petrusma property management weâ€™re here to help.
A MESSAGE FROM THE DIRECTOR OF PROPERTY MANAGEMENT
PREPARING FOR TENANCY
MARKETING YOUR PROPERTY
SHOWINGS & APPLICATIONS
BEFORE THE TENANT MOVES IN
REPAIRS & MAINTENANCE
A message from the Director of Property Management Thank you for your interest in the services provided by Petrusma Property Management. We hope you find this overview of our Property Management services helpful. The information contained in this presentation should only be considered as a guide. In selecting an agent to manage your investment property for you the most important thing to look for is someone who you trust will manage the property & maximise the return on your investment. The best agent is not necessarily the agent with the lowest management fee & the highest rental valuation of your property - it is the agent that has the skills & knowledge to manage your property with professionalism. We hope you consider Petrusma Property Management when selecting an agent to manage your investment. Our Property Management team have a wealth of experience & knowledge of the local rental market & are dedicated to effectively manage your property.
By entrusting the management of your property to Petrusma Property Management, you are assured the personal commitment of not only your property manager, but the full team of the company in achieving your objectives. Residential property management has undergone some significant changes over the last decade. The Residential Tenancies Act is an ever changing set of laws that are in place to better govern & protect tenants & landlords alike. Appointing us will ensure you have the experience & knowledge to meet the necessary requirements. With Petrusma Property Management your investment is in safe hands.
PREPARING FOR TENANCY
Preparing your property for inspection There are many things you can do to maximise the rental income on your property & boost its potential for attracting quality tenants.
} Make sure all appliances Attend to any maintenance items that are such as oven, stove top, air needed: conditioners, dishwashers & wood heaters are in Garbage & recycle bins good working order & are empty & ready for clean at start of tenancy. tenant use Please note: That you are aware that should your Remove any mould from property contain items the shower recess/wet such as air conditioners, areas dishwashers etc that you are responsible for the Repair any cracked glass upkeep. panels
Have the curtains, blinds & drapes in good working order â€“ should any of the winders be missing or broken, ensure they are fixed / replaced All floor coverings are professionally cleaned Remove all rubbish from premises By law, smoke detectors must be installed }
Make sure gutters, fascia & down pipes are well maintained }
Oil hinges & catches on gates & sheds, & repair any damaged fence panels. }
Repair broken windows
Tighten loose door knobs
Be aware of odours (sometimes when your property is vacant & locked up it may be advisable to place a couple of air fresheners throughout the property) }
Clean aluminium window tracks }
Degrease the oven & ensure stove top is cleaned } Keep the lawns & gardens looking fresh especially } Ensure all light bulbs are whilst the property is in working order vacant } Clean all windows inside & } Wash all weatherboards & outside external walls 2
Marketing your property Marketing is a key concept to leasing out your property & one that we see as a priority in reaching itâ€™s maximum exposure to the target market.
We will visit your property & arrange for your property to be photographed with some internal & external photos. We can also provide the option of a â€˜For Leaseâ€™ signboard if your property is located in a high traffic area. Your property will be marketed as follows; }
With 5 sales offices across the greater Hobart area we provide a daily in-house Rental List which are available for every potential client to take home / with them to drive past your property to see if they would like to visit the property to view. }
Your property will also be advertised on the following internet sites:
SHOWINGS & APPLICATIONS
Showing the property and the application process When a potential tenant is interested in viewing your property an appointment is made with the Portfolio Manager to meet them at the property to show them through.
Upon meeting potential tenants, we show them through your property pointing out it’s features & while doing so we are also trying to get as much information about them as possible by asking questions & observing their behaviour. If they are interested in applying for the property we hand them an application & explain the process to them. Upon handing in an application the tenant is required to supply us with supporting documents including; }
100 Points of Identification
Prior rental references
Proof of income
Proof & status of current employment }
We process the application by checking out their current & previous rental history – this involves contacting their current agent / landlord & gaining information such as; 4
Current rent paid to date & rent payment history }
How is the property maintained by the tenant etc. }
Term of tenancy & current lease }
Advice of maintenance required }
Condition of exterior gardens & lawns }
We contact the tenant’s current employer & confirm their current employment terms – the business is checked to ensure it is a legitimate company. Once we have completed all of the above checks we will then contact yourself & go through the application with you & suggest if we are recommending them as potential tenants for your property. It is however, always your final decision on whether the application is approved or declined.
We donâ€™t just look for a good tenant, we want to find the right tenant that will bring optimal value to your investment.
BEFORE MOVE IN
Before the tenant moves in Once the tenant has been sourced and approved, we then visit the property and complete the entry condition report.
This report is a key tool in maintaining the property in the same condition that you have provided it to the tenant. This comprehensive inspection is supported by internal & external photos via our iPad software. The tenant is given a copy of this report & they have seven (7) days to go through the report & bring it back to us with anything they may disagree with. If there is any issue that the tenant notifies our property management team of, you will be
informed immediately to rectify. By providing the tenant with a copy it gives them an opportunity to make a note on the report prior to signing & returning. When the property is vacated this entry condition report is referred to, this ensures any items noted on the report are noted & therefore the bond claim can be done based on the difference between the entry & vacating inspection reports.
