Ray White Property Management

Ray White

速

Property Management Services

Specialising in property management including Residential, Commercial and Holiday Letting.

Commitment Our commitment to you is to ensure you gain maximum return on your investment. As your managing agents we give you the best service possible. We will keep you informed at all times and treat your property as if it were our own.

Ray White Cairns Beaches

Ray White Smithfield

Shop 1 Coastwatchers Shopping Centre 1 Rabual Street PO Box 414 Trinity Beach Queensland 4879 Phone: 07 4057 1800 Fax: 07 4057 9155 cairnsbeaches.qld@raywhite.com www.raywhitecairnsbeaches.com.au

Suite 11 Stanton Place 2-4 Stanton Road PO Box 880 Smithfield QLD 4878 Phone: 07 4038 2066 Fax: 07 4038 2899 smithfield.qld@raywhite.com www.raywhitesmithfield.com.au

About us Introducing Ray White Cairns Beaches & Ray White Smithfield, established real estate offices operating from two locations:

• Ray White Cairns Beaches @ Trinity Beach • Ray White Smithfield @ Smithfield Paul Stirling, a conscientious twenty-plus years veteran of the real estate industry, is the owner/operator Principal of Ray White Cairns Beaches and joint owner of Ray White Smithfield with Rentals Manager Joseph Indorato.

Joseph is highly versed and experienced in all facets particularly with the legalities of property management.

Paul, Joseph and the property managers make up a highly effective and professional team focused on providing factual service with sound advice on how best to maintain and nurture your investment.

Communication is the key!

Services we offer:

• Property Management services - Residential • Property Management services - Commercial • Holiday Rentals Management services • Property Sales services - Residential - Holiday - Land • Property Sales services - Commercial (on request) • Land Estate Developments - Sales Services - Project Management • Auctioneering Services.

1

Where to start Our Property Management team is focused on delivering unparalleled service and advice for all your property needs:

• Providing you with accurate market rental rates & information • Ensuring that your tenants are looking after your property the way you would expect

• Helping you to improve the yield from your investment • Empowering you to feel confident as an investor in real estate Where does our help begin?

From the moment you consider the decision to purchase an investment property you can contact us for information, advice and recommendations.

Once the decision has been made Contact should be made at least 4-5 weeks prior to your investment property being available for lease.

The leasing process begins

• A representative from our office will view the property and assess the home’s expected rental return. We will also make any recommendations on maintenance or improvements the property may need to meet legislative requirements

• You will be provided with the PAMD20a Appointment of Agent Management document and all relevant landlord information needed. All documentation will be explained to you in full detail

• The PAMD20a management documentation is then signed by both parties.

This management agreement is a continuing appointment which can be ended at any time by a 90 day notice period being issued

• Your property will then be photographed and advertised on the internet and our office window display for prospective tenants. We also check our tenancy database to see if we can find a suitable match from prospective tenants we are already liaising with

2

Preparing your property Preparing for tenants First impressions are the key! Preparing your property in the best light will help determine the rental sum a tenant is prepared to pay and the quality of tenant who is willing to lease your property.

A property provided to a tenant in good condition will assist in ensuring it is returned that way at the end of the tenancy. This will also establish a standard of care and cleanliness expected during the tenancy. This is not only best practice but legislation.

Preparation Checklist

• Time to Clean!

TIP: consider the services of a professional cleaner

• Paint work both inside and out should present well • Floor coverings should be in good condition • Carpets need to be professionally cleaned prior to a tenant moving in. Provide copy of receipt for our records

• Smoke alarms must be fitted and tested in accordance with the legislated requirements

• Kitchen and bathroom facilities must be in good working order TIP: if time allows re-grout / reseal around these wet areas

• Window coverings must present well, be in working order and allow adequate privacy

• All fittings and electrical items /appliances must be in sound working order and clean and tidy. This includes lights, fans, cooking facilities, air conditioners, white goods and any other fixtures left for tenant use TIP: always purchase extended warranties

