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Specialists in Investment Property Sales and Management
RENTAL PROPERTY OWNERS Take This Simple Quiz to Evaluate Whether Your Real Estate Agency Is Doing Everything They Can To Help You Save Money, Avoid ‘Bad-Egg’ Tenants, Protect Yourself and Your Property, and Maximise Your Return On Investment...
Question # 1: Has your real estate agent increased the rental price of your property by at least 8-10% over the last 12 months [ ] Yes [ ] No
Did you know that according to BIS Shrapnel, your rent should have increased around 12% over the last 12 months.
That’s an extra $780 - $1560 in your pocket if your property currently rents for $300 per week.
So if the rent you're receiving hasn’t increased over the last 12 months, your property is probably being under rented and you’re missing out on hundreds... even thousands of dollars.
Trial the My Agent Realty Property Management Service For Free without obligation.
Question # 2: Has your real estate agent told you how to avoid the risks associated with tenants defaulting on their rent, how to avoid damage to your property, or how to avoid being sued if your tenant injures themselves? [ ] Yes [ ] No
Would you like to know how to eliminate almost all your concerns about owning a rental property: problems like tenants defaulting on their rent or tenants damaging your property?
How about tenants injuring themselves on your property and deciding to sue you? What if you could do all this for just $255 a year as a result of landlord protection insurance? But be warned not all policies are the same.
If you knew which policies to avoid, wouldn’t that give you peace of mind and allow you to sleep easy at night?
Have you been informed on how to minimise your risks by using the right landlord protection insurance?
If not don't worry you can trial the My Agent Realty Property Management Service For Free without obligation.
Question # 3: Has your real estate agent told you how many properties each member of their property management team looks after? [ ] Yes [ ] No
How many properties can a single property manager provide a quality service to? A ratio of 1 staff member to 140 properties is widely known in the industry as a comfortable figure, however there are many agencies that have in excess of 200 properties per staff member on their books, making it virtually impossible for them to do their job properly.
At My Agent Realty our property managers handle a maximum of 100 properties.
The first thing a busy property manager gets behind on is routine inspections. They should be conducted at least every 12 weeks.
This leaves you at risk of tenants doing significant damage to your property.
When was the last time your agency conducted a routine inspection on your investment property?
Question # 4: Has your real estate agency told you whether they give YOUR keys to tenants to look through your property? [ ] Yes [ ] No
Did you know there’s some “sales based agencies” that hand out keys to tenants because their property managers can’t be bothered showing tenants through vacant properties?
What’s wrong with this: Firstly, a prospective tenant has unsupervised access to your property and they can easily make copies of the key.
The thought that a stranger is wandering the streets with a key to your home – is a scary thought for both you and your tenant.
There’s also the risk of appliances being left on, or the house not being locked after the inspection, leaving you at risk of uninsurable theft. (yes, if someone steals from a property and you gave them the keys, it cannot be insured).
Do you know if your keys are being handed out to strangers?
Question # 5: Has your real estate agent shown you what checks they do on tenants to ensure you don’t end up with a ‘bad egg’? [ ] Yes [ ] No
A business mentor once said that when dealing with staff you should hire slow and fire fast. Taking time to properly evaluate anyone you are dealing with whether a staff member or a tenant for your property is critical to the success of your relationships.
Does your property manager do their due diligence before handing over a lease to a new tenant? For instance, do they:
A. Check out tenancy information databases (a log of people who have been bad tenants right across Australia).
B. Get payslips to ensure the tenant can afford the rent (ensuring the rent is not more than 30% of their income).
C. Get a reference from their previous rental manager.
D. Collect 100 points of ID.
E. Conduct a 30 minute interview with them prior to signing the lease.
Some property managers just can't be bothered but not us
Question # 6: Has Your Real Estate Agent Shown You When To Rent Out Your Property In Order To Maximise Your Rental Returns And Find Someone Fast? [ ] Yes [ ] No
Did you know the level of rental enquiry for properties is lower and higher at certain times of the year? For instance, there is a higher demand for rental properties in months such as January / February for several reasons.
