MMJ Property Management Services - Wollongong

Property Management Services

mmj.com.au/wollongong

We understand that landlords want maximum rental returns and, most importantly, peace of mind.

They want to know that their property is being well looked-after and maintained, and that they have good tenants, who have been thoroughly screened and are appropriately managed.

The MMJ Residential Management team has the right mix of fresh ideas and industry experience. Our staff are dedicated to personalised care of our clients.

Our landlords can rest assured knowing that their assets are in safe hands, with experienced managers, and a rigorous tenant/property matching process. We keep your property occupied and provide you with knowledge and advice of local rental market conditions to ensure your investment is working for you.

Nicole Horne Department Manager / Licensee in Charge

The MMJ team is HIGHLY EXPERIENCED, FOCUSED AND DRIVEN BY RESULTS. Elizabeth – Gwynneville All my communications with MMJ have been positive and productive and I am always kept well informed.

Kylie – Mount Brown Nicole and the team have done a fantastic job over the past 2 years. As our first investment property it’s great to know everything is taken care of with prompt communication.

Kristy – Wollongong MMJ Wollongong have always guided me in the right direction and have effectively looked after my property.

Jane – Wollongong My property is manager is always easy to contact and provides regular updates on the condition of my property

Linda & Matthew – Wollongong Our investment property was listed with a competitor for 10 weeks without obtaining a tenant – MMJ had it occupied within 7 days from listing. Brilliant service!

Jess & Jemma - Wollongong Thanks so much for your help over the years Nicole. We have definitely enjoyed your property management talents and never had any problems with you and the team.

Christopher – Horsley I was fortunate enough to have MMJ as my managing agent whilst in a rental property for 18 months. At all times I found MMJ to be respectful and courteous whilst also promptly dealing with any issue that arose over the course of the 18 months. I would not hesitate in recommending Nicole and the team at MMJ, if I was in a position to have a property managed by someone I would not countenance using anyone else aside from MMJ.

Our Pe op le -Re s ide n tial M anagement - Wollongong

Sandra Piper

Kiri Jeffries

Anne-Marie Appleby

Property Manager

Property Manager

Property Manager

Cassandra Moore

Catherine Patman

Sarah Bailey

Property Management Assistant

Property Management Assistant

Property Management Assistant

Debby Cramp

Zoe Miceski

Tiarn Dyson

Accounts Manager

Administrative Assistant

Leasing consultant

Property Management with MMJ. It has been recently estimated that around 85% Marketing & Advertising (and increasing yearly) of tenants now start looking It has been recently estimated that around 85% (and increasing yearly) of tenants now start looking for property on for property on the internet, the internet, so that is where our main marketing focus for your property will be. so that is where our main marketing focus for your property will be.

How tenants find our properties.

Marketing & Advertising

Digital Advertising

Walk-Ins 5% 85%

MMJ Signage 10%

85%

of enquiry comes from digital advertising

Digital Marketing Digital marketing

Your property will be Property Management with MMJ. marketed on the following major real estate portals, together with their mobile sites and apps.

Your property will be marketed on the following major real estate portals, together with their mobile sites and apps.

mmj.com.au

realestate.com.au

realestateview.com.au

realestateworld.com.au

allhomes.com.au

domain.com.au

Property Management with MMJ. We offer a combination of professional photography, prominent signboard, quality maximum marketing exposure brochures, rent list and web exposure to give your We offer a combination of professional photography, prominent signboard, quality brochures, rent list and web property the edge in the exposure to give your property the edge in the market place. market place.

Maximum Exposure Marketing

Signboard 1 X 6ft signboard Installed for the life of the listing

Photography 6 shot professional photography package

Rent List Printed + Emailed Rent List available from office or online at mmj.com.au, also emailed weekly to our tenant database.

Brochures A4 Page, Full colour brochures.

$590 Total Cost

$100 You Pay Online Advertising Website listing on 6 major property search engines including Highlight listing on www.realestate.com.au.

Property Management with MMJ.

Fee Structure Fee Structure.

Admin Services Management Fee (Calculated on money collected)

7% + GST

Letting Fee

1 weeks rent + GST

Lease Preparation Fee

$30 plus GST

Monthly Admin Fee

$5.00 + GST

End of Financial year Statement

$11

Payment Frequency

End of Month

Payment of Council rates, Water Rates & Strata Levies

No Charge

Smoke Alarm Compliance - Optional

At Cost

Consumer Trader & Tenancy Tribunal Application Costs

At Cost – Currently $37.00

Preparation & Attendance at Tribunal/Court

No Charge

Routine Inspections

2 per annum (minimum)

Advertising & Marketing Website advertising, professional photography, signboard,

$70 + GST

brochure + rental list summary.

no fees are charged, until we secure YOU a tenant!

Alternatively, if these packages do not suit your requirements let us tailor one that does!

