Property management has become a complex field with requirements to comply with a number of legislative government acts. We guarantee to adhere to the Residential Tenancy Act and Real Estate and Business Agents Act at all times.
- We deal with enquiries, concerns and complaints regarding our service promptly and entirely
- If you feel that an issue has not been resolved, you may make immediate contact with the principal, Karen Seskis, who will use her best endeavours to resolve the issue at hand.
- We guarantee you the highest standards of honesty, integrity and professional practise.
Once the tenant has been approved by the owner, we then prepare tenancy agreements that protect all parties to the contract. By the inclusion of ‘Special Conditions’ we ensure the owners best interests are always protected.
One of the most important areas of property management is your property condition report. We will prepare a detailed report of the condition of the property prior to taking possession. This report details not only the cleanliness of the property but also any defects that maybe present in and around the house. This report is then used to compare and ensure the property is returned at the end of the tenancy in the same condition as it was entered into (fair wear and tear considered).
- We guarantee to check all documentation for accuracy prior to signing or the document leave our office.
- We guarantee to include additional clauses in the standard Tenancy Agreements that help further protect your investment.
- We guarantee to go through the tenancy agreement with the tenant to ensure they are fully aware of their responsibilities.
While Ripe’s focus is quite narrow in the area of residential sales, we manage properties much further afield.
The suburbs of Noosa Heads, Noosaville, Sunshine Beach and Sunrise Beach still form the lion’s share of our property management portfolio under management, but we also manage properties for Landlords in the northern suburbs of the Sunshine Coast.
Our Written Service Standards and Guarantee
- If signs are permitted, we will erect a ‘For Lease’ sign on your property within 5 working days of listing.
- We will place a listing for your property on all the popular real estate websites. Each listing will include at least 3 photographic images of the property.
- Your property will be accurately described and advertised as mutually agreed between us.
- We will conduct an unlimited number of private viewings of your property and at least one ‘Open for Inspection’ each week until the property is leased (subject to access provided to us by any current occupant). All viewing times will be published on the internet.
- All property viewing will be carried out by one of our representatives (we do not give out keys to prospective tenants). Property flyers with photographs and descriptions will be handed to all attendees.
- We will update you on the status of your property weekly and provide weekly marketing report until such time as the property is leased.
Leasing Your Property
- All information and references provided by tenancy applicants will be verified by us within 48 hours of receipt.
- All tenancy applicants will be screened on the nation tenancy database to which we subscribe. Prospective tenants must also pay an option fee when submitting their application form.
- Unless instructed otherwise, all potentially suitable tenancy applications will be referred to you for a decision.
- We will lease your property for the rental amount nominated in the Management Agency Agreement between us (or higher if the market justifies it) and the property will not be leased for a lower amount without your prior approval.
- Subject to the tenancy commencement date and the tenant’s availability, we will prepare the tenancy documentation within 2 working days of tenancy approval.
- We have a zero tolerance rent arrears policy.
- We will follow up all rent payments in accordance with our fully documented arrears process, and the requirements of the relevant legislation.
- Should your tenant go into arrears, we will contact you to seek your instructions regarding possible termination of the tenancy.
- Should termination of the tenancy be necessary, we will keep you informed throughout the legal process.
- You will be advised once the rent arrears have been paid by the tenant.
- All monies received by us will be banked into your nominated bank account, or posted by cheque to you within 2 working days of our Rent Statement close-off date.
Repairs and Maintenance
- All non-urgent repair requests to your property without your knowledge and approval (unless the repair is defined as ‘urgent’ under the Residential Tenancies Act or costs less than the amount agreed in the Management Agency Agreement between us).
- We will attend to any ‘urgent’ repair requests within 4 hours of receipt.
- All reasonable steps will be taken to obtain the best pricing for your repairs and maintenance.
- Only appropriately licensed and insured tradespeople will be used for any repairs or maintenance work performed on your property.
- We will provide you with a copy of invoices for all work arranged on your behalf for the property (if requested in writing from you).
- Tenancy Agreement Renewals.
- We will review the tenancy agreement for your property 60 days prior to its expiry.
- Unless you instruct otherwise, we will offer the tenant a renewal of tenancy agreement for the same period as the initial agreement at the same rent (or a higher rent id the market justifies it).
- You will be advised if the tenant does not want to renew their tenancy agreement.
- We will conduct at least four periodic inspections of your property each year and provide you with a detailed report each time.
On receipt of a tenant vacating notice, we will:
- Advise you by the phone, letter, fax or email.
- Confirm the details in writing to both you and the tenant.
- List the property on our website and put the agreed advertising plan into effect two weeks prior to your property being vacant.
- Prepare all necessary vacating documentation.
- Arrange access for viewings by prospective tenants.
After the tenant vacates the property
- Complete final inspection within one working day of the tenant returning the keys.
- Process the tenant’s bond refund within seven working days.
- If deductions from the rental bond are considered necessary, full details will be provided to both you and the tenant.
- Complete all necessary documentation to finalise the rental bond within a further two working days.
