Gary J Smith - Renting Your Investment

Renting Your Investment

This Is Who We Are Family is where you feel welcome, safe and loved.

Family is home.

In 1970, Gary & Judith Smith created Gary J Smith Real Estate, based on these solid family values.

The reference to “Home” in our brand is not just about houses. It’s about our clients, their lifestyles and the feeling they have when dealing with us.

We strive to make your real estate experience not only pleasurable, but profitable. With a commitment to providing the ultimate real estate experience, you can be confident that we’ll display honesty, personality and professionalism in every encounter.

Our high profile offices are easily accessible and in the heart of the Beachside/South-Western area; our Glenelg office is situated on Anzac

Highway, metres to Holdfast Shores and the vibrant Jetty Road precinct; our Plympton office is highly visible at the corner of Anzac Highway and Marion Road.

Gary J Smith Real Estate is highly regarded as a leader in the real estate industry throughout both Sales and Property Management. As a result, we have been recognised as a leading office in the Real Estate Institute Awards for Excellence.

Recognised locally and nationally, our team have won and continue to win many coveted awards across many categories, year after year.

We’re here to foster lasting connections, from our family to yours, for generations to come.

Our Glenelg Team

Alicia Allan

Emma Campbell

Karly Miller

Lana Wilson

Sara Higginson

Business Development Manager 0401 050 411

Property Manager 0424 093 206

Property Manager 0405 128 081

Property Manager 0407 973 209

Property Manager 0429 984 367

Brad Allan

Gary Smith

Craig Smith

Director 0402 103 385

Director 0418 817 498

Director 0417 979 694

Why Choose Gary J Smith We Attract The Best Tenants

Minimal Vacancy Period

• 100-point identification check (similar to that used by major banks) • Employment checks with cross referencing to bank statements • Tenant screening utilising TICA, Australia’s largest national tenant reference database • Comprehensive reference checking of both personal references and previous landlord/ property managers.

Gary J Smith’s highly experienced property managers restrict the number of properties in their portfolios at any one time. This ensures you as our landlord are given the maximum care and attention you and your property deserve.

After thorough scrutiny, we will select the most suitable tenant for your approval. You will be kept well informed throughout the entire selection process.

It also means they can focus on securing quality tenants and carefully manage your investment – never again will you feel invisible!

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

Our large database of eager tenants-in-waiting will be automatically notified of new properties as soon as they are released.

Your property will be featured on numerous websites including: • • • • • •

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

Enjoy the peace of mind knowing that your property is showcased online 24 hours a day, 7 days a week. Prospective tenants will also find us via many social media platforms.

With a professional photography service, “virtual furniture” services available for vacant properties, and “For Lease” signs installed where possible, no avenue is wasted to drive maximum attention to your listing.

Save You Money At Tax Time Preparing your tax return each year is worrying and stressful enough without having to think about what can and can’t be claimed on your rental investments.

That is why our team can organise a quantity surveyor to keep you completely informed on the do’s and don’ts, as well as arrange a depreciation schedule for maximum return on your investment.

On Time Payments Our property managers keep a tight vigil on rental arrears; they ensure tenants pay their rent on time, every time and you are not left out of pocket.

If, for whatever reason your payment is late, we get to the cause and track down payment as soon as possible. Our stringent procedures ensure payment delays are minimised and resolutions are reached quickly.

Why Choose Gary J Smith Maximum Rental Returns

Award Winning Customer Service

The benefits of having your own personal property manager means they can regularly assess the market rental value of your property based on:

One major point of difference to our service is that our directors are contactable anytime to address your queries.

• market conditions; • vacancy factors; • comparable properties available for rent; and • tenant quality and length of their tenancy.

This personalised approach ensures that our service to you brings with it the highest level of customer satisfaction. We have a documented set of “Best Practice” standards and we stand firmly on what we promise.

No one is impressed by a poorly maintained rental property; it’s a sure fire way to attract less than reputable tenants, thereby jeopardising your income potential.

If you have any queries, we openly encourage you to discuss these with either your property manager or one of our directors.

We co-ordinate all of your property maintenance requirements using our skilled team of fully licensed and insured contractors.

