Management Prospectus

Property
Management
Professionals

Everton Park

LJ Hooker, the strongest
name in Real Estate.

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LJ Hooker
welcome to the family

GET SOME HELP WITH THE UPS
& DOWNS FROM SOMEONE
W H O K N O W S T H E INS & OUTS

Thank you for the opportunity to present information on
the services provided by LJ Hooker Everton Park for the
management of your investment property.
Our company strives at all times to Professionally Service
your total Real Estate needs - maximising your financial
position & creating a “Client For Life”.
We’ve such a great team at the Everton Park office with
an array of local knowledge that spans over 30 years.
We’ve seen the peaks and troughs over the years, so
can share our experience to support you through any
variances in the market.
We would be delighted to provide further information
on the items in this prospectus or answer any questions
regarding your investment property.
We look forward to hearing from you.
Regards,

John Hooker

OUR MISSION

To provide the very best of care for your property while protecting
your investment and maximizing your rental return.

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Our Services

property management

3T H E S T A G E S O F P R O P E R T Y M A N A G E M E N T

1 - Prior to Tenancy

• Inspection of your property
• Organisation of any repairs or improvements
• Smoke Alarm & Pool Certificate Compliancy
• Advertising of the property - A Full Set of High Quality Photographs
• Screening of prospective tenants
• Prepare Entry Condition Report & Take Photographs

2 - During the Tenancy

• Monitor and disperse rent collected
• Coordination of maintenance
• Prevention of rent arrears
• Quarterly inspections and reporting to you
• Resolution of any issues or breaches

3 - Ending & After a Tenancy

• Issue and/or collect the Notice of Intention to Leave
• Inform tenants of correct handover procedure
• Collect all keys
• Perform an Exit Condition Report
• Return or withhold bond
• Ensure property is ready for next tenancy

ljhooker.com.au/evertonpark

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Professional Fees

residential properties

The fee structure for LJ Hooker Everton Park covers all services set out in this prospectus. We
are confident that you will be suitably impressed in the manner with which we deal with our
clients’ requirements and our willingness to provide every possible service for the smallest or
largest properties. We are confident that our fees really do represent value for money.

Management Fee:

5% Rent Collection Fee plus GST
3% Management Fee plus GST
i.e. 8.% plus GST based on a rent of $500 per week = $44 Management Fee (Per Week)

Letting Fee:

Equivalent to one weeks rent plus GST (payable when tenant in place).
No Charge for negotiating and implementing renewal leases.

Administration Fee:

Telephone, emails, bank charges, stationery, etc. = $7.70 per month GST inc.
One off charge for reprint of statements = $5.50 GST inc.

Advertising:

No Charge.

How Do We Compare? Audit Trail & Trust Account

8.5% + GST Professionals Real Estate We are independently audited three times per year
8.5% + GST Elders Real Estate with one visit announced and two un-announced.
8.5% + GST Ray White Real Estate Plus, our dedicated Trust Account Manager handles
8.0% + GST LJ Hooker Everton Park all your financial transactions and documentation:
7.5% + GST First National Real Estate
• End of Month disbursement of monies
• End of Month Statement

• Settlement of Creditor Invoices
• End of Year Statement

WHAT DO OUR FEES INCLUDE?

The Management Fee The Letting Fee

A fee equal to 8% plus GST of one week’s rent is Each time the property has a new tenant a fee
charged for the continual tasks completed in the equivalent to one week’s rent plus GST will be
day to day management of your property. charged for the following services. These are all
These tasks include but are not limited to: essential to successfully let your property:

• Rent Collection • Comprehensive Entry Condition Report
• Rent Arrears tracking & reporting • Full set of property photographs
• Rent deposited to you • Attending the property for viewings
• Income & Expenditure reporting • Processing Tenancy Applications
• Maintenance management & reporting • Verification of applicants & reference checking
• Tenant Management & reporting • Access tenant database services
• Property Inspections • Applicant identity and income verification
• Property Reporting with photos • Selection of a qualified tenant
• Lease Renewals • Lease documentation preparation
• Legislative Act requirements • RTA Bond lodgement & remittance
• Correspondence • Thorough lease sign up

WHAT ABOUT ADVERTISING?