Property Disbursements and Statements
- All agreed property disbursements will be paid on your behalf prior to the due date (subject to the availability of funds).
- Your rent statement will be personally checked by your property manager prior to being forwarded to you.
- Your rent statement will be sent to you within two working days of our monthly close off date.
- We will provide you with an accurate Annual Income and Expenditure Statement within 30 days of the end of the Financial Year (if requested by you).
Our office hours are 8:45am to 5:00pm Monday to Friday. We will respond to:
- Telephone messages- by the end of the business day
- Email- within 24 hours
- Fax- within 24 hours
- Mail- within 48 hours
- We will promptly advice you of any pertinent matters affecting your property or the tenancy.
- Tenant complaints received in writing (i.e. fax, letter, and email) will be acknowledged within one working day.
- All complaints will be formally recorded and responded to within two working days.
- We will provide all documentation in clear and concise English.
- We will ensure that all documentation is accurate and complete.
- All property condition reports will be comprehensively and accurately completed.
- Copies of all documents that we sign on your behalf as agent will be forwarded to you (unless you instruct otherwise).
- All personal information will be held in the strictest confidence and will not be released to a third party without prior written authorisation.
- All updates and corrections advised to us will be recorded in our system within one working day.
- The highest standards of honesty, integrity and professional practice will be conducted in compliance within Code of Conduct of the Real Estate Institute of Australia.
- If we fail to meet any of these standards, and we are notified in writing and we do not rectify the matter within two business days, we will manage your property fee-free for 3 months.
- This guarantee does not apply when:
- We are requested to carry out non-standard duties.
- Matters are outside our control. For example, a natural disaster or accident.
How does Ripe determine the best rent for my property?
Ripe always strives for the maximum rent possible in the market conditions that prevail. There is always a trade-off between achieving a high rent and having your property occupied. Both factors should be considered when securing a new tenant for your property.
To do this we consider these factors:
- Demand: Is there a high or low demand for properties at present? This can be seasonal and affected by a number of factors.
- What is available now: We look at properties currently available or rent in the newspaper and/or the internet, and consider their location and features for comparison to calculate a maximum rent for your property.
- What we have rented right now: We compare your property with what we have currently rented, taking into account property location and features.
These factors allow us to give you the information you require to set the right rent for your property.
What if I want a rent amount that is higher?
You may place your property on the market at the rental amount you wish. However, bear in mind that it is the market demand that sets the rent, and if the market (prospective tenants looking for rental property) deems the amount of rent too high, your property may stay vacant longer than necessary. With this in mind, be aware your annual rental return will be reduced by 2% for every week it is vacant!
How is the rent reviewed during the time that we manage it?
When we need to secure you a new tenant, we will always review the rent against market conditions. This will also be done at lease renewal time, or at other times when required. We will always contact you for your permission before the rent is increased.
How does someone apply for my property?
We always ask a prospective tenant to complete and sign an application form, giving us permission to check the information provided. We will discuss an applicant with you once they have been processed.
What if an applicant contacts me?
In the highly unlikely scenario where a prospective tenant contacts you to discuss their application, or ask questions regarding their rejected application, we recommend that you simply request that they contact us (Ripe). Let them know that we are managing the property on your behalf and that we are the ones to talk to with regard to the tenanting of the property. If they persist, we recommend that you do not discuss anything further to avoid unnecessary problems and complications.
How do you check an applicant?
With the information provided we confirm their payment and tenancy history by calling their current and previous landlord/agent as well as confirming their current employment. If they have been employed for less than 12 months, we verify the previous employment. They are checked against a National Tenancy Database to see if a previous agent has lodged them as a bad tenant. We also take copies of their driver’s license, passport and visa.
In some cases, where an applicant may not have a tenancy history, we try to confirm other information that may give us an insight to show their ability to maintain a tenancy in your rental property (e.g. a stable employment history).
In some cases where this is not possible, we may simply reject the application.
Do you guarantee the tenant?
We can never guarantee any approved tenant for your property. We can only attempt to collect information on their past history and confirm their income arrangements. As their paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a risk that comes with acting as a landlord and allowing someone else to rent your property.
Pets at my Property (If Permitted)
If I allow pets at my property, what expectations will be given to the tenant?
- No additional pet may occupy the property without prior permission.
- The pet may not come inside the property.
- The pet must be removed from the property if it becomes annoying or bothersome to neighbours (after reasonable warning has been given in writing).
- The tenant must be responsible for any damage caused by their pet, and remove any rubbish or faeces deposited by the pet.
We also record the details of the pet on the agreement, which is signed by the tenant.
How do I ensure the pet will not come inside the property?
We obligate the tenant to commit in writing that they will not bring the pet inside. However as we are unable to monitor the property all of the time, we cannot guarantee that the pet will not come inside the property. We do look out for any warning signs whilst at the property conducting inspections. However, the only way to ensure that a pet will not come inside the property is to insist ‘No Pets’ right from the start of the tenancy.
Consider a Tax Depreciation Schedule
We recommend you consider the tax advantages of owning an investment property. Have you considered arranging to have a tax depreciation schedule for your investment property?