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 Property Management
Property Management today is not just about locating a suitable tenant. In a world where “Litigation” is at the forefront of people's minds, it is extremely important that your Property Manager is fully trained and up to date with changes in the legislation.
Professionals Palm Beach - Elanora Property Management Department carries a wealth of knowledge in the Real Estate industry. We have access to systems which allow us to offer our Landlords a focused, dependable and caring service.
Our commitment to you is:
Providing prompt, loyal and professional service
Fulfilling the terms of our Management Agreement
Acting in your best interests at all times
Following up all enquiries in a timely manner
Providing constant inspection feedback when the property is vacant
We trust that you will find the information herein helpful and informative. Should you wish to discuss our services in further detail, our staff would be more than happy to assist you. |
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 Company Profile
Professionals Palm Beach - Elanora has been a well established and highly successful real estate office in Palm Beach for many years.
Covering the southern Gold Coast suburbs of Palm Beach, Currumbin, Currumbin Waters, Tugun, Elanora and Tallebudgera, the office services a huge diversity and range of residential property.
Professionals Palm Beach - Elanora enjoys a prime position and part of the success of the office is no doubt attributed to its superb location at the 19th Avenue Shopping Village. The centre is a hive of activity 7 days a week and while Woolworths is the major tenant, an array of specialty shops all contribute to a huge daily influx of potential customers.
The office specialises in residential sales and residential property management. Both departments are staffed by highly experienced personnel who all contribute equally to the ongoing activities and success of the business.
Gail Thurling is our property manager and is ably assisted by Seon Pierce. Gail has been a well respected and popular property manager in Palm Beach for some time. She is adored by both tenants and landlords alike but there is no doubt she also runs a tight ship.
The residential sales team is led by the Principal, Larry Beech, who has been an active agent in the area for more than 20 years. His wife, Kathie, is also a very experienced, successful sales consultant and part owner of the business. Other members of the team include Phillip Oliver, Robbie Robinson, his wife, Laura Robinson, Matthew Zammit, Laine and Alisha O'Brien.
There are now 17 Professionals real estate offices located throughout the Gold Coast. Palm Beach is consistently ranked in the top 5 and is undoubtedly one of the leading Real Estate Agencies on the Southern Gold Coast. |
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Choosing Your Real Estate Office
Many landlords have a tendency to believe the best agent is the cheapest agent – the one who is prepared to discount their commission to the lowest figure. But does the cheapest commission actually represent the best value for money?
Property Management is serious business and selecting the office that offers the lowest fees can be extremely risky. When choosing the Real Estate office that will manage your property, it is important that the staff are competent in applying all lawful procedures, able to pay attention to the finer details, continually strive to maximise the return on your asset and most important of all, will manage and care for your property as though it was their own.
The Professionals Palm Beach - Elanora are always up to date with the latest industry laws, legislation and market conditions through our association with The Professionals Group, the Real Estate Institute of Queensland, and through seminars and ongoing professional training.
Property Management is more than just collecting the rent. It is a comprehensive management service which requires a professionally trained asset manager. |
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Keeping You Informed
To ensure your investment is kept at the best possible standard, regular inspections are a major responsibility of property management.
Entry and Exit Condition Reports:
Prior to a tenant moving into your property, a detailed entry condition report will be completed, and digital photographs will be taken. When the tenant vacates the property, a detailed exit condition report is completed and is cross referenced with the entry condition report to ensure that the property is left in the appropriate condition.
Regular Routine Inspections:
Every three months a routine inspection will be carried out on your property. This will ensure the property is being cared for and kept in a satisfactory condition as well as identifying any preventative maintenance or general maintenance that is required.
Drive-by Inspections:
Frequent drive-by inspections are also important as they can identify if the property's exterior is being cared for by the occupants. If this area is not meeting the required standard, action will be taken to rectify the matter immediately. Exterior neglect reflects badly on the managing agent as well as the tenant and as such, we treat this seriously. |
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Tenant Selection Criteria
The tenant selection process is very stringent and is taken extremely seriously. The following steps are activated in order to select the right tenant for your property:
1. An inspection time is arranged for the prospective tenant to view the property. This is done under the supervision of the Property Manager.
2. A tenant application form is completed with 100 points of supporting documentation (i.e. driver's licence, passport, pay slip and phone account) to screen and identify the applicant.
3. To qualify the applicant, their employment references and previous rental history are checked through fax verification and then cross referenced with TICA (default tenancy control system).
4. To verify sufficient income, the general rule of thumb is that the weekly rent should not exceed 30% of the household's total weekly income.
When all of these criteria have been satisfied, the application is presented to the owner for selection or rejection of the tenant. |
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Maintaining Your Property
The Residential Tenancies Act, which came into effect in April 1995, provided a marked shift in Owner responsibility for the repairs and maintenance of their properties.
The Act requires the Owner to maintain the property “in a way that the premises remain fit for the tenant to live” and “maintain the premises and inclusions in good repair”.
It is also the Owner's responsibility to make sure that the security standards are reasonable for the tenant. If a tenant is unable to obtain insurance cover on their contents due to sub-standard security or locking devices, it is the Owner's responsibility to upgrade the door locks, window locks, or security screens to an acceptable level.
TRADES PEOPLE WE ENGAGE MUST HAVE:
* Current Workers Compensation Insurance
* Current Public Liability Insurance
* Current licences relevant to their trade
* Demonstrated reliability and professional standards
* The most competitive rates
* Registration for GST
If requested, we will use tradespeople of your choice, provided they meet the criteria above. |
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Monthly Statements
Our office utilises the latest in computer software so we can offer a greater number of options and faster service in accounting monies to you.
A statement detailing all rent collected and all maintenance accounts paid will be forwarded to you at the end of every month via the post or email.
Payments can be either through an electronic funds transfer into your nominated bank account or a cheque attached to your statement and posted to you.
This software allows us to manage the financial side of your property more efficiently with the ability to meet all of your requirements. |
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Looking After Your Investment
Leases
The Residential Tenancies Act requires that all leases be in writing on the prescribed form. This document is a legal contract between the Lessor/Agent and the Lessee (the tenant). All obligations are explained to the Lessee and confirmed in writing in the form of the prescribed lease.
Insurance
Most owners recognise the benefits of having their properties insured but very few realise that home insurance will not cover damage or theft incurred deliberately by tenants. A Landlord Protection Policy provides owners of investment properties with much needed additional protection in these circumstances.
It is available to all owners whose property is let on a permanent basis but is only available from a licenced real estate insurance specialist.
The yearly premium is approximately $245.00 which is tax deductible. It is quite affordable and is a small price to pay for the peace of mind it provides.
We highly recommend that you take out Landlord Protection Insurance. |
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Rent Arrears
Rent arrears can be a contentious issue. Professionals Palm Beach has strict procedures in place to avoid loss of rent to landlords.
Should the tenant fail to pay rent by the due date, a courtesy reminder letter is sent on the fourth day of arrears.
If rent has still not been received within the following few days, an SMS message is automatically sent to their mobile stating that rent is overdue and is to be paid immediately. We find the impact of a text message works very well.
If the tenant reaches 8 days in arrears a Form 11 “Notice to Remedy Breach” is sent allowing them 7 days to comply.
Under section 153 (a) of the Residential Tenancies Act 1994 a Form 11 “Notice to Remedy Breach” cannot be issued until the tenant has remained unpaid in breach of the agreement for at least 7 days.
In the event that the tenant does not remedy the breach, a Form 12 “Notice to Leave” is issued advising them that the rent is to be paid up to date or they will be issued with legal proceedings. |
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