Leasing Information Pack

An award winning team.

We feel very humbled to have been recognised for a number of awards. Whether they are individual or office awards we know they recognise the team behind the LJ Hooker Coomera| Ormeau | Tamborine Mountain brand.

We appreciate the accolades however we do not rest. We continue to strive to deliver an exceptional customer experience for all of our clients.

2023 RateMyAgent Agency of the Year Property Management #2 in Australia

2023 RateMyAgent Agency of the Year Property Management #2 in Queensland

2023 RateMyAgent Agency of the Year Property Management #2 in Gold Coast | Tweed

2023 RateMyAgent Agency of the Year Property Management – Ormeau

2021 REIQ Winner - Contribution to the Community Award (LJ Hooker Solutions Gold Coast)

2021 REB Winner– Sales Office of the Year Regional

2021 REB Winner - Principal of the Year Regional (Shane Colquhoun)

2021 REB Finalists - Social and Community Service Program of the Year (LJ Hooker Solutions Gold Coast)

2020 REB Awards - Social and Community Service Program of the Year - Finalists

2020 REIQ Awards For Excellence - Community Service Agency - Finalists

2019 RateMyAgent Agency of the Year Property Management - Upper Coomera

2019 RateMyAgent Agency of the Year Property Management Award - Top 10 Qld

2019 RateMyAgent Agency of the Year Property Management Award - Top 20 Australia

2018 RateMyAgent Agency of the Year - Upper Coomera

2018 RateMyAgent Agency of the Year - Coomera

2017 LJ Hooker International Top Community Relationship Award

2017 LJ Hooker Qld/NT Top Community Relationship Award

2017 RateMyAgent Agency of the Year - Upper Coomera

2016 REIQ Awards For Excellence - Community Service Award of the Year

2015 LJ Hooker International Top Community Relationship Award

2015 LJ Hooker Qld/NT Top Community Relationship Award

2014 LJ Hooker Qld/NT Top Community Relationship Award

2013 LJ Hooker Qld/NT Top Community Relationship Award

2012 LJ Hooker Queensland Top Community Relationship Award

2011 LJ Hooker Queensland - Top Community Relationship Award (Runner Up)

Solutions Gold Coast

The Hub - 5/90 Days Road, Upper Coomera QLD

Why you should invest in marketing How do you want your property to be seen?

Investing in quality marketing can make a huge difference in how your property is seen and days on the market.

To enhance your property so it’s seen by the full market, you may want to consider:

• Professional photography

• Signboard

• Print media

• Social media

• Virtual Tour

Standard Photography

Professional Photography

“Free” Marketing (Actual example)

Professional Marketing Campagin

Marketing Options

How do you want your property to be seen?

ESSENTIAL

$195 SAVE $275!

REA Premiere

Domain Standard

Homely

Realestateview Spoke 7 Days - Facebook/Instagram

For Lease sign

STANDARD

$295 SAVE $370!

Photography

REA Premiere

Domain Standard

Homely

Realestateview Spoke 7 Days - Facebook/Instagram

360 Virtual Tour

For Lease sign

PREMIUM

Photography

Floorplan

REA Premiere

Domain Standard Homely

$395 SAVE $405!

Realestateview Spoke 7 Days - Facebook/Instagram

360 Virtual Tour

For Lease sign

realestate.com.au premiere listing

Pro/edited photography

For Lease Flyers

domain.com.au listing Signage

Preferred Tradespeople

CARPET CLEANING

Stain Solutions

1300 630 251 0418 109 963

PEST CONTROL

Termicide Pest Control 5563 3003

PLUMBING

MJ Walker Plumbing

5573 5846

ELECTRICIAN

LMG Electrical 0457 499 506

LOCKSMITH

A1 Locksmith

David – 0418 755 814

CLEANING

AB Cleaning Services 0408 759 251 0456 069 927

brigitlee@hotmail.com

GARDENING

Clean It Up 0412 220 982

HANDYMAN

Billabong 0408 408 933

POOL INSPECTIONS & FENCING

Queensland Pool Fence Inspection

Zoltan – 0403 186 673

Checklists and Forms Examples and Factsheets

Minimum Housing Standards 2023

Use this checklist to help ensure your property is compliant with the 2023 Minimum Housing Standards.

