Gary J Smith - 2019 Invest Booklet

Leasing your Investment Property

Renting Your Property with

Gary J Smith

Invest

1970 was the year I started Gary J Smith Real Estate. Some 20 years later my eldest son, Craig, joined to help me run the business. Today we are still family owned and operated, and proudly so.

Family is an ideal I hold dearly and is central to our philosophy. But what does that mean?

To me, a family is a group of individuals with a common purpose. A family has a shared history and a shared future. A family is where you feel welcome, safe and loved. Family is home. It shapes the way we work, support our staff and treat our clients. Old fashioned maybe, but values well worth holding high. If you think we could be of service, then I’d love to introduce you to our family.

Gary Smith, Director

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We’re Home

Gary Smith established Gary J Smith Real Estate Pty Ltd in 1970 with one simple goal – to create the best real estate brand in the South-Western beachside suburbs.

That goal has not only been achieved but exceeded, and

The reference to ‘Home’ in our brand is not just about

as a testament to how professional our experienced team

houses but more about the people who live in them and

are, we are continuing to grow and now manage around

the feeling they have when dealing with us.

1000 properties throughout suburban Adelaide between our Plympton and Glenelg offices.

Boasting one of the most experienced sales and property management teams in the Inner South-Western suburbs,

Whilst our company is entrusted with a large portfolio,

we are committed to providing you the ultimate real

our individual Property Managers only manage a limited

estate experience through our honest, personable and

number of properties each to ensure they can provide you

professional approach.

with a level of service that exceeds your expectations and have exceptional dedicated support including assistants,

Our Property Managers make it their mission to

marketing staff, trust administration and active managers.

understand your needs as the landlord and always act in your best interest.

Property Management involves more than simply collecting the rent; we believe that proper Property Management involves developing and nurturing mutual trust and respect.

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Our Team Plympton

Gary Smith Director

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Craig Smith Director/Sales Consultant

Deanne Goodwin Department Manager New Business

Rebecca Tyley Senior Property Manager

Jodi Challis Property Management Assistant

Dion March Property Manager

Cassie McMillan Property Manager

Shari Hutton Property Manager

Brooke Wakefield Property Management Assistant

Claire Ayres Property Management Assistant

Ashleigh Green Receptionist

Bruce Team Support Leader

Nanette Chadwick Trust Account Administrator

Helene Maurer Property Manager

Dimity Cooke Property Management Assistant

Property Management

GUARANTEE Every property owner is provided with a money back service guarantee.

As our client, if you are not fully satisfied with the property management service you receive due to the following expectations not being realised, you are entitled to receive a refund of one months management fees every time we fail to deliver on any of our promises.

We Promise that: • we will respond to your phone call within 4 business hours & email within 12 business hours • we will keep you informed with all relevant information at least once a week, while your property is advertised for lease • we will thoroughly screen every tenancy application that we refer to you for final tenant selection • once the tenancy application has been approved, the tenancy agreement documentation will be completed as immediately as it is possible to do • an executed copy of the lease will be forwarded to you after possession of the property has been granted to the successful tenants • an ingoing inspection will be carried out prior to your tenants moving into the property.

Its condition will be detailed in a comprehensive written report with multiple photos • a routine inspection will be conducted 3 times per year. We will provide you with a comprehensive report on its condition, both internally and externally including photos • we have a zero tolerance rental arrears policy. If your tenant/s fail to pay on their due date and fall into arrears they will be contacted the next business day. They will be followed up on a daily basis, during business hours, via phone calls, sms, email or post. Every effort will be made to ensure that the rent is paid in full • if your tenants do not wish to renew their lease, you will be advised of this within 24 business hours • a comprehensive outgoing inspection will be carried out when your tenants have vacated the property. The condition of the property at the final inspection will be compared in detail to the ingoing inspection report and photos • we will pay all available funds to your nominated account twice monthly, unless otherwise instructed • we will not proceed with any maintenance that exceeds your specific written instruction unless they are deemed to be an emergency that warrants immediate action • we will use only quality tradespeople to carry out repairs and maintenance to your property

Property Manager..................................................

