www.graftonrealestate.com.au | 6642 2722
Allison Whaites Property Management Team
Committed to getting the results YOU deserve...
Contents First National Group .................................................................1 Company History & Directors ................................................. 2 Your Property Management Team ......................................... 3 Property Investment ................................................................. 5 Property Investment Budgeting ..............................................6 The Role Of A Property Manager .............................................. 7 Penalites ....................................................................................8 What Your Ford & Dougherty Property Manager Can Do For You ...9 Tenant Selection Process .......................................................10 Rental Arrears .........................................................................11 Landlord Protection Policy .....................................................12 Payments and Statements ...................................................13 Management Fees ................................................................14 Testimonials .............................................................................16
First National Group of Independent Real Estate Agents Like many modern success stories, the First National Real Estate Network can be traced back to humble beginnings. Early in 1981, a small group of independent, Victorian, rural, real estate agents met to discuss the possibility of forming an association. In order to maximise the effectiveness of their business in the face of increasing competition from large, franchised organisations. As a result of this initial meeting, a steering committee was formed and given the task of establishing the ideals on which an organisation would be based. The committee was unanimous on three key issues: • Possess the potential to develop nationally and internationally to provide clients with a powerful network referral. • Allow member offices to retain their independence, so they continue to provide clients with local expertise. • Seek the membership of only the very best agents in any particular town or suburb. With these broad goals in mind, the ‘First National Group of Independent Real Estate Agents Limited’ was incorporated as a public company on the 3rd of December 1981, and the first Board of Directors were elected on the 16th of February 1982. A program of growth was launched immediately. To ensure consistent quality of service, the membership criteria was further refined, with only agencies possessing the following qualities being considered: • Integrity and proven expertise. • A flawless reputation. • The desire to provide exceptional service. • Progressive leadership in their area. • Commitment to the ideals of the Network. Right around the nation, the unique First National philosophy struck a chord with agencies and clients alike, with membership and sales rising steadily.
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Company History & Directors First National Real Estate Ford & Dougherty opened its doors in 1877 under the name “Henry Maurice Auctioneer� and is now the longest standing real estate agency in Grafton. The vision of owners Mike Dougherty, Chris Dougherty and Rod Ford is to provide the highest quality real estate experience to their clients, whilst utilising innovative techniques and modern marketing that is generally only available to metropolitan home owners. In 2015, Bailey & Gough First National was fortunate enough to merge with the longstanding LJ Hooker Grafton, and as of 2015, is known as First National Real Estate Ford & Dougherty. As a business, Ford & Dougherty employs a combined staff of 23 highly motivated Salespeople, Property Managers, Accounting staff and skilled energetic support staff. We are fully committed to serving the needs of our clients. We provide the most up to date, accurate, honest and skilled real estate advice. Our office is situated at 15 Prince Street, Grafton offering full exposure and access for clients wishing to talk about their property. Thank you for the opportunity to visit your property.
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Your Property Management Team
Allison Whaites - Property Manager allisonw@graftonrealestate.com.au | 0487 422 229 Allison is a valued team member. Her ability, integrity and reliability are only matched by her work ethic and attention to detail. Her vast experience in welfare, finance and hospitality serves her well in her career in housing property management. Allison holds many certificates in accounting, business and retail giving her highly varied skills for the real estate industry. Her background in welfare and counselling allows her to connect with people on a more personal level thereby allowing her to better serve her customers needs. Allison has made a home in the Clarence Valley over the last few years having moved from Coffs Harbour with her two boys.
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Your Property Management Team Amber Munro - Property Manager Associate amberm@graftonrealestate.com.au | 0438 664 709 After spending the last 12 years living in Nymboida, Amber has recently relocated to Grafton to Study a Diploma of Property Services to gain her Real Estate license and has also recently joined the team at First National Ford & Dougherty. In the future Amber would like to own and run her own Real Estate. In her spare time Amber likes to spend time with her family.
