A GUIDE TO OUR
COMMERCIAL PROPERTY LEASING MANAGEMENT SERVICES
ONE TEAM - FOUR LOCATIONS
Ray White Commercial Northern Corridor Group
YOU AND YOUR COMMERCIAL PROPERTY ARE UNIQUE
Thank you for the opportunity to assist you in achieving your commercial property investment goals. Before we discuss the specific details of your asset, we find it helpful to first guide you through the most common issues and missed opportunities we see owners encounter. Our unique approach to asset management will provide you with peace of mind and ensure you are always equipped to make informed property decisions. Our approach is best described as Pro-Active, SolutionsBased Management, but what does that mean for you and your asset? In the following pages we look beyond the base services of rent collection and invoicing to help you avoid common mistakes and show you why aligning with the Northern Corridor Group asset management team is the best investment you will make.
ONE TEAM - FOUR LOCATIONS
CONTENTS
Why Ray White Commercial Northern Corridor Group
4
Meet your expert team
5
What to expect
7
Marketing your investment
8
Managing your investment Tenant selection Commercial leases Security deposits Payment of rental / outgoings Lease renewals and options Rent reviews Inspections Repairs and maintenance Problem tenants
9 9 10 10 10 11 11 11 11
Tax Tips Frequently asked questions
12
Contact us
14
13
WHAT DO YOU WANT FROM YOUR ASSET MANAGEMENT TEAM?
When we ask this question of most clients, the answers tend to be predictable:
Make sure the tenant pays the rent
Make sure the building is looked after
Make sure the vacancies are filled quickly
Make sure the bills are paid
WHAT SHOULD YOU WANT FROM OUR ASSET MANAGEMENT TEAM? While the standard rent collection and compliance task are relatively standard across most managers, the list of services you should demand from your property manager is significantly longer, and HOW they perform key services is even more important. The following examples show how the discipline of Northern Corridor Group’s Pro-Active approach will benefit you through every stage of your asset ownership life cycle. From the day you buy until the day you sell, and every day in between.
ONE TEAM - FOUR LOCATIONS
VACANCY MANAGEMENT
ENTRY & EXIT REPORTS
•P roperties are prepared for market the same week a tenant gives notice to vacate, ensuring maximum exposure and minimal impact on cashflow
•H ow well the entry process is completed will impact your tenant's attitude towards the condition and treatment of your building throughout their term
•W e utilise the enquiry register of the largest leasing team north of Brisbane to identify potential tenants with immediate demand
•T his will also mitigate your risk through the term and allow us to complete the exit process with minimal negative impact to you
•O ur leasing team averages 134 lease enquiries per month and completes over200 lease transactions a year
•O ur management and leasing teams work hand in glove to ensure the best lease structure to compliment your situation
•R eal time tracking of on-market data lets you know what your competition is and what they are charging
LEASE NEGOTIATION
OUTGOINGS MANAGEMENT
•L ease structure is one of the main factors contributing to your asset valuation, impacting your lending capacity and future sale price
•W hile outgoings recovery and payment are important functions of our team, outgoings reduction can have a bigger impact on the bottom line for both you and your tenant
•O ur management and leasing teams work hand in glove to ensure the best lease structure to compliment your situation •L ease reviews and renewals are the perfect time to ensure your lease structures align with your investment goals
•W e have over 400 tenancies from which to compare outgoings and identify potential savings for you and your tenants
YOU CAN RELAX, WE HAVE THIS COVERED
WHAT TO EXPECT
Quality tenants that are screened prior to approval Agent or associate accompanied inspections Detailed reporting on inspections and maintenance Zero tolerance policy toward rent arrears Highly skilled property managers Consistently low vacancy rates Priority access to market intelligence Industry-best training, education and resources Inhouse marketing and design team Access to the latest marketing materials and strategies Access to competitive loan and insurance opportunities
ONE TEAM - FOUR LOCATIONS
WHY CHOOSE NORTHERN CORRIDOR GROUP?
