Our guide to managing your investment | Coast & Country

Our Guide to Maximising Your Investment

Who we are…

First National offers Australia’s most advanced real estate network, with over 400 offices across Australia and abroad in New Zealand,Vanuatu and Papua New Guinea. As the largest network of independent real estate agents in Australasia, nobody knows real estate better than we do.

We have been selected as part of the First National network based on our consistently ethical conduct, commitment to excellence and superior local knowledge. We are backed by the resources, systems and standards that only an international network can provide.

Our directors Jason Stalgis and Terry Digger are very particular about who they add to the team and have been very fortunate to secure the services of some of the best local talent in real estate.

First National Coast & Country is the longest-serving real estate agency in the Kiama/Gerringong area, having operated here for over 30 years, and we are proud to offer the largest and most experienced real estate team, working hard to provide you with the best service and local knowledge We operate a highly successful property management team from our two locations in Gerringong and Kiama. With the combined resources of both offices and our national database we offer the most superior management service on the south coast.

We understand you may feel daunted at the prospect of renting out your home. We remove the stress and make the process of handing your property over to a new tenant a well informed and positive process that you will feel confident with.

Our team provide the highest level of service and support to home owners and tenants.Your property will receive personal attention from our carefully selected, experienced team.Your selected property manager will be your single point of contact which eliminates the usual frustrating run around that most landlords experience.

This investment guide aims to deliver important information on all elements relating to renting out your property, including: Quality assurance.......................................................Page 2 Service, service, service.............................................Page 2 Pricing your property for rent.....................................Page 2 Steps to success..........................................................Page 5 What we do for you.....................................................Page 6 Preparing your investment for tenancy....................Page 6 The Residential Tenancies Act & NSW Fair Trading obligations......................................Page 9 What insurance do I need?........................................Page 10 Frequently asked questions.......................................Page 12 Next steps.....................................................................Page 13

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Quality assurance Property investment is one of the most reliable forms of wealth creation. At First National Coast & Country, we exceed your expectations when it comes to the care of your investment property.

Careful screening of rental applicants, maintenance, routine inspections and a watchful eye are just part of our everyday processes, designed to assure everything is in order - all of the time. As with every element of our real estate services ‘We put you first’.

Service, service, service Our Property Managers believe maintaining a respectful relationship is integral to achieving the best possible outcome for your investment property.

Residential and Commercial Tenancies are subject to complex legislation and disputes can sometimes occur. This is why we precisely match a tenant to your property and prevent many possible issues before they arise.

The strategic advice we provide is based upon invaluable experience - something money can’t buy.

Whilst we always act in accord with legislative guidelines and regulations, we never forget who our client is.

Our team are trained to look after your interests with tenacity and diplomacy. As with most things in business, it’s not so much what you do, but how you do it. We ensure our people consistently operate above and beyond our competitors.

We focus on the extra value we bring you and your tenants when managing an often challenging and complicated process.

No two properties or landlords’ needs are the same, so we take the time to listen and evaluate each situation individually. We then move seamlessly into the ongoing care and management of your investment asset.

Pricing your property for rent Getting your property’s price right is crucial. Price the property too low and you could miss out on the best return; price it too high and you could miss out on valuable income and a good tenant.

Fortunately, there are a number of ways to lessen this risk.

Realistically priced properties generate more enquiry. This means we receive a higher levels of enquiries, increased tenancy applications and an elevated chance of securing the perfect tenant to match your property.

Our agents are researching the market conditions daily. This time spent is invaluable as it helps avoid putting any obstacles in the way for potential tenants. One such barrier may be price, as many potential tenants disregard properties based on price alone.

You may be promised an unrealistically high rental return from some competitors. It is a proven fact that these unrealistic promises can result in the property staying vacant for extended periods of time costing you valuable income.

For example, a $600 per week rental may secure a tenant more quickly at $590 per week.

At a difference of $10 per week, it would take you 60 weeks to recover the cost of just one week of vacancy.

Setting a realistic rental price is imperative and this will need to be determined in conjunction with your experienced property manager.

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Your property’s presentation is paramount, so we will make recommendations about the small things you can do to improve appearances and maximise your return.

Steps to success: the best results in the shortest time Accurate appraisal Our goal is to rent your property for the best price, to the best tenant, in the shortest possible timeframe. Our expert property managers have unparalleled knowledge of property values in your area which is why we consistently achieve excellent prices. This is an ongoing process throughout your tenancies, we advise on rent increases and update you throughout the process with any local or community changes to the market that will affect your rent return.

Presenting your property Your property’s presentation is paramount, so we will make recommendations about the small things you can do to improve appearances and maximise your return.

