Having moved our investment to Property Indulgence we can't be happier with the quality of service we have received from Connie and her team. Very professional while still having a personal touch. Wish we had of found you years ago. Brad & Sarah | Landlord
Property Management FAQ's
- Do you conduct routine inspections?
- How many people will be looking after my property?
- How often can I be paid?
- How will I know what my property will rent for?
- Q: Do I need landlord’s insurance?
- Q: How long will it take to find a tenant for my property?
- Water Compliance - 3 Star Wels Rated - Tenants pay for 100% of water consumed
- What if I want a rent amount that is higher than your recommendation?
- What if the tenant wants the locks changed?
- What keys must be supplied to the tenant?
- Who picks my tenant? How do you qualify tenants?
Do you conduct routine inspections?
Yes, we conduct our inspections every 16 weeks. You will be provided with a report detailing condition of your property both internally and externally including photographs. Any maintenance required is usually detailed to you at this time. We can arrange maintenance for you with one of our recommended trades persons or you may prefer to use your own.^ back to top
How many people will be looking after my property?
Our team are trained to work in all areas of Property Management should someone be away for any reason. They all play a part in the leasing and management of your property, from handling enquiries at reception, to processing accounts and applications, leasing and inspecting your property. We have Property Managers and support staff throughout to ensure your property is always nurtured and cared for. We are all part of one team (unlike franchise networks which are often in direct competition with each other).^ back to top
How often can I be paid?
We run statements twice a month. You can choose to be paid once or twice a month with payments made mid and end of the month or the next working day when this falls over a weekend or public holiday. We can also pay any outgoings such as maintenance, insurance and Council rates if required.^ back to top
How will I know what my property will rent for?
You will get the best idea of your property's value in the current market by comparing it to other properties similar to yours. The market plays a large role in determining what amount of rent you will achieve , your agent can assist in advising what the demand for a property such as yours is in a particular area.^ back to top
Q: Do I need landlord’s insurance?
As with any insurance policy, it is not compulsory to have landlord insurance on your property however we strongly recommend that every investment property owner has a specific landlord insurance policy in place for their property. Landlord Insurance protects you in the event of a tenant not paying rent, departing the property early or damaging the property. It also includes public liability and limited cover for contents (eg floor coverings, curtains).^ back to top
Q: How long will it take to find a tenant for my property?
This is a common one and there is no guarantee on how long it takes to rent a property however the better your property is presented, the more realistic the rental amount you are asking, the quicker it will rent out.^ back to top
Water Compliance - 3 Star Wels Rated - Tenants pay for 100% of water consumed
For an owner to be able to charge a tenant 100% of water usage for a property, there is certain criteria the property must meet. For more information about the WELS scheme visit; www.waterrating.gov.au
All new homes are built standard to comply. The builder will provide you with a certificate of compliance upon completion. Older homes however will need a certificate issued by a plumber. Some changes may need to be made to the home in order for it to comply with the regulations.
Water Watcher or Standard Plan - The council have two types of plans;
Water Watcher costs the investment property owner $325 for the connection fee. The water for this plan is itemised on each bill (rates notice) and charged at $1.30 per kilolitre.
The Standard plan is the plan council put each home on as a default and is suitable should your home not comply with the 3 star wels water regulations. This plan is charged at $714 per annum for 772kl worth of water. Any excess though will be paid for by the tenant but is charged at a higher rate of $2.74. Water used for this plan is not itemised on the rates notice.
Regulations do not allow us to bill tenants for water consumed without being able to show proof ie itemised water consumption.
If there has recently been a change to this property, such as ownership or completed dwelling, you are entitled to request a change to your water billing method. You can do this by contacting council via the methods below to request a change. The request must be made within four weeks from the date of this letter and you will require a copy of this letter for the relevant authentication details required to make the change. Any change to your water plan will take effect from the next scheduled water meter reading. Please note: Residential property owners can only change their water billing method during the designated opt in period each year.
Billing the Tenant
Compliant Homes; Provide our office with a copy of your rates notice and we will issue the tenant with a water bill. The tenant has one month to pay the bill and you will be reimbursed.
Non-Compliant Homes; You are responsible for the first 772kl of water for a 12 month period and the tenant must pay for all water consumed over 772kl regardless of the water plan you are on.
We recommend the Standard plan for compliant and non-compliant homes.
The councils contact details are firstname.lastname@example.org^ back to top
What if I want a rent amount that is higher than your recommendation?
You may place your property on the market at whatever rental amount you wish. However, keep in mind that it is market demand that sets the rent, and if the market (i.e. prospective tenants looking for a rental property) think that the asking rent is 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!^ back to top
What if the tenant wants the locks changed?
If the tenant wishes to alter the existing locks or add other security devices to make the property more secure, the tenant must obtain the owner’s prior consent and pay all costs. The tenant must provide the owner/agent with a copy of any new keys.^ back to top
What keys must be supplied to the tenant?
All tenants listed on the Tenancy Agreement must be given a full set of keys. This includes keys to all external doors, windows, garage or letterbox locks. We retain a full master set of keys at the office.
This may necessitate having keys cut at your expense.^ back to top
Who picks my tenant? How do you qualify tenants?
There are two main criteria to consider when selecting a suitable tenant for your property; their ability to pay the rent and their ability to maintain your property in its current condition. We also check their details against a National Tenancy Databases to ensure they have not defaulted on rent or damaged a property in the past. You as the owner will have the final say though. Our team will recommend or not recommend applications based on our processes and findings but in the end the decision is yours.^ back to top