Firstly, university take ins start early in the year so there’s lots of students looking for accommodation. Corporate transfers also take place at this time because business slows down, furthermore it’s the most common time for people to migrate to Brisbane.
On top of this, it is the start of a new school year which means people finishing school move, and parents who don’t want to interrupt their children’s education also prefer to move during the summer holiday break.
It makes sense therefore, that there is a greater demand at this time of the year and the statistics all support this theory.
Has your real estate agent told you that with a little negotiation you can achieve a premium rent by organising the lease on your property to only expire during the busy periods of the year?
Do they even know the four different high demand months when you should be looking to lease your property?
What about the one low demand month which should be avoided at all costs?
I bet your property manager wouldn't have a clue, but don't blame them, instead trial the My Agent Realty Property Management Service for free without obligation
If you answered yes to five or six questions, then stay where you are.
Your real estate agency is doing a pretty good job and you should stick with them as they are one of the rare few professionals in this industry.
However if you answered no to two or more questions, then please don’t get angry at your real estate agent. They are very likely doing the best job they can.
Just like a GP medical doctor cannot perform heart or brain surgery... just like a general mechanic cannot fix high end European cars like someone who focuses only on those cars...
A general real estate agent that does a bit of everything (residential, land sales, commercial, industrial etc) probably wouldn’t the best property manger; they just don’t have the time.
At My Agent Realty we focus on the needs of real estate investors. In fact, we believe in the quality of our service so much that we are offering rental property owners the chance to have their property managed for 3 months absolutely FREE.
So why are we Offering Investors the chance to have their property managed for free for the three months.
It’s really quite simple. We have looked at our figures and realised that most of our clients who use our service stay with us forever…
And 94.2 % of My Agent Realty clients say they would happily refer our services to their friends and relatives (based on a recent survey).
So we know we’ll get a high percentage staying with us and receive loads of new referrals.
And even after the trial period is up, we're backing up our service with the following guarantee...
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This is a copy of the information pack we send out to owners of rental properties
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Specialists in Investment Property Sales & Management
Thank you for considering our office to manage your property.
Using a professional agency to manage your property alleviates you from the pressure of having to deal with tenancy issues.
Our property management philosophy is simple: we treat your property as if it were our own.
You can rest assured that we are caring for your investment professionally and responsively.
All of our property managers are full-time managers who do not sell real estate.
Because this is our only career, we devote a tremendous amount of time and energy to staying current on market conditions and rental laws.
We attend regular professional and continuing education seminars
Experience and education count!
Our property management team has the experience and resources to find quality tenants, minimize vacancy, maximize our rental income, prevent problems before they arise, and deal with situations quickly, efficiently, and legally.
We look forward to helping you professionally manage your real estate investment.
We will not only act in your best interests at all times, but we also ensure that the tenants placed in your home will be of the highest standard (We check them out thoroughly, and then phone you before approving them).
We have a smaller Property Management Portfolio than some other companies, which means all our clients get very personalised service.
We use all the latest Property Management computer software available which allows us to run the business very efficiently.
If you have any queries please contact me personally on (07) 3208 3493 or 0421 046 273
Yours sincerely
Kate Miner Senior Property Manager
P.S. Changing rental managers can be risky, so to minimise the risk we invite you to try our service free for 3 months.
That means you pay no fees, charges etc for 3 months.
Then you can decide to stay with us or move on (we have a 100% retention rate).
To make your move even easier we will make all of the arrangements with your present Property Manager, you won’t have to contact them at all.
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John Miner
About My Agent Realty
My Agent Realty opened its doors in South East Queensland in March 2001 with our Underwood office.
The business was founded by John Miner who has been involved in the Queensland Real Estate industry since the early 1980’s.
John has a diploma in Business Management (Real Estate).
After working in several different offices John saw the need to offer something different for the local people.
John was the first in Queensland to offer negotiable commissions which is a trend that continues and grows to this day.
