Our aim is to find a suitable tenant in the shortest possible time frame to minimise loss of rent and aim to achieve you the highest market rent with professional and innovative marketing.

Marketing 
We do our research and know our market areas. We know how important it is to advertise your property to the marketing mediums most widely used by prospective tenants.

Property Advertising & Photography
We deliver professional photography along with a detailed property description. We endeavour to showcase your property to its maximum potential, thus making it more attractive than similar properties listed elsewhere.

Internet Advertising
We advertise your property on the leading real estate industry websites;
www.realestate.com.au
www.raywhite.com.au
www.myhome.com.au
www.homehound.com.au

Rental Lists & Office Window Displays
We take advantage of our prominent and high traffic locations by advertising your property in our window displays and by making our rental lists available in our reception area and outside our front doors with 24/7 exposure.

Rental Signage
Our highly visible “For Rent” signage captures the valuable eye of those prospective tenants passing by.

Office Location & Vehicles
We have the largest office presence with multiple offices working for you; our offices attract a large number of prospective tenants daily. We also have a fleet of Ray White vehicles advertising in and around the surrounding area, providing maximum exposure to the business. Having a huge existing client base of over 2,500 clients, gives us a unique advantage over other agencies in and around the area.

Leasing Consultant & Viewings
We have experienced and dedicated leasing consultants who will arrange and escort all prospective tenants through our available homes, (we never hand out keys). Property viewings are arranged through the week and every Saturday and Sunday. We are able to show properties immediately upon enquiry to prevent prospective tenants going elsewhere. 

Online Inspection System
www.inspectrealestate.com.au
Inspectrealestate.com.au is our online inspection system and allows us to email and text making it easy to stay in touch with our tenants and landlords throughout the leasing process.

Property Viewings
When a prospective tenant wants to view your property, we never hand out the keys. We adhere to strict office policies. We arrange for our leasing specialist/property manager to book an appointment time to accompany them through the property. This ensures that the person is supervised and that the property is locked securely upon exit. It also gives us a chance to personally meet with the prospective tenants and assess them prior to them submitting their application.

Tenant Application
- All applications from a prospective tenant are thoroughly reference checked by our property manager. All prospective tenants over the age of 18 are required to complete a tenancy application form and supply us with 100 points of identification. 
- Thorough checks are conducted on their current and previous residential history, proof of income, rental or ownership history and finally, evidence of income and verification of this. 
- Ray White are members of TICA - a database of defaulting tenants listed by Real Estate Agents throughout Australia and New Zealand. This database is checked, with a print-out kept to ensure that the tenant’s history is up to our strict standards. We have a strict office policy that the rent is to be no more than 30% of their combined income. As well as this, we also have a pet application form that allows us to process the pet as if it was a person.

Tenant Selection & Screening
You are actively involved in the tenant selection process and we will contact you to discuss the applications which meet our strict tenancy criteria. In the instance that we are unable to contact you, i.e. you are overseas or out of area, Ray White will use their discretion in approving a tenant on your behalf.

Our purpose is to maximise your return on investment and protect the long term value of your asset

Entry Condition Reports
Once a tenant has been approved to occupy your home for the agreed lease period, a detailed Entry Condition Report is completed with photographs. This is done prior to the tenants moving in.  Our strict standards and thorough inspections mean that your property can remain in better condition for longer.  This report is an essential way of ensuring that the property is protected against a tenant vacating and leaving the premises unclean or damaged.

Bonds
The Residential Tenancies Authority holds all rental bonds.  Rental bonds that are requested from tenants are equivalent to four weeks rent.  The bond monies are not released back to the tenants until the final vacate inspection has been carried out.  The property is to be left in the condition that it was when the tenants moved in, fair wear and tear excluded.  If this satisfies our standards and all monies are paid up to the vacate date, only then will the bond be refunded.

Rental Payments
All rent money from tenants is to be paid on time or in advance in accordance with the Tenancy Agreement, and we have a variety of payment methods available. Our office has a very strict arrears process that the tenants are made aware of upon signing the tenancy agreement. If the tenant becomes more than 3 days in arrears, the tenant will be sent a reminder letter and/or sms text message. A late payment of 7 clear days constitutes a breach of the Residential Tenancies Act and will result in a Notice to Remedy Breach being issued on the 8th day.

