Property Management @ R&H Dungog

OUR HISTORY & LOCATION

At Raine & Horne Real Estate, we have raised the bar in Property Management. With strong property investment and property management backgrounds, our team truly understand the importance of a highly competent and efficient team.

Our exceptional property management service and information ensures confidence for property investors. We understand that the primary consideration for property investors is long-term wealth creation, in conjunction with making investment property ownership as stress free as possible.

Raine & Horne Real Estate Dungog is proud to service Dungog and the surrounding districts in all aspects of Real Estate and Stock & Station services with the backing of our sister office at Gloucester for over 40 years. Our groups success has been through the dedication of a professional team of local Real Estate Agents who have evolved through the generations to ensure the level of service Raine & Horne can deliver.

Since the early days where Webbs Stock Agents were walking the catwalk at the stockyards right across the district. Fastforward to now flying drones over farms to capture the very best angle of each of our properties.

Times have changed and we have adapted and thrived in the new age of Real Estate. Social Media marketing through Facebook and Instagram is the new frontier and Raine & Horne have the technology to target the 42,000 Facebook users and 21,000 Instagram followers which live within 50km of Gloucester. This new digital market place is where the bulk of our buyers will be drawn in the future. Video content is now seen as an essential element of social media marketing.

Raine & Horne boast an enviable heritage of success in the sale, marketing and management of all types of properties in the Mid Coast district. Dungog is in Raine & Horne’s DNA and we are proud to promote and serve this stunning district which offers some of the best beef and dairy country along the East Coast.

Your Dungog Real Estate Professionals

Lesley Lenehan, Nikki Randall, Sally Kuppers, Brienna Cresswell

WHY USE US?

Our property investors know that their requests will be met every time and that our property management team is fully equipped with the local knowledge, skills and systems required to effectively manage their investment.

We are constantly researching technology, processes and systems to ensure we have state of the art software and systems to ensure transparency of information for our property investors, our tenants and Property Managers. We also understand that our greatest asset is our people, so we invest in quality and experienced staff and ensure that regular training and development is part of our culture.

DUNGOG

GLOUCESTER

STROUD

OUR PROFESSIONAL SERVICES

The Application Process.

Prior to the completion of an application, all prospective tenants must first inspect the property. We then carry out a comprehensive face to face interview with every tenancy applicant. A prospective tenant is then required to provide complete details of current and previous tenancy and employment history, along with further identification details and references. These details are then thoroughly checked and confirmed. We carry out a 100 Point Identity Check before any application processing commences. Photo identification - drivers license, passport or proof of age card, proof of current address, proof of income, current payslips, previous tenancy history ledger from current agent, rental and work references. All prospective tenants are screened by a credit check with the National Tenancy Database (TICA). TICA is a provides information to Real Estate Agents on tenancy records. They register outstanding tenant debts and judgements. We go above and beyond usual industry guidelines with a strict tenant selection process based on our unique tenant selection criteria.

Tenant Selection.

The applications are submitted to you, our landlord, for your final approval, whilst we at Raine & Horne offer recommendations, the final approval is your decision. If you are not completely happy with the application, you do not have to disclose to us why, nor do we inform the unsuccessful applicant of your reason. At the end of the day it’s your investment, we want you to be happy with the people moving into it! All documentation is carefully checked for accuracy to ensure the landlord’s legal rights are protected. Now that your tenant is secure you can sit back, relax and let us work for you!

Agreement Preparation.

Once you have approved an application for your property we will then prepare all the documentation necessary for the Tenancy. This includes any special conditions you may request, as well as all legal documentation which must be correctly assembled should it be called upon at a later stage for a Tribunal Hearing. Prior to commencement of a tenancy, our office carries out an In-going Condition Report. This report outlines the condition of your property as it is provided to the tenant. The tenant must return your property to you in the condition and state of repair in which it was given to them (subject to fair wear & tear), which is why it is imperative that this report is completed as thoroughly as possible. Our reports are conducted on Ipads which enables us to take photos of each room, date stamp them and add explanatory notes. We use industry leading software to conduct all our property inspections. At Raine & Horne we also include with this report, digital photographs of the property outlining visually the condition of the premises. We do this at the beginning of the tenancy to minimise any possible disputes at the end of the tenancy. Once the tenant has been approved, we will sign the Residential Tenancy Agreement and lodge the Rental Bond on your behalf. We check all documentation carefully to ensure that your legal rights are protected.

Rent Collection.