• Fences and gates are secure and in good condition • All swimming pools must be fenced to comply with the pool safety laws and a pool safety certificate provided Legal liability prevents us leasing a property with an unfenced pool or a pool without a valid pool certificate

• Lawns and gardens should be neat and tidy, weed free and mulched • The property grounds including garage, carport, sheds and the underneath of any high-set properties must be cleared of any timbers, stored building materials, unused and any unsafe items

• Gas bottles to be filled and receipt to be kept 3

Other helpful items

• Supply appliance instruction booklets to your property manager • Prepare an inventory of furniture items remaining at the property and hand this to your property manager

• Determine which keys are required. Minimise to as few as possible, label them and provide at least three copies to the agent. Legislation dictates that we must provide a full set to each tenant named on the lease and one set will be kept in our office at all times

4

Managing your investment Tenant selection We endeavour to select the best possible tenant for your investment property through an extensive process using stringent checks and guidelines.

Managing the tenant It is our duty to ensure that the tenant is well informed, and know what is expected according to the terms of the tenancy agreement; from ground maintenance, strata title laws, to the behaviour of their guests and consideration for their neighbours.

Entry condition report Prior to occupation of each tenancy, a full and detailed condition report is conducted which includes detailed digital photographs (often in excess of 100 photos) This information is referred to after the tenant vacates as part of the exit report prior to any bond refund being issued.

Periodic inspections We conduct regular inspections on a 14 -16 week basis. We forward a comprehensive written report including photographs advising you of the condition of your property and any recommended maintenance work that may be required.

Rental payments Our office has a zero tolerance for rental arrears and tenants are required to be paid up to date at all times. We offer our tenants a range of payment alternatives and if rental is not received on time the steps below are implemented.

Category

Time elapsed

Reminder notice

Category 1 arrears

1 to 3 days in arrears

Text message daily, email and phone call

Category 2 arrears

4 to 7 days in arrears

Phone call and letter

Category 3 8 to 14 days in arrears arrears Category 4 arrears

15+ days in arrears

Formal letter and commencement of eviction procedures Notice to vacate rented premises

5

Maintaining your investment Repairs and maintenance It is our aim to help ensure a trouble free tenancy with as little disruption to your income stream as possible. However, as with your own home, a certain amount of wear and tear is unavoidable during a tenancy.

Tenants are required to submit all requests for repairs/maintenance in writing to avoid any misunderstanding regarding any issues.

Emergency situations are excepted of course.

Dependent on your instructions on our PAMD20a management agreement, is how we proceed with maintenance & repairs.

Complete records are kept of all repairs and maintenance for future reference. All repairs are paid for by rental monies held in trust and full details are printed on your monthly statement. Each month we forward to you a copy of any invoice for any works carried out on the premises.

Maintaining your investments value Throughout the tenancy we will recommend repairs and maintenance which we believe will ensure that your investment property continues to achieve a maximum rental, attract quality tenants and experience minimum vacancy periods.

Consider the following guidelines

• Under the legislation, owners must provide an annual pest control service.

We can arrange this for you and would also recommend a regular termite inspection as preventative maintenance.

• Due to our tropical climate gutters need to be cleaned regularly and we recommend that you budget to include this as part of your regular maintenance programme

• Budget to paint internally around every 5 years in a light neutral colour (not white) and use washable paint

• Gardens here in Tropical Far North Queensland grow at an incredibly fast rate.

The amount of water we receive in wet season, can turn knee high plants into overgrown jungles. Annual mulching and cut-backs should be considered as part of your maintenance plan. This action alone will help maintain and enhance your property’s appeal to tenants, and your property’s value on the real estate market

• Concrete driveways, pathways and fences should be kept mould free. In the case of concrete areas this prevents tenants slipping during wet weather and overall property appearance is enhanced

6

Investor information Accounting to you We prepare and forward to you a detailed rental statement for your property on a monthly basis. All incoming and outgoing disbursements are outlined. Your rental income will be automatically deposited into a nominated account monthly or bimonthly in accordance with your preference.

