Palmwoods Property Management Book

PROPERTY MANAGEMENT
• Selection •

We are 100% focused on growing your WE’RE 100% FOCUSED
property investments. Guaranteed! ON GROWING YOUR

Palmwoods Real Estate is a local business, owned by local property owners Kath and Byron Miller. PROPERTY INVESTMENTS
Through their collective service to clients, experience and dedication to the industry, they have
• palmwoodsrealestate.com.au •
developed one of the best property management systems in the country. A system that can adapt
to market place trends and ever changing Tenancy Act Laws.

With so many property management agencies in our local market it can be difficult to know whether
you’re getting value for money and that your property is being managed to it full potential.

At Palmwoods Real Estate, we pride ourselves on transparency and believe that honesty is the very best
policy. So let us start that by saying we are not perfect... but we are much better that a great percentage
of other local agencies. And that is very easy to say... so let us back our claim so that you can get a taste

of how you should be treated by giving you a Palmwoods Real Estate guarantee.
Just one of our guarantees to you is:

“If you’re not convinced that we provided a superior level of service in the
first 6 months we will return our service fees from that period back to you.”

So there you go, you have nothing to lose.

Making the move to Palmwoods Real Estate is quick, simple & easy.
Start by calling us today on 07 5445 9699.

Meet Byron and Kath • Present tenant applications to owner for review (with recommendations)
• Approve tenant and complete application process
Byron and Kath Miller are the owners dedicated to achieving a successful
of Palmwoods Real Estate, a dynamic outcome for his clients. He has excellent Once a lease is in place you can expect your property manager
husband and wife team who for the last organisational and time management to provide the following:
four years, have successfully helped skills and is an experienced negotiator
home owners in south east Queensland, who works tirelessly to achieve the best • Itemised listing of property contents and condition at time of rental
buy, sell and let property. possible solution. Byron is passionate • Signed and dated lease agreement
about attracting genuine qualified buyers • Monthly statement of income and any outgoings
Thanks to a history of successful busi- for his clients and understands the • Regular quarterly property inspection reports
ness ventures over the last 20 years, emotions that are involved in selling. • An annual health report to determine the state of your investment
in fields such as IT, finance, marketing He is always keen to deliver above • Advice on how to maximise your tax depreciation and deductions
and franchising, they have acquired expectations and makes the pursuit of • A written guarantee of performance
a wealth of knowledge and expertise excellence his top priority. Byron lives
and make the perfect double act. It’s and breathes property and is totally palmwoodsrealestate.com.au
this combined experience which enables committed to achieving results.
them to have a clear understanding of
what’s required to achieve results in the They say that behind every great man
real estate industry. is an even greater woman. Kath is dedi-
cated to achieving the highest possible
Byron is a perfectionist and self- standards in her position as manager
confessed workaholic who is 100% of the agency trust funds and company
finances and in her role as coordinator
for settlements. Kath’s positive and
outgoing personality allows her to com-
bine the job of being a devoted mother
of two teenage girls and the loving
owner of a menagerie of animals, with
her desire to help property owners enjoy
a smooth and hassle-free real estate
experience. Her solid understanding of
industry processes provides everyone
with reassurance and peace of mind.

Byron Miller Kath Miller

Real Estate Agent Sales Associate

M 0435 493 661 P 07 5455 9699 M 0435 493 662 P 07 5455 9699
E [email protected] E [email protected]

W palmwoodsrealestate.com.au W palmwoodsrealestate.com.au

A COMPREHENSIVE CHECKLIST THE IMPORTANCE
FOR OWNERS PREPARING TO TENANT OF A GOOD PROPERTY MANAGER

A checklist is a really easy way to determine just how much your property Once you’ve bought an investment property, whether it’s for your retirement
manager takes care of. The following items should be on every property or part of your overall plan for a secure financial future, it’s essential that you
manager’s checklist:
appoint an expert to manage it for you.
• Our communication – professional and regular
• Inspect and prepare appraisal of property The costs if you don’t can be enormous. There are many skills
• List items requiring repair or replacement prior to occupancy which separate a good property manager from a bad one:
• Prepare contract and take high quality photos for property listing
• Contact existing database of approved tenants • Tenant stelection – Experienced beginning, exactly what costs
• Advertise property in appropriate agreed locations – online and print/press property managers will ensure that your tenant is liable for. For example,
• Present property at scheduled Open Home only top quality applicants are allowed if your property has a pool, this is
• Review applicants, qualify and process through the selection process. This reflected in water usage and responsi-
avoids the risk to owners of ending up bility for costs such as this should be
with poor tenants who fall behind in made clear from the outset.
rent or damage your property.
• Management fees – Understanding
• Regular evaluation of your the fees that are part of your
investment – A service such as our management agreement is vital,
regular Property Health Check, however a top quality service will
not only ensures that the structure override any concerns you have over
of your investment is sound but also whether your property manager has
reviews comparative rents in your earned their fees. Most reputable
area and makes recommendations for companies will charge around 8%.
increases in line with market trends. If you feel tempted by a lower offer,
check out exactly what services this
• Property maintenance – This type of manager provides.
essential ingredient is often over-
looked. Maintaining your property in • Marketing - There are many
top condition, including the exterior advertising and marketing options
and garden, not only benefits you, but available and a good property manager
ensures that your tenants are happy will make you aware of them all and
and will stay long-term. any costs involved.

