PROPERTY REPORTS

* At the start of each tenancy you will receive a copy of the IResidential Tenancy Agreement as confirmation of the terms and conditions that have been discussed with you & signed by by the tenant & us as the agent.

* At  the start of each tenancy and ingoing conditions report is completed by us as the agents and also the tenants to confirm what we have noted.

* At the end of each tenancy a final inspection report will be conducted to compare the condition of the premises at the end of the tenancy with that at the beginning.

These reports will provide you with vital information such as the standard of tenants care, any maintenance issues and our opinion of the current market rental applicable to your investment property.

REPAIRS & MAITNENANCE

* You will be notified of any repairs and maintenance work that may be necessary prior to this work being undertaken (please note that any urgent repairs will be undertaken immediately).  Quotes will be obtained for all major work.
* Prompt attention to maintenance will benefit you in the following ways:
*  Low cost maintenance (jobs are not left to become big / expensive jobs).
*  Happy tenants (long interrupted tenancies mean constant income return on investment).
*  A well-maintained property would obtain a higher rent than a poorly maintained property.
*  You can relax knowing that your property is well looked after.
* All repairs and maintenance jobs are carried out by qualified and licensed tradespeople.
* All repairs are checked to ensure their cause is wear and tear rather than carelessness or neglect.

INSURANCE

You will be provided with information regarding innovative insurance that covers the many different yet vital areas of insurance cover that are recommended for any serious investor.

The selection of and on-going relationship with your tenants is of vital importance to successful property management.  Tenants with high credentials living in your property will give you peace of mind along with the best possible return on your investment.  The selection of such tenants involves the following processes.

WIDE SPREAD MARKETING
It is a well-known fact that the further your advertising message reaches the more interest it will attract.  This knowledge is reflected in our advertising campaign that allows for the vital opportunity to select the best possible tenants for your property.

* Media advertising in our local newspaper The Advertiser.
* Signboards outside of the vacant property.
* Window display.
* Properties for lease brochure in our office.
* Worldwide web site and Internet listings.

In addition Dowling Real Estate Cessnock attracts many enquiries through the Yellow Pages as well as our in-office tenant database and our contacts in local organisations, multi-national companies and relocation consultants.

PROPERTY VIEWINGS
All prospective tenants are required to view the property with an agent either at a personal or open house viewing.  During such viewings our agents take special note of the prospects comments and behaviour in your home as this is a vital part of our tenant profiling.

TENANT SELECTION
Our system for processing tenancy applications includes obtaining adequate proof of identity via our 100-point check and thorough reference checks on employment, tenancy history and personal character.  This system helps determine stable employment, ability to afford rental payments, excellent history of previous tenancies as well as the proven ability to maintain and care for your property.

You are also provided with the extra benefit of knowing that all prospective tenants are screened through the Tenancy Information Centre Australia (TICA).  TICA provides history details on rent owing, malicious damage, poor inspection or garden maintenance reports and unauthorised pets.

DISPUTES WITH TENANTS
Disputes between Landlords and Tenants are not uncommon but when handled with professionalism and diplomacy most can be resolved quickly and efficiently.

Most disputes arise over rental increases, repairs and rental bond payments/claims.  If a situation does arise the Property Manager acts as the negotiator in discussions between the Landlord and the Tenant.  If all avenues are exhausted and the parties have not been able to reach an agreement it may be necessary to apply to the Residential Tenancy Tribunal.  The Residential Tenancy Tribunal is an independent third party that will hear the dispute and make a decision on the matter.

As your Agent we can represent you at the hearing preparing the case from beginning to end.  Preparation may include obtaining quotes, taking photos of the property or researching the rental market for comparisons.  The findings of the Residential Tenancy Tribunal are final.

Please note if we are the applicants to the Residential Tenancy Tribunal there is an application fee.

TERMINATION OF TENANTS
Due to our daily arrears monitoring and subsequent communication with tenants we are well aware of those tenants who are facing trouble with their rental payments.  If the tenant becomes 14 days in arrears we will issue a Notice of Termination and also inform you as the Landlord that this notice has been issued.

By giving defaulting tenants the incentive of not listing them with TICA we try to encourage the tenant to settle the outstanding amounts immediately and in full.  We always aim that at the end of a tenancy the bond is kept for any repairs and maintenance needed and not for rental arrears.

We keep in constant touch with the tenants who have been issued termination notices and monitor the property closely.  We appreciate the risk involved with tenants skipping out on their responsibilities and this close attention ensures our Landlord’s interests are kept intact.

WATER AND SEWER USAGE
The tenants are responsible for the water and sewer usage portion of the account for the property.  When we receive the account we invoice the tenant explaining their portion of the bill and payment details.

We aim to maximise your financial return by giving careful attention to the following issues.

RENTAL VALUE

In order to obtain optimum financial return from your investment property we will conduct a comparative market analysis to establish the current market rent applicable for your property.  A review will then be conducted on a regular basis to ensure the ongoing growth and stability of your investment property.

RENTAL BOND

A rental bond is paid at the beginning of each tenancy and is equivalent to four weeks rent or six weeks if the property is fully furnished (being the maximum allowed under the Residential Tenancies Act 1987).

COLLECTION AND CONTROL OF RENTAL MONIES

Your tenants will be supplied with a rent card so that they are able to make rent payments at any branch of the Newcastle Permanent Building Society.  Some tenants may also decide to have their rent payments directly debited from their pay accounts each week, pay by direct deposit or have their rent deducted from Centrelink payments.

These rental payments are required to be paid in advance and are carefully monitored with any arrears being followed up diligently and without delay.

RENT REVIEWS AND INCREASES

Rental reviews are undertaken on an annual basis and are based on comparative rentals, current market demand and the general condition of the property.

