Advertising:  All rental properties are advertised on four major websites and in our illuminated window display.  A list of available rentals is also available at our reception desk.  Rarely do we need to advertise, as we have an enormous database of potential tenants looking.  Our presence, web based marketing and database marketing ensures the minimum of fuss and expense to find a suitable tenant.

Arrears:  In the event that tenants fall behind in their rent, an arrears list is printed and reviewed by our Principal. Tenants who appear on this list are telephoned immediately by our Property Management team. We diarise our telephone conversations and follow up with the tenants until they have rectified the arrears. If we cannot contact the tenant by telephone, we visit the property and where necessary will leave a letter for the tenants to contact our office urgently. We also post the required Notices in accordance with the Residential Tenancies Act. Unfortunately the Act does not allow for Notices to be sent until the tenants are 7 clear days in arrears. The notice is then posted on the eighth day, hence the importance of contacting the tenants prior to the eighth day. Our owners are notified of tenants who are in arrears so there are no surprises at mid month or end of month.

Body Corporate Levies: By arrangement, we can pay expenses such as Body Corporate Levies on your behalf, to help take the hassle out of the management of your investment.

Condition Report:  A detailed Entry Condition Report is completed by our Property Management Division prior to tenants moving in to your property.  A copy of this report is sent to the Landlord.

Carpets must be cleaned prior to tenants moving in, lawns mowed and gardens tidy. It is the responsibility of the owner to have an annual pest control done for cockroaches and spiders. However, if a tenant has a pet (approved and in accordance with their tenancy agreement) they must arrange for flea control both internally and externally when vacating the premises.

At the termination of a lease we conduct another inspection of the premises and complete an Exit Condition Report.  Tenants are required to arrange for professional carpet cleaning at their expense, flea control where applicable, lawn mowing and weeding of gardens.  The interior of the house is to be cleaned by the tenant, however some tenants prefer to arrange for a Professional Cleaner to carry out this work. The Entry Condition Report is then used as a comparison to the Exit Condition Report.  It is important to consider normal wear and tear.  The tenant's bond monies are held by the Residential Tenancies Authority and they will not be released until we are satisfied that the property has been cleaned to an acceptable level.
 
Council Rates:  We can arrange for your Council Rates Notices to be directed to our office, and payments made from rental monies received on your behalf. This expense will appear on your Financial Year Statement for taxation purposes.

Notices are currently being received in our office Mid January which of course is the holiday season. If you happen to be away on holiday at this time there is no need to worry about a late payment of rates or missing out on the discount period as we will take care of this for you.

Excess Water:  Notification of "Water Consumption" and excess water rates notices will automatically be forwarded to our office. We can monitor how much water is being used at a property and also charge any excess usage to the tenant. Should the Notification of Water Consumption show a projected usage that may exceed the annual allowance per year we will inform tenants and where required, investigate to ensure there are no leaking pipes underground or within the house that may cause a higher than usual consumption.

Keys:  New tenants are required to sign for keys when they receive them.  We hold two sets to each property at our office.  In the event that a tenant loses keys or does not hand in the correct number of keys at the expiration of the lease, they will be charged for replacement keys and or locks where required.  As an added measure of easy identification and key matching, we photocopy the keys and place a copy on the property file.

Landlord Insurance:  We urge all our Landlords to hold Landlord Protection Insurance. Our Landlords have peace of mind knowing that their investment is being managed by a professional team, providing an excellent service.  However they also understand that sometimes tenants can fall on hard times; marriage and partnership break-ups happen, tenants become unemployed due to redundancy etc.  These events can put a strain on the tenant’s finances. One of the first accounts not to be paid is usually the rent. 

Maintenance:  All our tradespeople have completed the REIQ Contractor Appointment Forms. We ensure that all tradespeople appointed by our office to undertake work are fully licensed, adequately insured and carry public liability cover.  Unless otherwise advised by a Landlord at the start of the Appointment, we will undertake minor maintenance work at the property when required. However for major repairs (over $150.00) we will contact the Landlord first and arrange for three quotes to be forwarded to us prior to commencing the work. These quotes are forwarded to the Landlord for their approval.

Rental Appraisals:  We can provide an obligation free written appraisal of your property.  Our opinion of the potential rental value is based on our knowledge of the current conditions in the area. Our knowledge of the Gold Coast and constant research provides us with up to date information about the rental market.

Routine Inspections:  Periodic inspections are carried out every three months. Following each inspection a report is sent to the Landlord and a copy is kept on our files. This service is provided at no charge to the Landlord.

Tenant Information:  Tenants are provided with the following at the beginning of their lease:
Lease/Condition Report/Bond Lodgement Form
List of guidelines for care of the property
List of the Preferred Tradespeople
List of essential services, including local schools, emergency services
Information Sheet - pest control

TICA:  We are members of the Tenancy Information Centre of Australasia. This service is available to Real Estate Agents only. This enables us to see if tenants have been listed for previous rent default and/or malicious damage to a property.