• Correct assessment of costs – It’s
essential to establish at the very

palmwoodsrealestate.com.au

OUR CASE STUDIES

If there is one thing that sets a good manager apart from competitors,
it’s the ability to stand back, see the bigger picture and then find a solution.

CASE STUDY 1 CASE STUDY 2
Property A had been vacant for 7 weeks Property B had been rented out at $375 for
because the previous property manager quite a while. Over a period of 12 months
described it as unliveable. Although we we increased the rent to $475 (in line
realised that in the state it was in this was with current market value). Over 5 years
probably true, it didn’t take much imagine this works out to be an additional $26,000.
to see how it could be easily improved. That’s right, $26,000! As an even bigger
bonus, the $100 extra per week turned the
Over a period of only one week, we coordi- property into a positive cash flow invest-
nated handymen, a pool guy and a garden- ment for the owner.
er who brought it back to its former glory
at a cost of only $1200. We then found a CASE STUDY 3
suitable tenant within 7 days. If the $1200 The owner appointed us as property
had been spent on fixing up the property in managers on the Friday. By referring to our
the beginning, the owner would have saved database of already qualified and approved
himself weeks of lost rent. Not only that, tenants, we were able to show the property
the maintenance should have been taken to suitable tenants on Sunday and had it
care of while the previous tenants were in leased by Monday morning at a weekly rent
place, highlighting just what a poor job the of $800. The result? One very happy owner
appointed property manager was doing. and tenant!

palmwoodsrealestate.com.au

VIRTUAL PHOTOS COMMON PITFALLS TO AVOID

There are several scenarios that you want to avoid when renting
out an investment property:

• Renting to friends without an house. It’s not that rottweilers are bad. You
agreement – While this can seem like may just have a preference for such large
a good idea at the time as it saves you dogs to be kept outside. A good property
money in management fees, it only takes manager also ensures that tenants make
one little incident to spoil your friendship an application for any birds or reptiles
forever. Don’t rely on the good nature of (some of which may require a permit).
people to look after your property. Their
values may be vastly different from yours • Missing regular property inspections –
or their idea of a small party may not We know that it’s easy to become so busy
match your own! with the rest of your life, that you skip
your rental property inspections. This is a
• Listing it as pet friendly* – Pets are an golden opportunity for a small problem to
important part of family life, however your become a really large one! For that reason
property manager should ensure that any we recommend that you choose an agent
pets are only on approval of an applica- who insists on regular inspections and who
tion*. The prospect of a small poodle which invites you to come along (if you are locat-
is house trained, doesn’t shed hair and ed within the region). It’s only by regularly
doesn’t bark is quite different from a tenant checking the health of your property that it
with 2 large rottweilers who freely roam the continues to be a good investment.

palmwoodsrealestate.com.au

13 Rainbird Court, TURN!
Palmwoods

Enliven this empty
space with Virtual
Furnitures! Turn
to the next page.

WHAT WE DO ABOVE AND BEYOND FULL COLOUR FLOOR PLANS

We don’t just collect rent – we’re Asset managers and
we look after your property as if it was our own.

Whether you are listing your home for sale with us or allowing us to manage
your investment property, we go out of our way to exceed your expectations

and deliver an extra special service. As part of our property management
service we pride ourselves on:

• Our Communication – • Our Rental Appraisals – Fair but
Professional and regular in line with market expectations
• Our Availability – 24/7 no • Our Express Tenant Service – An
matter what the issue innovative solution which finds
• Our Presentation – High new tenants quickly
standard, both at our open homes • Our service guarantee – A no risk
and in our marketing promise to deliver above expectations

palmwoodsrealestate.com.au

THE SECURITY OF A GUARANTEE

A management guarantee means that choosing your property
manager involves no risk.