ONE TEAM 4 LOCATIONS
Kenilwor
Cononda
Local Knowledge Our team of dedicated property management professionals are your area experts with a wealth of local knowledge. They are all local residents and are active within the community. Range Northern Corridor Group have the largest commercial presence between North Brisbane and the Sunshine Coast allowing us to source your next potential tenant from a vast and considerable database. Size We invest in new technologies and we centralise our systems to provide consistency and efficiency across the group. This ensures our teams are innovative and adopt best practices in changing markets to deliver a consistent and quality service to our owners and tenants. Experience The Northern Corridor Group rank 2nd Australia wide in the Ray White Commercial Group. We employ the best and our team has over a 100+ years of combined commercial real estate experience. They are driven, highly skilled, professional agents, property managers and administration staff who are passionate about achieving their goals.
Boor
1 ELITE TEAM 4 LOCATIONS SUNSHINE COAST Level 1 172 BRISBANE ROAD Mooloolaba, QLD 4557
MORETON BAY Unit 3 125 Morayfield Road Morayfield, QLD 4506
Stony Creek
Neurum
Mount Del De
Mount
Mo
PINE RIVERS Level 1 104 Gympie Road Strathpine, QLD 4500
MORAYFIELD 9/113-137 Morayfield Road Morayfield, QLD 4506
ONE TEAM - FOUR LOCATIONS
Bellthorpe
Laceys C
Pomona Tewantin
Noosa Heads Sunshine Beach
Cooroy
Eumundi
Peregian Beach
North Arm
Coolum Beach
Ninderry
rth
Marcoola Bli Bli
Mapleton
ONE ELITE TEAM - THREE LOCATIONS We work hard to inform the market in order to impact the market for you. It is our position of authority that allows us to consistently increase tenant confidence in the information they receive from us and, in turn, their willingness to present offers on your property.
Maroochydore
Montville
Buderim
Palmwoods
Witta
Eudlo
Mooloolaba Warana
Sippy Downs
ale Maleny Mooloolah
Currimundi
Landsborough
Largest commercial presence between North Brisbane – Sunshine Coast
Caloundra
Peachester
roobin Cedarton
Glass House Mountains
Stanmore
k
North Bribie Island
Woodford
D’Aguilar Bracalba laney laneys Creek Wamaran Basin
t Mee
Wamuran Basin
Elimbah
Banksia Beach
Burpengary East
Deception Bay Scarborough North Lakes
Whiteside
Samsonvale Kobble Creek Cashmere Mount Samson Mount Glorious
Mount Nebo
205 Lease transactions in FY2019
Burpengary
Narangba
Yugar
Beachmere
Kallangur Petrie Lawnton
Newport Redcliffe
Clontarf
Strathpine
Brendale
Bald Hills
Eatons Hill
Samford Valley
Carseldine Albany Creek Aspley
Banyo Chermside Arana Hills Nunda Camp Mountain Mitchelton
Wights Mountain
Woorim Sandstone point Bongaree
Morayfield
Rush Creek Dayboro
Creek
Toorbul
Caboolture
Caboolture South
Moorina
King Scrub
Donnybrook
Ningi
Bellmere
Rocksberg
ount Pleasant
Welsby
Moodlu
Campbells Pocket
No.2 Commercial Office in Ray White Internationally
$16 million in annual rent under management
MANAGING YOUR INVESTMENT
WE’LL TAKE CARE OF EVERYTHING • Tenant selection • Collection of rent • Negotiation of rent review • Negotiate new lease at renewal date • Process and invoice all outgoings • Attend to all maintenance issues • Attend to all tenant and landlord queries • Pay monthly rental into your bank account • Process disclosure documents • Collection and holding of security deposit • Collection of GST • Arrears management • Annual reconciliations • Lease administration • Essential safety measures management • Leasing of any vacancies • Individually customised reporting
ONE TEAM - FOUR LOCATIONS
THE NEXT STEP...