Advertising and marketing To maximise rent we must find the best tenant. This is where First National Coast & Country offers unrivalled expertise. Our comprehensive marketing will include professional photography, our industry leading website, major real estate web portals, our extensive database, rental lists, signboards, email marketing and letterbox drops.

Tenant selection We carefully screen all applications, applying stringent criteria and reference checks with national tenancy default databases and debt collection services. Then we will contact you to outline your options, make a recommendation and ask you to choose who will rent your property. The final choice is yours!

What checks do First National undertake?

We use a combination of approaches to check a tenant’s leasing and payments history. These include a 100 point check, contacting previous landlords or managing agencies, confirming employment, and checking national tenancy databases where people who have been declared bankrupt and tenants with troubled histories are recorded.

Lease documentation is prepared, incorporating any specific instructions you may have. The initial rental payments are collected by us and the bond is collected by the NSW Fair Trading.

Your tenant is advised of their obligations, and most importantly, we outline our expectations concerning their conduct.

Documentation Before your property is rented we will complete a thorough Property Condition Report that incorporates photographic records. This inspection records the presentation of your property before the tenant moves in. This report will again be used at the end of the tenancy to reference the property’s condition.

Management services Our expertise ensures ongoing peace of mind, steady income, regular property condition checks, qualified maintenance and emergency repairs.

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What we do for you Our ‘CARE PLAN’ Our aim is to take on the responsibility for upkeep and management of your investment property.

We have put in place practical procedures that ensure you and your property are cared for in the best possible way. We believe that communication is vital in maintaining healthy relationships whether in business or personally.

Our ‘Care Plan’ for your property involves: • Discussing your aims and requirements for your property • Advising you on all aspects of the rental process • Verifying and establishing appropriate pricing • Appropriate advertising of your property • Full qualification of all applicants • Confirmation of your acceptance of selected tenants • Preparation of all leases • Complex ingoing and outgoing inspection reports • Regular property inspection and assessment reports including photos • Regular communication with you personally • Arrangement of all repairs and maintenance • Comprehensive computerised accounting, including maintenance, rent receipting and reporting • Direct depositing of rental monies at the end of the month • Yearly property statement for end of year taxation purposes • Regular rent reviews

Preparing your investment for tenancy Whether you are preparing your property to be leased for the first time or your investment property is in between tenants, it is important to consider the following recommendations: • Ensure the property is neatly presented and clean, including lawn and garden maintenance.

Presenting your property well at the beginning of a tenancy lets your tenant know how they are expected to leave it when it comes time to vacate • Ensure gutters and downpipes are clean (we recommend gutter guards) • Make any necessary repairs prior to the tenants moving in (e.g. leaking taps, broken or missing flyscreens, light globes and batteries) • Notify agent of managing Strata agency (where applicable) and provide a copy of the by-laws • Ensure pool or spa is compliant as per regulations and supply certificate to the office • Contact the relevant council and water services authorities to have rates notices forwarded to the office for payment • Ensure safety cut off switch is installed in electricity box As your managing agent many of these things can be arranged through our office on your behalf at your request.

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We have put in place practical procedures that ensure you and your property are cared for in the best possible way.

The Residential Tenancies Act & NSW Fair Trading obligations Any person renting out a property is regulated by the residential tenancy act and governed by NSW Fair Trading. This applies if you are a self managing landlord or if you employ the services of a qualified professional. Every step of the rental process is fraught with danger of litigation in almost every task we undertake.

Our property managers are not just ‘competent’ in this area, they possess a strong understanding of their role and continually increase their knowledge through regular training.

Our agents are often employed to ’pick up the pieces’ after a landlord has spent hours trying to resolve tenant conflict and issues that have resulted in countless hours and monetary costs.

Our clients receive the optimum benefits of being an investor as all our managers stay up to date with market trends and legislative changes.

Balcony & window safety

Smoke detectors

To prevent children from falling from windows, balconies and verandas, the NSW Fair Trading have strong rules that are to be with regards to balustrades, railings & windows.

The Residential Tenancies Act states that there must be a compliant, working smoke detector in all residential properties. If the smoke alarm has a replaceable battery, the battery must be replaced at the start of each tenancy. The tenant is then responsible during the course of the tenancy unless physically unable or if the smoke alarm is hard wired with a battery back up.

The NSW tenancy laws require landlords to provide and maintain locks and security devices to make the premises reasonably secure. For example, locks or guards must be fitted to windows so that they cannot be opened more than 12.5cm.

Window coverings, cord & locks There are national mandatory safety standards in the design, construction and labeling of corded window furnishings. Regulations apply in relation to any corded window coverings such as verticals, Venetians, Holland, Roman blinds and curtains and any fittings containing cords, curtain rods and tracks.