Donna Stringer - Property Manager Associate donnas@graftonrealestate.com.au | 6642 2722 Originally from a career spanning 25 years in Mortgage Lending and Finance, Donna has a wealth of knowledge in the process of buying and selling properties. Donna has a strong focus to quality customer service and confidentiality in any position she holds. In 2011 Donna decided on a career change and commenced employment with LJ Hooker Grafton as a Sales Consultant, which she thoroughly enjoyed. Due to illness she resigned for 6 months, later returning with LJ Hooker as a Property Manager Assistant. Donna has recently joined First National Real Estate Ford & Dougherty as Reception & Administration Support and is enjoying her new role.
Out and about in our Community ...
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Property Investment Property represents a secure, long term form of wealth creation. As such, Australians are increasingly turning to property investments to secure their future. A well-managed investment property can offer distinct advantages, including income and capital growth. Many investors are able to use their investment property to reduce the tax payable on their assessable income. Property is also an important component of an entire investment portfolio, particularly for people who do not need immediate access to their money and wish to protect themselves against inflation over the long term. It is important to be aware, however, of the responsibilities of managing an investment property and assuring its proper care. As considerable sums of money are involved, you should take the time to develop a comprehensive understanding before you act. This booklet is the first step in the process, and is designed to provide an overview of the considerations required for any owner of an investment property. Remember, consideration of any financial investment presents wide and varied alternatives and there are always plenty of experts ready to share their opinion. It is wise, therefore, to always seek appropriate advice from a qualified financial advisor or an accountant.
For assistance in purchasing your investment property, contact our highly skilled sales team.
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Property Investment Budgeting What costs will I have to meet? As you would expect, there are various costs associated with property investment in addition to the costs of property maintenance. When you buy a property, there are government charges such as stamp duty and registration fees on the transfer of title and mortgage. There are also solicitor’s fees and real estate agent fees for managing your property (and selling it, if you decide to do so in due course). Your real estate agent can assist you in the calculation of these costs.
How much Should I rent the property for? As with selling a home, your property must meet the market and be competitive with other properties being offered for rent. Similar properties and their weekly rents should be carefully compared. This may be difficult to do, if you do not know the conditions of competing property and internal improvements. An experienced property manager can provide a market analysis. They can inspect your property and compare with other similar properties under their management. Because they are aware of the local rental market, they will be able to set a rent which will help your property to be rented at the earliest possible opportunity, whilst ensuring you get the best return for your investment.
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The Role Of A Property Manager Most Real Estate Agents have a property management department which is solely established for managing investment properties. Primarily, your real estate Property Management services will include: • Establishment of an appropriate rent • Marketing of the rental property - graftonrealestate.com.au - realcommercial.com.au • Showing prospective tenants through the property • Receipt of applications and assessment of appropriate tenants • Discussion with Landlord of applicants • Completion of all relevant documentation required • Receipt of rent monies • Follow up of arrears in rental payments • Organisation of repairs/maintenance • Provision of regular payments and statements • Payment of accounts • Initial, final and routine inspections of property • Organisation of and representation at tribunal hearings • Bond collection and the rent in advance prior to tenant moving into the property • Lodgement of Bond with the appropriate body • Personal service from property management team
Some Helpful Tips... 1. When deciding what you will charge for rent, it is important that you find the right balance between what you would like to be receiving and what the market will deliver. 2. Keep up appearances. Before offering your property for rent, a property manager will recommend your property must be clean and secure, and that all appliances and facilities are in safe, working order. Once your tenant moves in, your property manager will ensure all repairs and routine maintenance tasks are carried out quickly and satisfactorily. 3. Finding the appropriate tenant can be more difficult than it seems. You will need to decide on an advertising strategy after listening to the advice of your property manager. Your property manager will arrange and conduct open and/or private inspections.
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Penalties There are heavy penalties on landlords under NSW law, here are some of them... $20,000 Penalty Entering residential premises with the intention of recovering possessions. $20,000 Penalty Taking possession of a property without an order of the Tribunal. $5,000 Penalty Failure to comply with a Rent Order of the tribunal. $2,000 Penalty Attempting to contract out of provisions of the Act. $500 Penalty
Failure to increase a Tenants rent in accordance with the Act.
$500 Penalty
Failure to provide the tenant with quiet enjoyment of the Property.
$500 Penalty
Entering a property in any way other than in accordance with the Act.
