Phone AMKAR today: (08) 7325 7728 | Email: info@amkarrealestate.com.au

Landlord Information

Some useful tips for Landlords

All Landlords who sign up with Amkar Real Estate will be distributed with a comprehensive and detailed Landlord Handbook.

Specifying matters such as how to prepare your property for rent, detailed rental processes, landlord obligations & rights plus much more.

In addition to that we have included some general information below useful for all who are considering renting out a property with Amkar Real Estate.

MAXIMISING YOUR RENT

How Do You Determine The Best Rent For My Property?

We always strive to get you the maximum rent possible; however we also must keep in mind setting the correct market rent to get your property rented as soon as possible. Both factors are important to present your property on the market successfully for rent.

To do this, we consider these factors: 

a) Demand– Is there a high or low demand for properties at present. This can be seasonal and affected by a number of factors.

b) What Is Available Now– We look at properties currently available for rent in the newspaper and/or the internet, and consider their location and features for comparison to calculate a maximum rent for your property

c) What We Have Rented Right Now– We compare your property with what we have currently rented, taking into account property location and features.

These factors allow us to give you enough information to set the right rent for your property.

What if I want a rent amount that is higher?

You may place your property on the market at the rental amount you wish. However keep in mind that it is the market demand that sets the rent, and if the market (prospective tenants looking for a rental property) deem the amount of rent 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!

How is the rent reviewed during the time that you manage it?

When we need to secure you a new tenant, we will always review the rent against market conditions. This will also be done at lease renewal time, or at other times when required. We will always contact you for your permission before the rent is increased.

TENANT SELECTION

How does someone apply for my property?

We always ask that the prospective tenant fill in an application form, signing giving permission for us to check the information provided. We will never discuss an applicant with you without this application form completed prior to contacting you.

What if an applicant contacts me?

If in the unlikely chance a prospective tenant contacts you to discuss their application, or in fact ask questions regarding their rejected application, we insist that you simply request that they contact us (your agent). If they persist we insist that you do not discuss anything further to avoid unnecessary problems and complications.

How do you check an applicant?

With the information provided we confirm their payment and tenancy history by calling their current and/or previous landlord/agent as well as confirming their employment, checking them against a National Tenancy Internet Database to see if they have been lodged as a bad tenant by a previous agent.

In some cases where an applicant may not have a tenancy history we try and confirm other information that may give us insight to show their ability to maintain a tenancy in your rental property, for example a stable employment history.

In some cases where this is not possible we may simply reject the application.

What reason do you have to give the applicant to reject their application?

Legally we do not have to give a reason and by industry practice we never give a reason.

Who selects the applicant for my property?

You do! We will simply give you the information we have collected and by using our experience give you a possible guide as to the tenancy outcome, but at the end of the day it is always your choice!

Do you guarantee the tenant?

We can never guarantee any approved tenant for your property. We can only attempt to collect information on their past history and confirm their income arrangements. As their paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a landlord risk that comes with allowing someone else to rent your property!

THE MARKETING OF YOUR PROPERTY

What Do You Do To Advertise My Property?

Once we have a signed Management Agreement authorising us to act on your behalf, we list your property in the following forms of advertising:

1. Internet

Your property along with photos is entered onto the following websites, maximising coverage to any prospective tenant using the Internet to locate a rental property.

a)  www.realestate.com.au

b)  www.amkarrealestate.com.au

c)  www.domain.com.au

d)  www.rent.com.au

2. Newspaper

Whilst not used for all properties as the majority of prospective tenants will enquire through online advertising, properties that are in need of higher exposure and upon the landlords request will be advertised in the local newspaper at cost.

3. Tenant Database

As a full service real estate agency, we record prospective tenants details in our database. If a property comes up that we think they may be interested in we will contact them to inspect the property.

4. Signboards & Brochures

For higher end properties and those that require extra exposure, we may organise for a professional signboard and brochures to be distributed.

5. Professional Photos

We will organise a professional photographer to take photos of your property to be used throughout the advertising campaign.

We will erect a ‘For Lease’ sign on your property within 2 working days of listing (if signs are agreed to).

We will place a listing for your property on all the real estate websites that we subscribe toand each listing will include at least 6 photographic images of the property.

Your property will be accurately described and advertised and if mutually agreed to by us be placed in the local newspapers.

We will conduct an unlimited number of private viewings of your property and at least one ‘Open for Inspection’ each week until the property is leased (subject to access provided to us by any current occupant).

All property viewings will be carried out by one of our representatives (we do not give out keys to prospective tenants).