Performance Written rental appraisals
Minimum standard Completed within 24 hours of request

Answer Emails Routine inspections
By end of business day or if received Minimum 3 per annum including
late in day, at the beginning of the next day documented suggestions for capital
growth and income improvement (one
Answer return phone calls page Property Improvement report)
By end of business day or if received
late in day, at the beginning of the next day Inspection report sent to client
Within 48 hours of inspection
Processing applications for tenancy
Within 48 hours Maintenance from routine inspection
Contractors arranged within 48 hours
Tenant selection of instructions received
Personal interview with applicants
to ensure suitability Rent Disbursement into Client Account
Within 3 business days of period end date
Handling non-urgent maintenance requests
By end of business day or at beginning Account Statement Availability
of next day Online within 24 hours of rent
Disbursement
Handling emergency maintenance
Immediately or within 1 hour (depending Annual Portfolio Review
on priority). Client to be contacted immedi- Within 10 business days of settlement
ately verbally or written anniversary date

Bond Inspection after keys handed in If you you’re not convinced
Within 48 business hours that we provided a superior
level of service in the first
Refund of Rental Bond 6 months we will return
3 business days unless there are outstand- our service fees from that
ing issues to be resolved with the tenant period back to you.

If the minimum performance standards outlined above are not being met by our property
management team, you will receive one month free management service in the calendar month

following the date of the written complaint. All complaints and disputes are to be in writing.

palmwoodsrealestate.com.au

OUR OPEN HOMES 8 Remington Rise,
Palmwoods
As part of our strategy to attract a high level of interest
in a rental property, at the open for inspection we place flags 16-18 Cardinal Court,
outside to attract attention and provide all interested parties Palmwoods
who attend with a show bag of goodies containing information
palmwoodsrealestate.com.au
about the property.

With other agents, all too often the interview process to apply
for a rental property is intimidating and negative. We attempt
to make ours as fun as possible, thereby attracting a greater

number of enquiries and a better quality applicant.

WE VALUE ADD LIKE NO ONE ELSE THE IMPORTANCE OF LISTS
AND COMMUNICATION

1. We pay you weekly. We maximise your rental OUR DATABASE price reviews. It sounds easy, but you’d be
When rental income hits your account- income by: It’s important when searching for a surprised just how many agents never keep
weekly, it allows you to reduce your loan tenant, to have an already established in contact once they’ve secured a property
and interest being paid faster. Our land- 5. Upgrade your property to the largest and approved database of applicants listing.
lords love maximise their return on their who are looking for a property to rent.
investment ad space on realestate.com.au This saves time and money as the Even before a tenant is secured, we ensure
Get seen by ALL the tenants. credentials are already established and that all applicants’ details are kept on file
2. We have a money back tenants can be contacted as soon as a and a follow up is conducted to determine
satisfaction guarantee. 6. Professionally photography the property property becomes available to rent. the level of interest and suitability for this
We aren’t happy if you’re not. So in the or another property.
first six months try and if you’re not happy Attracts the best tenants. This database is also a bonus for buyers
we will refund all your fees. Simple. who are looking to purchase an investment Once a tenant is in place, we make sure
7. We create a professional colour property. Knowing we have an already we keep everyone in the loop. If repairs
3. We have a honeymoon rate. established database which they can are required we request authorisation from
½ price for the first 6 months Floor Plan of the property. immediately tap into, reassures them the owner, before we proceed. We record
Helps tenants move in before the move it. about the security and potential of their all tenant names and contact numbers and
4. We are locals investment. advise them ahead of time of any inspec-
The owners live in Palmwoods, their kids 8. Hold regular OFI’s tions and renovations. We also provide
go to school at Suncoast Christian College. KEEPING IN TOUCH feedback for tenants as well as owners
Our senior property manager lives here too. Gets them all there at once. Communication is a bit of a buzz word after an inspection.
We support the local community. these days but what it really comes down
7. Have a ruthless application to in property management, is staying It’s important to remember that although
in regular touch with both your owners the property is owned by one person, it’s
screening process. and tenants and keeping them informed actually the home of another and this must
Not everyone is approved. about potential inspections, repairs and always be respected.

