Maintenance may be generally defined as the repair of existing structures and facilities, not renovation works. 

Between tenants is an ideal opportunity to have your property appraised. The market continually moves and it is good business sense to keep abreast of the value of your assets, even if only for insurance purposes.  

Please let us know if you would like an Appraisal performed at the end of each tenancy. 

Using professional photos is an investment and results in a greater number of enquiries about the property, often resulting in better quality tenants, higher rental prices and a faster leasing time frame.  

The photos taken will be used to market the property via: 

• Internet advertising. 
• Rental lists.
• Shop front window advertising. 

Advertising script for your property is normally written by your experienced Property Manager. Experience tells us what is needed in the advertising script to make your property attractive to a tenant. 

Occasionally, we see a property that is extraordinary enough to warrant special advertising where a professional copy writer is engaged to best promote your property. Professional copywriting is charged at cost. 

We welcome your input and suggestions when preparing the advertising script. 

Advertising script for your property is normally written by your experienced Property Manager. Experience tells us what is needed in the advertising script to make your property attractive to a tenant. 

Occasionally, we see a property that is extraordinary enough to warrant special advertising where a professional copy writer is engaged to best promote your property. Professional copywriting is charged at cost. 

We welcome your input and suggestions when preparing the advertising script. 

All applications for your property will be screened on the National Tenancy Database and TICA, databases which listed tenants that have defaulted or have done wrong by their previous agreements.  

A small fee per applicant (for each vacancy) is charged at cost, for your reassurance and peace of mind.  

Checks are performed after discussing an application with you and before advising the tenant that their application has been successful. 

The Property Condition Report is a detailed, itemised document which is required to protect your asset.  A report is compiled on your property, itemised room by room, item by item, detailing the contents and condition of the property at the start of every new tenancy. The report complies with the requirements of and is in the prescribed format as required by the Residential Tenancies Act. 

The Property Condition Report is not only important for the protection for your investment but is also for your tenant.  The report forms the basis of the condition the property must be left in at vacating and will also provide the tenant with an expectation of the level of presentation they will have to maintain over the property. 

We will provide a detailed report of the furniture, white goods and all other items (e.g. crockery and cutlery) that forms part a leased property.  This is separate to the Property Condition Report and photos will also be taken.  

Please remember that if furniture is provided with the property, it is the owner’s responsibility to repair and/or replace the item if the item breaks or becomes unusable during the tenancy if required. 

It is a requirement of the Real Estate and Business Agents Act that agents obtain confirmation of the registered owners for each property and to use their best endeavors to verify the identity of each person claiming to be one of the registered proprietors. We utilise a 100 point ID Check system, similar to those required when you open a bank account. 

A Title Search will provide the name/s of the registered proprietors. Additional searches may be required, such as Strata Plans and their amendments (including by-laws and management statements), company searches and encumbrances. 

An owner with Power of Attorney or an Executor of an Estate must also provide certified copies of the orders or documents prior to management of the property. 

These searches will be performed once a signed Management Authority is in place. 

Your personal security and that of your asset is paramount. We have developed a series of Security Procedures that: 

• Comply with the requirements of the Residential Tenancies Act. 
• Comply with the requirements of the Privacy Act. 
• Request from ALL property owners, a 100pt ID check AND a Password. 
• Maintain your privacy and anonymity from your tenants (unless agreed otherwise.) 
• Record the names and contact details of all prospective tenants visiting the property at Home Opens. 
• Thoroughly research all contractors/tradespeople before engaging them to undertake any work on your behalf. 
• Keys are recorded (photocopies taken) and “signed for” when issued to tenants. When provided to contractors/tradespeople, identification is checked and keys are also ‘signed for’. 

This is a small expenditure charged to the owner on a monthly basis.  It covers the following items:

• Telephone calls to landlords, contractors and tenants. 
• Photocopying charges. 
• Postage of correspondence. 
• Maintenance of electronic communications. 

Prior to the lease coming to an end, both the tenant and owner will be consulted to discuss their intentions.  This is the period where the rent is reviewed and if required, increased or decreased to meet current market trends and conditions may be negotiated. 

A new detailed Lease Agreement is prepared to reflect the necessary changes and conditions which will be issued to the tenant.  The signing of the new lease is generally performed in our office, not posted, preventing the lease becoming periodical.  

Should the rent increase or decrease, the Security Bond will be adjusted to ensure that the Security Bond amount is equal to four (4) weeks rent as required by the Residential Tenancies Act. 

This is the final inspection performed once the tenant has vacated the property. It is a detailed and very precise inspection based upon the Property Condition Report from the commencement of the lease. 

It is important to note that as a result of the changes to the Residential Tenancy Act that were implemented in 2013, a copy of the Final Bond Inspection must be provided to the tenant. The tenant may be asked to carry out any rectifications highlighted within the report and they are provided a timeframe to complete these items or alternatively, we may arrange contractors to perform these works on your behalf and make a claim against the tenant’s Security Bond. We will discuss with you the appropriate course of action to be taken based upon the circumstances of each vacating tenant. 

Whilst a factor of wear and tear may need to be considered, our aim is to have the property returned by the tenant in as good or better condition than they received it. 

We will liaise (and negotiate if need be) with the tenant to finalise any deductions or compensation amounts from the Security Bond.  

We will contact you to discuss any maintenance items or suggested improvements (e.g. time for new carpets or paint) to prepare the property for the next tenant. 

We always encourage owners to regularly inspect their properties and we are happy to accompany you to the property to perform a “walk through” between tenancies. 

We can process insurance claims for damage incurred to the property on behalf of owners. 

This service includes: 

• Inspection and recording (photographing) of the damage. 
• Liaise with the Insurance Company, including processing the claim and supporting documentation. 
• Sourcing and submitting quotes as requested by the Insurance Company. 
• Inspection of the works upon completion and report to the Insurance Company. 

Our experienced staff can arrange and supervise major renovations and/or repairs to your property ensuring a smooth work flow and less hassle for you. 

The Residential Tenancy Act provides strict guidelines when dealing with property that has been abandoned (left) by vacating tenants. We will process an application for an Abandoned Goods Certificate and remove/dispose or remove/store the goods in accordance with the Act. Please note that all disposal and/or storage costs will be charged to the property owner at cost.