We look after the following services
CAREFUL TENANT SELECTION
PROMPT RENT COLLECTION
STRICT ARREARS CONTROL
REPAIRS AND MAINTENANCE
PAYMENT OF OUTGOINGS
MANAGING THE TENANT
ACCOUNTING TO YOU
DISPUTES WITH TENANTS
Our commitment to you is to look after your property as if it was our own.
Ray Edward Real Estate takes particular care to look for the right tenant to protect your valuable investment.
1. EFFECTIVE MARKETING
We have extensive experience in marketing and can expose your property to the widest possible number of prospective tenants by utilising :
* Local newspapers
* The Internet
* Property signage
* Office Brochures
2. CAREFUL TENANT SELECTION
Our specialist staff are totally focused on finding the best tenant in the quickest possible time.
At Ray Edward Real Estate our job is to get the best possible tenant for your investment property by following these general guidelines:
a) stability in employment
b) satisfaction that the tenant is financially capable of paying the required rent
c) verifying that the tenant will maintain your property to the standard required
d) owner has final say
A detailed screening process is applied to all prospective tenants and all references are carefully checked.
3. AGREEMENT PREPARATION
Once the tenant has been interviewed and approved for your property, we will arrange the signing of the Residential Tenancy Agreement and the lodgement of the Rental Bond as well as the handing over of the keys.
All documentation is carefully checked for accuracy to ensure the owner's legal rights are protected.
4. INITIAL INSPECTION
Prior to the signing of a Residential Tenancy Agreement, we carry out a carefully detailed condition report. The initial inspection report is referred to at the end of the tenancy to ensure that the tenants Rental Bond is accurately disbursed.
5. REGULAR INSPECTIONS
Included in our management fee are four (4) periodic inspections of your property per year. Each time your property is inspected it is automatically diarised for the next inspection. Following a periodic inspection, we forward you a written report detailing the condition and recommend routine maintenance or optional work such as repainting or carpeting.
6. FINAL INSPECTION
Immediately after the tenant has vacated the property, we will conduct a thorough inspection to determine the refund of the tenants Rental Bond.
7. PROMPT RENT COLLECTION
Paying rent is hassle free for our tenants with a variety of payment options to choose from. They get the option that suits them best by choosing to pay rent using the Bank Account.
This system gets the tenant into the habit of paying rent automatically and tends to reduce rental arears. We also accept direct debit payments and payment by cheque.
8. REPAIRS AND MAINTENANCE
We monitor repairs very closely. We act on repairs according to your instructions in the Management Agency Agreement. Should any repair of more urgent nature be reported, such as no hot water, we will attend to this as soon as possible, as it is an essential service. We maintain complete records of maintenance carried out to your property for future reference. Repairs carried out on your behalf are paid for from the rent monies held in Trust. Full details of the repairs are printed on your monthly Rent Statements with a copy of the relevant invoice attached for your reference.
10. PAYMENT OF OUTGOINGS
From the rent collected on your behalf, we can arrange payment of all the standard property outgoins as you instruct in the Management Agency Agreement. Such accounts could include Council Rates, Water Rates etc. We will automatically invoice the tenant for any water usage charges, where the proerty is three star wells rated.
11. RENTAL REVIEWS
We ensure you enjoy full market rental for your property. We regularly assess the rental on your property taking into account factors such as current market rents of similar properties, the vacancy factor in the area, the general condition of the property, the quality of the tenant and the length of their tenancy. Weher we see that a rent increase can be justified, we will advise you and seek your instructions.
12. MANAGING THE TENANT
It is our duty as your Managing Agent to ensure that the tenants are well informed as to what is expected of them under the Tenancy Agreement. From the regular moving of lawns, to the payment of rent in advance, to the behaviour of visitors to the property or the control of noise, we manage the tenant for you, as much as possible, that the terms of the Tenancy Agreement are complied with.
13. ACCOUNTING TO YOU
Each month we prepare and forward you a detailed monthly Rent Statement for your property. The Statement details the rent period, the rent collected and any disbursements made on your behald. Your rent monies can be electronically deposited into a nominated account or alternatively a cheque attached to your statement.
14. DEISPUTES WITH TENANTS
Disputes between landlords and tenants are not uncommon, but if handled with professionalism and diplomacy, most can be solved expediently.
Most disputes arise over rent increases, repairs and rental bond matters. Initially of course, the property manager acts as negotiator in discussions between the landlord and tenant. If all avenues are exhaused, and the parties have not been able to agree, it may be necessary to apply for a Residential Tenancies Tribunal hearing. The Tribunal is an independent third pary which will hear the dispute and make a decision on the matter.
We, as your agent can represent you at he hearing, preparing the case from start to finish. Preparation may include optaining quotes and taking photos of the property (in case of bond disputes) or researching rental market comparisions in the case of disputes over rent increases. The findings of the Residential Tenancies Tribunal are final, and may not always be to your satisfaction, so it is almost always beneficial to try and solve the problem in its early stages. There is an application Fee to pay if we are the applicant to the Tribunal. There is also an hourly fee for our time as per our Management Agreement.
15. CONSTANT COMMUNICATION
As an effective service organisation we should always be available when you want to talk to us.
Our office is open seven (7) days a week and all of our Property Managers carry mobile phones.
Our office is well established and enjoys and enviable sales reputation. We are achieving excellent results and prices for our clients.
We will provide a written market price opinion property at not cost or obligation to you.
17. LEGAL REQUIREMENTS
It is our duty to ensure that all of the requirements of the various pieces of government legislation relevant to property investment are complied with.
We will also advise you on the legal aspects of property insurance, if required.
18. INDUSTRY AFFILIATION AND TRAINING
Everyone in our Property Management Team is regularly kept up to date with the latest legal and market information from the Institute and with statistics from the Rental Bond Board as well as updates from the Residential Tenancies Tribunal.
Our commitment to you is to look after your property as it it was our own.