Property Management
managing your investment
With
Peterswald, your property is in safe hands
Experience, precision and meticulous processes define our award winning team. Our finely tuned approach, coupled with genuine care and a keen eye for detail, ensures the smooth management of your property.
In this guide, we break down all aspects of the Property Management process, to support you in making informed decisions and maximising your rental return. With a proven track record, we are here to help expertly guide your asset.
Our focus is delivering the best service for you.
Dani Shields
Indigo Brooks
Chinique Smith
Alicia Grice
Dani commenced her Property Management career in 2008 and quickly developed a reputation for her exceptional attention to detail and commitment to excellence.
After many successful years as a Property Manager, Dani transitioned to the role of Business Development Manager in 2019, where she now leverages her extensive experience to help clients grow and manage their property portfolios. As an awardwinning agent and an investor herself, Dani brings a unique perspective to property management. With her first-hand experience as an investor, Dani provides nurturing guidance with insight and a strong understanding of the market.
Outside of work, Dani enjoys spending time with her family and is heavily involved in the netball community. She is the Founder and President of the Eastern Shore Jets Netball Club, a role that reflects her passion for teamwork and leadership.
Dani Shields
Business Development Manager 0447 557 893 dani@peterswald.com.au
Alicia has a wealth of experience in property, having previously managed a portfolio of 200 properties on her own as well as being an investor herself. She previously spent 16 years as the Director and Administration Manager at a Building Surveying company, giving her a strong foundation in business and Property Management.
Alicia Grice
Property Portfolio Manager
Chinique prides herself on her approachable and personable style of Property Management, placing strong emphasis on honesty, clear communication and exceptional service. Her ability to foster genuine, trusting relationships with both clients and colleagues reflects her integrity and dedication.
Chinique Smith
Property Portfolio Manager
Now in her third year working for Peterswald Indigo balances supporting key functions for the Property Management and Sales team, She is a licensed Property Representative, holding a Certificate III in Business and currently studying a diploma. Indigo brings both professionalism and dedication to every aspect of her role. She is passionate about helping people and making a positive impact.
Indigo Brooks
Property Management and Sales Associate
LEASING
When looking at the role of Property Management, there are two key components, firstly the leasing of the property and secondly the ongoing management of the property.
In this first section, we detail all elements of the leasing process, from preparation and marketing, through to ingoing condition reports. We have included some handy tips and checklists, to make the leasing process seamless for everyone.
Preparation and marketing
Before the photographer shows up, follow these easy tips to maximise the effect of your marketing session. By doing this, you can make sure your house appears its very best, which will increase the likelihood of leasing your property quickly and at a higher price.
Living room
De-clutter shelves and surfaces - remove TV remotes, magazines, newspapers, tissue boxes, exercise equipment, toys, pedestal fans, personal items such as family photos, birthday cards, etc
Make sure all of your furniture is neatly arranged
Make sure all light bulbs and lamps are working and turn them on
Dining room
Make sure the dining table is clear and clean and ensure the chairs are arranged neatly around it
Consider adding some fresh flowers as a table centrepiece
Remove any highchairs from the room and any other toys
Kitchen
De-clutter and clean all surfaces
Hide away bench top appliances such as toasters and kettles
Remove items including tea towels, soap, cleaning products, plugs, dish rack, bins, floor mats, fridge magnets, pet bowls, keys, etc.
Thoroughly clean cook top and range hood
Bedrooms
Neatly make beds and smooth out bed linen
Ensure items stored under beds are not visible
Remove clothes, personal items, phone chargers, etc.
Ensure bedside tables are neat and tidy, and bedside lamps work and are switched on, creating an inviting and homely feel
Bathrooms
Hang fresh, matching towels
Clear all counter tops completely – No toothbrushes, medications etc.
Remove shampoo, soap, shower caddy, squeegee from the bath/shower
Remove rubbish bins, laundry baskets, toilet brushes and any floor mats
Clean mirrors, surfaces, shower screens & tiles (re-grout if needed)
Exterior
Move cars, trailer, boat, caravan, etc off the property and on to the street
Remove garden hoses, tools, wheelie bins, bikes, and play items/toys
Landscaping: mow lawns, trim shrubs, tidy garden beds
Clean the pool if you have one and put away pool equipment
Use the inside of your garage to store clutter, as it is rarely photographed
Advertising and inspections
At Peterswald, we pride ourselves on our marketing, which helps your property stand out in the crowd and supports in leasing your property quickly. When advertising your property, you can expect the following.
Advertising
• Professional photography
• Online advertising on several major websites, until leased
• Email campaign to our database of current prospective tenants
• Open homes and private inspections, until leased
Inspections
Prospective tenants can conveniently schedule an inspection through our 24-hour online booking system. Our Property Portfolio Manager will meet the prospective tenants at the property where they emphasise your property’s best features and landlord expectations.
