FREQUENTLY ASKED QUESTIONS
ARE YOU ABLE TO SHOW MY PROPERTY 7 DAYS A WEEK?
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Our No. 1 Priority is to get vacant properties rented to quality tenants.
If this means showing a property on Sunday or at 6.00pm then that's what we'll do.
This includes By Appointment and Open for Inspections.
HOW AND WHEN WILL I RECEIVE MY RENT?
________________________________________Your rent will be electronically transferred to your nominated bank account at the end of every two weeks.
You can request your funds at anytime in between via email or fax.
Once you have received your funds, you can view your statement online. We update all property data every 48 hours, again, ensuring you are fully informed to make relevant investment decisions.
HOW OFTEN DO YOU CONDUCT RENT REVIEWS?
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You cannot increase rent within the "first fixed term" contract with a tenant.
However, you are able to increase every 6 months thereafter.
We carry out a rent review annually 3 months prior to the end of the tenants fixed term lease. We carry out a routine inspection around this time and communicate with you regarding recommendations to offer a new lease to your tenants and at what rent. If you choose to sign a new 12 month lease, we will incorporate a rent increase at the 6 month mark as a special condition of the lease.
You are not permitted by law to increase rent within any 6 month period.
HOW DO TENANTS PAY THEIR RENT?
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All Property Management HQ tenants are issued with rent cards that have their details linked to our system and our account details on the back.
They can pay over the phone from Phone Banking or Credit Card, they can directly deposit into our Trust account with their unique reference details, or they can pay by in Money Orders or Bank Cheques.
We do not accept cash or personal cheques directly from tenants - they can however, pay by cash or personal cheque directly into our account. In the instance there is insufficient funds, they can deal directly with the banking institutions - our system will reflect that rent has not been paid and we will contact you to advise what we will do next.
HOW ARE RENT ARREARS HANDLED?
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We have all tenants sign an acknowledgement of our arrears procedure at the start of every tenancy - due process under the Residential Tenancies and Rooming Accommodations Act 2008.
Under the PAMD Act - Real Estate Agent Code of Conduct - we will notify you if your tenant falls 7 clear days behind in rent. We issue them with a Notice to Remedy Breach - this will give them 7 days to pay all necessary rent due in accordance with their Tenancy Agreement.
If they fail to do this - we will issue them with a Form 12 - Notice to Leave. We will be in communication with you over this period to keep you posted on outcomes. Unless you provide us in writing that you do not want to terminate the tenants lease - we will proceed to remove them from the property and re-market your property.
At this point we will draw your attention to the implications of removing the tenant or making arrangements with the tenant. E.g. if you terminate the tenancy agreement, you will be up for some vacancy period - and this cannot be claimed from the vacating tenant. We will work with you throughout this period to find mitigate any possible loss.
We understand that everyone may have financial problems from time to time and we will assess this individually if and when it occurs. As an owner you will be advised throughout the whole process. Again, we will guide you with our professional understanding of the law and your rights. However, you will get ultimate say about what happens to the tenants.
Our fiduciary duties are to you, therefore, we will do everything necessary under the law to protect the physical state of your property and the income from your property.
We do not tolerate rental arrears and unless you instruct otherwise, we will pursue the Tenant with the full force of the Residential Tenancies and Rooming Accommodation Act 2008 .
We will not tolerate tenants who are tardy rent payers - if they repeatedly fall behind and we repeatedly have to issue them with Notices to Remedy Breaches, we will seek your authority to terminate the Tenancy Agreement through the RTA and the Small Claims Tribunal.
If a tenant does persist with financial difficulties in meeting their rental obligations and are not able to Remedy their arrears breach - we will, after instructing you, issue them with a Notice to Leave - even if they say they can pay...it sounds hard but we will not allow the rent to be dragged out longer than necessary. Because we have strict time limits to enforce removal through Small Claims Tribunal if that was the ultimate end. Once a Notice to Leave has been issued, only you can reverse this in an email or writing to us.
HOW ARE REPAIRS AND MAINTENANCE HANDLED?
________________________________________We understand that some owners live locally and some interstate. And some owners are more hands on than others - so we will work with you.
We have a panel of suitably qualified tradespeople with appropriate insurance to do work on your property.
We will advise you of ALL maintenance that is required and seek your approval prior to commencing. Unless it is an emergency - we will still let you know, but will action a repair request ASAP in accordance with the Residential Tenancies and Rooming Accommodations Act 2008. Click here to view our guidelines on what is deemed as an Emergency repairs in our tenant guideline.
We will discuss with you a maximum immediate spend for regular maintenance - but will advise you prior to carrying out any jobs.
We do not get "quotes" as such for general repairs - we have years of experience with maintenance to understand what is "fair" for jobs requested. We will ask for cost estimates from our contractors over the phone - so we can advise you roughly how much it would be. It is unfair on contractors to ask for quotes on small jobs and generally results in higher than normal quotes because they factor in their time.
For larger jobs, we will get you up to three quotes - if you do not choose to proceed, we will not get contractors to re-quote. This is unfair on contractors as it takes up their valuable time and as above, generally results in higher quotes to account for their lost time. You are most welcome to seek your own quotes and we will make arrangements on your behalf with the tenants for access.
In the event a repair is carried out and it was the tenants fault, you will be reimbursed by the tenant. Eg. Power failures as a result of faulty equipment. We will be professionally advised of these matters by our trusted tradespeople who are all fully licensed and insured.
CAN'T SEE IT? 
EMAIL OR CALL LU ON 0425 22 5678.
Lu Bracher - GENERAL MANAGER
B. Economics (Sydney)
J.P. (Qual)Licensed Real Estate Agent (Lic No. 3055945)
REIQ Practising Member (No. 30973MF)
Certificate IV Assessment and Workplace Training
Interior Design - CATC
Mobile: 0425 22 5678
Email:lu@propertymanagementhq.com.au