WEATHERPROOF & STRUCTURALLY SOUND

☐ The premises appears to be visually weatherproof and structurally sound

☐ Windows and roof do not leak in the rain

☐ Visually the floors, walls, ceiling and roof are in good repair and do not appear to be affected by significant dampness

☐ Decks and stairs do not visually appear to show signs of significant/dangerous wood rot

☐ Upon visual inspection of the premises, it appears that it is not likely to cause damage to a person’s safety

FIXTURES & FITTINGS

☐ All fixtures and fittings in the property appear in good repair according to the current tenant

☐ Any air conditioners, ceiling fans, security cameras, ovens and other electrical appliances or inclusions are all working and in good repair. If not, they must be removed from the premises or repaired.

☐ All windows and doors appear to have working locks or latches

☐ All windows above 1.6m in height appear to have security screens and/or not open more then 125mm.

VERMIN, DAMP & MOULD

☐ Premises appears to be free of vermin or traps/bait have been set to eradicate vermin

☐ Premises appears to be free from mould or damp or treatment has been organized

☐ Where possible, premises appears to have has satisfactory ventilation in the bathroom to reduce mould and damp. Tenant has been informed of how to mitigate the risk of mould.

PRIVACY

☐ All windows in bedrooms and other rooms where people outside, can see inside, have coverings – Blinds, curtains, frosting or tinting

PLUMBING & DRAINAGE

☐ Hot water system appears to be a suitable size for the number of occupants in the property

☐ Property appears to have hot and cold water suitable for drinking

BATHROOMS & TOILETS

☐ All toilets have doors for privacy

☐ Toilets all appear to be working correctly including refilling, flushing & connected to sewerage system

KITCHEN

☐ Functioning cooktop in good order

LAUNDRY

☐ Sink and taps in good order

“Presentation sets Expectation” Always start with the end in mind

Getting the property ready for tenants to move in is one of the most important steps we can take to ensure the tenancy starts on the right note. Our entry condition reports reflect the state of the property at the beginning of the tenancy, enabling our team to expect the property be returned in that same condition (minus fair wear and tear) at the end of the tenancy.

If there are any property specific notes that you believe the tenants should know about upon moving into the house, please give our team a list of these. These can include items such as solar power boosters, septic or biocycle tips and tricks or specific cleaning items for flooring, kitchen benches etc.

Our expectation is the house and grounds will be presented to us to a professional standard. While you do not have to engage a professional to clean the house/carpets or maintain the grounds (pool where required), we do have high expectations of cleanliness. This allows us to expect the tenants to return the property in this state.

Other things to consider

• All windows and doors including cupboards and wardrobes open and close easily

• All locks are secure and operate effectively with keys provided

• Full sets of keys to be provided to our office plus one tenant. Any additional tenants will need access keys only

• The property provides adequate security to enable tenants to obtain contents insurance and personal items

• Property meets current smoke alarms requirements (see attached information sheet from QFES)

• Any operating instructions or manuals for appliances or other items which tenants require instructions to use

• Provide agent with any warranty details for any applicable items or building works, if applicable

• Ensure all lights and fittings are in working condition and spares left if required

• Pre-place or leave picture hooks on walls in best locations – this helps control placement and number of picture hooks allowed

• Where applicable ensure pool safety certificate is current. These expire after two years

• If pets have been in the house, consider a flea treatment throughout

• If you notice any pests, consider a pest control to treat those prior to tenants moving in

• Basic utilities to the house are functional and ready for tenants to arrange their own connections including but not limited to electricity, gas, internet and phone

Remember teething issues can occur when tenants move into the property. Each individual has different expectations of cleanliness, presentation and matters requiring maintenance. If you’ve been putting up with something, have it fixed to prevent any angst around the matter for tenants.

Renting To Tenants With Pets

Reasons to consider renting to a pet owner

1. Pet owning tenants are generally willing to pay more rent.

2. Pet friendly properties rent faster.

3. Responsible pet owners can make excellent tenants.

4. Tenants with pets want to hold onto longer leases.

5. No more problems with “hidden” pets.

6. Most Australians feel their pet is part of the family and care for them as such.

7. “Considering pets” will not lock you into a pet-particular outcome.