Monthly Disbursements & Statements
Trust account funds are electronically transferred into your nominated bank account.  We give you the option of monthly or twice-monthly disbursements, depending on your needs.  Any expenses i.e. rates, maintenance, Body Corporate etc can be paid directly from the trust account if you require.  A detailed statement outlining rent collected,  authorised expenditure and management fees is sent out every time a disbursement is  made to your nominated bank account. Additionally, an End of Financial Year Statement is sent to you for taxation purposes, at the end of the financial year. See management fees for costing.

Payment of Rates and Insurances
We can arrange payments of insurances such as landlord insurance and payments of rates (upon request).

Routine Property Inspections
Inspections are carried out with our mobile inspection app, giving you accurate and up to date information on the condition of your property including photos of each room so that we can inform you regularly of the condition of your investment property.  Prior notice to the tenant will be given regarding all  inspections.  On completion of the inspection, a report will be sent to you detailing the condition of your property; including an external photo. We welcome our owners to attend the routine inspections of their home should they wish to do so.

Lease Renewals & Rent Reviews
When a lease is approaching its end, we contact you, to determine how you would like to proceed.  We strive to keep your tenant on a fixed term lease. We will also advise you of our opinion on the tenancy and offer any advice you may seek, the final decision always lies with you.  We conduct rent reviews on the property and adjust accordingly. Prior to your property becoming vacant, we endeavour to find a replacement tenant to ensure a smooth transition and to minimise any loss of rent.

Maintenance
We contact you prior to any maintenance being carried out on your property. The only exception to this is being after hours emergencies. All our contractors are professional licensed tradespeople with all the necessary qualifications, insurances and know how.  You may however have tradespeople you know and trust and would like us to use. We guide you on how to maintain your property in a manner that will maximise your rental return and protect the long term value of your asset whilst minimising your expenses.

Annual Maintenance Requirements Coordinated & Arranged
We can arrange and recommend yearly termite inspections to protect your valuable asset. We can also take care of general pest control, annual smoke alarm requirements and pool compliance arrangements.

Legislation
Public liability insurance, smoke alarm, blind cord and pool compliance. We ensure you are informed of and adhere to all legislative requirements for the protection and safety of your investment.

Smoke Alarm Legislation 
Lessors are legally required to test and clean a smoke alarm within 30 days of the start of a new tenancy, and for tenancies that are renewed with existing tenants.  We use qualified alarm specialists to automatically carry out these inspections and a compliance certificate is provided to you for your records.

Landlord Protection Insurance
We feel that it is important to remind you that owning a residential rental  property comes with some risks.  We will endeavour to minimise these risks, though sometimes they are out of our control.  These risks can be covered by a landlord insurance product.

Water Charging
New laws now allow Landlords to charge Tenants for all water usage.  This however can only be charged to a Tenant if the home is WELS 3 star compliant. If the home has been certified as 3 Star compliant and certificate held, we will invoice the Tenant for the water on your behalf. 

Pool Compliance
The Queensland Government has introduced new pool safety laws. Under the new laws, pool safety certificates from a licensed pool inspector must be obtained before entering into an agreement. This obligation applies to new fixed term agreements as well as renewals.

Multilingual, Multicultural Team
With an increase in overseas investors choosing to purchase property in Australia, we have employed a multi-lingual team to cater for the needs of our growing overseas client base. For Chinese clients we have a specialist Client Care Manager who speaks both Mandarin and Cantonese. We also have a team member who speaks Indonesian/Malay.

We look beyond the traditional functions of property management to deliver you real choice.

 

Industry Contacts who can also provide further information on real estate property management????????

REIQ www.reiq.com.au
The REIQ is a voluntary association that has been providing agents with information, products and resources since 1918. Ray White are proud members of the REIQ and adhere to “best practice”. 

RTA www.rta.qld.gov.au
This is the official website for the Residential Tenancies Authority.  This site contains a vast amount of useful information for lessors, agents and tenants. 

Residential Tenancies and Rooming Accommodation Act
Queensland has the most comprehensive laws governing the real estate practices.  This piece of legislation was introduced in 2008 and made the legalities regarding tenancies very clear-cut and defined.