He also saw a need to provide exceptional service for his clients using the latest technology available. In March 2006 My Agent Realty moved to The Argonaut Centre, Slacks Creek.
With his wife Kate and other staff looking after sales, John and Michele take care of the property management.
Our high profile office is ready and well positioned to assist all clients and customers with their rental property management and acquisition needs.
At My Agent Realty we understand that buying or selling an investment property is one of the biggest decisions you’ll ever make.
Naturally, you want the best possible outcome… you also want sound advice from people you can trust and discreet professional service you can count on.
My Agent Realty is not just another real estate agency; we are a boutique agency which means we purposely have a small rent roll so we can give all of our valued clients and customers the very best service.
We pride ourselves on being different in many positive and innovative ways that give our clients a significant edge when renting, buying or selling an investment property.
We strive to continue to produce award winning results, with the enthusiasm, expertise and tenacity necessary manage your property as if it were are own.
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Management Fee 8% plus gst (inclusive)
Our Services Include:
* Erection of “FOR RENT” signboard at property
* Advertisement on the internet
* Advertisement in the newspaper (if required)
* Four picture colour Window Card
* Listing on our “FOR RENT” brochure
* Conduct unlimited “Open for Inspection” at property
* Conduct unlimited number of private inspections at property
* Quarterly inspections with thorough written report
* Regular drive pasts
* Preparation and signing of new Rental Agreement
* Lodgement of Rental Bond to RTA
* No charges for phone calls or postage
to tenant or you
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Letting Fee (if required) First weeks rent plus GST (Standard Fee)
* Rent reviewed with every new lease and renewal of lease
* Thorough Entry Report with photo’s
* Organisation of maintenance
* Organising of quotes on renovations or repairs
* Payment of Council Rates, Body Corporate Fees or Maintenance Invoices
* Mid or/and Monthly Statements
* Annual Income and Expenditure Statement (for your income tax return)
* Preparation and lodgement of insurance claims (if required)
* Prospective tenant approval on database
* Preparation of lease renewals
And so much more…..
For your FREE no obligation Rental Appraisal or any other questions you may have, please feel free to call Kate on 3208 3493 or 0418 772720 any time. |
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Tenant Selection
This would be the most important decision of all to be made in regard to your property.
In choosing the correct Tenant, everything else should and usually is trouble free.
It is important to understand you are wiser to wait for the right Tenant to come along than proceed with an applicant that is sub-standard.
The result could end up costing a lot more than the weeks rent it may have cost you by waiting.
We must allow any person to view a property then allow that person to complete a comprehensive application form.
The application is then accepted or rejected on the following basis:
Current and previous rent references checked thoroughly Financial ability to repay rent assessed. Employment details including salary confirmed. Previous rental history check Personal references checked.
Only when all of the above checks are completed is this information passed on to the Lessor for discussion.
Inspections
A comprehensive typed inspection report is completed by our office prior to the Tenancy commencing.
Under no circumstances do any of our Tenants write their own inspection report.
Attached to the entry inspection report is a minimum of 5 exterior and interior photographs of the property.
The Tenant then has three days to check the report, make any amendments and return the report to our office signed.
Should this report not be returned within 3 days then no alterations can be accepted.
The report is then photocopied with a copy to the Agent, copy to the Less or and the original stays with the Tenant.
You will also receive at least two periodic inspection reports per year.
The first inspection takes place prior to the Tenant being at the property for 3 months and subsequent inspections from 3-6 monthly.
Statements
Your monthly statement is mailed from our office on the first working day of each month.
Your funds are deposited into your bank account on this day also and are deposited as cleared funds so you may have immediate access to your rental income.
An option to have your rent money banked on the 15th of the month as well as the 1st of the month is available to you at no extra charge.
A full financial summary of the year’s events will be sent to you at the end of June for your taxation purposes.
We are happy to pay any relevant accounts on your behalf such as Council Rates, Body Corporate Fees etc.
Maintenance
We are very fortunate to have extremely competent and trustworthy tradespeople.
