Who we are. R E NTA L G U I D E
Expect more from us. What do you look for in a property manager? An agency with a long history of proven success. An agency with a reputation that precedes them. A real estate agency that knows the area better than anyone else. We offer all three. Our objective, always, is to lease your property promptly to high-calibre tenants and maximise your rental returns. Property Management is about people; those who manage your valuable investment, and those who live in it. We get that.
Our network of 16 Offices gives your Investment more Exposure by creating A ripple effect Throughout the Marketplace.
Our Network, Your Advantage Our multi-office network creates a ripple effect in the marketplace that generates more exposure for your property. We are not a franchise; our offices work together across suburb boundaries. The Nelson Alexander team collaborates and shares information to lease more properties, more successfully. We manage properties across Ascot Vale, Brunswick, Carlton North, Coburg, Docklands, Essendon, Fitzroy, Flemington, Greensborough, Ivanhoe, Keilor East, Kew, Northcote, Pascoe Vale and Preston.
We are leaders within our industry and constantly challenge our thinking, progressing our trade to give you the edge. Our Experience We manage over 14,000 properties in a concentrated, interconnected area. We use scalable efficiencies and improved processes, so we spend more time communicating with you and less time on distractions. Our Team We are a team of honest communicators, passionate about property and bursting with local expertise. Our property managers instil our landlords with confidence by being the best at what they do. And our property managers stay with us long term, thanks to our positive workplace culture. Skill, professionalism and care are what you can expect from us.
Setting The Rent The difference between a vacant property and one with tenants? Setting the appropriate rent. One of our first tasks will be to assess your investment and determine the rental income you can expect to receive. This will reflect the property’s condition, supply and demand, economic conditions, and local market trends. We may recommend some improvements to help attract quality tenants. Choosing A Tenant It’s simple: we don’t enter into tenancy agreements with anyone who doesn’t meet our strict criteria. Our screening process is thorough and includes checking rental and employment history, references from previous landlords and agents, and current and former employers. Tenants are always chosen in consultation with you. We’ve worked hard to earn our reputation for finding excellent tenants; we guard it jealously.
Our approach 1. Nelson Alexander Appointed
5. Tenants Vetted
We set up the leasing process
Thorough screening of potential tenants and recommendations made
2. Marketing Choose best marketing method and agree on costs 3. Presenting The Property Your property needs to look its best. We can co-ordinate cleaning and any maintenance on your behalf 4. Property Launch Your property is listed online, photography and advertising copy to be approved, For Lease board goes up and inspections begin
6. Successful Tenant Selected We take care of all the details; paperwork, signing of lease and bond payment 7. Handing Over Of Keys We provide the tenant with keys upon lease commencement
Services we provide.
The lease We prepare all documentation, including the Lease Agreement along with any extra negotiated terms, and the Condition Report. Any additional documentation that may be required under the Residential Tenancies Act will also be prepared. •
We meet with the tenants to sign the lease
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We collect and receipt the bond and rental payment for the first period of the lease agreement (Money Order or Bank Cheque only)
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Advise the tenants of their rights and responsibilities under the Residential Tenancies Act
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Lodge the security deposit with the Residential Tenancies Bond Authority in accordance with the
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Residential Tenancies Act
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Administer rental and lease renewals as agreed. We encourage our landlords and tenants to renew the lease whenever both parties are happy to do so; it gives everyone far greater security
Protecting And Maintaining Your Investment We take the care and protection of your investment property seriously. It needs to stay in good condition to retain your current tenants and to attract future quality tenants. •
We establish and maintain the property and tenant records
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Have a list of trusted quality tradespeople or you can use your own tradespeople
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Respond to all maintenance issues on your behalf
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Deduct maintenance costs from rent with your approval
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Conduct bond inspections and organise any repairs and claims
Conducting rental inspections Our policy to inspect every property twice a year. The first inspection usually takes place in the fourth month of the lease. The second occurs three months prior to the end of the lease to coincide with the review of rental. You are welcome to attend all routine inspections. In each case, you are supplied with: •
General condition property report