Handing over the responsibility of rent collection to us eliminates one of the landlord’s greatest concerns. Knowing that your rent is going to be paid on time and worry free is vital to profitable management and your peace of mind. Our system of rent collection is designed to ensure you receive the rent due to you promptly and that tenants are aware of and live up to, their payment responsibilities. We ensure your tenants have no excuse for late payment of by requiring them to pay rent by direct debit from their bank account into our trust account. We then promptly electronically deposit your money into your bank account and send you a monthly statement, by email or post, detailing all rent collected and disbursements made on your behalf. We review arrears daily. If they fail to pay their rent after 14 days they will be served with a Termination Notice. This usually brings prompt results, but if it doesn’t work, we will contact you to discuss whether to proceed with the termination of the tenancy or whether to allow the tenant more time to pay the outstanding rent.

Ingoing Inspection.

We conduct inspections and take photographs at the beginning of the tenancy to minimise disputes at the end. We include two further

Paperwork.

Our systems are designed to save you from the paperwork that most landlords find themselves in as soon as they enter the rental market. All our agreements and other documents are written in plain, no nonsense language for clear understanding.

Financial Accounting & Reporting.

All monies collected are receipted through our trust account program ‘Property Me’ and held in a non interest bearing trust account with the Commonwealth Bank. On the last business day of each calendar month, our trust account is reconciled. Any accounts which we pay on your behalf are paid and debited from your owner’s ledger, the remaining balance of monies held are then deposited into your nominated bank account. Our management fees are also automatically taken out at this time. Some landlords however prefer or require mid-month payments. This can also be arranged and payments occur on or around the 15th day of each calendar month processed whenever the payments are generated. For your convenience we issue your rent statement by email, to save you having to wait for the post. Of course if you do not have email facilities we can post this to you. This statement shows the address of your investment, the total rental monies received for that period, any deductions debited from your ledger (i.e. rates, repairs, management fees, etc) and the total amount disbursed to your nominated bank account. We also provide you with copies of all invoices paid on your behalf at the end of each month via email.

At the end of each financial year we also provide you with a detailed Income and Expenditure Report for your property, saving you hundreds of dollars in accountancy fees. We fast track cleared funds into your bank account through timely payments by EFT (electronic funds transfer).

Routine Property Visits.

Under the Tenancy Act, we are permitted to conduct up to four (4) routine inspections in a twelve (12) month period. The Department of Fair Trading have stipulated that as property managers, we must conduct at least one (1) inspection in that twelve (12) month period.

Our Property Management team conduct regular Routine Inspections throughout the year.

After all routine inspections you will be forwarded a report outlining any maintenance concerns as well as the overall condition in which the tenants are maintaining the property. With the tenants permission we also take a series of digital photographs of the property. These act as a visual aid for your own peace of mind. They are also a useful tool, if perhaps at some stage during the tenancy we need to go back and refer to the condition of the property at that time.

Our timely programmed inspections and detailed condition reports with recommended routine maintenance and current market rental assessment will ensure that your property remains well looked after and obtains top rent. Please note as diligent as our inspections are, we are not qualified builders or pest agents and are not always able to identify such problems.

Rent Reviews.

We keep our “finger on the pulse” of the market. Regular rental reviews are carried out in line with market trends to ensure your income is maximised, at the same time ensuring capital growth of your asset.

Repairs & Maintenance.

All maintenance is recorded in our Console Property Management System.

We pay tradespeople on your behalf and full details are printed on your monthly Rent Statement with the relevant invoice attached for your reference. The tradespeople we use understand our expectations when it comes to representing us and you our client. We expect the very best in customer service and communication from our tradespeople whether they are dealing with the landlord or the tenant. We have an extensive list of qualified and reputable tradespeople who offer competitive rates for quality workmanship. Of course, our clients have the flexibility to use or nominate their own tradespeople.

All emergency repairs are phoned through to you immediately to advise you of the problem at hand and to discuss how you would like the issue dealt with. In all cases we will endeavour to contact you before arranging repairs. However, in the instances where we have been unable to contact you, we may need to arrange for the urgent repair to be dealt with by a tradesperson in keeping with the Residential Tenancies Act. It is important to keep our office informed of any change of address or telephone number.

Our tenancy agreements clearly state the individual responsibilites of both owner and tenant. Day-to-day replacement of items such as light bulbs or tap washers and responsibility for gas, power and telephone charges are thus clearly defined and well understood by both parties. With non urgent repairs a simple letter outlining the repair details that are needed will be posted/faxed or emailed to you - which ever form of correspondence you would prefer.

OUR PROFESSIONAL SERVICES

Vacating Inspections.

Once a tenant has vacated your property, we then compare the ingoing condition report to the condition of the property upon vacating, keeping in mind general ‘fair wear and tear’.

If for any reason that there are any differences, the tenant must be given first opportunity to repair/replace and correct the situation. If the damages are irreparable, the cost would either be paid for by the tenant or would be deducted from the tenants bond which is held in trust with the Rental Bond Board at the Office of Fair Trading from the commencement of the tenancy.

Mediation.

