LEASING
HOW TO ATTRACT THE RIGHT TENANT AND RENTAL RETURN FOR YOUR INVESTMENT PROPERTY
“I recommend you as the ‘premier Manly estate agent’ whenever anyone asks and you are more than worthy of that title!!! I know I have thanked you in person many times but I wanted to put pen to paper to formally say a huge thank you for the great service that you are providing in managing my Ocean Road property. The tenant match has always been excellent and your swift remediation of any property maintenance issues makes this a painless experience. As I’ve said before, I need you managing the rest of my life!” Jenny Josling
A WARM WELCOME TO FIRST NATIONAL MANLY A WARM WELCOME TO FIRST NATIONAL MANLY LEASING AND MANAGING YOUR RENTAL PROPERTY CAN BE A COMPLEX PROCESS. WHILE IT MAY SEEM SIMPLE ON THE SURFACE, DIG A LITTLE DEEPER AND IT’S EASY TO SEE THAT THERE’S A LOT TO CONSIDER. YOUR INVESTMENT PROPERTY SHOULD DELIVER A STRONG RENTAL RETURN AND LONG-TERM CAPITAL GROWTH. IT SHOULDN’T BE A SOURCE OF STRESS, HASSLE OR WASTED TIME. THAT’S WHY YOUR CHOICE OF AGENT MATTERS. First National Manly 8/9-15 Central Avenue Manly NSW, 2095
p: 02 9966 5577 e: leasing@firstnationalmanly.com.au w: firstnationalmanly.com.au
At First National Manly, our team understands that although properties are leased every day, each landlord’s situation is unique. We take the time to get to know your goals, and make the recommendations that best suit you. You can rely on us for local market expertise, genuine customer care and the skill and determination required to ensure your property is tenanted by the right people, for the right price. While our depth of experience is one pillar of our offering, we also believe strongly in leasing property in a way that aligns with our personal values.
These include honesty, sincerity and being impeccable with our word. We treat every property owner and every tenant with complete respect. We conduct every aspect of the leasing and management process with absolute integrity. This is the First National Manly difference. Our office is located in the centre of the busy hub of Manly surrounded by large unit blocks and local eateries. Our clients can enjoy easy parking or a short drive to Manly CBD.
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LEASING GUIDE
LET’S TALK HERE ARE THE DISCUSSION POINTS WE WILL OUTLINE CONGRATULATIONS! YOU’VE DECIDED TO LEASE YOUR PROPERTY! SO WHAT NOW? THERE ARE A FEW MORE CONSIDERATIONS AHEAD OF YOU. HOWEVER THE GOOD NEWS IS THAT YOU’RE NOT ALONE. FIRST NATIONAL MANLY CAN GUIDE YOU THROUGH EACH STEP IN A LOGICAL AND TIMELY MANNER.
1. WHY CHOOSE FIRST NATIONAL MANLY? 2. WHAT’S YOUR PROPERTY WORTH? 3. EFFECTIVE MARKETING 4. SELECTING A TENANT 5. INSPECTIONS 6. REPAIRS AND MAINTENANCE 7. LANDLORD PROTECTION INSURANCE 8. PAYMENTS 9. FEES AND CHARGES
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“ Thank you for spending time helping me understand the rental process, it’s good to know the ins and outs. You make us feel important even though we are a very small client and one of many. You take the time, you are courteous and respectful when others take us for granted. It’s more than just a job, it is obvious you are competent, but more importantly, you enjoy what you do and make it your business to keep innovating and improving. Some of that comes from overall enthusiasm of the team, and that’s pretty important to us as well. The interesting part is that you believe it’s just the way things should be done, that’s an unbeatable culture. I look forward to working together.” Ross & Kim, East Ryde
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LEASING GUIDE
WHY CHOOSE FIRST NATIONAL MANLY? NOT ALL MANAGING AGENTS ARE CREATED EQUAL. AS A LANDLORD, IT MAY SEEM THAT YOU HAVE A LARGE CHOICE WHEN IT COMES TO CHOOSING ONE THAT IS RIGHT FOR YOU. BUT WHEN YOU SCRATCH THE SURFACE, YOU MAY BE SURPRISED BY WHAT YOU FIND. First National Manly offers a complete property management service for property investors, backed by the marketing services, systems and professional training offered by a large, nationally recognised brand. What sets us apart is that every decision we make, process we design and the recommendations we put forward is, based on one key understanding: that we are managing a major investment that belongs to you. We know that our responsibilities extend way beyond just routine inspections and collecting the bond. We keep you up to date with relevant information and meaningful advice to ensure that your investment property is an income-
producing, tax-effective asset that pulls its weight. Getting that right takes knowledge, experience and complete professionalism. Our Property Managers are thorough, friendly and efficient. They’re also 100% dedicated to the art of property management. It’s more than just a job. It’s a career and they take it very seriously. First National Manly can take care of all your property management needs, both residential and commercial. With over 500 offices in Australasia, together with associated overseas networks, First National can offer services anywhere and attract tenants from far and wide.