$500 Penalty
Requiring a tenant pay rent by a post date cheque.
$500 Penalty Failure to keep proper rent receipts. $500 Penalty Failure to co-operate with an investigator from the Tenancy Commissioners Office. $500 Penalty Unlawfully disclosing information. $200 Penalty Failure to give notice to a tenant of the Landlord’s or Agent’s address of change of ownership & address. $200 Penalty Removal of a lock of security device at the property.
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What Your Ford & Dougherty Property Manager Can Do For You Ford & Dougherty Real Estate offer a complete Property Management service for property investors, backed by the marketing services, systems and professional training offered by a large, nationally recognised brand. Ford & Dougherty Property Managers are well known for attention to detail. For the care of your valuable asset, First National Property Managers prepare a written inspection report with supporting photos at the commencement of each tenancy and ensure that a rental bond is lodged. An inspection of the property when a tenant vacates is a standard procedure at First National Real Estate and bonds will only be released if the condition of the property is deemed satisfactory. Inspections are conducted during the tenancy, and important repairs and maintenance will be arranged with your approval. Financial transactions are conducted with efficiency and receipts issued for all monies received on your behalf. You are accounted to regularly, and monies are paid by cheque, or deposited into an institution of your choice. By maintaining your asset in good repair and ensuring it is well presented, you will maximise rental income, reduce vacancy periods First National Real Estate can assist in building your property investment portfolio as a secure means of investment for your future. First National Property Management services cover Residential, Commercial and Industrial property. With around 550 offices in Australasia, together associated overseas networks including Prudential Referral Services International, First National Real Estate can offer services anywhere and attract tenants from far and wide.
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uccessful asset management starts with the best possible tenant selection!
Selecting the right Tenant
At First National Ford & Dougherty, our philosophy is to always be critically elective with tenants - to ensure a stress free tenancy for all involved. Our tenant election is in accordance with NSW Residential Tenancies laws, and our creening process to ensure the tenant meet all selection! responsibilities involved Successful assetaims management starts with the bestcan possible tenant n a Tenancy Agreement.
At First National Ford & Dougherty, our philosophy is to always be critically selective withhave tenants - to ensure stress free tenancy for all involved.you Our tenant selection in Once we verified an aapplication, we will contact with all of theisrelevant accordance with NSW Residential Tenancies laws, and our screening process aims to nformation for your consideration - as the landlord, you will always take part in ensure the tenant can meet all responsibilities involved in a Tenancy Agreement.
he selection and decision making process - you have the final say.
Our
Once we have verified an application, we will contact you with all of the relevant aiminformation is to find for you the most suitable tenant, as quickly as possible! your consideration - as the landlord, you will always take part in the selection and decision making process - you have the final say.
Tenant Selection Criteria
Our aim is to find you the most suitable tenant, as quickly as possible!
Tenant Selection Criteria
Database Checks Personal References Rental History(Agents/Owners) Income Verification ID Check Income/Rent ratio Database Checks
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At First National Ford & Dougherty we provide Tenants with a number of payme options, including;
1. 2. 3.
Rental Arrears
Direct Deposit Centrepay Eftpos At First National Ford & Dougherty we provide Tenants with a number of payment
options, including; Direct Depositrent Should1. a tenants 2. Centrepay possible opportunity. 3. Eftpos
fall into arrears, we initiate formal action at the earli
From days 7 a tenant an SMSformal reminder their lapsed payment. O Should2a-tenants rent fallwill intoreceive arrears, we initiate action of at the earliest day 7,possible a tenant will receive a formal letter regarding their arrears. Days 8 – opportunity. further SMS reminders will be sent. On day 11 the tenant will receive a let Fromabout days 2 -the 7 a tenant will receive an SMS reminder of their On day will warning pending Termination Notice. Onlapsed day payment. 14 the tenant 7, a tenant will receive a formal letter regarding their arrears. Days 8 – 11 further SMS ssuedreminders with a Termination Notice. will be sent. On day 11 the tenant will receive a letter warning about the pending Termination Notice. On day 14 the tenant will be issued with a Termination Notice.