8. Pet application and agreements forms are available.

MYTH BUSTING

MYTH: Pets create damage to properties

FACT: US data showed that there was little, if any difference in damage between tenants with or without pets. Interestingly, the cost of damage from pets was much smaller than the costs associated with tenants with children.

MYTH: A second pet is double trouble

FACT: Tenants with more than one pet need not be seen as a problem. Most pets, including dogs and cats, are social creatures, and companionship is important for their wellbeing.

Keeping two pets can help alleviate issues associated with boredom and loneliness.

MYTH: Strata properties are not suitable for pets

FACT: Dogs and cats can be kept successfully in small spaces and cats, in particular, can adapt well to an indoor or high-rise environment.

Not all strata schemes permit pets, so it is important for landlords and managing agents to check that the bylaws allow pets and whether any particular approvals are required before agreeing to rent the property to a pet owning tenant.

MYTH: Bigger pets mean bigger problems

FACT: The size of a pet is not related to how well it will be suited to a particular living environment.

Experts emphasise that it is the owner/pet relationship which results in socially responsible behaviour and activities i.e. toilet training, manners, exercise, care etc.

Experts also look to the temperament and degree of socialisation of the pet.

Some landlords and agents stipulate that a dog has to weigh less than 10kg or be ‘small’.

However this is very subjective and many larger dogs tend to be very quiet and docile.

Fact sheet

Water charging

Lessors are allowed to pass on the full water consumption charges (including bulk water charges) to tenants provided all the minimum criteria have been met.

What are the minimum criteria for water charging?

Lessors are able to pass on the full water consumption charges to tenants if:

• the rental premises are individually metered (or water is delivered by vehicle), and

• the rental premises are water efficient, and

• the tenancy agreement states the tenant must pay for water consumption.

Items a tenant can be charged

A breakdown of water charges is shown below.

Charge as shown on water bill Can tenant be charged?

State Bulk Water Charge

Water Usage Charges

Sewerage Usage Charge (may appear on the bill as fixed or variable)

Fixed Access Charges (including Water Access Charge and Sewerage Access Charge)

*if the above criteria are met

Yes, tenant can be charged*

Yes, tenant can be charged*

No, tenant cannot be charged

Sewerage is not a service charge as defined by the Act and cannot be passed onto the tenant

No, tenant cannot be charged. The lessor must pay all fixed charges for water supply.

What are water efficient rental premises?

A rental premises is considered water efficient if certain water fixtures meet the standards listed in the table below.

Water efficient devices

Internal cold water taps and single mixer taps (excluding bathtub taps and taps for appliances)

Minimum water efficient standard required

A maximum flow rate of nine litres per minute.

Showerheads A maximum flow rate of nine litres per minute.

Toilets

A dual flush function not exceeding six point five (6.5) litres on full flush and three point five (3.5) litres on half flush and a maximum average flush volume of four litres (based on the average of one full flush and four half flushes).

The requirement for taps applies only to internal cold water taps that are installed over a hand basin, kitchen sink or laundry trough (including single mixer taps). The requirement does not apply to other taps in the premises such as bath tub taps, outside taps for the garden, or taps which supply washing machines or dishwashers. These taps are not required to be water efficient.

How can the lessor/agent prove the premises are water efficient?

At the start of the tenancy agreement, the lessor/agent and tenant should negotiate arrangements for water charging and the frequency of charges. The presence of water efficient devices should be noted on the Entry condition report (Form 1a). Lessors/agents should be able to demonstrate the presence of water efficient devices where it may be unclear, such as by providing copies of:

• plumbing reports

• receipts

• packaging

• warranties or instruction manuals for taps and showerheads, etc.

For any water fixtures produced from 2005 onwards, the easiest way to check if they meet the required efficiency standard is to look for products with a WELS rating of three stars or higher. WELS is Australia’s water efficiency labelling scheme which rates fixtures including taps, showerheads and toilets according to water efficiency – the more stars the better. To find out more about the scheme or search the registered product database, visit waterrating.gov.au.