Having our team solve your problems is easier than you think WHAT DO I NEED TO DO? • Simply contact one of our team to get the process started • We will need you help compiling the relevant information (leases, outgoings, tenant contacts) • Once we have this information we will contact your tenant and begin walking them through our process, keeping you informed at each step • You will receive the monthly rent you are entitled to and the peace of mind that comes from knowing your asset and tenant are in good hands WHAT ARE THE COSTS? • Our management fee is simply a percentage of annual gross rent, generally ranging from 5-8% depending on the size, complexity or simplicity of your portfolio • Note that management fees can be fully recouped as an outgoing on net leases • Some additional document preparation and third-party consultants fees may be required (eg. legal fees for documenting revised agreements), but not without your express consent • In spite of the additional work required over the coming months, no additional COVID-19 specific levies will be charged by our team during this time WHAT ARE THE BENEFITS? • Protects your cash flow through accurate waiver and abatement calculations • Protects your legal interests by ensuring all Code compliance is in order • Protect your relationship with tenants by outsourcing “hard” conversations • Protect your future asset value through commercially minded structures
Our team is ready to start working for you today! ONE TEAM - FOUR LOCATIONS
SUPPORT IS ONLY ONE CLICK AWAY QUICK APPRAISAL QUESTIONS:
Please complete the following details and click submit and one of our team will be in touch straight away to assist you:
Name Email Mobile No. of tenancies requiring assistance Which agents are you currently working with? None Property Address/s
CLICK HERE TO SUBMIT
JULIE RYAN MAJOR ASSET SALES 0447 445 453 julie.ryan@raywhite.com
MORETON BAY
MICHAEL SHADFORTH DIRECTOR - COMMERCIAL PRINCIPAL 0488 981 076 michael.shadforth@raywhite.com
CHRIS MASSIE DIRECTOR - COMMERCIAL PRINCIPAL 0412 490 840 Chris.massie@raywhite.com
ASHLEY REES DIRECTOR - SENIOR ANALYST 0411 707 410 ashley.rees@raywhite.com
THOMAS BROWN NATIONAL RETAIL INVESTMENT SERVICES 0434 186 767 thomas.brown@raywhite.com
AARON CANAVAN SALES & LEASING EXECUTIVE 0447 744 948 aaron.canavan@raywhite.com
EMILY PENDLETON SALES & LEASING EXECUTIVE 0402 435 446 emily.pendleton@raywhite.com
BLAKE PRIMROSE SALES & LEASING ASSOCIATE 0423 555 043 Blake.primrose@raywhite.com
DAVID GOLDSWORTHY SALES & LEASING ASSOCIATE 0481 996 794 david.goldsworthy@raywhite.com
AIDAN MUDGE SALES & LEASING ASSOCIATE 0423 791 835 aidan.mudge@raywhite.com
SAMUEL HOY SALES & LEASING ASSOCIATE 0423 795 273 samuel.hoy@raywhite.com
MICHAELA WEBB PERSONAL ASSISTANT TO CHRIS MASSIE 0409 202 066 michaela.webb@raywhite.com
BROCKE HAMBRECHT SALES MANAGER & AUCTIONEER 0466 599 724 brocke.hambrecht@raywhite.com
PINE RIVERS
PINE RIVERS
SUNSHINE COAST
ONE TEAM - FOUR LOCATIONS
ROB DAWSON SALES & LEASING ASSOCIATE 0422 786 205 rob.dawson@raywhite.com
TREVOR NELSON-JONES SALES & LEASING EXECUTIVE 0407 736 521 trevor.nelson-jones@raywhite.com
SEAN SKEFFINGTON SALES & LEASING ASSOCIATE 0422 587 143 sean.skeffington@raywhite.com
CHRISTINE FRENEY SALES & LEASING EXECUTIVE 0432 170 380 christine.freney@raywhite.com
GUY UPCHURCH DIRECTOR OF ASSET MANAGEMENT 0410 614 240 guy.upchurch@raywhite.com