What makes a good property manager?

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In this very competitive market for property management owners are forced to sift through many choices in property management companies to determine the best choice often coming back to fees when they can see any difference in the organisations they are in contact with. To help you to understand the more important questions to ask in this process let’s take a look at what the key factors are in maximising an owners return.

Keys to landlords taking home more money in their pocket from their investment property:

  1. Minimal vacancy
  2. Maximum Rent
  3. Minimising unnecessary repairs and maintenance
  4. Reduced expenses (examples interest and insurances)

If we start with minimising vacancy some of the ways an agency can do this are:

-Sales focussed person showing the properties

-Professional photos and marketing copy

-Be available for prospective tenants when they want to view the property

-Leases expiring when there are the most tenants in the market place

How do you maximise the rent:

Leases expiring in peak periods is a big one and all of the above. Negotiation skills to deal with tenants offering 6 versus 12 months or less than your asking price

Pricing the property right also effects vacancy and rent received.

How can a property manager reduce repairs and maintenance for you? This one is a really important one and often overlooked so often our property managers notice termite activity, see a hose under the sink is about to go. You might think that standard but when you are talking to some Property managers they wouldn’t even know what to look for, many have never seen termites or damage. Our training includes plumbers showing our team what to look for and how to top up a hot water service so you don’t get a call out from a plumber for something we can do at our routines for you. We arrange the pest inspectors to show and teach our team. We have the smoke alarm people come and teach us the regulations so we can look for issues on your behalf. We had a time renting before we bought our latest home and I was shocked to see not one of the property managers went out the back door on their inspections.

Reviewing your expenses we remind and encourage our owners to do this annually and can arrange a finance health check for our clients anytime.

In summary if you are talking to a property manager ask questions around the above factors and you should see a massive difference in your choices and see the best value agent is not always the one with the cheapest fee. If you would like further advice regarding property management please contact myself or one of our team anytime.

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Slip, slop and slap on a fine for non-compliant pool owners

pool safety certificateThe deadline for residents to bring backyard pools in Queensland up to scratch has passed and if your pool, spa pool or portable swimming pool does not meet the State Government’s pool safety standards you may face penalties in excess of $800.

The November 30 deadline has loomed for some months now and from today if your pool fence isn’t high enough or the gate doesn’t lock properly and the Council inspectors catch you out, be prepared to fork out some serious coin.

If your pool isn’t registered with the Queensland Building and Construction Commission residents could be stung with a $2356 fine and further penalties up to $18,785.25 can be issued to pool owners if they fail to comply with the safety standards.

All pools need to comply with the standards, get signed off by a licensed pool safety inspector and be registered with the QBCC.

Pool safety inspector Marcel Stam* from Gladstone Building and Pest Inspections thought there was still about 40% of pools in the Gladstone region that weren’t compliant. An inspection will cost anywhere between $185 – $300. “Even if your pool is compliant, just about every pool will need new CPR signs because child resuscitation has been added,” he said. “The most common thing are gates not self-closing, vegetation growing through fences and gardens built up too close to fences.

If you’re unsure your pool complies with the State Government’s safety standards, here’s the Queensland Building and Construction Commission Pool compliance checklist (QBCC).

To see if your pool is already registered, you can check online at http://www.qbcc.qld.gov.au/ and click on the Pool Safety link.

If you are looking to lease your property, a pool safety certificate must be obtained before entering into any accommodation agreement.

POOL FENCES

  • The height of your pool fence must be at least 1200mm.
  • The gap between the bottom of the fence and the ground must be no more than 100mm.
  • The gap between your pool fence rails cannot be closer than 900mm apart.
  • You must ensure there aren’t any climbable objects within 900mm from the outside and 300mm from the inside of your pool fence.
  • All pool fences must be properly maintained.

SIGNAGE

  • A current CPR sign must be easily visible to anyone near the pool.

DOORS

  • You must ensure that no doors or windows provide direct access from the house to the pool and windows which open onto the pool area must be fixed so that they don’t open more than 100mm.

GATES

  • Pool gates must open away from the pool.
  • The gate must self-close and self-latch from all open positions.
  • Gate latches must be at least 1500mm off the ground and 1400mm above the top part of the lower horizontal railings.
  • If your latch is located on the inside, it needs to be a minimum of 150mm below the top of the fence and covered with a 450mm radius shield on the outside.
  • The hinges on the pool gate must be at least 900mm apart or the lower hinge has a non-climbable safety cap.

PORTABLE SWIMMING POOLS

  • Portable swimming pools greater than 300 mm deep are to be fenced. In Queensland this depth is 450 mm and the portable pool cannot be greater than 2000 litres in volume nor have a filtration system. Aligning Queensland with the national depth of 300 mm will improve safety and increase consistency. Research suggests that mandatory safety warnings on portable swimming pools would be unlikely to reduce the number of children who drown or become immersed in portable pools. A public education and awareness campaign is considered to be a more effective approach.

This is a guide only and if you’re still unsure you should contact a licensed pool safety inspector to carry out a full safety audit.