SERVICES WE PROVIDE OUR CLIENTS WITH A COMPREHENSIVE SUITE OF SERVICES, ENSURING YOUR PROPERTY IS PROFESSIONALLY MARKETED AND MANAGED, EVERY STEP OF THE WAY. THESE INCLUDE: 1. Determining appropriate rental value 2. Marketing the property to ideal tenants 3. Showing prospective tenants through the property 4. Managing applications and assessing prospective tenants 5. Reviewing, screening and selecting applicants, in consultation with landlord 6. Completing and submitting all relevant documentation 7. Collecting bond and rent in advance for incoming tenants 8. Lodging bond with the appropriate body 9. Collecting rent payments 10. Following up rental payments in arrears 11. Taking care of ongoing repairs and maintenance 12. Distributing rental income to landlords and preparing statements 13. Paying accounts 14. Conducting initial, final and routine property inspections 15. O rganising tribunal hearings and representing the landlord as needed 16. Ensuring personal service from each member of your property management team LEASING GUIDE
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SELLER’S GUIDE
WHAT’S YOUR PROPERTY WORTH?
MANY FACTORS COME INTO PLAY WHEN DETERMINING THE MARKET VALUE OF YOUR PROPERTY.
LOCATION & LIFESTYLE
CONDITION
COMPARABLE RENTALS
MARKET TRENDS
CURRENT COMPETITION
Renters want properties that put their desired lifestyle at their fingertips. Proximity to schools, parks, playing fields and beaches are important considerations for families. Properties close to dining precincts, public transport and beaches are likely to attract singles or couples without children.
Properties that present attractively and are well maintained tend to attract a premium compared to those that appear to need ongoing repairs. It can sometimes be worth investing in small enhancements to attract a better rental income.
Recent rental prices for similar properties near you are an excellent indicator of what the market is willing to pay for yours.
Seasonality and economic conditions have an effect on rental values. Our team can help guide you on the state of the market.
Having high rental demand combined with a moderate number of properties for lease contributes to a premium rental return. A strong marketing campaign can also help ensure you attract the maximum number of prospective tenants through your door.
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REACH THE RIGHT TENANTS WITH SMART MARKETING RENTERS SEARCH MANY DIFFERENT SOURCES WHEN LOOKING FOR A RENTAL PROPERTY. INVESTING IN A BROAD-REACHING MARKETING CAMPAIGN THAT COVERS ALL CHANNELS WILL MAXIMISE EXPOSURE OF YOUR PROPERTY AND SECURE YOU THE HIGHEST POSSIBLE RETURN.
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When you partner with First National Manly, you gain access to our outstanding team of professionals who work together to create a first-class marketing campaign for your investment property. We coordinate every aspect of campaign booking and execution to ensure your property is portrayed in its best light, to the right potential tenants. In many agencies, marketing and administration tasks are delegated to administrative staff, who may not be familiar with the client or their property. At First National Manly, our Property Management team believes in personally overseeing the entire process from start to finish. They personally review and approve every piece of marketing communication prior to publication to ensure nothing is left to chance.
DATABASE & AGENT’S CONTACTS
SIGNBOARDS & POINTER SIGNS
INTERNET
PROFESSIONAL IMAGES & COPYWRITING
WINDOW DISPLAY
SOCIAL MEDIA
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SMART MARKETING
PROFESSIONAL IMAGES & COPYWRITING
There’s power in a great image. It draws you in and evokes an emotional reaction. High quality professional real estate photography is crucial to showcasing your property in its best light. Our dedicated photographer will ensure your property’s standout features are captured to perfection to attract the maximum number of potential tenants.