Important points to note:

• tenants and lessors/agents should negotiate obligations at the start of the tenancy and put these in the tenancy agreement, for example, if the lessor is to contribute to water costs.

• it may be helpful to contact your local water provider about average local water consumption. You can find the correct contact details on your latest water bill.

• water billing periods are unlikely to align with tenancy agreements. It’s important that both the tenant and the lessor/agent make note of the water meter readings on the condition reports at the start and end of the tenancy to calculate water consumption.

• lessors will receive the water bill, pay the full amount and provide their tenants with a copy of any water bills or evidence of water consumption to verify the amount to be charged. Tenants will not be billed directly by water supply authorities.

• tenants have one month to pay the agreed amount for water consumption after the lessor provides evidence of the costs to the tenant. The lessor/agent can not require the tenant to pay more than the billable amount, or charge tenants late fees.

• if the tenant and lessor/agent cannot agree about water charges, the RTA’s dispute resolution service may be able to assist.

Further information

For more information contact the Residential Tenancies Authority on 1300 366 311.

Accessing RTA forms

The RTA’s forms can be obtained electronically or in person at:

• rta.qld.gov.au

• 1300 366 311

• Level 11, Midtown Centre, 150 Mary Street, Brisbane

If you need interpreting assistance to help you understand this information, contact TIS on 13 14 50 (for the cost of a local call) and ask to speak to the Residential Tenancies Authority (RTA).

212 – v14 Aug21

Disclaimer

This fact sheet is prepared for information only The Residential Tenancies and Rooming Accommodation Act 2008 is the primary source on the law and takes precedence over this information should there be any inconsistency between the Act and this fact sheet.

New Smoke Alarm Legislation

Glossary of Terms*

Dwellings - houses, townhouses (Class 1A) and units (Class 2).

Photoelectric - the method the device uses to detect smoke.

Hardwired - connected to the domestic dwelling’s electricity supply. Interconnected - if one smoke alarm sounds all the other smoke alarms will also sound. Interconnection can be wired or wireless.

Substantial - work carried out under a building development approval or the total building works equals 50% of the dwelling over 3 years.

Storey - a space within a building which is situated between one floor level and the floor level or roof above.

* Refer to specific legislation for full definitions.

From 1 January 2017

If you have a specific question or require further clarification, please email SmokeAlarms@qfes.qld.gov.au.

Source documents

• Fire and Emergency Services Act 1990

• Building Fire Safety Regulation 2008

• Building Regulation 2006

• National Construction Code 2016

• Australian Standard (AS) 3786-2014

• Land Title Act 1994

FOR EXISTING DWELLINGS

From 1 January 2027

When replacing smoke alarms, they must be of a photoelectric type which complies with Australian Standard (AS) 3786-2014.

Replacing smoke alarms

Existing smoke alarms manufactured more than ten years ago must be replaced. (Note: Smoke alarms should have the date of manufacture stamped on them.)

Smoke alarms that do not operate when tested must be replaced immediately.

Existing hardwired smoke alarms that need replacement must be replaced with a hardwired smoke alarm.

Smoke alarms in all dwellings must:

i) be photoelectric (AS 3786-2014); and

ii) not also contain an ionisation sensor; and

iii) be less than 10 years old; and

iv) operate when tested; and

v) be interconnected with every other smoke alarm in the dwelling so all activate together.

Smoke alarms must be installed on each storey:

i) in each bedroom; and

ii) in hallways which connect bedrooms and the rest of the dwelling; or

iii) if there is no hallway, between the bedrooms and other parts of the storey; and

iv) if there are no bedrooms on a storey at least one smoke alarm must be installed in the most likely path of travel to exit the dwelling.

Smoke alarms must be either hardwired or powered by a nonremovable 10-year battery.

D WELLINGS BEING SOLD , LEASED OR AN EXISTING LEASE IS RENEWED

From 1 January

2017

Requirements as for existing dwellings.

Existing landlord’s and tenant’s obligations regarding the installation and testing of smoke alarms continue.

