Property Management

Frequently Asked Questions for Property Owners

What areas do you service?

BellmereBurpengaryCaboolture
D’AguilarDelaney’s CreekKilcoy
Mango HillMoodluMoorina
MorayfieldMount MeeNarangba
NeurumNorth LakesRoyston
Upper CabooltureWamuranWoodford
Woolmar

What are your fees?

Our fees are very competitive and we ensure your best interests are at the forefront of our management process at all times. We charge a management fee, a sundries fee (covering bank costs, postage etc), a letting fee plus we have different advertising packages available too.

How long will it take to rent my property?

We endeavour to lease your property in the shortest possible time, to the best possible tenant for the highest possible rent. Working out an exact timeframe would depend on a number of different variables like location, price, current market trends, presentation etc. Recently though, we have found our properties are leasing very quickly.

Do I get to choose my own tenants?

Yes, all of the applications we receive are put forward to you so you can make an informed decision on who you think is most suitable. Prior to putting the applications forward, we ensure all of the required searches are completed and all the information is together. That way, you can make the most informed decision.

Of course, if you want guidance on who might be the most suitable tenant our team are happy to help.

Can I set special conditions for my tenant to abide by?

Yes, you can however it is important to keep in mind that any of these terms and conditions you wish to include cannot discriminate against the Residential Tenancies and Rooming Accommodation Act (2008).

Do I have to have a 6 or 12 month lease term?

No of course not, if a 9 month lease would suit you better you can certainly ask the tenants for this. It is important to note, a tenant also has to agree on lease terms and conditions so it might need some negotiation. 6 or 12 months are set down as a guideline or a standard length.

Can I give you a spend limit for maintenance repairs or do I need to approve everything?

If you would prefer we only contact you in the event a repair is going to exceed a certain amount, then that is OK. If you would prefer we contact you for everything that is also OK too. We understand that every investor has different needs and we are happy to tailor our management package to suit your needs.

Can I complete maintenance myself?

Yes, you can complete any general maintenance yourself. We do require a licensed tradesperson for specialised jobs like electrical or major plumbing repairs. If you have preferred tradespeople, we would love to get them on board to help service your property.

Do I have to allow pets?

You don’t have to allow pets, no. Sometimes a property would not be suitable for a pet too, like having a too small of a yard for a dog or, body corporate rules don’t allow them. It is important to keep in mind though, majority of people have a pet and so saying no to a dog, you might be turning away a fantastic tenant. Our General Tenancy Agreement – Form 18a includes a number of special terms and conditions relating to keeping a pet to ensure the tenants know their responsibility.

Can I test my own smoke alarms?

Yes, you can however it is recommended that a trained professional complete this as it takes the burden off you if a disaster was to happen. For as little as $39 per visit, you can have your alarms tested and a compliance certificate provided.

Do I have to pay for the whole water bill?

No, as long as you have a Water Compliance Certificate in place the tenant is responsible for paying for their whole usage (State Govt Bulk Water & Variable Water Charge). There are certain requirements to pass compliancy like ensuring you have water saving devices and flow restrictors on your taps and shower heads. You can check out more information at this link:https://www.rta.qld.gov.au/Resources/Fact-sheets/General-tenancy-fact-sheets/Water-charging-fact-sheet.

Can I inspect the house whenever I want?

Unfortunately no, you cannot. It is very important to respect the tenant’s peace and quiet enjoyment of the property. Legislation states a property can be inspected a maximum of 4 times a year. You can inspect the property to complete maintenance or check completed maintenance though by providing 24 hours written notice.

Do you need an emergency contact?

Yes, it is very important that we have an emergency contact listed for you in case we are unable to reach you and need a decision made quickly. This particularly relates to maintenance approvals. If you have travel plans or will be out of service for an extended period of time, please update our office.

When can I increase the rent?

When the tenant’s lease is due for renewal, we will complete some market research on your behalf and give an informed decision as to whether the rent should be increased or not. It is important to keep current market trends in mind when setting a weekly rent amount. You do not want to deter a good tenant from renewing if the rent is above market value and also, if the property was to become vacant you want to make sure the weekly rent will encourage a quality tenant quickly.

Can I sell my property whilst I have tenants?

Yes, you can sell your investment property whilst it is tenanted. If you put the property on the market within the first 2 months of a newly signed tenancy agreement, the tenants can vacate the property without penalty by providing 2 weeks’ notice. Also, it is important to keep in mind that a tenant does not legally have to allow open homes, professional photos or an on-site auction. Should the property sell within a fixed term agreement, the new buyer would need to honour their lease until it expires or, you can discuss other options with your Property Manager about the tenant vacating early. Our office has a dedicated team of Sales Agents who would be happy to assist. Selling a property through the same office it is managed by ensures a clear line of communication between your Sales Agent, your Property Manager and your tenant at all times. This can minimise dispute.