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INTERNET We place your property on more than seven websites. The two most commonly used sites by tenants are realestate.com.au and domain.com.au We have a professional subscription with both these sites, which enables us to offer our clients premium listings at competitive rates. Premium listings appear higher up in search results and are designed for greater visual cut-through. Our own website, firstnationalmanly.com.au, tracts a large volume of rental enquiries due to the number of active tenants on our database who visit our website on a regular basis, as well as our prominence in the area and our shopfront street presence.
DATABASE & AGENT’S CONTACTS
We have a large and evolving database of active tenants who we contact at least twice a week. These prospective tenants receive our ‘Open House’ list weekly and are automatically alerted to new rental listings that suit their criteria, prior to commencement of the public campaign. We make a point of talking to tenants at every Open House we hold, to find out what they’re looking for and why. If they missed out on one property, we contact them personally the minute we list another suitable property, ensuring your property is on the radar of tenants who are ready to rent.
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WINDOW DISPLAY We will place your property in our window display until it is tenanted.
SIGNBOARDS & POINTER SIGNS
A prominent signboard that is professionally fitted will deter any vandals and reflect a more premium rental value for your investment property.
Manly Prestige
3
2
2
• Large outdoor area with BBQ • Formal and family living • Excellent location close to everything
John Smith
0400 000 000
agent@yourcompany.com.au
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0000 0000
yourcompany.com.au
We are located in the heart of Manly directly opposite the post office in a high foot traffic area. There are two, 2 hour free carparks withing meters of the office and we have back lit window display highlighting our properties 24 hours.
SOCIAL MEDIA Social media listings (Facebook, Instagram and Hyperlocal) can also be very effective in attracting tenants to your property. •
nsure maximum exposure with our E integrated Facebook/Instagram campaign platform and automated advertising technology
•
assive local branding for your M property on mobile, desktop, laptop and tablet
EXCLUSIVE TARGETED DIGITAL MARKETING
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D igital Local-Area marketing solutions
•
yperlocal online property H advertising – drives enquiries directly back to First National Manly instead of to major portals.
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SECURING THE BEST TENANT TENANT SELECTION IS CRUCIAL TO THE SMOOTH RUNNING OF YOUR INVESTMENT. AT FIRST NATIONAL MANLY, WE RIGOROUSLY SCREEN EVERY APPLICANT, APPLYING STRINGENT CRITERIA WHEN REVIEWING THE APPLICATIONS. OUR CHECKS INCLUDE THE FOLLOWING: 100 point identification check Employment confirmation Thorough checking of all supplied references including previous landlords and managing agents TICA - Bad Tenant data bases Most importantly, although we will make recommendations on those applicants we feel are of the highest calibre, the final decision is always yours. 16 LEASING GUIDE
WHAT TYPE OF INSPECTIONS ARE CARRIED OUT? AS PART OF OUR SERVICE TO LANDLORDS, FIRST NATIONAL MANLY CARRIES OUT TWO KEY INSPECTIONS ON YOUR BEHALF.
PROPERTY CONDITION REPORT:
ROUTINE INSPECTION:
This is a report that is compiled at the commencement of a tenancy prior to your tenant moving into the property. Its purpose is to detail the condition of the property at the start of the tenancy to ensure that when the tenant vacates, the property is left in the same condition.
These are conducted every six months during a tenancy and within the first three months of a new tenancy. These inspections are essential to ensure your property is being maintained to an acceptable standard and to identify any maintenance that is required. The report is sent to you immediately following the inspection and, if necessary, a member of the First National Manly Property Management Team will contact you to discuss items noted on the report.
As soon as a tenant vacates, the Property Condition Report is taken to the inspection and each item is carefully checked off so you can feel confident that the property is in the same condition as it was when the tenant took possession. Your property manager will allow for general wear and tear while conducting this inspection, and identify any items that require attention.