A continuing tenancy at a fair market rent will achieve a far better return for an investor then a series of tenants at the highest possible rent.

ACCOUNT PAYMENT SERVICE

Dowling Real Estate Cessnock can pay all of your outgoing expenses that relate to your investment property.  This includes Council Rates, Water Rates, Strata Levies, repairs and maintenance accounts, Landlord Protection Insurance and any other expenses that may arise.

Any such payments will be clearly noted on the corresponding end of month statement along with the original account.

MONTHLY STATEMENTS

End of month accounts are processed on the last working business day of the month.  All statements will be mailed out to you along with any original invoices that have been disbursed from your account for the month.

Your statement will provide you with details such as the full amount of rent received, the tenants current “paid to” dates, disbursements, management fees and any additional income or outgoings during that month.

All funds are electronically transferred into your nominated bank account each month or if you prefer you can receive your payment by cheque.

END OF FINANCIAL YEAR STATEMENTS

You will receive at the end of each financial year a full report of all income and outgoings in relation to your investment property.  This report will be of great assistance when declaring your rental income and expenditure for taxation purposes.

REQUIREMENTS FOR THE AGENT

Appointment   Return the signed Managing Agency Agreement.

Insurance Details Provide copies of all Insurance Policies valid for the property.

Warranties Provide copies of all warranties still valid for appliances in the property.

Keys  Provide 3 full sets of keys for the property.

LANDLORD’S REQUIREMENTS

Insurance Ensure that full coverage is in place for the Building, Contents and Tenancy Protection.

Electricity/Gas/Phone  Ensure these are disconnected from your name.

Relevant Authorities  Advise change of address and phone numbers.

Mail  Arrange for a mail redirection with Australia Post.

Pest Control  Arrange for a pest spray for the property.

Carpets  Organise for all carpets to be professionally cleaned.

PREPERATION FOR THE TENANT

This list is beneficial when preparing your rental property for its first tenant.  If you have any further questions about specific items on the list please ask one of our Property Management Team for advice.

Smoke Detectors These must be installed and located near all bedrooms.  Dowling Real Estate Cessnock can organise for an electrician to install hard-wired detectors or if the detectors are battery operated new batteries must be installed and receipt provided to the Property Manager to keep on file.
Safety Switch We recommend installation and if already installed is it operational.
Appliances   Check that they are clean and in good working order.
Remote Controls Air conditioner, garage, security system etc are in good working order.
Pest Spray Inside and out if pets are present at the property.  Provide a copy of the receipt to the Property Manager to keep on file.
Light Fittings   Ensure they are clean and in working order.
Hot Water System Check pressure relief valves for leaks.
Switches/Power Points Check that there is no damage to these fittings.
Stove Hotplates, oven, grill and drip trays are clean (including external & behind) and in good working order.
Range Hood Filters are clean and free of grease.
Ceiling Fans Clean, dust free and in good working order.
Air Conditioner Filters and system clean and in good working order.
Toilet Cistern Check valves and washers.
Taps Check for leaks and replace washers if necessary.
Garbage Disposal Unit Clean and in good working order.
Carpets Professionally cleaned and provide copy of receipt to Property Manager to keep on file.
Curtains/Blinds Clean and in good repair.
Cupboards/Drawers Interiors and exteriors cleaned and emptied.
Walls/Doors/Ceilings Clean and free of cobwebs.
Windows/Screens
Sills/Tracks   Clean and free of dust and replace any damaged mesh.
Floors/Skirtings   Clean and dust free.
Bath/Shower/Basin
Vanities etc   Clean, no mould or soap scum, check and repair any cracks in tiles or shower screens.
Exhaust Fans   Clean and dust free.
Garden Beds/Paving Remove weeds, mulch, and trees to be trimmed back and ensure no branches are hanging over gutters.
Lawns Mowed and trimmed.
Driveways Grease and oil stains removed.
Rubbish Remove from in, under and around the property.
Pipes/Drains Free from blockages.
Gutters/Downpipes Clean out litter, leaves etc.
Pool Fencing Complies with Local Government requirements.
Pool Cleaned, balanced and a copy of an analysis report provided to Property Manager to keep on file. Organise for regular service by Pool Company.
Resuscitation Safety First signs displayed.
Garbage Bins Emptied and clean, 1 x normal rubbish and 1 x recycle.

AGENCY OVERVIEW

Dowling Real Estate Cessnock is situated just a short drive from the Central Coast and Sydney in the heart of the Hunter Valley Wine Country.  Cessnock’s pleasing heritage appearance compliments its well-appointed convenience and activities.

THE PROPERTY MANAGEMENT TEAM

Rebecca Crossley    Property Manager

Rebecka Hewitt    Trainee Property Officer

We are fortunate enough to be in a position where we have excellent administration support therefore allowing our Property Manager and Property Officer to be “hands on”.

The questions our Landlords really need to ask themselves are would you prefer a Property Manager and Property Officer who are chained to their desks or a Property Management Team who are free to be out of the office actively monitoring your investment property.

Obviously there is a distinct advantage for our Landlords in having our Property Management Team out of the office inspecting your property, chasing rental arrears and monitoring maintenance issues.  There is no use employing a Property Management Team who are too busy with paperwork to thoroughly look after your best interests.

OUR SERVICE TO YOU

We are confident that we are the best people to manage your investment property and we believe that your will be happy with our service.

All the staff from the Property Management Team looks forward to providing you with 100% loyalty and commitment towards the smooth running of your investment property.

© Dowling Real Estate believes that this information is correct but does not warrant or guarantee the accuracy of the information.  You should make your own enquiries and check the information.  Certain information has been o