Property sellers must continue to lodge a Form 24 with the Queensland Land Registry Office stating the requirements of the smoke alarm legislation have been met.

NEW

From 1 January 2022

Smoke alarms in the dwelling must:

i) be photoelectric (AS 3786-2014); and

ii) not also contain an ionisation sensor; and

iii) be less than 10 years old; and

iv) operate when tested; and

v) be interconnected with every other smoke alarm in the dwelling so all activate together.

Smoke alarms must be installed on each storey:

i) in each bedroom; and

ii) in hallways which connect bedrooms and the rest of the dwelling; or

iii) if there is no hallway, between the bedrooms and other parts of the storey; and

iv) if there are no bedrooms on a storey at least one smoke alarm must be installed in the most likely path of travel to exit the dwelling.

Smoke alarms must be hardwired or powered by a non-removable 10-year battery.

DWELLINGS AND DWELLINGS BEING SUBSTANTIALLY

From 1 January 2017

The development approval process for new dwellings and substantial renovations will ensure that building approvals received on or after this date will bring dwellings into compliance with the new laws.

RENOVATED

Smoke alarms in the dwelling must:

i) be photoelectric (AS 3786-2014); and

ii) not also contain an ionisation sensor; and

iii) be hardwired to the mains power supply with a secondary power source (i.e. battery); and

iv) be interconnected with every other smoke alarm in the dwelling so all activate together.

Smoke alarms must be installed on each storey:

i) in each bedroom; and

ii) in hallways which connect bedrooms and the rest of the dwelling; or

iii) if there is no hallway, between the bedrooms and other parts of the storey; and

iv) if there are no bedrooms on a storey at least one smoke alarm must be installed in the most likely path of travel to exit the dwelling.

P RES c RIBED LO c ATIONS FOR INSTALLING S m O k E ALAR m S

Where practicable smoke alarms must be placed on the ceiling. Smoke alarms must not be placed:

i) within 300mm of a corner of a ceiling and a wall;

ii) within 300mm of a light fitting;

iii) within 400mm of an air-conditioning vent;

iv) within 400mm of the blades of a ceiling fan.

There are special requirements for stairways, sloping ceilings, and ceilings with exposed beams. Specific requirements will be explained in the Building Fire Safety Regulation 2008.

If impractical for the prescribed location requirements to be met (e.g. may be affected by steam from shower or fumes from cooking), the owner may put the alarm at another location that will provide a warning to occupants of the dwelling.

REDUCE THE CHAOS: STOP THE BEEP

INCREASE THE SAFETY OF YOUR TENANTS & PROTECT YOUR INVESTMENT

Prepare your portfolio for QLD Smoke Alarm Legislation Compliance

WHY CHOOSE SATS?

• No up front payments

• 10 year warranty on quality photo-electric smoke alarms

• Fully identifiable specialised technicians

• Minimal disruption to your tenants

• Smoke alarm compliance specialists

• Fully tax deductible

Property Compliance and Safety

General information:

Property Owner obligations

• Provide the property in a reasonable state of cleanliness

• Provide the property in reasonable state of repair at tenancy start

• Allow for “Wear and Tear”

Tenant obligations

• Keep the property in a reasonable state of cleanliness

• Notify the landlord ‘as soon as practicable’ of any damage

• Not intentionally damage premises

• Not use premises for illegal purposes

• Not add or remove fixtures or make any renovation, alteration or addition to the premises

Agent obligation

• Act in the best interest of all parties

• Abide by legislative guidelines

• Minimize risk and avoid liability claims for all parties

Ask your LJ Hooker Property Investment Manager for information about how you can ensure your investment property is compliant. If you are unsure about a particular item, please contact your insurance company to ascertain what the ramifications are should you not address this item.

Areas for consideration:

• Urgent & non urgent repairs

• Wear & tear

• Use of qualified & insured trades

• Smoke Alarms

• Pools / Fencing

• Water Efficiency

• Safety Glass

• Safety Switches/ Electrical

• Pest & building

• Asbestos

Insurance:

• Building

• Landlord, including public liability

• Tenant contents, including public liability

Should you be unsure about a particular item, please contact your local Fair Trading office or insurance company to ascertain what the ramifications are should you not address this item.