Our ongoing relationships with the best tradespeople in Adelaide ensure that all maintenance work is carried out to the highest possible standard at the best possible price.

Directors

Proactive Communication Your property manager conducts all aspects of the management including the leasing, routine inspections and maintenance, providing continuity and consistent, well informed communication.

This single point of contact is rare, and something that is greatly appreciated by our current clients. We get to know your property intimately, and we strike a long term relationship with you as our landlord.

Contact is much easier and friendlier when it is proactive, rather than reactive.

How refreshing is that?

Brad Allan 0402 103 385 Craig Smith 0417 979 694 Gary Smith 0418 817 498

Automated Finance Management Think of us as your one stop shop for your rental management needs.

We encourage you to let us “take the reins” leaving you free from worry or doubt.

Here is how we help: • We manage and pay all of the outgoings associated with your property (e.g. SA Water, council rates, strata rates and Emergency Services Levy).

• We organise payment from the rent and ensure that bills are paid on time.

• We issue copies of all invoices paid at the end of each month with your statement. You will find our detailed monthly statements easy to understand.

• We email your correspondence to you, making it easier to electronically organise your investment. We can post statements on request at no charge.

• We make landlord payments twice monthly, giving you comfort in a regular income stream.

• We provide you with a detailed end of financial year income and expenditure report for your property, saving costly hourly rates with your accountant.

We pride ourselves on our strict rental arrears policy. In the event of non-payment by a tenant, specialised systems are implemented such as an immediate SMS to tenants, phone call reminders, posted letters and emails to rectify the delay quickly and effectively.

Our Services Landlord Insurance

Smoke Alarm Compliance

Specialised landlord protection is strongly recommended - you can never second guess human nature. Even with stringent selection and management processes, things can and do, go wrong.

Not only do smoke alarms protect precious lives in the instance of a fire, they also ensure you are protected as a landlord.

We recommend our “Landlords Preferred Policy” which is an exclusive, agent only policy offering cheaper premiums. Through our relationship with Property Insurance Plus and Terri Scheer Insurance, we are able to access competitive agent only premiums backed up with exclusive benefits.

At Gary J Smith we take this matter seriously. It is a legislative requirement to have a compliant and working smoke alarm in every property, and we utilise a specialist company to regularly service and check your smoke alarms, taking liability away from you as the property owner and to keep your insurance policy valid.

This policy covers landlords for loss of rent.

It is essential to invest in a good quality insurance policy. The cost is also tax deductible, and is the best way to ensure that you are protected and your costs are minimised.

Qualified Tradespeople Being in business for over 45 years, we’ve built great relationships with an extensive list of skilled, trusted and qualified tradespeople.

24-Hour Emergency Maintenance Contact Line

With the help of these fully licensed and insured contractors, we can co-ordinate all of your property maintenance and repairs on time, to the highest possible standard and at the best possible price.

We understand that things can go wrong, and your tenant can sometimes be put out by electrical, plumbing or other inconveniences, almost always at an inconvenient time!

Landlord Portal

That’s why our 24-hour emergency contact number is available for tenants to call at any time of the day or night. Urgent repairs can be rectified as soon as possible, without impacting on you at all.

We’re always available so you don’t have to be!

The landlord portal gives you 24/7 access to all of your critical information from the convenience of your own home and is optimised for mobile.

Details at your fingertips include lease dates, rent due dates/payments and monthly/yearly overview of income & expenditure.

Routine Inspection Report Our highly detailed inspection reports give you peace of mind that your investment is in good hands.

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Routine Inspection Report

Gary J Smith Real Estate Glenelg 762 Anzac Highway Glenelg SA 5054 Tel: (08) 8376 1199 Fax:

Property Information

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:

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):

N/A

Leaking shower head in the ensuite needs attending & also leaking window in bed 2. Our plumber can attend to both

Lease Commencement: 13

12 MONTH

16 YEAR

Lease Expiry: 11 DAY

12

17

MONTH

YEAR

General Comments:

Date Inspection Completed: 14 DAY

Work to be carried out by the Tenant:

Recommended Maintenance:

JOHN

DAY

Maintenance issues as mentioned

12 MONTH

Tenants are really enjoying the home & looking after it like it is their own. Gardens are great.