We also offer multi-property discounts!

Dedicated Personal Care Showing the property.

Where possible & practical, we endeavour to carry out pre-vacate open houses at your property.

This means that prospective tenants have the opportunity to view, and apply for your property prior to the current tenant vacating. This can help in reducing the time properties are vacant during tenant changeover but cannot always be guaranteed as it relies on the current tenant’s co-operation.

Tenant Selection.

At MMJ our aim is to get the best possible tenant for your asset and the best possible returns by following these general guidelines.

We screen tenants rigorously to ensure your property is well maintained. Some of the checks we do on all tenants include; • •

MMJ have a full time Letting Officer who conducts the private and open house inspections on vacant properties. This allows us to show your property more frequently as we don’t limit ourselves to certain days or times. MMJ open houses and private inspections will be conducted Monday through to Saturdays.

We keep a database of enquiries for each vacant property and contact them directly regarding upcoming inspections and other similar properties.

Only supervised inspections and open houses are conducted by this agency. Under no circumstances do we allow applicants to go to properties unattended, nor are keys given out to prospective tenants for vacant properties.

•

•

•

Stability in employment / employment checks Satisfaction that the tenant is capable of paying the required rent by checking routine and regular income into bank accounts Seeking tenants with a proven history of renting or past home owners.

Tenancy history reference check T.I.C.A. (database of defaulting tenants networked nationally) Personal identification of each adult.

Once a suitable applicant has been found and approved by you, we will prepare and arrange the signing of the Residential Tenancy Agreement, hand over the keys and lodge all necessary documentation.

Entry Condition Reports.

Prior to the signing of a Residential Tenancy Agreement we will carry out a carefully detailed multi page condition report of the property, including photos.

A copy of this report will also be made available to you on request.

Routine Inspections.

Your property will be inspected within three (3) months of a new tenant moving in then on a six (6) monthly basis and will be conducted with the tenant or tenant representative present. Only once we are satisfied with the way the property is being maintained and with your consent we will then carry out inspections at least annually (or as agreed by you).

A written report detailing the condition of the property and any recommended routine maintenance or optional work such as repainting and repairs will be forwarded to you following the inspection.

We appreciate any comments you may have on the inspection report and you are also welcome to attend these inspections.

Vacating Tenants.

As soon as we receive a vacating notice from the tenant we will immediately contact you with regards to re-letting the property and will commence advertising immediately.

Upon receipt of the keys from the tenant we will then carry out a final inspection to ensure that the property has been left clean and in similar condition (allowing for fair wear and tear) as it was at the beginning of the tenancy. The tenants bond will not be released until we are satisfied the tenants have left the property in such condition.

Dedicated Personal Care Cont’d Rent Collection.

Paying rent is hassle free for our tenants.

We supply all of our tenants with a wide range of payment methods, to ensure every tenant’s individual circumstances are catered for. We provide DEFT payment cards at our cost, not yours, which enable tenants to pay their rent directly into our trust account by phone, internet or Bpay. Tenants can also pay via direct deposit into our Trust account.

We also accept payment via EFTPOS or cheque payments at our office 6 days per week along with over the phone credit card payments.

There is also a Centrepay option for those who are receiving government benefits so their rent can be automatically deducted and processed direct to our office. Centrelink charge a 99c fee for this service which cannot be passed onto the tenant. By having a variety of payment methods this ensures that our tenants do not have any excuse for nonpayment of rent.

Arrears Control.

In the unlikely event that a tenant fails to pay their rent for whatever reason we will initially contact them via phone, SMS or email requesting immediate payment.

Those who do not respond to this initial contact and remain in arrears are then served with a written warning letter.

Failing our series of reminders, and after the required 14 days we will issue a Termination Notice on your behalf and will also write to advising of this action taken.

This is usually sufficient incentive to get most tenants to correct the overdue rent. However, should the tenants remain in arrears our staff will contact you to discuss the matter and provide you with your further options regarding termination of the tenancy.

Rental Reviews & Increases.

To ensure you are always receiving market rental for your property we carry out annual reviews of the rental on your property taking into account factors such as the current market rents, the vacancy factor in the area for similar properties, the general condition of the property and the quality of the tenants and the length if their tenancy.

Should an increase be warranted the tenants will then be notified of an increase to their rent in accordance with the requirements set out in the Residential Tenancies Act. Repairs & Maintenance.

MMJ utilise the “Property Pro Maintenance Manager” system, which is an online maintenance reporting system.

This system allows tenants to report maintenance either online or through a phone app which is then actioned by a simple click of a button and simultaneously providing email updates to you.

Repairs are carried out according to your instructions in the Managing Agency Agreement. Should a repair of an urgent nature be reported, such as an essential service or something of a safety concern, we will need to attend to this as soon as possible. Therefore, if for whatever reason we are unable to contact you we will arrange for the repair to be attended to within reason.