We will update you on the status of your available property at least twice each week and provide you with a weekly marketing report until such time as the property is leased.

LEASING YOUR PROPERTY

All information and references provided by tenancy applicants will be verified by us within 1 working day of receipt.

All tenancy applicants will be screened.

Unless you instruct otherwise, all potentially suitable tenancy applications will be referred to you for a decision.

We will lease your property for the rental amount nominated in the Management Agency Agreement between us unless changes are permitted with your approval.

Subject to the tenancy commencement date and the tenant’s availability, we will prepare the tenancy documentation within 2 working days of tenancy approval.

RENT COLLECTION

We have a zero tolerance rent arrears policy.

We will follow up all rent payments in accordance with:

– Our fully documented arrears process, and

– The requirements of the relevant legislation

Should your tenant get to 16 days in arrears, we will contact you to seek your instructions regarding possible termination of the tenancy.

Should termination of the tenancy be necessary, we will keep you informed throughout the legal process.

You will be advised once the rent arrears have been paid by the tenant.

RENTAL MONIES

All monies received by us will be banked into your nominated bank account, within 2 working days of our Rent Statement close off date, providing there are no accounts to be paid.

We usually provide you with 2 monthly rent payments (15th and 30th) unless you require otherwise.

REPAIRS & MAINTENANCE

All non-urgent repair requests from tenants will be attended to within 2 working days of receipt.

We will not arrange any repairs to your property without your knowledge and approval (unless the repair is defined as “urgent” under the Residential Tenancies Act).

We will attend to any “urgent” repair requests within 4 hours of receipt.

All reasonable steps will be taken to obtain the best pricing for your repairs and maintenance.

We will only use appropriately licensed and insured tradespeople for any repairs or maintenance work to your property.

We will provide you with a copy of invoices for all work arranged on your behalf for the property.

TENANCY AGREEMENT RENEWALS

We will review the tenancy agreement for your property 90 days prior to its expiry.

Unless you instruct otherwise, we will offer the tenant a renewal of tenancy agreement for the same period as the initial agreement at the same rent (or a higher rent if the market justifies it).

You will be advised if the tenant does not want to renew their tenancy agreement.

PERIODIC INSPECTIONS

We will carry out at least 4 periodic inspection of your property each year and provide you with a detailed report each time.

TENANT VACATING

On receipt of a tenant vacating notice we will:

–  Advise you by phone, letter, fax or email

–    Confirm the details in writing to both you and the tenant

–    List the property on our website & put the agreed advertising plan into effect within 1 working day

–    Prepare all necessary vacating documentation

–    Arrange access for viewings by prospective tenants

A pre-vacating inspection will be carried out to check for any potential problems with the property.

After the tenant vacates the property:

–  Process the tenant’s rental bond refund within four working days

–  If deductions from the rental bond are considered necessary, full details will be provided to both you and the tenant

–  Complete all necessary documentation to finalise the rental bond within a further 2 working days

PROPERTY DISBURSEMENTS & STATEMENTS

All agreed property disbursements will be paid on your behalf prior to the due date (subject to the availability of funds).

Your Rent Statement will be sent to you within 2 working days of our monthly close off date.

Your Rent Statement will be personally checked by your Property Manager prior to being forwarded to you.

We will provide you with an accurate Annual Income and Expenditure Statement within 30 days of the end of the Financial Year.

GENERAL COMMUNICATION

Our office hours are Monday to Friday 9-5.30pm, however we are on call 24/7. You may contact one of our representatives at any time on their direct mobile or email, which will be provided to you.

We will respond via:

Telephone Messages within 4 hours

Email within 24 hours

We will promptly advise you of any pertinent matters affecting your property or the tenancy.

COMPLAINTS HANDLING

Tenant’s complaints received in writing (i.e. fax, letter, and email) will be acknowledged within one working day.

All complaints will be formally recorded and responded to within two working days.

DOCUMENTATION

We will provide all documentation in clear and concise English.

We will ensure that all documentation is accurate and complete.

All property condition reports will be comprehensively and accurately completed.

Copies of all documents that we sign on your behalf as agent will be forwarded to you (unless you instruct otherwise).

PERSONAL INFORMATION

All personal information will be held in the strictest confidence and will not be released to a third party without written authorisation.

All updates and corrections advised to us will be recorded in our system within one working day.

PROFESSIONAL STANDARDS

The highest standards of honesty, integrity and professional practice will be conducted in compliance with the Code of Conduct of the Real Estate Institute of Australia and in accordance with the Residential Tenancies Act.