16 YEAR

ADDRESS OF PREMISES:

762 Anzac Highway, GLENELG, 5045, SA Printed by InspectionManager.com.au for the use of Gary J Smith Real Estate Glenelg Condition

Agent Signature:

Date:

14/12/16

1 /6

Action Required

SATISFACTORY

TENANT

LANDLORD

Y/N

Y/N

Y/N

Bedroom

Y

N

N

See image 1

Ensuite

Y

N

N

See image 2,3

Bedroom 2

Y

N

N

See image 4,5

Bedroom 3

Y

N

N

Bathroom

Y

N

N

See image 6

Kitchen

Y

N

N

See image 7,8

Lounge Room

Y

N

N

See image 9

Family Room

Y

N

N

See image 10

Laundry

Y

N

N

Garage

Y

N

N

Garden

Y

N

N

AGENT COMMENTS

AREAS

See image 11,12,13

Printed by InspectionManager.com.au for the use of Gary J Smith Real Estate Glenelg

Agent Signature:

Date:

14/12/16

2 /6

Monthly Statements It’s the details that are vital, little things make big things happen. Some agents’ software produce monthly statements that are hard to understand. These are emailed monthly and previous statements can be accessed via the landlord portal.

Glenelg Office 762 Anzac Hwy, Glenelg SA P | (08) 8376 1199 Email reception@garyjsmith.com.au ABN 52 352 958 668

1

Ms Maryanne Ellis 77 Ashdown Street PAYNEHAM SA 5070

OWNER STATEMENT FOR Period Ending: 28/08/2014 Reference: ELLISMARY TAX INVOICE

Manager: Gary J Smith Details

2

Debit

WHIT26 5/26 Whitmore Street Glenelg SA 5045 Mr A Smith & Ms E Mason

3

Credit

202

14/03/15

164

31/03/15

101 Rent

550.00 W2 01/03/15 - 15/03/15

Water Rates - 01/12/14 - 03/02/2015 (Includes $0.20 GST) Water Supply Charges - December to February

168.55 70.70

Total for all properties 481 483

168.55 *Management Fees *Disb Fee/Sundries Plus GST on items marked * Transferred to you bank account

1170.70

121.00 2.00 12.00 866.85

1170.70

1170.70

MONTHLY INCOME AND EXPENDITURE SUMMARY Income 101 Rental Income 164 Water Usage

1170.70 70.70

TOTAL INCOME

1170.70

Expenditure 202 Water Rates 419 GST on fees 481 Management Fees 483 Administration Fee

168.55 12.30 121.00 2.00

Total Expenditure

303.85

Payment to Owner

866.85 1170.70

1170.70

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Landlord Name & Address Property Address & Tenant Details Bills Paid Period of Statement & Owners Reference Rent Amount & Rental Period Paid Rent Received Accounts Paid Management Fees & Charges Income Overview Summary of all Expenditure Amount Paid to Owner at the end of the Month

Annual Statements + Landlord Portal

Signboards Our high visability signboards ensure every tenant can find your property.

Highlight property 7 times more views

$590 per week 762 Anzac Highway, Glenelg 3

2

2

Feature property 2 times more views

$450 per week 60 Rosewater Drive, Glenelg

2

1

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Details >

Online Marketing 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

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 our professional photography. Taken by arguably the best real estate photographer in Adelaide, her works are regularly featured by The Advertiser and Messenger Press.

It’s a small price to pay for a valuable investment - these photos can be used again and again if and when you need to relet your property.

2D & 3D Floor Plans Floor plans depict the true scale and size of a home.

Knowing room sizes makes it easier for tenants to know if their furniture will fit and helps them visualise living in the property.

Professional Fees Management Fee 8.8% of Rent Collection

Letting Fee Equivalent to 2.2 Week’s Rent

The cost of managing your property covers a range of services that will benefit you and your investment property as outlined earlier.