Rent Arrears Process Tribunal Hearing Tribunal Application Expiry of Termination Notice Termination Notice Formal Letter - 3 days to rectify Formal Letter Reminder Sms 0
10
20
30
40
50
60
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Landlord Protection Policy Not all tenants are bad, but you do need to make sure you are covered should something go wrong. While most tenants take good care of the property they are leasing, those that don’t may intentionally cause extensive damage. Intentional damage is not covered by many standard home insurance policies nor is the failure to pay rent. The valuable common features of a Landlord Insurance policy include: • Malicious or intentional damage to the property by the tenant or their guests • Theft by the tenant or their guest • Loss of rent if the tenant defaults on their payments • Liability, including for a claim against you by the tenant • Legal expenses incurred in taking action against a tenant It’s important to remember that not all landlord protection policies are the same. Some, for instance, are designed to be implemented in addition to a typical home and contents or strata title policy while others are more comprehensive. Some policies allow cover for the contents of the property. This is particularly important if you rent a partially or fully furnished property.
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Payments & Statements Each month, we forward you an itemised statement showing all rental income and payments made on your behalf. This can be emailed to you and the funds banked into the institution of your choice. Monthly statements will have copies of all invoices attached. Council rates, body corporate levies, maintenance/repairs invoices and landlord protection premiums are just some of the accounts that can be paid on your behalf from the received rental monies.
Property Management Fees Are Tax Deductable!
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Management Fees What do you get? Management fees: 8.8%/11% for properties located 15+ km from Grafton (gst inc) • Routine inspection with written report—2 to 4 per annum • Maintenance supervision • Overall management • Photographs of the property • Finalizing vacating tenants at the end of lease • General liaison with landlord Rent Collection: Included in Management fee • Collection of rent • Control of rent arrears • Organizing tenant direct banking Letting Fee: 1 weeks rent + gst • Property management time in showing the property • Preparation of photos and advertising material • Processing new tenant applications • Checking tenancy database for history • Preparation of lease and bond documentation • Preparation of entry condition report • Lease and tenancy obligations explained in detail • Lodgement of bond to NSW Rental Bond Board Administration and accounting: • Phone and fax charges • Bank charges for electronic banking • Monthly statements • Postage charges • Payments of accounts
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Management Fees Commission We do not believe we are the most or least expensive in the business, We are always open to your feedback. • Management fee (deducted from rent collected per fortnight or month) 8.8% incl. GST • Management fee for properties located 15kms or more from Grafton CBD 11% incl. GST Statements Statement fee per statement
$4.40 incl. GST
Advertising • Per internet listing • Optional—three photos • Optional—full house • Optional—website
$55.00 incl. GST $66.00 incl. GST $110.00 incl. GST $220.00 incl. GST
New Tenancies • Letting fee • Lease preparation fee
One weeks rent + GST $33.00 incl. GST
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Testimonials Very happy with the service you provide me and gthe service I have received from Bailey & Gough/Ford & Dougherty over the years. Thanks Allison for your service to me! - Bill R. (Owner) Great Service always, lots of detailed inspections reports and photos. - Damien W. (Owner) I have been totoally satisfied in the handling of my property by Allison and have been treated in a friendly and courteous manner at all times. - Betty P. (Owner) I am Extremely happy with property mamnagement by Allison Whaites. - John & Wendy W. (Owner) Good Service, contact has always been made with me over any issue. - Melinda A. (Owner) Great real estate/ fantastic property manager in Allison, I think you are doing fine in my opinion. Always courteous and helpful. - Kim C. (Tenant) First National and Allison are very good at what they do 10 out of 10, we think they are doing a great job. - Mr & Mrs T. (Tenant) Allison is an effiicient young lady working for a likewise efficient establishment, pleasure to deal with. - Mr & Mrs F. (Tenant) Been with you for 20 years. Happy with manager and Real Estate. - Chris B. (Tenant) Excellent, always punctual and courteous. I am very happy with the service you all provided over the years, your service has always been to the highest level regarding all tenance matters. Thank you. - Darren L. (Tenant) All my dealings with Allison and others at the Real Estate has been great. - Sharne J. (Tenant) Good level of service, no need for improvement. - David M. (Tenant)
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