We are constantly promoting your property - we
believe that utilising quality photographs along with
a comprehensive presentation on Australia’s main
real estate websites will generate the right tenant
and...

ljhooker.com.au/evertonpark

Residential | Commercial | Rural | Finance

Landlords

what you need to know

MAINTENANCE

Tenants are required to fill out a maintenance request form detailing the nature of the repair and
whether they give consent for access to the property while that aren't home. All maintenance
reported will be referred to you for instructions prior to instructing a tradesperson. It is our duty to
pass all requests for maintenance on to you, even if we believe they may not be viable requests at
the time, it is our way to keep you informed and in control.

EMERGENCY REPAIRS

Emergency repairs are rare, however, if an emergency is reported and our office cannot reach you on
any of the numbers provided we will act on your behalf, and best interests, to have the repairs made
promptly. This falls in line with your instructions in your Management Agreement. Some examples
of emergencies are burst water pipes, electricity outage, or leaking hot water system and so forth.

SMOKE ALARMS / SAFETY SWITCHES

The Fire and Rescue Services Act 1990 requires that each rental property must have compliant
smoke alarms on each level of the property. These alarms must be serviced at least once per year
as well as prior to each tenant taking up residency in the property. It is the tenants obligation to
ensure that the alarms are cleaned, tested and batteries replaced throughout the term of their
agreement. We contract Smoke Alarm Solutions to perform the pre-tenancy checks on your behalf.
There is a small fee to ensure the smoke alarms are working and they supply you with a certificate of
compliancy.
Every rental home must have a working Safety Switch.

POOLS & SPAS

Properties with pools &/or spas are required to have a pool safety inspection prior to the property
being let. A copy of the certificate must be held in our office as well as one copy given to the tenant
when they sign the lease. The certificate does incur a fee and is valid for two years. We can organise
this for you through local pool service providers if required.

LANDLORD INSURANCE

Landlord insurance isn't compulsory, but we do still recommend you maintain a current policy.
Ensure the policy is with a reputable company that specialise in landlord insurance and also check
that the policy covers loss of rent and malicious damage. Although claims are very rare, it is better
to be safe than sorry.

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ROUTINE INSPECTIONS

By law the agent is only allowed to enter the property up to four (4) times per year for routine
inspections and we must provide a tenant with a minimum of 24 hours notice (in writing) of our
intention to attend the property. We physically carry out three (3) inspections per year and save the
fourth for you to inspect with us at any time with 14 days notice.

The inspections take 15-20 minutes and we look for any current or future maintenance items and
make sure the tenant is keeping the property in good order. We then fill out our report and email
this to you for your records.

EXCESS WATER

If your property is fully water compliant you are allowed to pass on all water consumption charges to
tenants provided all the minimum criteria have been met:

• rental premises are individually metered, and
• rental premises are water efficient, with water fixtures a WELS (Water Efficiency Rating &

Standard) rating of 3 stars or higher; and
• the tenancy agreement states the tenant must pay for water consumption.

If a tenant leaves half way through a billing cycle we can organise a plumber to locate the meter and
provide the meter reading for calculation. In a majority of cases this cost outweighs the value of the
water used.

Another option is - The tenant receives an allowance of up to 50 kilolitres per quarter included in
their rent. If you receive a water bill with more than 50 kilolitres used, we can recover the excess for
you from the tenant at no cost.

FAIR WEAR & TEAR

When a tenant vacates a property they are required to leave it as close as possible in the same
condition as when they moved in with fair wear and tear excepted.

The Residential Tenancy Authority states that “the term fair wear and tear is not defined in the Act or
the tenancy agreement.” The standard terms of the tenancy agreement gives an example that fair
tear and tear may be “wear that happens during normal use” or “changes that happen with ageing.”