REPAIRS & MAINTENANCE MANAGED YOUR WAY IF YOUR TENANT CONTACTS US REGARDING A REPAIR OR MAINTENANCE REQUIREMENT, THE FIRST THING WE DO IS CONTACT YOU FOR INSTRUCTIONS. We understand that some landlords want the opportunity to conduct their own repairs or organise their own tradespeople. Others prefer to have us manage the entire process using our extensive network of qualified and insured tradespeople, and simply keep them abreast of progress and costs. At First National Manly, we are happy to tailor our communication to suit your preferred style and level of involvement. It’s your property and we believe it should be managed your way.
IS LANDLORD PROTECTION NECESSARY? WE PUT A LOT OF THOUGHT INTO MAXIMISING THE RETURN ON YOUR INVESTMENT AND WE WORK HARD TO ASSURE THE BEST OUTCOMES. To minimise risk, we recommend you consider Landlord Protection Insurance. 100% tax deductable, it protects you against loss of rent and malicious damage. While you can rest assured that we stringently screen every applicant, Landlord Protection Insurance provides that added peace-of-mind that you’re covered should something unforseen occur.
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“Karen Joseph has been our real estate agent looking after our 2 rental properties for 5 years, 26c Kentwell Rd, Allambie and 1/62 Crown Road, Queenscliff. In both instances, she found us the perfect tenants and made sure our needs and concerns were met. We first said no pets and we have now had the same tenant with a dog for 5 years. She was right, pet owners stay longer. Nothing is ever too much trouble and when the need arises, any problems are fixed decisively and swiftly without any stress to us, as her clients. I have in the past, and will continue to do so in the future, recommending Karen to friends and colleagues. Karen is known as The Agent to the Stars. Please feel free to contact me if you require any further information.” David & Melissa Lovell
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WHY USE A PROPERTY MANAGEMENT AGENCY? AS A LANDLORD, YOU ARE NOT OBLIGATED TO EMPLOY THE SERVICES OF A PROPERTY MANAGEMENT AGENCY. HOWEVER, THERE ARE SOME COMPELLING REASONS FOR DOING SO. Managing your own property is not to be taken lightly. Residential and Commercial Tenancies are subject to extremely complex legislation, and your responsibilities change every time a relevant Act of Parliament is updated. Furthermore, disputes can sometimes occur. Staying abreast of all your responsibilities, rights and obligations as a landlord can be a time-consuming and stressful task. Landlords opting to self-manage their property must be prepared to do their own repairs and cleaning, collect rent, prepare leases and tenancy agreements as well as fulfil numerous administration obligations. The good news is that with First National Manly, you can relax knowing that our Property Management Team has the skills and knowledge to ensure
your investment property is managed efficiently, legally and tax-effectively. Each member of our Property Management Team receives ongoing professional training to ensure your property remains compliant with all requirements. By engaging our services, you are not required to stay abreast of changes to Acts of Parliament—the responsibility passes to us. As a client of the First National Manly Property Management Team, you can expect absolute professionalism and transparency. Every landlord and tenant we work with is treated with care and respect. We take the burden of owning an investment property from you, freeing you to sit back and enjoy the return.
PAYMENTS MADE SIMPLE RENT CAN BE PAID TO YOU ON DEMAND. MOST OWNERS CHOOSE MONTHLY OR TWICE MONTHLY INTO YOUR NOMINATED BANK ACCOUNT. A STATEMENT WILL THEN BE ISSUED SIMULTANEOUSLY, DETAILING DEBITS AND CREDITS FOR THE MONTH. We offer your tenant several rent payment options, leaving no excuse for late payment. These include cheque, money order, online banking or direct debit. In the rare occasion a tenant may fall behind in their rental payments, we issue them with a notice of breach advising them they are behind and requesting they rectify the situation. If this does not occur within the stipulated time period, a termination notice is issued requiring them to vacate the premises. Our robust internal processes ensure we have very few issues with tenant rental payments and action is taken swiftly should a problem arise. We communicate with you every step of the way to ensure you are kept fully informed. Our tenants are vetted meticulously minimising the risks mentioned above.
OWNER AND TENANT ACCESS TO PROPERTY ME PORTAL 24/7 access to their property information on multiple devices owners can: •
See the current financial status of all their properties
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View photos and details of the property and tenancy
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D rill into financial activity
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Download historical statements, bills and documents
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Keep track of jobs and inspections
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CHOOSING YOUR AGENT CHOOSING YOUR AGENT IS AN IMPORTANT DECISION. IT IS NOT ONLY THE OFFICE YOU ARE EMPLOYING TO REPRESENT YOU, IT IS THE INDIVIDUAL PROPERTY MANAGER WHO WILL HANDLE THE RENTAL FROM MARKETING YOUR PROPERTY, TO DEALING WITH TENANTS AND NEGOTIATING THE HIGHEST RENTAL.