Normally the relationship between our landlords and their tenants is a happy one and it is our aim to keep it that way. As part of this philosophy, our service extends to mediating between you and the tenant in the unlikely event of a dispute. As an impartial third party with a great deal of negotiating experience in this situation, we often achieve amicable results to the satisfaction of both parties, without needing to resort to legal processes. If necessary we will give you expert advice and represent you at the Tribunal.

Tribunal.

A thorough knowledge of the Residential Tenancies Act is essential to manage your property efficiently and every member of our property management team is thoroughly conversant with all aspects of the Act and the workings of the Tribunal. Hearings are always attended by your Property Managers capable of arguing any adverse decisions on behalf of our clients and making quick decisions in our clients’ interests when necessary. Tribunal hearings are informal courts that base decisions on the accuracy and reliability of documentary records supplied by the applicant.

Something to Consider...

Who will pay the rent if your tenants don’t?

A summary of highlights that most Landlord Insurances Polices DO cover:

Loss of rent; Denial of access, during repairs; Broken Lease; Leaving without correct notice; Accidental loss or damage; Malicious damage; Theft of fixtures & fittings; Legal costs; Property owner’s liability if they are sued

Many of the major risks associated with rental properties are not covered under normal household insurance. These include “loss of rent” and “damage caused by the tenants”.

For example, as a property owner you may have “loss of rent” if the property burns to the ground, but not under the common circumstances, such as a tenant who just doesn’t pay the rent.

Please be advised that there are several landlord insurance policies available and we ask that you make your own enquiries and choose the insurer thats suits your own requirements.

PROPERTY COMPLIANCE

Smoke Alarms.

Smoke alarms must be installed on all levels of your rental property in accordance with environmental and planning laws. You must maintain them to ensure they are working. You must also check the smoke alarms annually to ensure they are working. If a smoke alarm has a removable battery, you must put a new battery in annually or within the time set out in the smoke alarm manufacturer’s instructions. The whole smoke alarm must be replaced within 10 years from the date of manufacture or earlier if specified by the smoke alarm manufacturer.

REINSW recommends that all repairs to and maintenance of smoke alarms should be carried out by an authorised electrician (for hardwired smoke alarms) or qualified technician (for battery operated smoke alarms), rather than by a property manager, landlord, tenant or handyman.

Smoke Alarms Australia have been providing support to property managers and landlords alike since 2005. Landlords shouldn’t be concerned about whether or not an alarm is expired, faulty, damaged or painted over. You shouldn’t have to worry about the difference between a faulty alarm or one damaged by a tenant - whether the alarm is battery operated or hardwired.

That is their job - they are the smoke alarm experts. During their inspections, any alarm that has expired, is not functioning or needs to be added, will be replaced or installed at no additional charge. Only working smoke alarms save lives. Smoke Alarms Australia will make the property compliant, protect your investment and the lives of your tenants.

Best of all they issue a certificate stating that your property is compliant under the Smoke Alarm Act 2006 and in the event of a fire the legal responsibility of a working alarm rests with them. We think you should enjoy peace of mind in knowing that your asset is protected and that you don’t have to worry about hidden surprises.

Swimming Pools.

In 2013 there were amendments made to The Swimming Pools Act 2012 which affect all property owners with swimming pools. All swimming pool and spa owners are required to register their swimming pools on an online register provided by the NSW State Government. Pool owners are also required to self-assess and state in the register that, to the best of their knowledge, their swimming pool complies with the applicable standard when registering. There is a penalty for owners who fail to register a swimming pool. You can register your pool for free at: www.swimmingpoolregister.nsw.gov.au.

From April 2016, swimming pool and outdoor spa owners are also required to provide a valid swimming pool compliance certificate before being able to lease or sell their property. This compliance certificate is valid for a period of 3 years and can be arranged through Mid Coast Council or a private certifier.

Water Saving Devices.

Following the introduction of the Residential Tenancy Act 2010 Amendment 2019 which became effective 23rd March 2020, landlords who wish to charge their tenants for water usage must ensure the residential premises they lease meet the minimum criteria for passing on water usage charges as detailed below:

– The rental premises must be individually metered - The amendment means that water will now only be able to be charged where there is a separate meter installed measuring supply to the tenant’s premises and a separate bill is issued by the water supply authority, in our case Central Coast Council

– The charges must not exceed the amount billed for water usage by the water supplier

– The rental premises must meet required ‘water efficiency’ standards

Paperwork.

Water efficiency criteria requires all internal cold water taps, as well as shower heads be fitted with a flow restrictor with a max flow rate of nine litres p/m. There must be no leaking taps anywhere on the premises. At the start of every tenancy agreement and when water efficiency measures are installed, repaired or upgraded, the Regulation requires that the premises are checked and any leaking taps or toilets are fixed. There is no requirement for the landlord to use a qualified plumber to check water efficiency measures for the purposes of clause 10(d). Rather, it’s up to the landlord or their property manager to determine how they will comply, so water usage charges are able to be passed on to the tenant. However, a qualified plumber is required if plumbing and/ or drainage work is required. NSW Fair Trading, have said that best practice is to have all water efficiency measures checked by a qualified plumber at the end of every lease to ensure they continue to be compliant.

