We are your property managers. What do we do for you? You and your property manager are in partnership, with the interests of you and your property paramount.

We acknowledge that we are your eyes and ears in all matters relating to your investment. However, we manage more than just 'property'; we manage people, tenancy documentation, the tenancy relationship and relevant tenancy matters on your behalf. Just some of the main services we carry out on your behalf are:

• Showing your property to prospective tenants;
• Advertising your property, using resources such as on websites and our in-house rent list;
• Processing tenancy applications;
• Verifying the tenant's ability to pay rent and ability to care for the property;
• Lodging rental bonds to the relevant Government Authority on your behalf;
• Completing all required tenancy documents to commence the tenancy;
• Trust account receipting, bond lodgement forms, accounting on your behalf, payment of invoices (if instructed), disbursement of rental trust funds;
• Rent arrears administration and monitoring;
• Issuing of required statutory notices as required;
• Maintenance negotiation and management with all parties - landlords, tenants, contractors;
• Producing regular and thorough property inspection reports, ensure you receive copies of all important documents and regularly review rent rates and the local market to help you achieve the best outcome;
• Carrying out general routine inspections during a tenancy and reporting to landlord;
• Tenancy renewals and negotiation;
• Carrying out the final inspection to ensure that the property is returned in the same condition as it was found - except for fair wear and tear;
• Negotiating any outstanding matters with the tenant that may be required to be undertaken to return the property in accordance with the entry condition report; and
• Negotiating and coordinating the bond refund with the tenants in liaison with the landlord.

Why use a property manager?

Many financially savvy investors have been left in the dark when it came to finding tenants, dealing with day-to-day property issues or legal jargon. From fixing leaks to providing tax depreciation schedules, property investment can be complicated. A property manager acts as an intermediary between you and the tenant, and is training in negotiating through tricky situations.

Do you want

• A reliable income stream?
• Good capital growth potential?
• The best investment returns possible?
• Local and up-to-date knowledge of property value, rental rates and industry legislation?
• Effective marketing tools that minimize vacancy?
• Tenants with respect for you and your property?
• Tenancy practices that reduce rental arrears?
• All the correct paperwork taken care of?
• Quick effective action should any legal issues arise?
• Cost-effective maintenance and advice on improvements?
• The chance to qualify for landlord protection insurance and tax-deductible management fees?
• And overall, a guarantee of exceptional customer service?

We deliver this peace of mind to you, as property managers.

Frequently asked questions

Do I have to use a real estate agent to manage my rental property?

No, but be aware that you would be bound by the same legislative requirements that apply to a property manager. If you were found to be in breach of the Residential Tenancies Act, you would be subject to the same disciplinary action - including potential fines.

How do I know how much rent should I ask?

We review how much similar properties in the area are renting for, rental performance and vacancy rates.

Can I increase the rent during the lease period?

Australian states and territories vary here but in most cases the established rent rates must remain in place for the term of the lease term. There is a required notice period if you want to increase the rent at the end of the current lease.

What is a typical lease?

Six or 12 months leases are most common, but there are tenants who may want longer or shorter. We discuss the different advantages of each lease length with you.

Who is responsible for property security?

You, the owner, are responsible for ensuring your property is secure and lockable.

Who is responsible for carrying out property repairs?

You, the owner, are responsible for repairs to be carried out by a qualified, licensed tradesperson but your property manager can organize this on your behalf, which includes advising tenants of how, when and where this will happen.

Can I charge the tenant for water?

Your property manager will tell you the local ruling on this. In many areas of Australia, tenants can be charged for all or part of the water usage costs. It is the owner's responsibility to have utilities such as water and sewerage connected to the property.

What is property depreciation?

Property depreciation is the most often missed tax deduction because it is a non-cash deduction, which means you do not need to spend money to claim it. A building and its fixtures depreciate whether you, the owner, claims it or not. As a building gets older, items wear out - they depreciate. The Australian Taxation Office (ATO) allows property owners to claim this wear and tear, depreciation, as a deduction. A Tax Depreciation Schedule, available from a Quantity Surveyor or other qualified professional, will outline the deductions available on your specific property and your accountant will consult this when preparing your tax return.