* Source: The Observer, Gladstone

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Christmas Colouring-in Competition 2015

You might have seen the artwork of all the local children displayed in our office window at Easter. We loved seeing how proud the children were with their entries to our colouring-in competition so we are doing it again for Christmas.  It’s a raffle draw so everyone has a chance to win.  The winner will be drawn on Tuesday 8th December 2015 by 4pm and will be informed by phone on the same day.  Children up to the age of 13 are eligible to enter for a chance to win a Gourmet Christmas Hamper to the value of $300 from the Rosalie Gourmet Market!

Please download the artwork and form here and we look forward to displaying all the entries until Christmas.

Contest Rules:

This contest is open to anyone ages 1 – 13.

Using pencil, crayon, markers, paint, collage…… PLEASE be as creative as you can!

Entries MUST be solely the work of the artist named.

Bring your finished picture into RE/MAX Profile at 141 Boundary Road Bardon on or before 5pm Monday 7th December.

Make sure you write your name and phone number on a slip provided at reception and place it into the Christmas Box.

On Tuesday 8th December, ONE name will be drawn from the Christmas Box and announced.

The winner will be contacted on the day and will need to collect the freshly made Gourmet Christmas Hamper to the value of $300 from the Rosalie Gourmet Market no later than Thursday 24th December 4pm.

SO  PLEASE PUT YOUR  PHONE NUMBER ON YOUR ENTRY SO WE CAN CALL YOU!

 

Grant Penrose

Licensed Real Estate Agent
RE/MAX Profile
141 Boundary Road
Bardon Qld 4065
Direct: 07 3510 5256
Mobile: 0418 747 997
Fax:    07 3876 5544
Email: grantpenrose@remax.com.au

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RE/MAX Profile Real Estate’s Property Investors Information Night 2015

Hi,

RE/MAX Profile Real Estate invites you to join our Property Investors Information Night tomorrow, 27th October 2015 from 6.30pm to 8:30pm. This is a not-to-be-missed opportunity for those of you who are current landlords or looking to buy an investment property.

*Find out what finance changes are pending, where interest rates are heading and what that means for investors
*Learn about Depreciation to maximise profit and legislative requirements for blinds, smoke alarms, safety switches and pools to your minimise risk
*Ask questions of your choice

Guest speakers:
Joshua Vecchio —Australian Property Finance
Bill Tomkins —Deppro
Safety Watch Australia
Christina Penrose—Principal, RE/MAX Profile Real Estate

To book for the parking space online please click on this website link.   Zoom in to see where to park and where the RE/MAX office is, both are marked on the map.

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For additional details or to RSVP email profile@remax.com.au or call us at 07 3510 5222 to book your place.

Warm Regards,

Christina

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Who’s Responsible? – Mould on Rental Properties

Hi,

In some tenancy matters, the legislation is “silent” on whether it is the Landlord or Tenant who may be responsible for rectifying a particular issue. Quite a common example of this is dealing with mould in the bathroom. Listed below are responses sourced directly from the Residential Tenancies Authority and us here at RE/MAX Profile – hopefully this helps to clarify any confusion:

Mould

The Act does not make specific reference to mould, but it does detail requirements about the standard maintenance of a property throughout the agreement.

  • It is the responsibility of the tenant to notify the property manager/owner of any serious/extensive mould problem.
  • If the mould is a result of an issue in the property, such as a roof leak, it is generally the property owner/landlord’s responsibility to clean the mould and make any repairs necessary to maintain the property in good repair.
  • If the tenant caused the mould, they are responsible for its removal and may have to pay for to repair any damage caused.
  • At the first sign of any problem, the property manager/owner and tenant should discuss the issue.

An example of who’s responsible: if the tenant continually allowed steam to build up in the bathroom without proper ventilation and/or regular cleaning, resulting in mould, then the tenant may be liable. However if there is no exhaust fan in the bathroom or no security screens on the bathroom window for example to allow proper ventilation then it becomes a little more difficult to prove a tenant liable for this. If the mould is a result of a structural issue, e.g. a roof leak, then the lessor would be liable for the repairs.

Please feel free to contact our office and speak to one of our Property Managers should you have any questions relating to your property.

On a lighter note – If you haven’t already heard, RE/MAX Profile is hosting a charity ball this Saturday at the Marriot for the Make a Wish foundation. It will be a fantastic evening with live entertainment, 3 course meal and plenty of auctions throughout the night with proceeds going to Make a Wish. We still have tickets available and would love to see you there!

Please find below ball invitation which include the links to donate (at the bottom) and to buy tickets.

                          BallInvitation-web.jpg

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Best Regards,

Jodi

 

 

 

 

 

 

Jodi Swyny

Team Leader/Business Development Manager

Property Management

 

RE/MAX Profile

PO Box 388
PADDINGTON  QLD  4064
Main: 07 3510 5222  Direct: 07 3510 5220
Fax:    07 3876 5544 Mobile: 0429 544 159
Email: profilemanager@remax.com.au

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