PHOTOGRAPHY SOCIAL MEDIA

FACEBOOK INSTAGRAM GOOGLE

Imagine technology so smart, that it knows what your tenants are looking for before they do! Imagine no more.

Amplify, our unique social and search marketing tool puts your investment in front of tenants no other agent can reach.

These days almost every active property search begins online. But sometimes, the person who’ll pay the best price isn’t even looking. That’s what makes Amplify so smart. A powerful new technology, Amplify creates multiple ads for your property and displays them to precision-targeted audiences via Instagram, Facebook and through Google’s ad network, where they really stand out.

With 17 million Facebook users in Australia, 9 million on Instagram and 40,000 searches on Google a second globally, your property can reach potential tenants like never before. By generating more interest in the listing, Amplify can help you get the best result.

Amplify creates up to 72 different versions, tailoring hero messages and images to appeal to specific audiences.

INTERNET COVERAGE

Every available property is advertised on the internet.

As over 80% of prospective tenants will use the internet to find a home to rent, the internet is a very important tool when leasing your property.

We advertise on 15 websites, realestate.com.au & domain.com.au; Australia’s leading property sites, and achieve strong enquiries through these sites.

OUR DATABASE

Tenant match through Raine & Horne database. There are countless potential tenants out there, and they come in all shapes and sizes. All with different needs and budgets. Who has the time to wade through all this information?

That’s why Raine & Horne Gloucester has compiled a highly comprehensive database that makes this process easy.

Tenant compatibility is everything, because in order to make an efficient sale you need to match up tenants with investment homes that suit.

And that’s exactly what our database does. It matches the right tenants with the right property and fits into their budget.

A National and Global Network.

When selling with us, your property can be marketed locally, regionally, nationally and even internationally. The vast exposure you’ll get with Raine & Horne is the result of a network with over 300 offices throughout Australia and across the globe. At home, we have offices in every capital city as well as a network in our regional cities, suburban, coastal and country areas.

Print marketing plays an important role in generating enquiry and is used as a visual reminder for prospective tenants.

The demand for rental lists is in abundance and as such, we print rental mini mags daily and have available at each of our four offices.

OUR CHARGES

Proferssional Fees.

Arrangement of Repairs

Included (for day to day maintenance)

Residential Management 7.7% inc GST

Administration

Lease Preparation

per month

Letting & Processing of Tenant 100% of 1 weeks rent

Letting Only 1 weeks rent

Tribunal:

Application Fee At Cost

File Preparation Fee

per hour

Attendance to Tribunal $50 per hour

Professional Marketing.

Internet Exposure:

Coverage over 15 websites Included (includes rh.com.au, realestate.com.au, domain.com.au)

Professional Photography

Social Media boost

Signboard

Brochures

Mini

WHAT OUR LANDLORDS & TENANTS SAY

“The team have managed my properties in Gloucester for 17 years. Outstanding real estate agents. Their ability to choose quality tenants whilst weeding through the bad ones has been so valuable. I wouldn’t want to face the challenges of management of a rental property today with the crazy tenancy legislation. A local family owned company that is amazing to deal with!”

Gary Pitstock - Landlord

“Our working relationship hasn’t been a long one but so far I can testify that already Raine & Horne Gloucester’s attention to detail is a welcome improvement to what I experienced with the previous management. R&H are acting on each and every one of my requests and concerns. It’s refreshing and reassuring when we live so far away. I feel confident that we will have a successful long term association and I’m very pleased we chose Raine & Horne Gloucester to be our Real Estate manager.

Tracey Broadbent - Landlord

“I was a tenant of this office for 11 years, they are highly professional and wonderful agents”.

Phil Jackson - Tenant

“I would like to comment on my recent dealings with Raine & Horne Gloucester and their property management team. I have recently seeked services to help me manage my investment. The team seem to have an abundance of knowledge of the area and also they relate to the tenants I would like to have in my property. This was is a distinct advantage when I sought to engage someone to manage my investment. Throughout the advertising process the team kept me very informed as to the open houses and applications recieved, got me a return I am happy with and sought a great tenant who they ensured me they would gladly have in an investment of their own. Do yourself a favour, and touch base with the team if you are thinking of leasing a property or not happy with your current servce.”

Jan Freewater - Landlord

“I had an amazing experience with the rental team at Raine & Horne! They have been great in managing my 2 investment properties! Would definitely recommend. Thanks so much!”

Lauren Swan - Landlord