It’s important to remember the tenant wants to build a secure home environment in your investment property. It’s a great idea to take a step back and review your property, asking yourself “Would I live here?” if your property needs a little spruce up, your LJ Hooker Property Investment Manager can assist with this too.

Maintenance: Life Span Guidelines

These guidelines are provided to assist property owners to assess the expected life spans of certain maintenance items in a rental property. Please note that these are guidelines only and can vary based on the area, the type of construction and the turnover of tenants.

• Painting (internal): Every 5 years

• Painting (exterior): Varying

• Oven: Every 10 years

• Clean gutters: Check annually

• Electrical wiring: Check every 2–3 years

• Bathroom renovation: Every 20 years

• Hot water system: Every 7 years

• Kitchen renovation: Every 10–15 years

• Pest inspections: Check annually

• Swimming pool: Check filtration equipment — annually

• Replacing floor coverings including carpets: Every 7–10 years

• Smoke alarms: In most states across Australia smoke alarms complying with Australian Standards must be fitted in all rental properties and in accordance with the Building Code of Australia — check alarm and replace batteries annually.

• Houses: Structural checks including safety of balconies, verandahs and roofs — check annually

Every state and region has specific legislation around how a rental property is to be offered and maintained during a tenancy.

Landlord Preferred Policy

Terri Scheer is Australia’s leading landlord insurance specialist. The Landlord Preferred Policy provides cover for landlords from many of the tenant related risks of property investment, including:

u Tenant damage to building and contents

u Tenant related loss of rent

u Re-letting expenses greater than the bond

Loss of Rent - Permanent tenancies

u Tenant hardship awarded by a court – up to 4 weeks rent

u Absconding tenants – up to 20 weeks rent but not more than you would legally be entitled to recover under the lease

u Premises left untenantable for a minimum of 7 days due to insurable damage to your contents – up to 6 weeks rent

u Defaulting tenant resulting in termination of lease or eviction by court order – up to 20 weeks rent but not more than you would be legally entitled to recover under the lease

u Death of a tenant (under a sole tenancy) – up to 15 weeks rent

u Failure to give vacant possession – up to 28 weeks rent but not more than you would be legally entitled to recover under the lease

u Prevention of access for more than 7 days because of an incident listed in this insured event - up to 52 weeks rent

u Premises left untenantable due to tenant damage to your building for a minimum of 7 days – up to 52 weeks rent

u Weekly rent limited to $1,000 within standard premium. Higher weekly rent cover is available for an additional premium.

Additional benefits

If a claim for loss of rent is covered you may also be able to claim for the following:

u Reletting expenses that exceed the bond – up to $500 during any one period of insurance

u Removal and storage of goods required by the Act – up to $500

u Representation costs of your property manager obtaining a court order – up to $500 or up to $300 if you have to engage a bailiff/ sheriff for the purpose of evicting your tenant

u Change of locks – up to $250

Like all insurances, limits, conditions and exclusions apply. Read the Product Disclosure Statement for full details.

Loss or Damage – Section 2 – Contents*

This policy provides cover for contents owned by the property owner and legally responsible for such as floating floorboards, carpets, curtains, blinds, light fittings and furniture. These items are covered against loss or damage from events such as:

u Tenant damage

u Damage by pets – up to $2,500 (per period of insurance)**

u Damage from scorching to carpet – up to $1,000 (per period of insurance)**

u Legal Liability

u Pet damage

u Cover for fixed term and periodic leases

u Flood, storm or rainwater damage

u Theft, fire (including bushfire), explosion, electric motor burnout, lightning, earthquake or tsunami and impact

We do not insure you for bushfire, storm, flood or tsunami in the first 72 hours of your policy. Like all insurances, limits, conditions and exclusions apply. Read the Product Disclosure Statement for full details.

Loss or Damage – Section 3 – Building (tenant damage)*

This policy covers your building against loss or damage from events such as:

u Tenant damage

u Damage by pets – up to $2,500 (per period of insurance)**

u Damage from scorching to sections of bench or vanity tops – up to $1,000 (per period of insurance)**

*Cover under Sections 2 Contents and 3 Building (tenant damage) is limited to a combined amount of $60,000 unless otherwise agreed and shown on your policy schedule.