At the end of each financial year we offer you a complete ‘income and expenditure report’ detailing and identifying all income and expenditure by type so as to assist with you with end of financial year accounting and taxation preparation.

Statutory disbursements As part of our service we can arrange payment of your water rates, council rates, body corporate levies and insurance. We will automatically invoice the tenant for the agreed water usage charges where the property is separately metered. There is no additional charge for these services.

Insurance It is mandatory that you have adequate landlord insurance for your investment property other than building insurance. We can arrange for insurance to be taken care of or alternatively it is best to make enquiries on a suitable landlord protection policy to suit you.

Property owners leasing their property for the first time will need to contact their insurance company to advise that the premises are to be leased and adjust your policy accordingly.

Legal obligations We ensure all legal requirements under the various sections of government legislation are complied with and that the tenancy agreement is legally correct.

Smoke alarms Smoke alarms are the responsibility of the landlord and it is a legislative requirement that they are regularly checked and maintained. Information will be provided to you in regards to this.

Swimming Pool Compliancy As of 2010 new pool laws came into place. All rental premises must have a current Pool Compliancy Certificate prior to a tenant’s lease commencing.

Information will be provided to you in regards to this.

7

Our team Reception Our friendly and helpful reception staff are the face of the company. Their role includes -

• Answering all telephone calls • Meet and greet our clients • Receipting of rental funds Property Portfolio Manager Each new investment property is dedicated to one of our professional and experienced Property Managers. Your assigned Property Manager is always your first point of contact. Their role is to facilitate and oversee the numerous tasks that are involved in the managing of your property and your tenants. This role includes -

• The leasing of your property • Tenant vetting • Maintenance, ongoing and coordinating • Reports to owners • Tenant enquiries • Property Inspections, exit / entrance and routine inspections Property Assistants The primary role of the Property Assistants is to support our Property Managers in their daily tasks. Their contribution to our team assists the property managers carrying out their duties promptly, efficiently and in an effective manner.

Rentals Manager The Rental Division Manager facilitates the running of the Rental Department. On a daily basis the Rentals Manager is in touch with many of our landlords, training and supporting the rental staff and attending to any of the more complex property management matters that do arise.

Business Development Manager The BDM is the first point of contact for all new investor clients enquiring on our property management services. The BDM explains and outlines our Property Management Services, informs clients of their legislative responsibilities, and makes recommendations to minimise risk.

Holiday Manager The Holiday Manager liaises with our Holiday Property Owners and holiday guests ensuring the smooth running of the Holiday Collection. Often properties switch between permanent letting and holiday letting, this interchanging is overseen by the Holiday Manager.

8

Useful information Time to sell We appreciate that investment properties are not held forever, so when the time to sell arises our office will prepare a full comprehensive marketing proposal tailor made to suit you and your property.

Our highly trained and professional sales team are without doubt the best in and around the Cairns area. Your property manager can arrange for one of them to make contact with you to assess your needs.

Annual Market Analysis ( Sales Appraisals) are available free of charge on request, and this includes bank requested property appraisals.

Our main objective is to provide you with a level of service that exceeds your expectations. Please remember we are here to help!

Time to buy If you are considering adding to your property portfolio, then please contact your property manager or one of our sales team. We can add you to our comprehensive database of buyers and sellers and give you first hand hot off the press information on new and recent for sales listings that come into our office.

We also have access to a “Loan Market� representative that can help you secure the best financial terms available suited to your preferred investment strategy.

Quarterly reviews In an attempt to keep property & investment owners informed with up to date statistical market information we provide a quarterly review document based on your property’s location sent out quarterly via email or post. If you would like to receive this document free of charge please let us know.

Contact numbers Ray White Cairns Beaches Principal: Paul Stirling Ray White Smithfield

0418 774 353

Principal: Joseph Indorato 0412 246 604

Holiday Collection

0434 745 600

Growing together ...

Ray White Cairns Beaches raywhitecairnsbeaches.com.au

Ray White Smithfield raywhitesmithfield.com.au