Property inspections This is one of the most important parts of managing a property as it keeps both you and our Property Management team informed as to whether the tenant is maintaining the property and if there are any maintenance items that need attending to which could minimise more damage being done to the property if the problem is left unattended.
Inspections are conducted initially after the first six weeks of a tenant moving into the property. Following the initial â€˜settled inâ€™ inspection, we visit the property every four months. The details of the inspection are noted with supporting photos on our iPad and sent to you electronically for your perusal and record.
Rental arrears Our Portfolio Managers at Petrusma Property Management take a ‘zero tolerance’ response to rental arrears.
This means that arrears are done on a daily basis & quick action is taken as follows to ensure prompt payment is made; }
We offer the following methods for your tenants to pay rent & they include internet banking, direct debit, direct deposit, money orders & they can also make cash payments at our office. }
Once your tenant falls one day behind in their rent we send them an SMS stating we haven’t received their rent payment & can they contact us to advise what is happening. The vast majority of tenants reply to this & inform us when we can expect their payment. We then follow up on the day they nominate they are paying to make sure the agreement is met.
is used as a demanding letter whilst also providing us with the legal avenue to claim compensation or possession of the property. This gives your tenant 14 days to pay the rent or vacate the property. }
When your tenants are issued with a Notice to Vacate we attempt to contact them by phone to find out what is happening & why rent is not paid. You are notified of any communication that is made with the tenants. }
If the tenant is unable to be contacted we pay a visit to the property to make sure tenants have not vacated & not informed us. }
If the tenant is still in the property once the Notice to Vacate has expired & the rent is still not paid Once a tenant is 11 days in we make an application to arrears we are permitted to the Magistrates Court for issue a ‘Notice to Vacate’ possession of the property via personal delivery for to be returned to the non-payment of rent (you Landlord. will be made aware if this is happening). The notice 8
REPAIRS / MAINTENANCE
Repairs & maintenance Maintenance is done in direct communication with you - where required we have a network of skilled tradespeople available at competitive rates.
When a tenant contacts our office in regards to maintenance action required we will either contact you to seek your instructions to proceed or contact your specified tradesperson to attend & rectify. We will organise access to the property with the tenant to conduct the repair. Should you decide to attend to your own repairs, we request that our landlords DO NOT just turn up at the property as the tenant can deny access. If the repair is urgent (eg the tenant has no hot water) & we cannot contact you we will organise for our tradesman to attend to repair immediately, however if it is not deemed to be an emergency, we will continue to try & contact yourself to inform you of the situation & seek your instructions.
to attend & rectify. If the tenants organise a repair that is not deemed to be an emergency the account will have to be paid by them â€“ this is explained to your tenants when they sign their lease. If we notice the tenants are not maintaining the property we will contact them & explain that they need to rectify this situation & we will then arrange to re-inspect to ensure the maintenance has been rectified. If a problem is still occurring & the tenants are not taking action or returning our phone calls & responding we will issue a â€˜Breach of Leaseâ€™ notice & can take these matters to the Magistrates Court if needed.
If the tenants have an after hours emergency they can contact the relevant trades person noted on their lease agreement 9
Frequently asked questions Thereâ€™s a lot to understand about property management so weâ€™ve gathered a list of the most commonly asked questions.
What insurance cover is needed? It is best you discuss this with your current insurance company & advise them that the property is to be tenanted. We urge you to check your policy ensuring that you have the correct coverage & it is strongly suggested you consider Landlord insurance. How is payment made to the owner? Accounts are processed at mid-month being the first working day following the 15th day of the month & at end of month being the first working day following the last day of the month. Your statement will show rent received for the month less our fees & deductions for accounts paid. Copies of accounts are attached to the statement. Your nett rent proceeds are credited electronically to your bank account. Can I choose the tenant? If you have indicated to your Property Manager that you would like to be consulted, once we have suitable applications processed, we will contact you to discuss & you then
make the final decision as to which applicant you would prefer as a tenant. Payment of Council Rates, Land Tax, Water & other charges? The Agent can disburse these payments from the income received on your behalf. What is the length of the average tenancy? It is most common that tenancies are arranged for a fixed-term agreement, being either six or twelve months. These terms are negotiated towards the expiry of each period, by first contacting you, & then submitting your offer to the tenant.Fixed term tenancy agreements can only be terminated at the end of the Agreement if either party does not want to renew the agreement, by giving written notice. The notice must be given to the other party 42 days prior to the date on which vacant possession of the premises is required. The tenant can break the Tenancy Agreement in this circumstance we act quickly to let you know & seek your instructions.
Our team has a wealth of experience & knowledge of the local rental market. 11
Thank you for your interest in the services provided by Petrusma Property Management.
Your property is safe with us.
DIRECTOR - PROPERTY MANAGEMENT
Brooke Mikkelsen PORTFOLIO MANAGER
SENIOR ADMIN - PROPERTY MANAGEMENT
petrusma.com.au 26 Wellington Road, Lindisfarne 6234 7090