Principal...................................................

Landlord.......................................................................................

Address............................................................................................................Dated.......................

If our service is ever less than excellent, it will cost us... not you

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Our promise to you...

Being Held Responsible... Our Personal ‘Property Management Guarantee’ Every Property Manager will promise you the world in order to win your business, but very few will follow through or deliver on the levels of service they promise. We too could tell you we are the best Property Management Team in the area, but we would rather prove it to you.

“

The secret to winning is constant, consistent management.

”

At Gary J Smith we aim to understand your needs and priorities, and promise you as property investors ourselves that we will provide you with first class service. We stand by our own personal Guarantee, and if our service is ever less than excellent, it will cost us... Not you.

Proactive Communication, Not Reactive Communication Your Property Manager will oversee all aspects of the management including the tenant selection, leasing, routine inspections and maintenance, providing you with constant and well-informed communication.

You will be advised of all pertinent matters regarding your property - you will not be kept in the dark.

At Gary J Smith we focus on understanding your needs and delivering a dedicated service that exceeds your expectations.

Our Property Managers will always act in your best interests to the best of our ability.

We regularly attend training and development courses to ensure we are always kept up-to-date with new legislation and issues that affect you or your property, in addition to ways to deal with conflict and negotiation - it is our aim always to reach a win/win result.

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Minimising Vacancy Period & Working For You...

Our Directors are focused on providing industry leading service levels. Gary J Smith’s highly experienced Property Managers manage a limited number of properties to ensure they have the necessary time to quickly secure a quality tenant and carefully manage your investment.

Our marketing strategies and techniques are tailored to ensure maximum exposure and a low vacancy rate.

We maintain a substantial database of active tenants who are automatically notified of new properties when they are released.

Our aim is to secure long term tenancies where possible, unless you specifically require a shorter term. This way, wear and tear is minimised on your property and costly vacancy periods are reduced.

Consistent High Service Levels We have a documented set of ‘Best Practice’ standards, a proven stepby-step system that all our staff use as a guideline, and we deliver on what we promise in our Guarantee.

Unlike the majority of our competitors, our Directors and Management Departments are always approachable and contactable to address any queries. This ‘hands on’ approach ensures that we provide our clients with the highest level of customer satisfaction.

Our ‘Zero Tolerance’ rent arrears policy is strictly enforced utilising specialised proven systems including immediate contact to advise of non-payment, phone call reminders, SMS, posted letters and emails note is made of late rent payments from day one. We make your tenant accountable and acknowledge our ‘Zero Tolerance’ policy in writing at the beginning of the tenancy.

“

What makes a house a home?

It’s the people who live there and their imprint on the space. Their belongings.

Their achievements. Their memories.

Their loves and losses. We understand we’re doing more than renting a house.

We’re renting a home..

Attracting and Selecting the Best Tenant for Your Property

”

At Gary J Smith we take the selection of a tenant for your property very seriously - choosing the right tenant is the first step in protecting your investment and setting up a successful tenancy.

Every potential tenant must complete a detailed application form which requires them to supply information that helps us assess who they are, what they are like as people and whether they have the resources to pay their rent without difficulty.

We require: • 100 point identification check (similar to that used by the major banks) • Employment information which we cross reference to bank statements to check their capacity to pay the rent • References; personal, current and previous landlord/Property Managers, who we contact and speak with personally Once the application has been completed and we have verified the information we also undertake screening and reference checks using National Tenant Databases. After our extensive screening process has taken place, you will be well-informed of our findings and recommendations, so you can make the final decision in selecting your tenant.

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Marketing Strategies

Marketing for Your Property to Find the Best Price and Tenant in the Shortest Possible Time Your property will be instantly promoted to our own tenant database and exposed on numerous major websites. This makes the property available for inspection 24 hours a day, 7 days a week for prospective tenants.