You can be assured their work will be of the highest standard, the best price and guaranteed.
All quotes are obtained free of charge.
Our tradespeople must complete a Contractor Appointment Form which is updated annually.
This form gives information regarding their licences, accreditation, certificates, insurance policies and lists their rates and charges.
Insurance claims can be completed by our office on your behalf and sent to you for your signature if necessary.
Under the Act. Tenants have no obligation to carry out any maintenance on the property.
Tap washers, gutter cleaning and pest control are the owner’s responsibility.
Security
We request you supply us with two full sets of keys for your property.
One full set is given to the Tenant with the second set remaining in our office.
Our office keys are tagged and coded, no addresses are listed on the keys.
The Tenant’s set of keys are photocopied and signed by the Tenant at the time of taking possession of the property.
When the Tenant vacates, the returned keys are matched with our photocopy.
The Residential Tenancies Act states that each external door must have at least one working lock with a key and all windows must lock when closed.
Communication
Communication is very important at our office and you will be contacted on a regular basis to keep you informed and up to date.
We also issue a regular newsletter advising current market trends, local news and information, finance information and changes to Legislation.
We also invite input from Landlords for our Newsletter.
Be assured that no Tenant will be selected for your property without first discussing the application with you and no tenancy will be renewed without your approval.
You will be notified immediately should your Tenant give notice or should your tenant wish to renew your lease.
Should we be unable to contact you by telephone, we will forward written notification.
GST
There is not GST applicable on rental income; however you will pay GST on outgoings such as, management fees, letting fees, advertising, body corporate levies, maintenance etc.
Your annual financial statement will advise you of the total GST paid for the year.
Unfortunately, any GST amount that has been paid cannot be applied as a credit against GST received unless you are registered for GST and have an ABN.
Water
Under the Residential Tenancies Act, a Tenant can be charged for any water used over the local Council’s deemed average consumption.
The average consumption for Brisbane and Logan is currently 365 kilolitres per 6 month period.
Should you receive a water consumption notice with usage in excess of 55 kilolitres per rates notice, advise our office and we will forward an invoice to your Tenant for re-imbursement.
Arrears
Our office has a strict procedure on arrears control.
A listing of Tenants in arrears is printed daily.
Any Tenant who is in arrears is contacted immediately by telephone or mail and advised their rent has not been received.
Should rent remain outstanding for seven days, in accordance with the Residential Tenancies Act a notice to remedy breach is issued.
This notice advises the Tenant formally that they are in breach of their agreement and they have seven days to remedy that breach and have their rent in advance.
Should the Tenant remain at the property following the expiry date of the notice to leave, an urgent hearing for an eviction order will be requested from the small Claims Tribunal.
There is never, under any circumstances any exceptions to this procedure unless under instruction from the owner of the property.
Notice periods
Please be aware, our office will not operate outside of the Residential Tenancies Act at any time.
Failure to abide by notice periods as stipulated can result in penalty fines and in severe cases loss of license.
We respectfully ask that you do not ask us to give a Tenant any less than the prescribed notice periods:
Please Note: all notices are to be in writing and on the prescribed form.
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WHAT SOME OF OUR DELIGHTED OWNERS ARE SAYING… (We have many more testimonials in our office)
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MARKETING YOUR PROPERTY This is a list of the Internet & print based media we use
Newspapers & Magazines Albert & Logan newspaper (as required) Courier Mail (as required) Homes Pictorial Other Office Rental List (for people calling into the office) Window Card with 4 photos Office Data Base
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Internet Realestate.com.au Domain.com.au Homehound.com.au Realestateview.com.au rewa.com.au Myhome.com.au We use other media as required
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A high profile sign is used at the front of the Property
A Rental List for given to potential renters that call into our office
Our Window Card (We get an average of 200 people a day looking at our window)
THANK YOU FOR CONSIDERING MY AGENT REALTY TO MANAGE YOUR PROPERTY
Please call John on 0418 772720 or 3208 3493 for further information.