We conduct both open home viewings and private inspections and will report on market feedback following each inspection.
Tenant application process
At Peterswald, we have a thorough and transparent application process where we carefully screen each prospective tenant, to ensure that your property is in good hands for the duration of the lease.
All candidates are required to complete an application form and provide supporting documentation including ID, proof of income, credit assessment and references.
An overview of the tenancy application will then be provided for your consideration. As the property owner, you have the final decision on tenant selection. We believe in fostering a collaborative approach by leveraging the insights and recommendations of our experienced team.
Collected from prospective tenants:
• All applications
• Personal Information Record
• References
• Proof of income or affordability
• Proof of identification
Provided for you:
• The processing of all applications
• A detailed overview for your final selection and approval
Residential Tenancy Agreement
Once you have selected the tenant who feels like the most suitable match, we prepare a Residential Tenancy Agreement, including any specific additional clauses (in line with the Residential Tenancy Act 1997).
The agreement is then executed by the tenant and us as your managing agent, and you will receive an electronic copy for your records.
Bond collection and lodgement
Upon the signing of the lease, a security deposit (Bond) the equivalent to four weeks rent is payable and lodged with the Rental Deposit Authority for the duration of the tenancy.
Pre tenancy preparation checklist
The manner in which we hand over your home not only establishes the standard for its return but also sets the tone for the tenant(s). Your meticulous attention to detail reflects the care and respect we expect in return, fostering a relationship that ensures the property is maintained to the same level in the years to come.
Gardens
Lawns mowed, edged and tidy
Garden beds weeded and recommend fresh mulch
Shrubs and roses pruned
Manuals provided for any irrigation systems and ensure they are serviced and working
Garages, carports, sheds and driveway
All external storage areas to be empty, clean and tidy unless excluded
Remove all weeds
Remove oil, grease, moss and dirt from all underfoot surfaces
Pressure clean where possible
Gutters
Clean gutters and ensure they are free from blockages
Windows
Clean dust and cobwebs from all eaves and ledges
Wash all windows
Balcony/Alfresco areas
Pressure clean pavement where possible
Clean decking and ensure no protruding nails or splintered timber
Clean tiles, grout and ensure free from any residue or moss
All pavers to be even and secure
Refuse
Provide and empty all general waste, recycling and green rubbish bins
No hard rubbish to be left outside or inside the property, including garages and sheds
Where available, record particulars such as paint colours etc., that may be required for future repairs and maintenance
Windows and window furnishings
Wash all windows and clean sills and tracks
Remove, dust and reinstall fly screens and ensure free from and rips
Dust and remove any marks from venetian, roller or vertical blinds, wash lace curtains, dust and dry clean fabric
curtains if required
Floors
Carpets – vacuum and steam clean
Tiled, timber and vinyl floors – vacuum, mop and remove any marks
Dust and remove any cobwebs from all skirting boards
Walls, doors and cupboards
Wipe down, remove any marks and cobwebs from all walls, doors and frames
Repair to a high standard any holes or dents and re-paint
Clean light switches
Clean sliding door tracks
All cupboards, wardrobes and drawers to be emptied, wiped clean inside and out
Light fittings
Dust and wipe clean all light fittings
Replace and blown lights and consider leaving some replacements
Dust all ceiling fans, ensure they are all in good working order with remotes
Exhaust fans/Air conditioning
Thoroughly clean all exhaust fans
Dust and vacuum vents and filters
Ensure all are in good working order and provide remotes
We recommend professional servicing of all air conditioning units to verify good working condition of appliances prior to commencement of tenancy
Kitchen
Clean all bench tops and surfaces
Empty and clean all cupboards and drawers inside and out
Clean all grease and grime from stove top and range hood
Thoroughly clean oven, oven racks, grill and drip trays
Wet areas
Clean all bench tops and surfaces
Empty and clean vanity cupboards and drawers inside and out
Remove any mould or dust from ceilings and walls
Remove any mould or soap residue from tiles and grout
Remove any soap residue and mould from shower and bath recess
White goods
Thoroughly clean dishwasher including filter and door jambs
Thoroughly clean washing machine ensuring it is free from soap build up and mould
Clean refrigerator inside and out, including shelves and door compartments
Furnished properties
All included kitchen items be left in a clean and fully functioning condition
Wipe clean all cupboards and drawers
Vacuum and clean all soft furniture
Clean and protect mattresses
Ingoing condition report and inventory
This ingoing condition report is a detailed document outlining the condition of the property at the commencement of the lease, with both text and photos.
We thoroughly document the property’s condition, including both interior and exterior items such as carpets, curtains, walls, gardens, fences, and any existing imperfections.
A copy of the report is provided to the tenant, who will have 48 hours to confirm its accuracy and provide any additional comments. This report then becomes the record against which outgoing inspections are conducted and the bond is finalised.
