Property Management

Ray White Aldinga
105 Esplanade, Aldinga Beach  SA  5173

Tel: (08) 8556 6777
Fax: (08) 8557 7577
Email: aldinga.sa@raywhite.com
 

• Introduction

  choosing an agency to handle the management of your property should not be based on who can quote the highest estimate of rental per week or the lowest management fees, but rather on who can provide a superior and personalised service along with the ability to manage your property well. After all, they are dealing with your valuable investment, and this decision should not be taken lightly.
  
  As the business owners of Aldinga Beach Property Management Pty Ltd, trading as Ray White Aldinga Property Management, we will    personally oversee every aspect of the management our Landlord’s properties as if they were our own.  We live and work in the local area, and have done so for many years, which not only means we can keep a close eye on our landlords investments, but also that we have an ear to the ground and enjoy an extensive client network which is invaluable in our industry.
  
  As your Property Manager, our commitment to you  includes:
  
  

  • Ensuring maximal income
  • Short-listing the most qualified potential tenants only
  • Maintaining the property at a high standard
  • Prompt advice and updating of maintenance issues
  • Minimising vacancy periods
  • Competitive rates for management
  • A comprehensive range of free financial statements and reports

  
  Ray White Property Management extends far beyond simply collecting the rent. Our management service is designed specifically to save our property investors time, money and worry.
  
  Our tenants are thoroughly screened during the selection process and are treated with the utmost respect, and in turn your property will     receive the care of which it is worthy.
  
  We look forward to working with you to ensure your Real Estate      Investment affords you optimum performance.
  
  Thank you for considering Ray White Aldinga for your management needs.
  
  
  Bea Ricciardi
  Jessica Mesecke
  Property Managers
  

• Marketing

  Local Press

  We advertise the property to prospective tenants in an efficient    manner to minimise property vacancy rates using the local Southern Times Messenger Newspaper and where pertinent, the Advertiser.

  Internet

  Your property will be advertised on four websites. These are:

  www.realestate.com.au

  www.raywhite.com

  www.domain.com.au

  www.rentfind.com.au.

  The listing will include a description of the features of the property, quality colour photos, the price and availability details.

  Rental List

  A vacancy list of our properties is provided at our Reception Desk for prospective tenants to take away and is updated on a regular basis during the week. This list is also provided via email, facsimile and at “open for rental inspection”.

  Data Base

  Prospective tenants on our data base will be contacted by telephone and advised of your property details.

  Inspections are conducted at times suited to working tenants by appointment, including after hours and on weekends if necessary.

   

• Tenant Selection

  At Ray White we believe it is important to lease your property to a quality tenant who meets our stringent criteria, therefore we believe it is better to leave a property vacant a little longer than to enter into a Tenancy Agreement with someone who does not meet these standards.

  All prospective tenants are accompanied on inspections to the home and are required to complete a comprehensive application form indicating previous rental history, income, employment history and references.

  We personally interview all prospective tenants, view official photographic identification, assess written applications based on their rental history including property maintenance and punctual rent payments, employment and income range ratio to weekly rental costs to establish a sound knowledge of the applicant’s character and reliability.

  We inform our landlords of the short listed tenant applicants and with discussions and meetings we can determine the most suitable applicant.

  When the successful applicant is ready to sign a lease, time is taken to ensure that they understand their obligations as set out by Residential Tenancies legislation and our expectations of them as tenants before signing. We prepare a Residential Tenancies Agreement and advise the tenant of all requirements including 2 weeks rent in advance, Bond (equivalent to 4 weeks rent up to $249p.w. or 6 Weeks rent for $250p.w. & above) and special property conditions.

  We provide the tenant with a written report of the condition of the property at the start of the tenancy (prior to the tenant taking occupancy) and have the tenant sign this. In doing so there can be no confusion as to the state of the property at the expiration of the tenancy. Digital photographs are also taken of the property at the commencement of the Tenancy, for insurance purposes and for confirmation as to the condition of the property at the time.

  Unfortunately some standard lease agreements do not contain adequate clauses to protect the landlord. They don’t cover pets, water usage, telephone connection charges or rent reviews. Ray White Aldinga Beach leases cover all these conditions. These special lease conditions are explained, along with strict rent  arrears policies, how and when to pay rent and a key receipt is signed.

  We provide all new tenants with a unique Tenant Welcome Pack detailing all information relevant and useful to their tenancy and all expectations in writing.

  
  

   

• Repairs & Maintenance

  To achieve the maximum financial return from a residential investment, each property must be presented and maintained in the best possible manner.

  The following are some important things that need to be taken into consideration.

  · To make sure all lawns and gardens are maintained and presentable.

  · Any rubbish to be removed from the property.

  · Ensure that all carpets are professionally steam cleaned and all internal areas are clean and free from dust.

  · Attend to any outstanding maintenance that is obvious to the prospective tenant.

  · All door and window locks are operating and 2 sets of keys are available.

