Landlord Advice

Property Management

To understand the reason why our Property Management team consistently achieves low vacancy rates, you simply need to see how passionate they are about matching the right people to the right property. Your investment property is a valuable asset and we‘re committed to maximising your return. We regularly assess rents in line with market trends and ensuring the continued maintenance of your property – taking the stress and hard work out of its ongoing management.

With local knowledge, decades of experience in the field and our energetic and enthusiastic approach, we guarantee the highest level of integrity and professionalism. By listing your property with us you will be able to leverage off our outstanding reputation for attracting quality properties and tenants, and providing the very best in customer service. Above all you will have access to the associate director Jaci Woodward, or our director Greg Clyde-Smith for advice, market developments or problem solving.

 

Advertising a property

Our proven marketing strategy is guaranteed to attract the right tenant for your property in the shortest timeframe possible by ensuring your property is viewed by all prospective tenants, 24 hours a day, seven days a week, from anywhere in the world. Your property will be seen on realestate.com.au, domain.com.au, elitecairns.com.au and elitecairnsrentals.com.au. We will also display “For Lease” signage wherever possible.

 

Finding the right tenant

To ensure we select the right tenant we conduct superior tenant screening by collecting as much information as possible. We look at their previous renting history, how much they earn, where they work and personal references.

 

Bond

Bond is calculated to the equivalent of four weeks rent for vacant residential properties. Bond is collected by the agent from the tenant at commencement of the lease agreement and lodged with the Rental Bond Board. Bond is returned to the tenant, less any outstanding monies, after the final inspection has been completed.

 

Ingoing condition report

A condition report is prepared on every property before the tenant takes possession. This report thoroughly details each room and its fittings and fixtures, plus any notable items or damage. Photos are taken at the inspection and attached to this report, along with photocopies of all keys and remotes given to the tenant. This inspection is carried out by your assigned manager or a member of their staff.

 

Periodical inspections

Inspections are a vital part of our service as it allows us to ensure that your tenants are maintaining your property, as well as giving us an opportunity to identify any necessary repairs. Once your tenant moves into the property the first inspection is conducted after three months, followed by 4 inspections per year of the tenancy. These inspections are carried by our specialist tradesman qualified person. A report is compiled detailing the way the tenant is maintaining the property, along with any reported repairs or maintenance. At this time the rent is also reviewed to ensure it keeps up-to-date with market value. Photos are taken at this inspection so you can see exactly how your investment is being maintained .

 

Outgoing inspections

Once a tenant has vacated a property a thorough inspection is conducted. Any damage or cleaning issues are identified and rectified at this time, taking into consideration reasonable wear and tear. Landlords are also welcome to attend this inspection to ensure they are happy with the property’s condition before the bond is released. This inspection is carried out by your assigned Property Manager. Please be aware that there is always a gap of 3 days between this inspection and the new tenant occupying in case issues arise that need attending to. It is essential that your property is presented to the new tenant in the condition you expect it returned.

 

Insurance

To ensure the financial security of your investment we recommend you take out Landlords Insurance, which is designed to protect you against possible property damage or loss of rent. We recommend Terri Scheer Landlords Insurance. Please contact Terri Scheer on 1800 804 016 or visit terrischeer.com.au for more information. Our staff can assist in this regard.

 

Please be aware that you may also require Building and public liability Insurance depending on your property type.

 

Smoke Alarm Legislation

To take away your liability from all aspects of the Smoke Alarm Legislation we recommend using Smoke Alarms Australia. For a small fee Smoke Alarms Australia will take away all liability from you as an owner and ensure you are fully covered. Please visit the Smoke Alarms Australia website for more information at smokealarmsaustralia.com.au. Our staff will use our regular tradesmen if you elect not to do this task yourself. It is a legal requirement.

 

Maintenance and tradespeople

If your tenant reports any necessary repairs or maintenance we will notify you and look after the repairs on your behalf and upon your instruction. We will use either a tradesperson nominated by you ( provided they are also approved and licenced) or a qualified, licensed and insured tradesperson from our database who all offer competitive rates. When it comes to emergency repairs we will immediately take action to see that your property is restored as quickly as possible. Be aware that in extreme emergency circumstances a tenant is legally allowed to organise a tradesman without reference to you of us. They are however accountable to ensure emergency and appropriate circumstances prevail.

 

Pets

Pets will only be permitted at the property with your prior approval. If a tenant fails to obtain your approval this may result in the termination of the tenant’s lease. If a pet is approved, a special clause will be inserted into the residential lease.

 

Rent

Rent is payable by the tenant on time, if not in advance. We have zero tolerance of rent arrears and have invested in the best technology to ensure that all rent is paid on time. We expect the same attitude from our owners.

 

Statements

We provide all of our landlords with comprehensive monthly statements detailing all paid invoices. Funds are banked directly into your nominated account either on the 15th of each month and end of month (ie. twice a month) or at the end of each month only.

 

Water usage

If the property is individually metered and complies with the water efficiency standards, all tenants are responsible for the water usage element of their water bill.

 

Change of owner details

If you wish to change any of your personal details, such as your account details or postal address, we will need this in writing. Please email any changes to bianca@highlandproperty.com.au or fax to 9523 4555. We will then send you a special form to be completed and signed by ALL owners of the property. This form is then to be returned to us and when received the changes will be made.

 

Selling your property

If you are interested in selling your investment property please call Jaci at our office on 07 40538006 direct. We will then have the best sales staff member call you to discuss.