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Report on whether the tenants are maintaining the property as agreed
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Rent review recommendation, in line with current market conditions
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Recommendations for maintenance and improvements
Rental statements Our monthly rental statements are sent out shortly after the rent is paid, subject to the clearance of tenant payment. Funds are deposited directly into your bank account or if you prefer, a cheque can be mailed to you. •
We pay all disbursements for our clients, including property maintenance invoices, council rates, water rates, and body corporate levies
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Original invoices are attached to your statement for tax purposes
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Detailed statements are provided at the end of every financial year
Dealing With Arrears The risk of arrears is minimal due to our efforts in finding the best tenants. If a tenant does fail to pay their rent on time, our policy is: •
4 Days overdue: The tenant will be informed that payment is due within three days. The owner will be notified that rent is outstanding
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10 Days overdue: The tenant is informed that they will be issued with a notice to vacate unless the payment is made within five days
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15 Days overdue: The landlord is contacted for instructions on issuing a Notice to Vacate and commencing tribunal proceedings. If circumstances demand it, we strongly recommend the issuing of this notice to protect both you and your investment
Transferring From Another Agent Changing from another Property Manager is a simple process. All you need to do is contact us and we’ll take care of everything. •
We will arrange the transfer of management of your investment property or properties. This can be done even when a fixed term lease is in place.
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No costs are involved in a transfer.
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Your current agent cannot apply penalties unless you agreed to these in your management agreement. Talk to us if you are unsure.
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Once an agreement has been signed and you provide Nelson Alexander with authority to act on your behalf, we arrange for all relevant paperwork and keys to be collected from your previous agent. We will contact the tenants to reassure them there will be little disruption, arrange an inspection and start the process of delivering the level of service we know you expect.
We know we’re trusted.
• How We Advertise Your Property Your property will be seen by more people wanting to lease in your area. Our significant market share and marketing expertise increases your property’s exposure and is key to our leasing success. We field thousands of enquiries from interested tenants each and every month. When advertising vacant or soon-to-be vacant properties, we focus our advertising efforts on these areas:
How We Advertise Your Property
Your property will be seen by more people wanting to lease in your area. Our significant market share and marketing expertise increases your property’s exposure and is key to our leasing success. We field thousands of enquiries from interested tenants each and every month. When advertising vacant or soon-to-be vacant properties, we focus our advertising efforts on these areas.
Online Around 90% of people search online first when looking for a property. The quality of your property’s digital marketing must be second to none. Our award winning digital presence rivals the best in the world. We’ll ensure maximum market exposure by advertising on •
nelsonalexander.com.au
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realestateview.com.au
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realestate.com.au
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property.com.au
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reviewproperty.com.au
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domain.com.au
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thehomepage.com.au.
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nelsonalexander.com.au receives over 80,000 visits each month ensuring maximum exposure for your property.
For Lease Boards Our highly recognisable 8x3 boards get a lot of attention. We often receive enquiries from prospective tenants who were not thinking of applying for a new property until they spotted one of our boards on a property they love. Our Weekly Rental List Every Currently Available property and Forthcoming property is detailed on our weekly rental list. This list is prominently displayed in each Nelson Alexander office. Open Monday through Saturday we can deal with all expressions of interest promptly. We also conduct regular Open-For-Inspections and Private Appointments as often as necessary to successfully lease your property. How Much? Our leasing and management fees reflect the impeccable levels of service provided by us. Management Fee: A monthly fee on the rent collected, plus any out of pocket expenses including the administration fee Letting Fee: Covers rental list advertising, securing tenants, placing them in the property, and a lease and condition report Advertising: Actual costs as agreed with you Outgoings: As authorised and incurred Professional Photography: Actual costs as agreed with you