Property ManagementServices

Ray White®

Specialising in property management including Residential, Commercial and Holiday Letting.

Commitment

Our commitment to you is to ensure you gain maximum return on your investment. As your managing agents we give you the best service possible. We will keep you informed at all times and treat your property as if it were our own.

Ray White Smithfield Suite 11 Stanton Place 2-4 Stanton Road PO Box 880 Smithfield QLD 4878 Phone: 07 4038 2066 Fax: 07 4038 2899 smithfield.qld@raywhite.com www.raywhitesmithfield.com.au

Ray White Cairns Beaches Shop 1 Coastwatchers Shopping Centre 1 Rabual Street PO Box 414 Trinity Beach Queensland 4879 Phone: 07 4057 1800 Fax: 07 4057 9155 cairnsbeaches.qld@raywhite.com www.raywhitecairnsbeaches.com.au

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About us

Introducing Ray White Cairns Beaches & Ray White Smithfield, established real

estate offices operating from two locations:

• Ray White Cairns Beaches @ Trinity Beach

• Ray White Smithfield @ Smithfield

Paul Stirling, a conscientious twenty-plus years veteran of the real estate

industry, is the owner/operator Principal of Ray White Cairns Beaches and joint

owner of Ray White Smithfield with Rentals Manager Joseph Indorato.

Joseph is highly versed and experienced in all facets particularly with the

legalities of property management.

Paul, Joseph and the property managers make up a highly effective and

professional team focused on providing factual service with sound advice on

how best to maintain and nurture your investment.

Communication is the key!

Services we offer:

• Property Management services - Residential

• Property Management services - Commercial

• Holiday Rentals Management services

• Property Sales services - Residential - Holiday - Land

• Property Sales services - Commercial (on request)

• Land Estate Developments - Sales Services - Project Management

• Auctioneering Services.

Where to start

Our Property Management team is focused on delivering unparalleled service and

advice for all your property needs:

• Providing you with accurate market rental rates & information

• Ensuring that your tenants are looking after your property the way you would

expect

• Helping you to improve the yield from your investment

• Empowering you to feel confident as an investor in real estate

Where does our help begin?

From the moment you consider the decision to purchase an investment property

you can contact us for information, advice and recommendations.

Once the decision has been made

Contact should be made at least 4-5 weeks prior to your investment property

being available for lease.

The leasing process begins

• A representative from our office will view the property and assess the

home’s expected rental return. We will also make any recommendations

on maintenance or improvements the property may need to meet

legislative requirements

• You will be provided with the PAMD20a Appointment of Agent Management

document and all relevant landlord information needed. All documentation will

be explained to you in full detail

• The PAMD20a management documentation is then signed by both parties.

This management agreement is a continuing appointment which can be ended

at any time by a 90 day notice period being issued

• Your property will then be photographed and advertised on the internet and

our office window display for prospective tenants. We also check our tenancy

database to see if we can find a suitable match from prospective tenants we

are already liaising with

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Preparing your propertyPreparing for tenants

First impressions are the key! Preparing your property in the best light will help

determine the rental sum a tenant is prepared to pay and the quality of

tenant who is willing to lease your property.

A property provided to a tenant in good condition will assist in ensuring it

is returned that way at the end of the tenancy. This will also establish a

standard of care and cleanliness expected during the tenancy. This is not only

best practice but legislation.

Preparation Checklist

• Time to Clean! TIP: consider the services of a professional cleaner

• Paint work both inside and out should present well

• Floor coverings should be in good condition

• Carpets need to be professionally cleaned prior to a tenant moving in. Provide copy of receipt for our records

• Smoke alarms must be fitted and tested in accordance with the legislated requirements

• Kitchen and bathroom facilities must be in good working order TIP: if time allows re-grout / reseal around these wet areas

• Window coverings must present well, be in working order and allow adequate privacy

• All fittings and electrical items /appliances must be in sound working order and clean and tidy. This includes lights, fans, cooking facilities, air conditioners, white goods and any other fixtures left for tenant use TIP: always purchase extended warranties