Repairs carried out on your behalf are paid for from your rent monies held in trust. Details of repairs are printed on your rent statements then summarised on your end of financial year statement.

Payment of Accounts.

We can arrange payment of all statutory accounts from the rent collected as instructed by you in the Management Agency Agreement. Such accounts would include council rates, water rates, strata levies, insurance premiums etc.

With reference to water rates, we will automatically invoice the tenant for any water usage charges where the property is separately metered.

Statements & Payment of Funds.

A detailed computerised statement is prepared and sent out monthly on the last business day of the month (excluding December which is processed early). At the same time your rental monies will be deposited by electronic transfer into your nominated bank account.

In addition our office produces an End of Financial Statement at the end of each June (along with your End of Month statement). This statement is a summary of the income and expenditure for that financial year and will save you time and money when dealing with your accountant.

The work is carried out by trained technicians who provide you with a certificate of compliance. We cannot emphasise enough the importance of this very reasonably priced service.

Fee: $99.00 per annum (includes unlimited call outs, battery replacement, replacement alarms and annual services.

Landlords Insurance.

We strongly recommend you consider taking out a landlord protection insurance policy.

Smoke Alarms.

Abico Insurance Brokers Pty Ltd together with MMJ have formulated a policy for clients of MMJ that includes: -

Our office has an affiliation with Smoke Alarms Australia who provide an annual check on every smoke alarm in the property. This service includes cleaning, battery replacement, testing and replacement of the smoke alarm if necessary. They also service the alarm between each tenancy as required by law.

Landlords Contents up to $30,000 for loss or damaged caused by fire, storm, fusion, impact, theft (not by tenants), water damage, malicious damage, earthquake, riots and more. Cover includes fixtures and fittings where they are not covered by the owner’s corporation insurance.

Fire & Explosion resulting from malicious acts of your tenant. Up to $50,000 cover for Landlord’s Contents and the Building.

Legal Liability up to $20 million for bodily injury or property damage arising from your ownership of the rental property.

Loss of Rent for up to 52 weeks, if the premises are un-tenantable from an event insured in your Building and Contents Cover (e.g. fire, storm etc.)

Deliberate, Malicious or Intentional Damage by Tenants up to $50,000 any one tenancy – after the bond has been exhausted by ANY legitimate means.

totally excess free once the bond has been exhausted by ANY legitimate means.

Legal Expenses of up to $5,000 for recovery of defaulted rent, insured above. This includes tribunal/court costs and eviction/bailiff costs.

Policy Excesses Contents $50 Earthquake $200 Damage by Tenants $250 .

We do encourage you to investigate all your options with regards to insurance policies however, strongly recommend including all the above in your policy.

Important Note: This is only a brief summary and does not take into consideration your personal circumstances. Before purchasing the product we recommend you review the Product Disclosure Statement.

Property Management with MMJ.

Property Handover Checklist.

Property Handover Checklist

To ensure we attract the best quality tenant for your property we would recommend you consider the To ensure we attract the best quality tenant for your property we would recommend you consider the following: following:



Handover of three (3) set of keys with one (1) set to be retained by MMJ along with any garage door remotes.



Any operating manuals, instructions, or special cleaning provisions along with instructions of rubbish collection days, and any other relevant information to be given to MMJ. We also recommend copies of any warranties e.g.: hot water systems so they can be kept on file

by MMJ.

      

Check that all locks and keys are operational?

Are smoke alarms installed and working properly in accordance with current regulations?

Are all window screens in good working order?

Have any carpets or rugs been professionally cleaned?

Are all doors, kitchen cupboards, and windows fully operational and open easily?

Has the property been sprayed for pests within the previous 12 months?

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Have you left the lawns mowed and gardens in neat and tidy state? If you have comprehensive gardens or a pool, have you considered who will maintain?

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Has the property been appropriately cleaned, with all rubbish removed?

We have found that tenants will tend to treat the property better when it is clean and tidy when they commence the lease, and this We sets the standard for that the condition expectation for to them going forward. have found tenants will tend treat the property better when it is

clean and tidy when they commence the lease, and this sets the standard

We understand you are busy; therefore MMJ would be very pleased to arrange any of the above works on your for the condition expectation for them going forward. behalf at your request.

We understand you are busy; therefore MMJ would be very pleased to arrange any of the above works on your behalf at your request.

“

We are a long established & dynamic Real Estate company.

We are committed to providing our customers with a personal, high quality and comprehensive property service based on integrity, reliability, innovation & an extensive range of professional skills.

”

Your Partners in Property for over 55 years.

Established as a family company in 1960, MMJ has always been driven by the desire to provide the widest range of real estate services in the property market.

Over the years MMJ has constantly upgraded and expanded these services.

