While some agencies give little regard to property management or regard it as a ‘nice little addition’ to their business, at Ripe Property Noosa it is our core business.
Ripe is led by Karen Seskis. With 30 years of experience in property and business management, Karen leads a team driven by strong communication, strong relationships and strong attention to detail.
Effective property management is about preserving assets and maximising the yield on those assets, so that you can enjoy the freedom and assurance that comes from management by a professional, reliable team.
Our focus is 100% dedicated on the management of your property and its successful letting, maintenance and ongoing management.
For a property management service that makes you a priority, Ripe is the prudent choice.
At Ripe, we recognise that property investment requires a clear understanding of the agent’s responsibilities, together with regular contact between owner and Property Manager. We undertake to report and receive instructions as a matter of priority.
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 for rent online and in the newspaper, and consider their location and features for comparison, so we can 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 need 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.
What reason do you have to give the applicant to reject their application?
Legally, we do not have to give a reason, and by industry practice we never give a reason.
Who selects the applicant for my property?
You do! We will give you the information we have collected, and by using our experience, we give you a possible recommendation for the tenant, but the final selection is always your choice!
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.
What do you do to advertise my property?
Once we have signed a management agreement authorising us to act on your behalf, we market your property using the following forms of advertising:
- Internet: Your property is promoted, along with photos and viewing times, onto the following websites, maximising coverage to any prospective tenant using the internet to locate a rental property.
- Rental listing brochure: Your property is added to our in-office brochure, listing your property’s details with a photo. This is given to anyone who comes in looking for a rental property.
- For rent sign: Placed outside of the property (optional).
How should the property be presented?
We ask that the property be presented in the best manner possible to attract the right tenant for your property. We don’t want a bad first impression to detract the right tenant from renting your property. Please refer to our guide to our Helpful Hints page for tips and a checklist on how to present your property for rent.
How clean should the property be when a new tenant moves in?
The property should be presented ‘reasonably clean’ in accordance with legislative requirements. Please refer to our guide (mentioned above) for recommended levels of cleanliness.
As a very general rule, we ask the tenant to leave the property at the standard they found it. In cases where the property is provided in an extreme level of cleanliness, we ask the tenant to leave the property likewise. However, in the case of a dispute, legally we can only enforce that the tenant return the property in a ‘reasonably clean’ condition. This is their minimum legal obligation.