Most of our tenants find their homes online across a range of different websites. To ensure your property is found, we will advertise your investment in the following places: 1 2 3 4 5 6

garyjsmith.com.au realestate.com.au domain.com.au homehound.com.au rent.com.au homely.com.au

6 homely.com.au

$590 per week 762 Anzac Highway, Glenelg

Highlight property 7 times more views

$450 per week

• Print media can be arranged, for example The Advertiser and Messenger, at your request, as an optional extra • Unless you only require a 12 month or less tenancy for your property, it is our aim to advertise for secure long-term tenants to minimise wear and tear and avoid costly empty vacancy periods • ‘For Rent’ signs are utilised where possible with your approval, to attract ‘drive-by’ enquiry • Marketing is included in our weekly Home Guide

$590 per week 403 Marion Road , Plympton

60 Rosewater Drive , Plympton

• Photos are taken externally and internally, highlighting the main features of the property to attract the best quality tenants

Feature property 2 times more views

•

Our extensive tenant database is notified of your property becoming available, an alert is sent to any matching tenant actively seeking a rental

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Professional Photography

Most tenants make a split second decision whether to enquire about or ignore a property online.

Don’t let amateur snaps be the reason tenants scroll past your property. Let it leap through the screen with professional photography and attract quality tenants.

Professional photos are a valuable investment - these photos can be used again and again if and when you need to relet your property.

“

Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.

”

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Why Gary J Smith?

Your personal Property Manager constantly assesses the market rental value of your property based on a number of factors including market conditions, vacancy factors, comparable properties available for rent, tenant quality and length of their tenancy.

We can coordinate all of your property maintenance and repair requirements using our skilled team of fully licensed and insured contractors. Our ongoing relationship with proven quality tradespeople ensures that all maintenance work is carried out in a timely manner, to the highest possible standard, at the best possible price.

We can also help guide and advise you on the best presentation of your property to help attract quality tenants and maximise your potential rent return sometimes simple and small cost effective changes make the biggest differences to attracting a good quality tenant.

On Time Payments Our Property Managers keep a tight vigil on rental arrears and we run a ‘zero tolerance’ policy to late rent. We aim to ensure your tenants pay their rent on time, every time, and you are not left out of pocket.

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Looking After the Finances To make the best use of your money, and perhaps help to reduce interest paid on mortgages, our accounts team pays out twice monthly to ensure that you receive your rent as swiftly as possible - payments are made by EFT into your nominated bank account.

We encourage you to let us ‘take the reins’ by paying all of the outgoings associated with your property (eg.

SA Water, Council Rates, Strata Fees). We can organise payment from the rent and ensure that your bills are paid on time.

Copies of all invoices paid on your behalf will be forwarded to you at the end of every month with your statement. We generally send all statements/invoices via email to make it easier to electronically organise your investment. At the end of the financial year, we provide you with a detailed income and expenses report for your property. You also have access to our Landlord Portal 24/7, where you can view your financial position.

Landlord Portals Our landlord log-in gives you online access through our website to important information about your property when you need it. The portal allows you to securely view the following at your convenience: • • • • • • • • •

List of your managed properties Tenancy details Current statement Historical statements End of financial year statements – current and previous Accounts and invoices paid on your behalf and outstanding Your Property Manager’s contact details Property Information Contact your Property Manager directly

762 Anzac Highway Glenelg SA 5054 Tel: (08) 8376 1199 Fax:

This is a routine inspection report of the property for your information. This is not a building or pest report nor can it be construed as such. We are not building or pest inspectors. You should take steps to obtain your own building and pest report to be satisfied that the property is safe and free of infestation whatsoever and carry out regular inspections and treatments. Also, you are obliged to ensure that the local government and environmental laws are complied with. The Owner should ensure Local Government Inspections have been carried out to confirm compliance with the Swimming Pools Act 1992.

General Details Current Rent:

Address of Premises:

Update your personal details

Routine Inspection Report

Gary J Smith Real Estate Glenelg

Rent Review:

590.00

762 Anzac Highway GLENELG SA 5045

To be reviewed closer to lease end, currently market rate.