• Fences and gates are secure and in good condition

• All swimming pools must be fenced to comply with the pool safety laws and a pool safety certificate provided Legal liability prevents us leasing a property with an unfenced pool or a pool without a valid pool certificate

• Lawns and gardens should be neat and tidy, weed free and mulched

• The property grounds including garage, carport, sheds and the underneath of any high-set properties must be cleared of any timbers, stored building

materials, unused and any unsafe items

• Gas bottles to be filled and receipt to be kept

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Other helpful items

• Supply appliance instruction booklets to your property manager

• Prepare an inventory of furniture items remaining at the property and hand this to your property manager

• Determine which keys are required. Minimise to as few as possible, label them and provide at least three copies to the agent. Legislation dictates that we must provide a full set to each tenant named on the lease and one set will be kept in our office at all times

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Managing your investment

Tenant selection We endeavour to select the best possible tenant for your investment property

through an extensive process using stringent checks and guidelines.

Managing the tenant It is our duty to ensure that the tenant is well informed, and know what is

expected according to the terms of the tenancy agreement; from ground

maintenance, strata title laws, to the behaviour of their guests and consideration

for their neighbours.

Entry condition report Prior to occupation of each tenancy, a full and detailed condition report is

conducted which includes detailed digital photographs (often in excess of 100

photos) This information is referred to after the tenant vacates as part of the exit

report prior to any bond refund being issued.

Periodic inspections We conduct regular inspections on a 14 -16 week basis. We forward a

comprehensive written report including photographs advising you of the condition

of your property and any recommended maintenance work that may be required.

Rental payments Our office has a zero tolerance for rental arrears and tenants are required to be

paid up to date at all times. We offer our tenants a range of payment alternatives

and if rental is not received on time the steps below are implemented.

Category Time elapsed Reminder notice

Category 1 1 to 3 days in arrears Text message daily, email and phone call arrears

Category 2 4 to 7 days in arrears Phone call and letter arrears

Category 3 8 to 14 days in arrears Formal letter and commencement arrears of eviction procedures

Category 4 15+ days in arrears Notice to vacate rented premises arrears

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Maintaining your investment Repairs and maintenance

It is our aim to help ensure a trouble free tenancy with as little disruption to your

income stream as possible. However, as with your own home, a certain amount

of wear and tear is unavoidable during a tenancy.

Tenants are required to submit all requests for repairs/maintenance in writing to

avoid any misunderstanding regarding any issues.

Emergency situations are excepted of course.

Dependent on your instructions on our PAMD20a management agreement, is

how we proceed with maintenance & repairs.

Complete records are kept of all repairs and maintenance for future reference. All

repairs are paid for by rental monies held in trust and full details are printed on

your monthly statement. Each month we forward to you a copy of any invoice for

any works carried out on the premises.

Maintaining your investments value

Throughout the tenancy we will recommend repairs and maintenance which

we believe will ensure that your investment property continues to achieve a

maximum rental, attract quality tenants and experience minimum vacancy

periods.

Consider the following guidelines

• Under the legislation, owners must provide an annual pest control service.

We can arrange this for you and would also recommend a regular termite

inspection as preventative maintenance.

• Due to our tropical climate gutters need to be cleaned regularly and

we recommend that you budget to include this as part of your regular

maintenance programme

• Budget to paint internally around every 5 years in a light neutral colour (not

white) and use washable paint

• Gardens here in Tropical Far North Queensland grow at an incredibly fast rate.

The amount of water we receive in wet season, can turn knee high plants into

overgrown jungles. Annual mulching and cut-backs should be considered

as part of your maintenance plan. This action alone will help maintain and

enhance your property’s appeal to tenants, and your property’s value on the

real estate market

• Concrete driveways, pathways and fences should be kept mould free. In the

case of concrete areas this prevents tenants slipping during wet weather and

overall property appearance is enhanced

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Investor information

Accounting to you

We prepare and forward to you a detailed rental statement for your property on a

monthly basis. All incoming and outgoing disbursements are outlined. Your rental

income will be automatically deposited into a nominated account monthly or bi-

monthly in accordance with your preference.