  · New properties should have a clothesline, TV antenna and letterbox installed and inform the Property Manager   whether waste collection bins have been ordered from the Council

  · If any appliances, or special instructions for care of floor coverings, appliances, pool, spa etc. are required, these should be supplied to the Property Manager.

  We inform the tenant that we will be conducting quarterly inspections of the property with a letter outlining our expectations, and a written report is supplied to the landlord. In the event there are any areas of concern at our inspection the tenant is advised accordingly in writing with a further inspection taking place. Any repairs needed and future maintenance requirements are reported  to the landlord.

  We have a team of maintenance contractors on immediate notice. All our trades people are cost competitive, efficient, reliable and insured, and assessed regularly. Should the cost of maintenance exceed the specific amount as set down in the Agency Agreement , approval from the Landlord is sought prior to any work commencing.

  Accounts for repairs and maintenance are processed for payment only when we are satisfied that the work has been performed to an acceptable standard.

   

• Rent Collected

  Rental income is carefully monitored and our tenants must always be paid in advance. We check our accounts daily and any arrears are dealt with promptly.

  Our rental arrears policy is implemented in accordance with the  Residential Tenancies Act if a tenant should fall behind in their rent and the following action will be taken:-

  · 2 days late an SMS will be sent reminding tenants of their rental obligations

  · 3 to 5 days late we contact the tenant by phone

  · 7 days late a letter is sent requesting payment within 5 days and with warning of an impending Form 2

  · On day 15 a form 2 is served requesting full payment of the arrears within 8 days or the property must be surrendered.

  We provide a monthly statement to our landlords detailing all income and expenditure and all original accounts are kept on file. Copies will be provided on request for taxation purposes. 

  We conduct an ’owner payment’ run on the last business day of each month and all funds owing are dispersed by EFT and will appear in your account within the following 2 business days.

  An annual statement at the end of the financial year showing income and expenditure for each property managed is provided.

  We inform our landlords in writing of rental reviews, Tenancy   Agreement renewals, vacating tenants and approaching end of Tenancy Agreements.

   

• Insurance

  Landlord and Building Insurance

  In today’s economic and social climate, landlords are increasingly vulnerable to their income being eroded by:

  · Default in payment of rent

  · Loss of rent due to the premises being untenantable following damage

  · Tenants vacating without paying the rent or having to be evicted

  · Accidental damage to carpets, curtains, internal blinds and light fittings

  · Theft and vandalism of the property

  · Liability claims by tenants for injuries sustained on your property

  Our job is to select a tenant who is going to be the right tenant; however circumstances can change the ability of a person to pay rent or cause them to behave in a manner totally out of character. 

  We recommend you investigate taking out additional cover for defaulting tenants and tenant damage.

  Due to the changes in legislation, we are unable to arrange insurance cover on your behalf.

  It is important to choose a cover that is tailor-made to give Landlords peace of mind and financial protection. Such cover should include valuable extras such as contents insurance which includes carpets, blinds, landlord furnishings etc., as well as protection against defaulting tenants.

  We believe this protection is essential to ‘Risk Management’ and you need to take a critical approach to insuring your valuable assets.

  Note: You should check with your insurer to see if your current insurance premium can be extended to give you protection against defaulting tenants.

   

• Summary

  The services we provide:

  · Inspect the property listing all features and taking digital photographs

  · Advertise in the local Messenger and Advertiser where applicable

  · List your property on the Internet and prepare office list and window display

  · Have applicants complete the Application form in full, then complete all checks on application, employment, rental history, etc. so as to secure a suitable tenant

  · Show prospective tenants through the property

  · Liaise with landlord for “Approval” to proceed

  · Complete all legal documents and make copies for all parties, attention given to special conditions

  · Collect Bond and two weeks rent and receipt

  · Lodge Bond on the relevant form to the Office of Consumer and Business Affairs.

  · Conduct and complete initial inspection and condition report, on detailed REI forms including photography to support this

  · Advise landlord promptly of any maintenance required

  · Organise any repairs or maintenance with our trades-people

  · Receipt all rent monies

  · Payment of any accounts. Recover water usage from tenants if applicable

  · Conduct quarterly routine inspections, serving correct   notice to tenants and reporting to owners with written reports

  · Advise Landlord in writing of lease renewals, lease terminations, vacancies and rent reviews

  · Forward to owner a monthly statement itemising all ingoings and outgoings

  · Serve all necessary legal forms on behalf of the landlord, e.g. Form 2 rent arrears, Form 7 etc.

  · Liaise with landlord throughout tenancy and provide legal advice and opinions

  · Keep a register of prospective tenants wishing to rent in the area

  · Provide tax invoices monthly and end of financial year statements to assist with taxation.

   

• Thank you

  Thank you for the opportunity to present this proposal to you.

  Please contact us on (08) 8556 6777 to discuss the management of your home.

   

   

  This appraisal has been prepared solely for the information of the client and not for any third party. 

  Although every care has been taken in arriving at the figure we stress that it is an opinion only and not to be taken as a sworn valuation. 

  We must add the warning that we shall not be responsible should the Appraisal or any part there of be incorrect or incomplete in any way.