Swimming pools From 29 April 2016 all properties in NSW with a swimming pool or spa cannot be leased without a valid certificate of compliance. All swimming pools or spa pools must be registered on the NSW Swimming Pool Register available at www.swimmingpoolregister.nsw.gov.au

Water usage charges A tenant must pay the water usage charges for the residential premises only if the property is separately metered and contains water efficiency measures.

As stated in the Act, water bills must be received in the office within 3 months of the issue date or we cannot legally charge the tenant.

Other requirements Landlords are responsible for ensuring the property can be securely locked, and that keys are available for each lock. It is also necessary that bins and services are arranged through council, and a functioning letterbox must be installed.

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What insurance do I need?

When it comes to insuring your investment property, there are a few different types of insurance to consider and it is important to determine the types of insurance that are applicable to you and your property. It is vital that you thoroughly check all policies to ensure all aspects of your property will be covered should the situation arise.

Landlord insurance

Strata insurance

There are two major parts to landlord insurance cover. The first is contents, which includes the carpet, light fittings, blinds/curtains, appliances, etc. (not to be confused with the contents owned by the tenant, which they are responsible to cover if they so choose).

Strata insurance generally covers common or shared property as defined on the title of the property. This might include common areas, lifts, pools, car parks, gardens, wiring, balconies, walls, windows, ceilings and floors (common only). Strata insurance must provide liability cover in the event people are injured on common property.You should check what is covered under your strata policy.

The second major aspect of cover is for loss of rent. This provides owners with rental income up to a number of weeks. Loss of rent is payable to an owner in situations such as: when tenants stop paying the rent and are subsequently evicted from the property; when the tenants suddenly leave with no notice; or in the event the property is not tenantable (e.g. due to fire or flood).

Contents insurance Contents insurance is to be taken out by the tenant and is designed to protect their possessions from flood and fire damage, as well as theft (dependent on their chosen cover).

Building insurance A building insurance policy covers the outside of the property and generally it includes public liability for common areas, such as the driveway. Building insurance covers permanent fixtures such as the roof, walls, ceilings, floors, doors, windows and fitted kitchen and bathroom cupboards.

When it comes to strata complexes you may also need building insurance as many strata insurances include some of the fixed parts of your unit, but will not cover everything.

It is important to thoroughly check all policies to ensure all aspects of your property will be covered should any situation arise.

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Frequently asked questions Who will arrange maintenance and pay my accounts?

It is recommended practise to have maintenance and repairs arranged through the office with a qualified and insured tradesperson. All invoices will be sent to our office and our accounts manager will pay the accounts out of your rental income. This will then appear on your monthly statement along with a copy of your bills for tax purposes.

When and how will I receive payment?

We complete our End of Month process on the last working day of each month and funds will be electronically transferred into your nominated bank account. Statements are then generated and forwarded to you by email or mail. The only variation to this is in June, with the End of Financial Year. Both the EOM and EOFY process will be completed on the first working day after 30th June.

Do I pay fees if my property is vacant between tenants?

If there is a period when your property is vacant between incoming and outgoing tenants you will not incur management fees. Management fees are only charged on rent collected.

Pets or no pets?

If you are prepared to consider applications from tenants who have pets with good references, we’ll mark your property as ‘Pet Friendly’ in our vacant rental property search results. This expands the number of potential tenants for your property. If an appropriate application is received, additional stringent conditions will be added to your lease agreement to ensure the tenant accepts additional responsibilities related to management of their pet. This includes your property’s condition, professional carpet cleaning, deodorising and treatment, disturbance to neighbours and damage to lawns and gardens.

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Next steps We’re here for you Renting and managing property is often a new experience. That’s why we pride ourselves on clear communication and understanding each landlord’s needs from the outset. We make sure we work with you from our initial meeting, throughout the renting process and during the ongoing care and management of your property. So if you have any questions at any stage, please remember we are always here to help.

Marketing plan Our objective for your property is simple – gain the highest possible profile and exposure across the widest possible target audience. To achieve this, in consultation with you we will prepare a customised marketing plan to showcase your property effectively, including, photo signboard, professional photography, drone photography, professional video and slide shows.

Authorising a managing agent Once you’ve decided to place your property under our management, we will need to complete the management agreement. The management agreement is the authority required for us to care for your investment. It clearly defines the obligations of all parties, the terms and conditions of management and outlines both the agent’s and the landlord’s obligations. As soon as the agreement is signed by all parties we can get started.

Gerringong Office

Kiama Office

119 Fern Street Gerringong NSW 2534

2/110 -112 Terralong Street Kiama NSW 2533

Tel: 02 4234 1911

Tel: 02 4232 2888

Fax: 02 4234 2660

Fax: 02 4232 1888

www.coastandcountryfn.com.au