At the end of each financial year we offer you a complete ‘income and

expenditure report’ detailing and identifying all income and expenditure by

type so as to assist with you with end of financial year accounting and taxation

preparation.

Statutory disbursements

As part of our service we can arrange payment of your water rates, council rates,

body corporate levies and insurance. We will automatically invoice the tenant for

the agreed water usage charges where the property is separately metered. There

is no additional charge for these services.

Insurance

It is mandatory that you have adequate landlord insurance for your investment

property other than building insurance. We can arrange for insurance to be

taken care of or alternatively it is best to make enquiries on a suitable landlord

protection policy to suit you.

Property owners leasing their property for the first time will need to contact their

insurance company to advise that the premises are to be leased and adjust your

policy accordingly.

Legal obligations

We ensure all legal requirements under the various sections of government

legislation are complied with and that the tenancy agreement is legally correct.

Smoke alarms

Smoke alarms are the responsibility of the landlord and it is a legislative

requirement that they are regularly checked and maintained. Information will be

provided to you in regards to this.

Swimming Pool Compliancy

As of 2010 new pool laws came into place. All rental premises must have a

current Pool Compliancy Certificate prior to a tenant’s lease commencing.

Information will be provided to you in regards to this.

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Our team

Reception

Our friendly and helpful reception staff are the face of the company. Their role

includes -

• Answering all telephone calls

• Meet and greet our clients

• Receipting of rental funds

Property Portfolio ManagerEach new investment property is dedicated to one of our professional and experienced Property Managers. Your assigned Property Manager is always your first point of contact. Their role is to facilitate and oversee the numerous tasks that are involved in the managing of your property and your tenants. This role

includes -

• The leasing of your property

• Tenant vetting

• Maintenance, ongoing and coordinating

• Reports to owners

• Tenant enquiries

• Property Inspections, exit / entrance and routine inspections

Property Assistants

The primary role of the Property Assistants is to support our Property Managers in their daily tasks. Their contribution to our team assists the property managers

carrying out their duties promptly, efficiently and in an effective manner.

Rentals Manager

The Rental Division Manager facilitates the running of the Rental Department. On a daily basis the Rentals Manager is in touch with many of our landlords, training and supporting the rental staff and attending to any of the more complex property

management matters that do arise.

Business Development Manager

The BDM is the first point of contact for all new investor clients enquiring on our property management services. The BDM explains and outlines our Property Management Services, informs clients of their legislative responsibilities, and

makes recommendations to minimise risk.

Holiday Manager

The Holiday Manager liaises with our Holiday Property Owners and holiday guests ensuring the smooth running of the Holiday Collection. Often properties switch between permanent letting and holiday letting, this interchanging is overseen by the Holiday Manager.

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Useful information

Time to sell

We appreciate that investment properties are not held forever, so when the time

to sell arises our office will prepare a full comprehensive marketing proposal tailor

made to suit you and your property.

Our highly trained and professional sales team are without doubt the best in and

around the Cairns area. Your property manager can arrange for one of them to

make contact with you to assess your needs.

Annual Market Analysis ( Sales Appraisals) are available free of charge on request,

and this includes bank requested property appraisals.

Our main objective is to provide you with a level of service that exceeds your

expectations. Please remember we are here to help!

Time to buy

If you are considering adding to your property portfolio, then please contact

your property manager or one of our sales team. We can add you to our

comprehensive database of buyers and sellers and give you first hand hot off the

press information on new and recent for sales listings that come into our office.

We also have access to a “Loan Market” representative that can help you secure

the best financial terms available suited to your preferred investment strategy.

Quarterly reviews

In an attempt to keep property & investment owners informed with up to date

statistical market information we provide a quarterly review document based on

your property’s location sent out quarterly via email or post. If you would like to

receive this document free of charge please let us know.

Contact numbers

Ray White Cairns Beaches Principal: Paul Stirling 0418 774 353

Ray White Smithfield Principal: Joseph Indorato 0412 246 604

Holiday Collection 0434 745 600

Growing together ...

Ray White Cairns Beaches raywhitecairnsbeaches.com.au Ray White Smithfield raywhitesmithfield.com.au