’ expectations by delivering on our promises and using our outstanding skills in both sales and property management. All our staff are well trained, and attend regular internal and external training sessions. They all aspire to provide the highest level of customer service in the industry. We boast one of the lowest staff to client ratios in the industry (1:80)

Gary Peer Property Management

Mairead Gaffney

Allira Skews

Brad Graham

Kylie Malmstrom

Team Leader and Senior Property Manager

Cristina Trapler Senior Property Manager

Susan Gaul Senior Property Manager

Tracey Freestone Senior Property Manager

Amey Shinde Senior Property Manager

Samantha Lee Senior Property Manager

Robert Litinetsky Senior Property Manager

Amanda Adami Senior Property Manager

Zoe Swinnerton Senior Property Manager

Kellie Finlayson Senior Property Manager

Angela Skarlatos Senior Property Manager

Jamie-Lee Fox Senior Property Manager

Stefania Tartiris

Tim Peppard

Saverio Piteri

Edward Leibel Property Manager

Nicole Cousins Property Manager

Tania Crawley

Nicole Symeonidis Property Manager

Harry Lustig

Team Leader and Senior Property Manager

Senior Property Manager

Team Leader and Senior Property Manager

Senior Property Manager

Stephanie McNeil Property Manager

Deb Anassis Property Manager

Olivia Johns Property Manager

Martina Ticha Property Manager

Edwina Wheatland

Property Manager

Assistant Property Manager

Lachlan Hardiman Property Manager

Indy Uthpala Property Manager

Robinson Corral Property Manager

Rachel Moshel Property Manager

Aditya Ignatius Property Manager

Stephanie Thomson Robert Silverman Property Management Leasing Consultant Training and Support

Ned Hellier Leasing Consultant

Tammy Nadelman Leasing Concierge

Carolina Ramirez Leasing Concierge

Lucy Morley Licensed Estate Agent

Nicola Kioulahidis Inspection Report Specialist

Lachlan Morley Inspection Consultant

Helen Potter Rental Accounts Assistant

Jo Meldrum Rental Administrator

Amanda Basile

Carmella Swinnerton

Kylie Cruthers Office Manager & Human Resources

Mark Kras Accountant

Grace Meadowcroft Rental Receptionist

Melissa Cutajar Rental Receptionist

Executive Assistant to Reception Business Development (Murrumbeena) Manager

A zero vacancy rate means our landlords have a better chance of a higher return on their investment.

Vacancy rates

How do we keep vacancy rates so low?

Our vacancy period is one of the markers we refer to in the measure of our success. We have one of the lowest vacancy rates in the industry at around 8 days. However, one of the many unique benefits of the Gary Peer Property Management is our team’s skill and ability to lease a high volume of properties prior to it becoming vacant. In fact, many of our landlord’s do not miss a day’s rent between tenants. As soon as a tenant has given notice to vacate, we start looking for their replacement. Approximately 50% of all properties are leased with a zero vacancy rate.

The Gary Peer team includes the finest and most talented property managers in the industry but we have gone one better. We employ a fully dedicated, full-time leasing agent who’s sole focus is committing to getting properties let as soon as possible, to the finest selected candidates. We’re serious about keeping vacancy rates low.

Property Management isn’t just about leasing your property quickly. It’s about finding the right tenants, and that takes skilful marketing and know-how.

Marketing Skilfully marketing a property can have a dramatic affect on the end result. At Gary Peer we will ensure you attract the best tenant in the shortest time and achieve the highest possible results. Our extensive marketing resources include: • Rental list • Exposure on four Internet sites and links with Industry websites: garypeer.com.au realestate.com.au realestateview.com.au domain.com.au

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The option of having guaranteed ‘Top Spot’ for 7 days on realestate.com.au. “For Lease” boards Open for Inspections Individual brochures Networking through corporate clients and relocation agencies • Database and office network • Tenant can book an inspection online at a time that suits them

As they say ‘time is money’. We always aim for the lowest possible vacancy times without compromising on the quality of the tenant.

Communication is key

There’s a certain standard people have come to expect from us, but the expectation we put on ourselves is so much higher. It’s our professionalism and pride at stake, and of course your satisfaction.

Any relationship requires excellent communication to keep it strong. Keeping you up-to-date with all aspects of your property reinforces the bond and trust you have in our services. Our commitment includes: • To advise owners promptly of any matter • affecting your property or its tenancy. • To advise owners in writing of impending • vacating tenants. • To advise owners promptly when your • tenant is in arrears with a rental payment. • To advise owners promptly every time an • application is made to VCAT. • To advise owners every time their tenant • advises their intentions regarding the renewal • or otherwise of their tenancy agreement. • To respond promptly to any owner request or call.

Our expertise in property management is designed for you to gain the maximum financial benefit from your property.