**The limits described for pet & scorching are combined limits between Section 2 Contents and Section 3 Building (tenant damage).

Legal Liability

This policy covers your legal liability as the landlord and owner of the property. Limit of Indemnity $20,000,000.

Like all insurances, limits, conditions and exclusions apply. Read the Product Disclosure Statement for full details.

ITS YOUR CHOICE

Protecting your rental cashflow is NOT compulsory!

By accepting this free subscription, you hereby authorise your managing agent to renew your subscription at a charge of $66.00 at your agents next common renewal date.

...because even the best tenant in the world could turn into your worst nightmare.

At your agents next renewal you will be charged:

$66 incl GST, per year

Barclay MIS working together with your agent gives you the peace of mind of knowing:

TAX DEDUCTABLE PER PROPERTY

Correspondence from the Debt Collector can be sent to your tenant during the tenancy, stopping the problem escalating Barclay MIS can assist with enforcing payment plans during the tenancy

We can assist with locating your tenant to allow for service of court for tribunal documentation

We can enforce tribunal or court orders with no legal fees or commissions, potentially saving you hundreds of dollars

We can:

Sieze tenants assets

Garnishee tenants wages

Garnishee tenants bank accounts

Assist with the recovery of water charges

Claim your reduced fee now

Save thousands with BMT

Depreciation is one of the biggest tax deductions available to property investors and has the potential to boost your cash return by thousands.

Depreciation is the natural wear and tear of a property and its assets over time. While all properties depreciate, only property investors can claim it as a tax deduction.

We want you to get the most from your investment property, so we’ve partnered with BMT Tax Depreciation to provide you with an exclusive offer.

BMT is offering a reduced fee of $715 on residential tax depreciation schedules (normally $770).

Crunch the numbers

Janice purchases a new three-bedroom townhouse for $780,000 and rents it for $550 a week or $28,600 per annum.

Expenses for the property including interest, management fees and maintenance total $32,000 for the year.

BMT finds $18,400 in depreciation deductions. By claiming depreciation, Janice saves $6,812 in the first year alone.

Cash flow BEFORE depreciation

-$41 per week

Cash flow AFTER depreciation $90 per week

Reduced fee $715including GST

Property depreciation you can claim

Most investment properties both new and old, have depreciation available

We found clients an average of almost $9,000 in first full financial year deductions

Claim back missed dollars by adjusting previous tax returns

We guarantee to find double our fee in deductions in the first full financial year claim or there will be no charge for our services

Your one-off schedule fee is 100% tax deductible and your schedule lasts a lifetime

Order before June 30 to claim your fee back this financial year

Referral and affiliate fees are not sought or paid to anyone in the exchange of depreciation services. We receive no financial benefit for recommending BMT.

Real estate photography isn’t easy. Use this checklist to get your listing ready for photography.

GENERAL REMOVE

Always maximize space to create a larger look and feel, remember less is more!

o Family pictures and personalised ornaments

o Memorabilia

o Animal food bowls, bedding and toys

WINDOWS AND MIRRORS

o Free of streaks

FLOORS

Remove these items to enhance perception of floor space size in photos.

o All rubbish bins out of sight

o Remove rugs and floor mats

LAMPS, LIGHTS AND FANS

o Turn on all lights and lamps

o Turn off ceiling fans

o Replace any faulty light globes (very important for dusk/twilight shoots)

LOUNGE/LIVING AREA

CLEAR

o TV remotes

o Video game equipment

o Any visible electrical cords

o Books, magazines and additional clutter

o Pedestal fans

o Keep any cushions to a minimum and neatly arrange

Tip: If you have homewares or a nice coffee table book you can display them tastefully on the table.

Tip: Keep in mind that rooms can look different depending on the height of your shot, so take a few different angles and use your favorite. This is especially important in areas like bedrooms, kitchen, dining areas, and also balconies with a view.

Sometimes weather can interfere with the perfect photo. Let us edit your image to display a listing’s full potential.