Overall Standard:

Work to be carried out by the Landlord:

The home is being maintained immaculately.

Tenant's Name(s):

Routine Inspection Reports Lease Commencement:

DAY

12

16

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DAY

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N/A

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Lease Expiry: 11

12

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17

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YEAR

General Comments:

Date Inspection Completed: 14

Work to be carried out by the Tenant:

Recommended Maintenance:

JOHN

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Maintenance issues as mentioned

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16

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Address of Premises:

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403 Road 762 Marion Anzac Highway GLENELG PLYMPTON SA 5045 SA 5038

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N/A

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What else we can help you with

Landlord Insurance We would love to help you arrange insurance for your property. Through established relationships we have access to agents-only cheaper premiums and exclusive benefits.

Specialised Landlord Protection Policies are strongly recommended, as you can never second guess human nature. Even with our stringent selection and management processes, sometimes things go wrong, so the best way to ensure you’re protected and costs minimised is to invest in a good insurance policy, the cost of which is tax deductible.

Smoke Alarms Having a compliant and working smoke alarm in your property is extremely important - not only to protect lives but to ensure you, as the landlord, are protected in the instance there is a fire.

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At Gary J Smith we take the management of smoke alarms seriously and are able to assist with your smoke alarm needs and recommend a company that will service and check your smoke alarms on your behalf, taking the liability away from you as the property owner.

Trades & Services Being in business for over 45 years has enabled us to build a large database of skilled and trusted trades and servicepeople, who are fully licensed and insured. We can coordinate all of your property maintenance requirements if you require us to do so, and recommend trades to suit your needs. Our ongoing relationship with our team of contractors makes us confident that all maintenance work is carried out in a timely manner, to the highest possible standard, at the best possible price.

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Sales Gary J Smith boasts an accomplished, dedicated and highly accredited sales team. Our sales department has been specialising in Adelaide’s Inner South-Western, Beachside and Southern suburbs for over 45 years. We are consistently ranked within the top selling agents in our area, and known as one of the leading real estate agencies.

Generally we cannot begin looking after your rental property until the stated time of release from your current management agreement with your agent has lapsed and, depending on the agreement you signed with them and your individual situation, that could be immediately, a specific date, or 60 days.

If you are considering purchasing an investment property, or selling your property in the future, we would love to have the opportunity to discuss your needs further.

A current tenant or existing lease at your property does not prevent you from changing Property Managers. If you are unsure of your position regarding the agent managing your property, and whether you are able to change agents, please contact us for a confidential discussion.

Transferring Your Rental Property from another Agency to Gary J Smith It’s easy to transfer your current rental property to the Gary J Smith Property Management Team.

We are ready to help and discuss with you how this can be done with a minimum amount of fuss, and are happy to make contact with your agent on your behalf if you don’t feel comfortable doing so.

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Questions to ask any prospective agency...

How long has your company been in business and managing property?

Gary started Gary J Smith Real Estate in 1970 and is still the Managing Director today. Gary’s son Craig joined the company around 1990 and is also a Director. We are a family owned and operated business that doesn’t rely on a franchise name; our reputation and personal identity is an extremely important motivating factor in providing good service.

Do you have a dedicated, licensed Property Management Department and is the Director/Owner of the company involved in day-to-day management and supervision of the Property Management operations?

Some companies consider Property Management a ‘sideline’ to their Sales Department; at Gary J Smith Real Estate we have a dedicated Property Management Department. As owner of the company, Gary holds his Property Management division and responsibilities in high regard, so plays an active role in supervising and managing the team.

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What support do you have in your real estate office?

You want a Property Manager who has good support and assistance in administration, marketing, accounting and management. Ask how their team is structured, or if they even have a team. At Gary J Smith we have exceptional support staff for your Property Manager - reception, assistants, dedicated trust account administrators, marketing, a Business Development and Department Manager, along with active Managing Directors.

Do you offer a money back guarantee?