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FOUR QUESTIONS TO ASK WHEN SELECTING YOUR AGENT:
1. How many years’ experience have they had in property management? 2. What qualifications do they have? 3. Do they have a good track record and reputation? 4. Do you feel comfortable enough with the agent to hand over the keys to your property? If you feel comfortable then your tenants will too.
MANAGEMENT FEE DON’T MAKE THE MISTAKE OF CHOOSING A MANAGING AGENT PURELY ON THE LOWEST MANAGEMENT FEE. WHILE OF COURSE YOU SHOULD EXPECT A HIGHLY COMPETITIVE FEE, IT IS ADVISABLE TO APPOINT AN EXPERIENCED AND SEASONED GOOD VALUE AGENT, NOT A CHEAP ONE.
WHILE YOU MAY BE ABLE TO SAVE A FEW DOLLARS ON MANAGEMENT FEES, IT IS ULTIMATELY THE RENTAL INCOME OF YOUR PROPERTY WHERE THE RETURNS ARE REALISED. THE DIFFERENCE BETWEEN AN EFFECTIVE MARKETING CAMPAIGN AND A MEDIOCRE ONE CAN ADD UP TO THOUSANDS OF DOLLARS IN RENTAL INCOME OVER THE LONG TERM. WE CAN DISCUSS THE BEST VALUE OPTION TO SUIT YOUR CIRCUMSTANCES.
SO WHAT DO I DO NEXT? IF YOU’RE READY TO MOVE AHEAD WITH FIRST NATIONAL MANLY, WE’D BE DELIGHTED TO BE OF SERVICE.
All you need to do is authorise First National Manly to manage your property by signing the Managing Agency Agreement. We’ll take care of the rest!
First National Manly 8/9-15 Central Avenue Manly NSW, 2095
p: 02 9966 5577 e: leasing@firstnationalmanly.com.au w: firstnationalmanly.com.au
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“ Both Emma and I want to say for a big thank you for all your support and guidance over the last five years, through the ups and downs. We just want to acknowledge the great job you have done.” Anton & Emma Lindell, Narrabeen
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MEET KAREN JOSEPH WITH 28 YEARS OF INDUSTRY EXPERIENCE, KAREN JOSEPH IS A HIGHLY SKILLED SALES CONSULTANT AND PROPERTY MANAGER WHO ROUTINELY ACHIEVES EXCEPTIONAL SALES PRICES FOR HER VENDORS AND DELIVERS OUTSTANDING LONGTERM PROPERTY MANAGEMENT SERVICES TO HER LANDLORDS. Choosing a real estate agent to sell your home or manage your rental property shouldn’t be so challenging, but Karen Joseph can do both, making your decision much easier. You see, Karen has an almost unique skill set in the real estate industry—expertise in sales, property management, auctioneering, and business management. She has established a long-term reputation for property management excellence amongst landlords, and won industry recognition through her National Property Manager of the Year and Business Development Manager of the Year awards. Nothing influences a customer’s experience like commitment. When you tie everything
KAREN JOSEPH DIRECTOR
together, there could scarcely be another agent competing equally for your business. As a Principal of First National Manly, Karen’s commitment to the success of every customer transaction shines through. Whether you’re a tenant, landlord, buyer or home seller, you’re guaranteed good advice, respectful consultation, hard work, and Karen’s trademark sense of humour as well. Her vision for First National Real Estate Manly is aligned with the rest of the team’s. To set a leading performance standard over the longterm, the entire First National Manly team must be committed to your satisfaction through hard work, innovation and results. That’s not just First National Real Estate Manly’s promise; it’s reality.
Licenced Agent / Sales / Property Management / Auctioneer / Qualified Trainer / Justice Of The Peace
First National Manly 8/9-15 Central Avenue Manly NSW, 2095
p: 02 9966 5577 e: leasing@firstnationalmanly.com.au w: firstnationalmanly.com.au
LEASING