Advertising
We draw applicants from a number of sources:
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Internet - We include a photograph of the front of the premises
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Our weekly produced Property Guide, distributed to some 100 people per week
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Qualified prospective tenants registered on our database
However, it is our prominent location that proves to be an excellent source of inquiry, as prospective clients call in and collect our up to date list of rental properties available.
Securing The Right Tenant
We accompany all prospective tenants when viewing a rental premises. We don not hand our keys to tenants to view the property alone. Their application is thoroughly checked including their rental history on a National Tenancies data base (TICA). After an applicant's suitability is established we will contact you to discuss our recommendation and receive your instructions. You will always have the final selection.
Once a suitable tenant is selected a Residential Tenancies Agreement in accordance with the rental laws of South Australia is prepared and an appointment is made with the tenant to sign, where possible within 48 hours. We also ask for either the bond or the first week's rent to be paid at this time, regardless of the commencement date. This ensures commitment from the tenant. As well as the standard Tenancy Agreement the tenants are required to sign an Annexure, which forms part of the lease agreement and is legally binding. This sets out the obligations with regards to pets, gardens, water accounts and such like. Once signed, along with the Tenancy Agreement you will be given a copy.
Prior to the tenant taking possession of your property we conduct a thorough inspection of the property and compile a Ingoing Inspection report. This report outlines the condition of the property at the commencement of the tenancy and is used when the tenant vacates to ensure that the property is left in the same condition. The report is used at the final inspection and each item is checked off to make certain that the property is in the same condition as when the tenant took possession. It is at this inspection that any items that need to be rectified by the tenant are identified. We also take photographs as visual evidence of your properties condition, therefore there can be no confusion as to the state of the property at the begining of the lease. The report and photographs become vitally important once the tenancy expires if there are any disputes.
Rental Payments
Rental payments are checked on a daily basis. Once the tenant is more than 5 days late a reminder letter is sent. If the rent remains unpaid after 9 days a second more forceful letter is sent. Once the tenant is more than 14 days in arrears a Form 2 is sent. Apart from the written correspondence we will on many occasions telephone the tenant and even visit the premises to address the issue in person.
Repairs & Maintenance
Tenants are instructed to contact our office to report all repairs and maintenance.
Our staff can be contacted after hours through a mobile telephone system.
The South Australian Act requires the owner maintain the premises in a good tenantable repair and in a condition fit for human occupation.
We recommend that our clients give us the authority to attend to repairs and maintenance up to $200.00 per invoice. In most instances this will only be exercised if a landlord cannot be contacted and the situation is deemed an emergency and/or a danger to the tenant. An example of this is a gas leak.
We engage a wide range of professional trades people however, if you wish us to contact a specific preferred tradesperson please let us know and we will keep these on file.
We do not accept any responsibility for any work undertaken by recommended non qualified tradespersons whom may not have adequate insurance.
It is important to point out that the tenant must keep gardens in a neat and tidy condition, it is not the responsibility of the tenant to improve the gardens. Pruning of roses, bushes, trees etc is the responsibility of the owner as is regular fertilizing of the grassed areas.
The tenant must weed and mow to a reasonable standard taking into consideration the condition of the gardens upon initial tenancy. Photographs are taken at the initial inspection to refer to during the tenancy.
Where a property is not reticulated and subject to prevailing water conditions, it is advisable landlords provide necessary equipment (e.g. hoses and sprinklers) to encourage the tenants to maintain the grounds.
Routine Inspections
Property inspections are carried out four times a year. The first quarterly inspection could possibly be a week or so earlier or later depending when the area the property is situated falls into our inspection diary. A copy of the inspection report is forwarded to you.
If we feel the tenant has not fulfilled his/her obligations with regard to condition of the premises a letter is forwarded asking for any unacceptable issues to be rectified and a new inspection is scheduled within 10 – 14 days.
There is no charge for this service as we regard it as an integral part of effective property management.
Rental Statements
Landlord payments are paid directly into your nominated bank account. You can opt to have funds paid at the end of the month or mid and end of the month.
The mid month disbursement is electronically transferred as close as is possible to the 15th of every month. The end of month disbursement is electronically transferred as close to the last day of the month as is possible. Statements are produced only at the end of each month, which will include where applicable, the payment made mid month.
If you do not have a bank account a cheque can be sent to you.
Statements along with any accounts paid on your behalf, copies of lease agreements and anything relating to your property since your last statement will be emailed to you. If you do not have access to email the statement will be posted to you.
We can inform the following authorities of our appointment and have accounts delivered directly to us for payment, provided funds are available, this ensures a comprehensive record of all dealings with your investment. It also allows us to claim all water monies owing to you from your tenant. Accounts include Water and Council Rates, Insurance, Body Corporate Fees, emergency services levy and Land Tax.
Insurance
It is the owner’s obligation to have adequate building, contents and legal liability insurance. It also makes good sense to insure against possible perils unique to rental properties.
We therefore urge you to consider a landlord protection policy.
There are many companies that offer this insurance. Burton Groves have had many dealings with Terri Scheer Insurance as this company is South Australia based and exclusively deals with Landlord Protection insurance only, we are more than happy to pass on their details should you wish to obtain a quote.
Letting & Management Fees
In order to provide you with an accurate and competitive fee structure, tailored to suit your needs, we will need to inspect your Investment Property. To organise a free, no obligation Property Management Appraisal of your property, please contact us today on 08 8265 5511.