“Communication is a bit of a buzz word these days but
what it really comes down to in property management,
is staying in regular touch with both your owners and

tenants and keeping them informed about potential
inspections, repairs and price reviews.”

palmwoodsrealestate.com.au

tHe IMPortanCe oF lIsts
anD CoMMunICatIon

OUR DATABASE price reviews. It sounds easy, but you’d be
It’s important when searching for a surprised just how many agents never keep
tenant, to have an already established in contact once they’ve secured a property
and approved database of applicants listing.
who are looking for a property to rent.
This saves time and money as the Even before a tenant is secured, we ensure
credentials are already established and that all applicants’ details are kept on file
tenants can be contacted as soon as a and a follow up is conducted to determine
property becomes available to rent. the level of interest and suitability for this
or another property.
This database is also a bonus for buyers
who are looking to purchase an investment Once a tenant is in place, we make sure
property. Knowing we have an already we keep everyone in the loop. If repairs
established database which they can are required we request authorisation from
immediately tap into, reassures them the owner, before we proceed. We record
about the security and potential of their all tenant names and contact numbers and
investment. advise them ahead of time of any inspec-
tions and renovations. We also provide
KEEPING IN TOUCH feedback for tenants as well as owners
Communication is a bit of a buzz word after an inspection.
these days but what it really comes down
to in property management, is staying It’s important to remember that although
in regular touch with both your owners the property is owned by one person, it’s
and tenants and keeping them informed actually the home of another and this must
about potential inspections, repairs and always be respected.

“Communication is a bit of a buzz word these days but
what it really comes down to in property management,
is staying in regular touch with both your owners and

tenants and keeping them informed about potential
inspections, repairs and price reviews.”

palmwoodsrealestate.com.au

OUR OPEN HOMES

As part of our strategy to attract a high level of interest
in a rental property, at the open for inspection we place flags
outside to attract attention and provide all interested parties
who attend with a show bag of goodies containing information

about the property.

With other agents, all too often the interview process to apply
for a rental property is intimidating and negative. We attempt
to make ours as fun as possible, thereby attracting a greater

number of enquiries and a better quality applicant.

palmwoodsrealestate.com.au

WHAT We dO AbOve And beyOnd

We don’t just collect rent – we’re Asset managers and
we look after your property as if it was our own.

Whether you are listing your home for sale with us or allowing us to manage
your investment property, we go out of our way to exceed your expectations

and deliver an extra special service. As part of our property management
service we pride ourselves on:

• Our Communication – • Our Rental Appraisals – Fair but
Professional and regular in line with market expectations
• Our Availability – 24/7 no • Our Express Tenant Service – An
matter what the issue innovative solution which finds
• Our Presentation – High new tenants quickly
standard, both at our open homes • Our service guarantee – A no risk
and in our marketing promise to deliver above expectations

Turn!

Enliven this empty
space with Virtual
Furnitures! Turn
to the next page.

VIRTUAL PHOTOS

palmwoodsrealestate.com.au

a CoMPreHensIve CHeCKlIst
For oWners PreParIng to tenant

A checklist is a really easy way to determine just how much your property
manager takes care of. The following items should be on every property
manager’s checklist:

• Our communication – professional and regular
• Inspect and prepare appraisal of property
• List items requiring repair or replacement prior to occupancy
• Prepare contract and take high quality photos for property listing
• Contact existing database of approved tenants
• Advertise property in appropriate agreed locations – online and print/press
• Present property at scheduled Open Home
• Review applicants, qualify and process

• Present tenant applications to owner for review (with recommendations)
• Approve tenant and complete application process

Once a lease is in place you can expect your property manager
to provide the following:

• Itemised listing of property contents and condition at time of rental
• Signed and dated lease agreement
• Monthly statement of income and any outgoings
• Regular quarterly property inspection reports
• An annual health report to determine the state of your investment
• Advice on how to maximise your tax depreciation and deductions
• A written guarantee of performance

palmwoodsrealestate.com.au

We are 100% focused on growing your
property investments. Guaranteed!

Palmwoods Real Estate is a local business, owned by local property owners Kath and Byron Miller.
Through their collective service to clients, experience and dedication to the industry, they have

developed one of the best property management systems in the country. A system that can adapt
to market place trends and ever changing Tenancy Act Laws.

With so many property management agencies in our local market it can be difficult to know whether
you’re getting value for money and that your property is being managed to it full potential.

At Palmwoods Real Estate, we pride ourselves on transparency and believe that honesty is the very best
policy. So let us start that by saying we are not perfect... but we are much better that a great percentage
of other local agencies. And that is very easy to say... so let us back our claim so that you can get a taste

of how you should be treated by giving you a Palmwoods Real Estate guarantee.
Just one of our guarantees to you is:

“If you’re not convinced that we provided a superior level of service in the
first 6 months we will return our service fees from that period back to you.”

So there you go, you have nothing to lose.

Making the move to Palmwoods Real Estate is quick, simple & easy.
Start by calling us today on 07 5445 9699.