To summarise:

In order to lease your property, open inspections and private viewings are conducted by appointment. Once tenant hopefuls are selected, we instigate our thorough investigation and verification processes, providing you with peace of mind that only completely qualified tenants will be approved.

• Rent collection services; • Payment of rent to landlords twice monthly; • Strict policies to monitor rental arrears; • Unbeatable rates on landlord insurance; • Payment of all outgoings relating to your investment; • Emailed monthly statements; • Convenient 24-hour emergency hotline for tenants; and • Extensive list of qualified tradespeople on notice (at discounted rates) You don’t need to lift a finger…our property managers deal directly with tenants on your behalf, and manage everything from start to finish.

Finally, we undertake thorough final inspections when tenants vacate, scrutinising every inch of its condition against the ingoing inspection.

Once our rigorous inspection is complete, we then arrange payment of the bond disbursement monies at lease expiry.

Renewal Fee Equivalent to 1.1 Week’s Rent When a lease is to be renewed, our property managers will review the rent and assess the rental value, then negotiate the renewal offer with the tenant.

All notices are prepared in relation to extending the lease and both you the landlord, and tenant are notified upon renewal acceptance.

Upon the lease signing, detailed ingoing inspections are completed, and water meter readings taken. The lease documents and any special conditions are prepared and explained to the tenant prior to signing.

The keys are also photocopied and signed for by the tenant for extra security. Bond forms are signed and monies lodged with the Residential Tenancies Branch.

Our processes are very thorough, and nothing is left to chance. We have nothing but your best interests and property at heart.

Advertising Internet - $110

Appears on multiple internet sites (garyjsmith.com.au; realestate.com.au; domain.com.au; rent.com.au; homehound.com.au)

Includes highlight listing on realestate.com.au

(appears higher and larger in search results)

Print Media (Optional)

If required, charged at cost from The Advertiser/Messenger Professional Photography - $99.00 (Optional)

Professional Photography + Professional Floor Plan - $199.00 (Optional) Sign Boards - $99

Professionally mounted ‘For Rent’ board

Inspections

$16.50 per inspection • Routine inspections are carried out 3 times per year.

• A detailed iPad generated report of condition and repairs, including photos, is supplied at each routine inspection keeping you completely up to date.

Administration Fee

$6.60 per month

EOFY Statement $11.00 per annum Tribunal Hearings

$55.00 attendance fee $73.00 CBS Tribunal application fee (subject to increases by CBS/SACAT)

“We cannot speak highly enough of the Gary J Smith property management team. As owners living interstate and unable to check on our properties ourselevs, we know that our best interest is of their utmost concern.”

- Nicola & Nigel “Lana is a great listener and communicator in attending to any requirements and kept me updated with any information necessary.”

- Vanessa Le Cornu

“Karly looks after my properties like they are her own, right from selecting the tenants to the actual property inspections. I cannot recommend Karly highly enough – I have complete trust in her.”

- Lee Michaelis

“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.”

- Annelise Wiebkin

“The Gary J Smith staff were genuinely friendly, enthusastic and efficient.”

- Georgina & Matthew

“Words such as ‘thorough’, ‘clear thinking’ and ‘planning’ come to mind when asked to describe GJS.” - Tom & Rebecca

“It gives us peace of mind having our property in your hands.”

- Annelise “They look after my properties like they are their own.”

- Lee

Thank You For Your Time Thank you for considering us to manage your investment property.

Taking care of our clients’ investments is vitally important to us, and so we are continually refining our processes to create the ultimate property management experience.

We are certainly proud of the results our team has achieved over the years, but we will not rest on our laurels. To remain at the top of our game we must consistently exceed the benchmarks we have set in the real estate industry.

To do this we will strive to deliver the best possible client experience and world class marketing for our clients, with a business philosophy aimed squarely at creating a stress free and professional property management service.

We look forward to building a lasting relationship with you as a valued landlord, with the outcome to you being a profitable and pleasurable property management experience.

Regards, The Property Management Team

Renting Your Investment Glenelg Office 762 Anzac Hwy, Glenelg SA P | (08) 8376 1199 Plympton Office 403 Marion Road, Plympton SA P | (08) 8297 9622 garyjsmith.com.au