This report serves as an important benchmark and may be used as evidence in any disputes relating to damage during the tenancy.
Please refer to the pre-tenancy preparation checklist on the previous page prior to completing the ingoing condition report.
MANAGEMENT
In this section, we guide you through every step of our management process, from tenant inductions and key handovers to vacate inspections and re-leasing. We have also included details about additional services designed to make the experience as smooth and stress-free for you as possible.
Tenant induction and key handover
Inductions
Each tenancy begins with a property induction. We assist tenants in familiarising themselves with the property, explain our expectations, and convey your instructions to ensure it is well cared for. We maintain continuous tenant care throughout the tenancy.
Payment schedules
Our tenants agree to a regular payment schedule paid by direct deposit into our trust account. We maintain a thorough ledger and accurate records in accordance with legislative requirements, ensuring your rent is collected and disbursed promptly and transparently.
Changes to tenants
When a tenant moves in, vacates or changes during an existing tenancy, we follow a clear process to protect your interests. At least one original tenant must remain on the lease; otherwise, the tenancy will end, and vacant possession is required.
Any new or additional tenants must complete a full application, which we process and present for your approval. If approved, we update the Tenancy Agreement and bond records in line with legislative requirements. The original condition report remains in effect, and incoming tenants accept the property as is, returning it in the same condition (allowing for fair wear and tear) at the end of the tenancy.
Routine inspections
Routine inspections are conducted regularly to ensure your investment is being well cared for and to identify any issues early. You will receive a detailed report featuring both photos and written notes, outlining the property’s condition. If repairs or preventative maintenance are recommended, we will advise you promptly and, once authorised, arrange the works to protect and maintain the long-term value of your property.
Regularity
Routine inspections are conducted 6–8 weeks after the lease commencement, and then every four months for the duration of the tenancy.
Purpose
These inspections are done in person to ensure the property is being well cared for, and to give tenants an opportunity to advise on maintenance or safety issues. Our team check for any damages, and ensure cleanliness is of an acceptable standard.
360 Degree
We have invested in innovative software to enhance inspections at your property. Where possible, our specialist camera captures detailed 360-degree photographs of each room, providing a comprehensive view and ensuring no details are missed. This technology is incredibly effective in giving you peace of mind.
The Report
Once your inspection is complete, you will receive a comprehensive, detailed report featuring clear notes and photographs for your review. For your convenience, a copy is also securely stored in your Owner Portal and app, allowing you to access it anytime, anywhere, and refer back to it whenever needed.
Repairs and maintenance
Reliable Trades
At Peterswald, we have relationships with a large list of reliable contractors. Alternatively, we will gladly work with your preferred trades people. Once you have authorised the works, we can help to assist with the booking of the relevant professional trades person.
Payment
The bill for any repairs or maintenance can be paid out of your rental income, this will appear in your statement and EOFY report.
Tenants
Outside of routine inspections, your tenant is also able to report any maintenance suggestions through their tenant portal, by adding photos and a clear description of the issue.
Managing rates and utilities
As part of our comprehensive service and included in the management fee, we can receive and process your Council Rates, Land Tax and TasWater accounts on your behalf. These payments are made directly from rental funds, ensuring your expenses are managed efficiently and on time.
All transactions are clearly itemised on your regular statements and consolidated in your End of Financial Year statement, streamlining your record-keeping and making tax preparation straightforward.
Managing these accounts centrally also enables us to accurately calculate and recover any applicable water usage charges from the tenant, ensuring compliance and maximising your returns. This service not only saves you valuable time but also provides the assurance that your property expenses are handled with precision and care.
Lease reviews, renewals and outgoing inspections
Lease reviews
Leases are reviewed three months prior to their expiry to allow sufficient time for a four-week marketing campaign should the tenant choose to vacate. As part of this process, we undertake a full market review and Comparative Market Analysis to determine the current rental value and discuss any potential rent increase to ensure your investment continues to perform at its best.
Outgoing inspections
Should your tenant vacate, we promptly conduct a final outgoing inspection upon handover of the keys to ensure the property has been maintained in accordance with the original ingoing condition report, allowing for fair wear and tear.
Once the inspection is completed, any items of concern are discussed with both the landlord and tenant, and instructions are sought to resolve any discrepancies. This report may be used as supporting evidence in the event of any disputes regarding damage during the tenancy or cleaning required.
As this is a detailed process and to ensure a thorough transition between tenancies (or prior to handover back to the owner), we allow a minimum of five business days’ vacancy. This provides sufficient time for the final inspection, any required maintenance, cleaning, gardening or repairs and to prepare the property for the next stage.
Finance statements
Owner portal
All of your property and financial details are accessible through your secure owner app. We provide rental statements at each owner payment and will pay property expenses as instructed, all appear itemised on each statement and your comprehensive EOFY report.