Imagine starting each day knowing your investment is in the hands of the best team in the business – people who are driven by service and results. That’s the peace-of-mind you get with Gary Peer Property Management. It’s new and like nothing you’ve experienced before.

Leasing and Management services •

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All applications from prospective tenants are subject to stringent rental, business and personal checks. To conduct rental credit check through NTD (National Tenancy Database) if required. All tenancy agreements to be in writing. To provide the tenant with a written condition report of the property at the commencement of tenancy. To take photographs of the condition of all properties at commencement of each tenancy. Security deposits equivalent to one calendar months rental to be collected from the tenant and forwarded to the Residential Tenancies Bond Authority. All rent to be paid in accordance with the lease agreement. Tenants to have the facility of paying rent through Rentpay, Rental Rewards or Direct Debt throughout Australia. To disburse rental monies to owners by electronic transfer, where owners banking details are provided. To provide a monthly statement to owners detailing the income and expenditure and include all original accounts. To attend to maintenance requests from tenants in accordance with the owners instructions. To conduct an internal inspection of the premises and provide a written report every six to twelve months. To provide full maintenance team of contractors.

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To pay authorised accounts and statutory charges including water and council rates, public lighting, insurances, caretakers, contractors and Body Corporate fees, where instructed by owner in writing or on Owners Instructions Form. Provide effective collection of rent arrears. Appropriate legal action undertaken immediately, once the tenant falls in excess of fourteen (14) days in arrears, unless otherwise instructed. To prepare applications and serve notice to the tenant and the Residential Tenancies Tribunal in compliance with relative legislation and/or the tenancy agreement. Costs as incurred. If necessary provide representation at VCAT at an agreed cost per attendance. Provide an end of financial year report summarising all income and expenditure for the previous financial year. To administer rental reviews and lease renewals, as directed by the owner. To inspect the property at termination of tenancy and arrange the finalisation of Security Deposit (Bond). Effect efficient tenancy changeover procedures to minimise property vacancy. To display, promote and market all available property to all prospective tenants in an accurate, up-to-date format. To maintain a high standard of staff training and knowledge of various amendments to legislation.

Answering frequently asked questions What happens if my tenant doesn’t pay rent?

Do you still charge me if my property is vacant?

All landlords want tenants who pay rent on time. Our thorough credit checking procedure in selecting your tenant minimises the risk of problems in this area.

No.

How often will you inspect my property?

The Residential Tenancies Act provides that where a landlord required the property for their own use, or for the use of their immediate family they must provide a tenant with 60 days written notice of this. Gary Peer can do this for you. Please contact your Property Manager to discuss further. This does not apply to fixed term contracts where the tenant is guaranteed security of tenure.

• 3 months into a new tenancy agreement. • 6 or 12 month intervals after that. Who will manage my property? An individual Property Manager will be assigned to your property based on the location and style of your property. Your Property Manager will ensure the interests of your property are looked after and you are provided with prompt and professional service. How much do you charge? Our management fees are competitive and negotiable. Every property is different and landlord’s requirements are varied. Should I have insurance? Yes, we highly recommend you have Landlords contents insurance. It is also advisable to have a loss of rent extension to provide compensation for loss of rental should your property become uninhabitable due to fire, flood or other calamity, accidental and malicious damage. We suggest you seek independent advice for your specific situation. If your investment property is an apartment or a unit, most Body Corporate insurance policies cover the external of the building, but generally not the internal contents such as carpet, light fittings, etc and they do not cover you for public liability within the property. What if I decide to sell the property? If your property is sold and the purchaser requires vacant possession, the tenant must be given 60 days to vacate. Again, Gary Peer can do all of this for you. 16

What happens if I decide to move in?

What if something on my property needs repairing? Gary Peer has relationships with a wide range of approved and licensed contractors and arrange repairs to be carried out on your behalf. When do I receive a monthly statement and payment? Gary Peer & Associates issue client statements once a month. The statements are run three time each month and run that you will be allocated for will be dependant on which date your tenant pays their rent ensuring sufficient time is allowed for clearance of cheques, etc. Unless you instruct otherwise, your rent monies will be deposited into your account by electronic funds transfer (EFT) on the next working day. How do I pay my body corporate fees and council rates? Gary Peer can pay your body corporate fees and council rates from your rental payments. To do this, however, you must advise the body corporate and relevant authorise in writing. This request must be noted on the owner’s instruction sheet. How long will it take to lease my property? Our average time to lease your property varies however in recent months it has averaged 8 days.