BATHROOMS

SHOWER

o Shower screen free of streaks

o Keep toilet lid down

REMOVE

o Remove washing baskets

o Rubbish bins

o Tissue boxes

o Used soap dishes

o Bath mats off floor

o Remove products lying around

Tip: Put out freshly co-ordinated towels, neatly double folded looks best. Use matching colors for most attractive results.

KITCHEN AND DINING AREAS

REMOVE

o Put away dishes

o Hide small appliances

o Bench tops clutter

o Tea towels

Kettles and coffee machines are okay as long as they don’t clutter your bench space. The idea is to style your space like a display home.

APPLIANCES

o Clean all appliances

o Free of streaks

o Turn on oven light for extra ambiance

o Refrigerator – remove magnets, kids’ drawings, fingerprints and calendars

Tip: For that professional touch turn all taps to the centre, so that they are all matching – basins, showers and baths. Remember all taps including bathrooms, the kitchen and outdoor areas.

Don’t let the seasons ruin a great shot. Get us to enhance your images and remove unwanted items to make your listing stand out.

LANDLORD RENTAL PROPERTY PREPARATION GUIDE CHECKLIST

To ensure a smooth start to a new tenancy the following checklist has been designed to help alleviate the process for what’s next once a property has been LEASED. This list will aid the transition to your appointed investment manager Tick these items off as you go along and email us any relevant paperwork requested.

Essentials – Prior to a lease commencing we require:

1. THREE sets of property keys/remotes (TWO for tenants and ONE full access set for our office) .More may be required if more than 2 tenants are approved

2. Provide exact details of Parking/Storage details and relevant numbers associated.

3. Alarm details and who to contact.

4. Smoke Alarm Check Compliance Certificate – agency can organise.

5. Pool Safety Compliance Certificate.

6. Water Efficiency Certificate houses only – agency can organise.

7. Contact relevant bodies for Council Rates, Water Rates and Strata Rates with our office postal address and email

9. Supply correct bank details for rent disbursement.

10. Copy of Landlords Insurance Policy - required before property is listed "for lease"

11. Property to be professionally cleaned including any maintenance of gardens.

12. Tenant ‘settling in guide’ outlining any specific items in the property a tenant and ourselves should be aware of. i.e. how to operate the alarm system, pool maintenance guide

13. All manuals for appliances to be left in the property

14. Details of maintenance people. i.e. Gardener, etc.

15. Re-direct your mail if you have been living at the property.

16. Cancel your utility account details or contact MoveMeIn to help you disconnect your power at the premises prior to the new tenant moving in.

17. Property is to be vacated at least 48 hours prior to tenant moving in so that property professionally cleaned and exterior areas are cleaned so that an in-going condition report can be compiled prior to the tenant occupation.

18. If the property is Furnished for Lease please provide inventory in word document.

Completing these requests as soon as you can will save you time and money. Ensuring that all issues are addressed before a tenant moves in.

Authority for either party to sign and authorise

Authority for either party to sign and authorise

Property Address

Postcode

We, as lessors for the abovementioned property hereby provide our agency the authority for either /any party listed as owners  of the property to sign and or authorise instructions to our agency via email. This includes but is not limited to maintenance ,  lease renewals and all relevant matters relating to the property except for change of banking details and postal address which require all parties to sign (as per the management agreement) to change of banking details and or postal address in writing.   Change of email address for landlord details can be provided by the authorised person or party to sign.

By signing below, all owners agree and understand that either or any party can provide general  instructions as above to the  managing agency. This instruction continues until any party withdraws consent.

Solutions Gold Coast

Nerang | Pacific Pines | Helensvale | Hope Island | Coomera | Ormeau

LJ Hooker Coomera 07 5585 7888

The Hub, 90 Days Road, Upper Coomera 4209 coomera@ljh.com.au

LJ Hooker Ormeau 07 5549 4500

Norfolk Village Shopping Centre, 170-174 Pascoe Road, Ormeau 4208 ormeau@ljhgc.com.au

LJ Hooker Tamborine Mountain 07 5545 1500

Shop 1D/17-27 Main Western Rd, Tamborine Mountain QLD 4272 tamborinemountain@ljhgc.com.au