Gary J Smith Real Estate stands by their personal Property Management Guarantee.

How frequently and on what days do you set up for tenants to view my property and what is your average vacancy rate?

Our Property Managers will open the property as many times as necessary to find the right tenant. On average we tend to secure a tenant after one or two opens. In addition to opens we also conduct private viewings. As a rule, no property is leased to anyone who hasn’t viewed the property, or who we haven’t physically met. When required and suitable, we will open and conduct viewings of properties after-hours and on the weekend.

What training and/or experience do you have in Property Management?

Our Property Managers and Assistants will hold the required licenses in Property Management. We regularly undergo training to ensure our team are fully aware of new and updated laws that govern owning and leasing a property. As members of the Real Estate Institue of South Australia (REISA), we also encourage professional development courses, focusing on conflict resolution and negotiation. We believe investing time and money into our staff and developing their skills is imperative to ensuring we remain experts in managing your investment.

A good Property Manager will know and be able to quote their vacancy rate right away; Gary J Smith vacancy rate is 2 weeks on average.

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What our Landlords say...

“We are owners of two properties that your office at Plympton has been managing for almost 15 years.

Since Dion has taken over the management of our properties, she has dealt with issues immediately and in a very professional manner. We appreciate her commitment to providing a positive relationship between your office and ourselves making us feel that we are valued clients.

And thank you for the professional service overall you provide.”

- Con & Zoi “I feel more confident that you are my property manager, Bec, compared to some managers of the past. You respond quickly to my requests and to the requests of my tenants. Even though I don’t know my tenants, it seems as if you have chosen suitable people to let my place. I also like the nature in which you deal with me. You have a friendly and helpful manner.”

- Vicki B “We have two rental properties and have been with Gary J Smith for a very long time. Bec has been our manager since she started & we are extremely happy with her service. The main reason we have stayed with Gary J Smith and Bec is because of reliability. Bec is reliable and does what she says she will do. I can also count on her if things go off track, she understands this is an investment for us and therefore acts accordingly. Also I value working with nice people and Bec is a lovely person who is a pleasure to work with. I am very happy and pleased to have Bec as our property manager.”

- Kerry A 16

I have been using agents since my first investment property almost 14 years ago. Over time I have discovered not all agents have been created equal. After a couple of negative experiences I have become very particular with whom I want representing me to my tenants when I am not there. I have discovered Gary J Smith to be very professional in both dealings with me and the tenants alike. They are meticulous in detail and follow through on work requests (quotes, workmanship, disputes etc). I am interstate and this is all very important to me.

- Tanya F I have had an investment property at Cross Road managed by Gary J Smith for over 15 years. In this time I had have had a few teams to handle management, they all had one thing in common – pleasure to deal with at all times. They care and nothing is too much trouble. Gary and Craig never hesitated to spend as much time discussing options when I approached them for advice as to continue renting, sell or even develop. Their care and consideration was next to none. Keep up the good work!

- Hemmat & Dina I would say that we have been very happy with the advice given to us on rental rates and tenants. The maintenance has always been done immediately. It gives us peace of mind having our property in your hands. We have also been very happy with the tenants and they seem to enjoy living in our property. We really appreciate the friendly service and the way our agents have always responded to our enquiries promptly. Thanks for making the management of our investment property so easy.

- Annelise W

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What’s next?

If you wish to discuss the content of this brochure in more detail, please contact our office and arrange a time to meet with our Business Development Manager, who will give you an overview of our fee structure.

If you would like to proceed, the next step is to complete and sign a Residential Property Management Agreement, which gives us the authority to look after your property - after signing the agreement a marketing campaign and strategy will be undertaken to ensure you receive the best result.

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Thank you for considering Gary J Smith Real Estate to manage your property.

To obtain more information, or for a copy of our tailored Professional Fee Schedule, please do not hesitate to contact our office.

Notes

Leasing Your Investment Property Plympton Office 403 Marion Road, Plympton SA P | (08) 8297 9323 garyjsmith.com.au