What expenses can I claim? The ATO website has a wealth of information regarding rental properties and tax deductions. We have extracted this information from their website. Expenses you can claim immediately if incurred during the financial year include: • • • • • • • • • • • • • • • • • • • •

Advertising for tenants Bank charges Body corporate fees Cleaning Council rates Electricity and gas Gardening and lawn mowing In-house audio/video service charges Interest on loans Insurance (building, contents and public liability, landlord protection) Land tax Legal expenses Lease costs* and preparation Registration and stamp duty Mortgage discharge expenses Pest control Property agent’s fees and commission Quantity surveyor’s fees Repairs and maintenance Secretarial and bookkeeping fees

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Security patrol fees Servicing costs. ie. servicing a water heater Stationery and postage Telephone calls and rental Tax-related expenses Travel and car expenses Rent collection Inspection of property Maintenance of property Water charges

Expenses you can’t claim include: • • •

Acquisition and disposal costs Expenses not actually incurred by you, such as water or electricity charges borne by your tenants Expenses that are not related to rental of a property, such as expenses connected to your own use of a holiday home that you rent out for part of the year

Expenses deductible over a number of income years include: • • • •

Borrowing expenses Amounts for decline in value of depreciating assets Capital works deductions Each of these categories are outlined in more detail on the ATO website.

Presenting your property in it’s best condition could not only attract a quality tenant, but it can shorten vacancy times. Here are some things to consider.

Cleaning

Disconnected Services

• Steam clean or dry clean carpets (this will ensure future tenants will clean them prior to vacating). • Clean windows internally and externally. • Dry clean or wash drapes according to fabric and age. • Thoroughly clean exterior. • Thoroughly clean exterior including cobwebs, fly screens, etc.

• Telephone and Electricity • Arrange a Water and Gas reading • Alarm monitoring – don’t forget to cancel or transfer tenant details if required. • Advise pool, garden and tennis court maintenance people of our details or cancel services if not required. • Redirect mail

The Residential Tenancies Act states that the tenant is not required to enter into occupation if the premises are not vacant and in reasonably clean condition. Garden • • • •

Prune back any over hanging trees/vines Weed all garden beds and mow and edge lawns Clean out garden sheds/garage Ensure tennis courts are free from weeds and have been recently treated as required • Remove rubbish from garbage bins Maintenance • Do you have smoke detectors? (Legislation requires all tenanted properties must have smoke detectors) • Check and replace tap washers if required • Clean out spouting • Do heating/cooling systems or appliances require servicing? • Leave ducted vacuuming equipment • Leave fire place, rug, screen and tools where possible • Replace light globes where necessary • Swimming pool? Is the pool fenced and/or does it meet council requirements? (Please provide a copy of the council inspection report for our files) • Have chimneys been swept out and are they fire proof?

Check with your property manager first as power should be left on for swimming pools, alarm systems, automatic sprinkler systems, remote control gates until the property is tenanted. Insurance cover • Is your building insurance current? • Have you advised your insurance company of the properties pending vacancy? • Do you have Landlord’s Protection Insurance? This can include cover for carpets, curtains, malicious acts by tenants or visitors, loss of rent and additional legal liability. Instruction Booklets/Guarantees Please leave instruction booklets/guarantees (or a copy) on the kitchen bench along with any handy hints tenants may find helpful. Locks and keys • Ensure a full set of keys has been handed to our company including keys for window locks, garage, garden sheds along with remote control and alarm codes (if applicable). • We require a set of front door keys as our office copy. The Residential Tenancies Act requires that a landlord must provide locks to all external doors and windows of the rental premises. As the jurisdiction of the Residential Tenancies Tribunal is $10,000, we strongly suggest installation of window locks and deadlocks to prevent any claim from a prospective tenant under this section.

Why choose us

We have many of the best people in our industry – individuals who share the passion and commitment upon which our business was founded.

• We have a thorough and careful rental appraisal process to ensure the rental is at market rates, right from the start. • For the initial leasing, our Business Development Manager makes being accessible a priority and will work some of the longest hours in the industry on your behalf – 9am to 8pm and beyond. • We have high calibre private and corporate tenants listed at any one time, most looking to move in within one to two weeks. We have excellent connections with the Embassy sectors and executive relocation firms that will ensure that your property is brought before the largest possible suitable audience. • We provide a personal service; our Leasing Consultant can accompany all viewings and chauffeur tenants to the door of your property to ensure they are in a relaxed and positive frame of mind. • Once your property has been leased our Business Development Manager will allocate your property to one of Experienced Property Managers to manage your investment. • Agencies can promise clients all the service in the world, but it’s delivering the service that counts. • At Gary Peer we are qualified, experienced and what we say, we will deliver. 21

GaryPeer.com.au 55 Inkerman Street St Kilda 3182 rentalreception@garypeer.com.au 9526 1988

71 Murrumbeena Road, Murrumbeena 3163 murrumbeena@garypeer.com.au 9569 0718

1st Floor, 411 Centre Road Bentleigh 3204 bentleigh@garypeer.com.au 8842 6800