However, we are still considered a company with values of honesty, integrity and personalised service leading to strong lengthy relationships with our clients.

MMJ was born and raised in the Illawarra and is regarded as market leaders in the region. In 2010 MMJ spread its wings and expanded its professional services to the Sydney and Canberra markets, in 2014 they further expanded to Western Australia and in 2015 they opened the doors to Queensland and Victorian offices.

MMJ today has over 150 staff and 10 offices throughout NSW, VIC, QLD, WA and the ACT, so our clients are able to source our knowledge and expertise across a range of services.

With over 50 years in business, MMJ has extensive industry & business connections.

MMJ today has over 150 staff and 10 offices throughout NSW, VIC, QLD, WA and the ACT, so our clients are able to source our knowledge and expertise across a range of services.

With over 50 years in business, MMJ has extensive industry & business connections.

Our office is a member of the Real Estate Institute of New South Wales.

Our property team is regularly kept up to date with the latest legal and market information from the Institute as well as updates from the NSW Civil & Administrative Tribunal.

All property management personnel participate in on-going professional development programs to ensure that their knowledge and skills are always at the peak of the industry.

We are committed to providing our customers with a personal, high quality and comprehensive property service based on integrity, reliability, innovation & an extensive range of professional skills.

Your Local Specialists.

MMJ Wollongong, 6-8 Regent Street | Wollongong | NSW T 02 4229 5555 E rms@mmj.com.au

MMJ Wollongong is an accomplished real estate firm providing the most diverse range of property solutions in the Illawarra.

Opening Hours Monday - Friday 9am - 5pm Saturday 9am - 12pm

Our unique blend of experts provide a full service agency including sales, leasing, management, valuation, project marketing and town planning creates an unparalleled real estate experience.

Principals Geoff Jones Rob Aubin Brendan Carr Michael Croghan

By utilising a mix of MMJ Wollongong’s diverse service lines, clients will receive better value and benefit by saving time and money. Our professionals strive to unlock potential in your property investments and seek opportunities to increase its value.

The MMJ Wollongong family culture, strong values, professional approach and successful track record in real estate is what has created our leading advantage in the Illawarra property market.

During the 55 years MMJ Wollongong has been trading in the Illawarra we have been consistently awarded for many accomplishments including top performing agents, customer service standards, business benchmarks and community involvement at both a regional and state level.

Daniel Hastings David Geary Luke Rollinson Tim Jones

Suburb Specialties Balgownie Berkeley Coniston Cordeaux Heights Cringila Farmborough Heights Fairy Meadow Fernhill Figtree Gwynneville Keiraville Kembla Grange Mangerton Mount Keira Mount Kembla Mount Ousley Mount Pleasant Mount Saint Thomas North Wollongong Towradgi Unanderra West Wollongong Wollongong North Wollongong Areas of Expertise Residential & Commercial Property: Sales Auctions Property Management Leasing Town Planning Valuation Project Marketing

Core Services MMJ provides complete real estate advice across the nation in the following areas:

residential sales • • • • •

Homes, Land, Units, Villas and Townhouses Pre Selling Advice Property Sales Sale by Auction Marketing.

residential management • • • • •

Homes, Units, Villas and Townhouses Tenant Placement Expenses Management Repairs & Maintenance Arrears Control Asset Management

project marketing • • • • • • • •

Land subdivision sales Home & Land Packages Mixed Use Developments Consultation On Site Sales Pre Selling Planning Cash Flow Management Town Planning

town planning

commercial management

• • • • • •

• •

Property Consultancy/Advice Strategic and Statutory Planning.

Development Applications Rezoning Applications Master Planning Statement of Environmental Effects Reports

property valuation • • • • • • •

Residential, Commercial, Industrial, Service Stations Rental Valuations Property Valuation Feasibility studies Property Consultancy Market research Land Tax Objections

• • • • •

Commercial, Industrial & Retail Properties Operational & Capital Expenditure Budgets Proactive Asset Management Asset Life Cycle Planning Repairs & Maintenance Customised Management.

Rent Reviews Negotiations

commercial leasing • • • • •

Commercial, Industrial & Retail Properties Tenant Placement Leasing Advice Lease Negotiation Marketing

commercial sales • • • • •

Commercial, Industrial & Retail Properties Pre Selling Advice Property Sales & Acquisition Sale by Auction Marketing

Disclaimer This document has been prepared by MMJ Real

Any interested parties should undertake their own

Estate Pty Ltd for general information only.

enquiries as to the accuracy of the information.

Information contained within this document is

MMJ Real Estate Pty Ltd excepts no responsibility

correct at time of printing (April 2016).

for any loss, damage, cost or expense (whether direct or indirect) incurred by you as a result

MMJ Real Estate Pty Ltd does not warrant or

of any error, omission or misrepresentation in

represent that the information in this document

information.

is free from errors or omissions.