We issue an annual Comparative Market Analysis to provide you with a thorough insight on the status of your investment.
Fees
Please refer to the dedicated fees document, which breaks down our Management fees.
With PropertyMe, you’ll be able to...
Track financial activity
Monitor all your financial activity from your personalised PropertyMe page or drill in by clicking “more details”. Here, you can view financial activity for all or one property, see a breakdown of expenses and even set a particular date range.
Drill into inspection reports
Experience the peace of mind of knowing that your properties are in good hands with detailed Inspection Reports. Drill into Inspection Reports to see images, comments and any follow-up actions.
View property details
See a real-time snapshot of your property and rental details including move in and move out dates, property manager contact details, lease agreement dates and the current financial status for all your properties including money in, money out and bills outstanding.
See outstanding jobs
Check on the status of any outstanding jobs to see when it was reported, who the assigned supplier is and any attached images and bills.
Download documents anytime
You can easily view or download historical statements, attached bills and general scanned documents. Simply click on any of the documents for an in-depth look along with printing and download options
Landlord insurance
We strongly encourage landlord insurance to cover for tenant related risks, including loss of rent and damage to the property.
A landlord insurance policy generally covers:
• Protection for insured events, including fire, storm and flood
• Loss of rent in the event of tenant default, during repairs due to an insured event, when a tenant fails to vacate the property and a court order is required for possession, or after the death of a tenant
• Legal liability cover for any claims from a tenant or their visitor being injured at your property
• Tenant damages, including intentional, accidental, and pet damage
• Contents cover for any furnishings belonging to you, for example, blinds and window furnishings
• You can opt for basic contents or contents and building insurance, depending on your needs and those of your property
We recommend seeking advice from a qualified insurance provider or broker. If you’re unsure where to start, we’re happy to suggest a few reputable options that others have found helpful.
Disclaimer: This advice is general in nature. We recommend you seek independent advice regarding insurance and what policy best suits your needs. Please ensure you thoroughly read the fine print of any insurance policy to ensure the cover meets your needs.
Smoke alarms
Under Tasmanian Legislation and as a landlord, you are responsible for installing and maintaining compliant smoke alarms in your property.
If a smoke alarm is faulty, missing, or expired, you could face a fine, and may be held liable if someone is injured.
All properties are required to have compliant smoke alarms in the property to protect all occupants. They must be an approved type of smoke alarm, within service life, and installed, maintained, and tested as per manufacturer instructions.
We engage smoke alarm specialists to take care of your smoke alarm compliance. This currently costs $109 p/a as an all-inclusive flat rate. If a smoke alarm needed replacing or call outs required for faults, this would all be included in the cost.
What smoke alarm compliance specialists do:
• Conduct a thorough survey of the property to ensure the correct number and type of alarms are installed in the correct locations
• Remove, clean and test all alarms installed as per each manufacturer’s instructions
• Test and replace any removable back up batteries at every visit
• Test with a Decibel Reader to ensure compliance as per TAS Standards
• Install or replace alarms as required
• Where there are no alarms, insufficient alarms, or expired alarms, they are supplied and installed at current market pricing
• Test and replace any removable back up batteries at every visit
• Provide Statement of Compliance confirming all details of the smoke alarms installed, and confirmation that the property is compliant with current legislation
Our commitment
At Peterswald, we prioritise your best interests, embodying integrity, empathy and guidance to ensure you receive the highest level of both property management and service.
We would be delighted to manage the rental of your property.
Our focus is delivering the best results for you.
Dani Shields
Business Development Manager 0447 557 893
dani@peterswald.com.au
Property Management Professionals
We cannot recommend Dani Shields and her team for Property Management more highly. They make everything so easy and handle our business with an exceptional level of professionalism.
Owner of a property in Hobart
Very friendly, professional and helpful
Lovely people, so easy to communicate and deal with. The most straight forward real estate company that I have dealt with to date.
Tenant of a property in Montrose
Excellent Property Management
We feel that we are in good hands with the team at Peterswald looking after our investment property. From the very beginning they walked us through all ins and outs of what was involved, helping to understand the process. The property was listed and rented out at the estimated price provided to us, in just a few weeks.
Owner of a property in Glenorchy
Responsible Agency
They are professional and take care of our issues and respond to them promptly, which is really helpful when things come up. Another plus point is that everything is done efficiently using systems for saving time.
Tenant of a property in Berriedale
Met my requirements, without my input!
I usually manage my own residential properties but decided to allow Peterswald to take over the management of this property, to allow me to concentrate on other business matters.
Owner of a property in Battery Point
Professional and Thoughtful
Dani has been exceptional. I joined Peterswald due to shared values and commitment to service. She has shown care for both myself and for those whom leased our properties.
Owner of a property in Lindisfarne