We need to be mindful that the tenant has “lived” in the property and that some level of wear and
tear will be normal. The Entry Condition Report that we prepare, plus the photographs we take upon
entry, are pre-cautionary and vital to this issue when a tenant vacates.

ljhooker.com.au/evertonpark

Residential | Commercial | Rural | Finance

Your Local Team

experienced & reliable

Choosing the right agent can make a BIG difference to how your property is managed, so you
can’t go wrong choosing the team that has been in the heart of the Everton Park area for over
40 years!
LJ Hooker Everton Park is a dominant and well established Northside business with a long
history of providing outstanding service to the families of our area under the direction of
Principal, John Hooker.
Our Property Management team of eight based in the Everton Park office have intimate local
knowledge and detailed experience of rental property values in the region, plus exclusive tools
and strategies to give you peace of mind while we take care of your property.
We are a full service office with our sales division made up of some of the longest standing
sales agents in the area. We have an exceptional record of delivering outstanding outcomes for
our clients.
With all of your real estate needs being taken care of by this great award winning team it really
is true that when it comes to Northside real estate…

“Nobody does it better.”

What Happens Next

come join us

It’s a very simple process:
• We view your property and provide a Rental Appraisal
• We prepare your Management Agreement for Signing
• You organise your Landlord Insurance
• Arrange for a Pool Certificate (if applicable and we can arrange this for you)
• Arrange for Smoke Alarm Compliancy (we can arrange this for you)
• The property is cleaned and prepared for tenants
• Hand Over of Keys to our Office

We then complete the first stage of Property Management as outlined on Page 3.

Thinking of Changing from Another Agency?

Are you currently with another agency? Not a problem, you can still transfer your property to
LJ Hooker Everton Park.
You can change managing agents without affecting the tenancy in any way, even if your property is
tenanted and on a current lease.
All management agreements have a notice period for termination, usually a minimum of 30 days,
but can be up to 90 days with some agents. To simplify things, you can choose not to call your
current agency - we can send the appropriate documents to the agent on your behalf and make
arrangements to collect all your files, keys and other necessary documents. We will notify the
tenants prior to the new management commencing, so they are well aware of the upcoming
change of management. This allows us to introduce ourselves to the tenants and promote the
services we provide.
Once a notice of termination of management is issued the agent will still have to comply with the
Residential Tenancy Act and all other regulations for the remainder of the notice period. This
ensures that the current agent is still accountable for any actions until the specified transfer date.

ljhooker.com.au/evertonpark

Residential | Commercial | Rural | Finance

And Finally...

frequently asked questions

How long does it take to find a tenant?
It's hard to guarantee an exact time frame. Some properties rent the first day that they hit the
market, while others may take a little longer. It is important that your rental property is priced
accurately and presented well in relation to the current market and we can advise you
appropriately on this important matter.
How will my tenants be selected?
Due diligence is always carried out when selecting an appropriate tenant for your property. We
compile assessments of rental and employment histories. We also undertake National Tenancy
Database checks that alert us to any problems tenants may have experienced in the past. Careful
and methodical tenant selection minimises risk to you of rental arrears or property damage. We
take this process very seriously. We present you with the results of our research along with our
recommendations. You have the final say on who leases your property, so you will always have
control of your investment!
What happens when tenants do not pay their rent?
In today’s harsh economic climate tenants sometimes run into hardship paying their rent. Even
after passing the most careful tenant selection, this risk is still present. When a tenant is in
arrears we will contact them via telephone, email and SMS in accordance with our strict ZERO
TOLERANCE POLICY and procedure for rental arrears. Our experience is that a tenant can’t hide
from our ZERO TOLERANCE procedures, and they’ll either pay the rent or vacate the property. It is
our objective at all times to minimise any loss to you the owner, that’s why we enforce these
actions rigorously.
When will I receive my rent?
End of month via electronic transfer.
Normally the funds will hit your account by the 1st of the month.
When can I increase my rent?
Legislation requires that where a fixed term lease is in place, a rental increase can only be
implemented at the end of the agreement unless a rent review is agreed to the by tenant at the
time of signing. On periodic tenancies, increases may be served every six (6) months. There are
numerous factors taken into consideration when assessing increases and with our intimate
knowledge of the region and rental rates we are happy to discuss this with you at any time.

Visit Us: Shop 1 - 560 South Pine Road, Everton Park
Post: PO Box 144, Everton Park QLD 4053
Phone: 07 3354 1144 Fax: 07 3355 5572
Website: ljhooker.com.au/evertonpark
Email: [email protected]

Residential | Commercial | Rural | Finance