Enjoy peace of mind knowing that we facilitate the maximum return on your asset. Since 2004 we have provided outstanding service to our Landlords, Investors and Tenants with our attention to detail, diplomacy, managment systems and care.
Once you have entrusted us to manage your property, your property will be listed on our network of portals and inhouse rental property guide. This will occur as soon as a notice to vacate has been received from an existing tenant or we are required to locate a new suitable tenant.
We will access our large prospective tenant data base and arrange inspections with tenants who are looking to rent within your property’s price range and location.
If authorized, professional photographs will be taken and placed in our prominent rental window display; the property will be listed on all major internet portals and a signboard will be erected at your property.
Regular contact will be made throughout the pre-lease period to provide an activity update including comments received by prospective tenants about your property.
We will present to you all applications obtained from prospective tenants.
We will conduct thorough checks on tenants applying for your property as permitted by law, to ensure that to the best of our knowledge the information given to us is accurate and that the tenant will fulfill all obligations as per the Tenancy Lease Agreement.
We will conduct a thorough internal and external 3-4 month inspection of your property and provide you with a comprehensive report following each inspection.
We will attend to all maintenance repairs as quickly as reported as per the Management Agreement.
We will advise or suggest any ongoing maintenance requirements which will keep your property in a condition which will assist it to retain its optimum market value.
We have a long term commitment to excellence and recognize the value of investing in ongoing training for our staff provided by REIQ, Real Estate Dynamics, PPM Seminars and other external and in-house accredited training providers. This ensures we stay current with industry information and changes to relevant legislation. With years of experience our Property Managers and letting specialists focus on the initial presentation of your property, quality tenant selection; and ongoing management and maintenance. They are always available and ready to assist you with any property needs.
Applications on your investment property
Once applications have been received from a prospective tenant they are treated with the highest priority. Our application process requires us to complete application processing within 48 hours upon receiving it from the applicant. Our thorough 100 point identification check sets out a strict outline applying parties are required to follow before we can accept their application.
The application form requires:
- 18+ card (other photo ID)
- Recent or current Pay advice,
- Previous tenancy ledger. Previous four rent receipts.
- Current vehicle registration certificate, bank statement, credit card statement, telephone, electricity, gas accounts, pension card, health care card.
Once an application has been processed and accepted, the applicants are required to pay their fist weeks rent within 24 hours. They are then asked to make their lease sign up appointment within 48 hours from acceptance. The Agency then receipts the first two weeks rent and the rental bond (which is equivalent to four weeks rent). The bond will be held with the Residential Tenancies Authority where it will remain until the tenancy terminates. A “sign up” appointment will be conducted by the Property Manager where all tenancy parties will be thoroughly informed of the renting process designed for your investment property. Each element of the lease will be explained in full to the tenants aimed at eliminating any future problems relating to the tenancy.
As the Landlord, the law requires you to have provided a key for every lock fitted at the property. Upon taking management of the property, the Property Manager will check this is the case. If you are unable to provide us with a full set of keys we may need to have a locksmith attend the property to ensure this is established (mostly for emergency purposes). During the tenancy, a full set of keys will be held at the office in a secured location. Another full set will be given to each tenant listed on the lease agreement.
Legal Requirements for Legislation
As it stands the legal requirements for an Owner of an investment property in Queensland are as follows:
From the 1st of March 2008, Owners of leases domestic residences must have a safety switch installed for power circuit of a residence after a residential tenancy agreement has been entered into.
At Jensen Property, we recomend the services of Smoke Alarm Solutions. They explain the following compliance requirements:
Landlords must ensure that their rental property is properly fitted with the required number of working smoke alarms, complying with the Australian Standard (3786:2015), and that they are installed as outlined in the Building Code of Australia (BCA) part 18.104.22.168. This legislation is applicable to all states of Australia.
As of 1st July 2007, changes were applied to the Queensland Fire and Rescue Service Act 1990, stating that every smoke alarm in a Queensland rental property requires ongoing maintenance. Under this legislation, Landlords or agents must test and clean each smoke alarm within 30 days prior to each tenancy change or renewal. Not only this, but each smoke alarm and battery must be replaced before the expiry date. The legislation prohibits the transfer of these responsibilities to the tenant.
New legislation as set out in the Fire and Emergency Services (Domestic Smoke Alarms) Amendment Act 2016 and the Building Fire Safety (Domestic Smoke Alarms) Legislation Amendment Regulation 2016, requires Queensland landlords to ensure a higher level of safety in their rental properties.These new requirements, which need to be in place by 1st January 2022 for rental properties, necessitate the following additional measures, over and above the standards set out in the Fire and Rescue Services Amendment Act 2006 and are as follows:
• Smoke alarms must be installed in every bedroom of a home
• All smoke alarms must be powered by either 240 volt or 10 year lithium battery
• All smoke alarms must be interconnected to each other
• All smoke alarms must be photoelectric rather than ionisation
Water Usage Charges
Lessors are able to pass on the full water consumption charges to tenants if:
- the rental premises are individually metered (or water is delivered by vehicle), and
- the rental premises are water efficient, and
- the tenancy agreement states the tenant must pay for water consumption.
The Residential Tenancy Authority has provided the following flow chart to help determin whether you can pass on all or part of the water consumption charges for your investment property:
Our office policy requires tenants to advise us of any maintenance or repair issues in writing via email, our web form or by handing in a completed form at our office.
Once we have this in writing, we can contact with you to advise you of this issue and decide what the best course of action may be.
We take great pride in maintaining a good relationship with our reliable, trustworthy and inexpensive tradespeople which are on hand
24/7 to assist us.
If a problem arises after hours and the office is closed, all rental properties are provided with an ‘Emergency Contact Information Guide’ which is often inside their kitchen cupboard. This form will have the mobile phone number of our plumbers, electricians and builders in case of an emergency. Also, the mobile phone number of their Property Manager in case the tenants are unsure of who to call during this time.
The tenant/s of your investment property are given a number of options in which their rental payments can be made:- Cheque, Money order, Internet banking and Rental rewards.
If your tenant falls into arrears during their tenancy, they will receive an automated text message and email. The tenants will be ‘breached’ after 8 days in arrears with an official government form which may result in a tarnished rental record.
If the problem persists, the Property Manager may contact you to discuss the best course of action.
As a part of our service guarantee, Jensen Property will provide our Landlords with the following reports:
- Monthly statements via email or post,
- End of financial year statement,
- Routine condition reports – quarterly which include photographs, internal and external.
- Regular rent review,
- Yearly valuation on the properties.
Although we like to think ‘It will never happen to us’ the truth of the matter is it can…
Jensen Property encourage all our Landlords to take out Landlord Protection Insurance.
Many companies can offer a cover to suit your rental property’s needs although we can not offer you any information regarding insurance as it is not our field we can offer you a list of companies which we currently deal with.
As an office policy Jensen Property require all tenants to be on a current tenancy agreement.
If your current agreement is close to expiring we will have sent you a letter requesting your instructions… This may include an office recommendation of a rental increase or a six or twelve month lease offer. Once you receive this document it is crucial to complete and return as soon as possible.
If you are unsure of your future plans for the property we welcome you to have a chat with the Property Manager to determine an outcome for your tenants.
If you would like a rental appraisal for your property please fill in a request form or call us directly on 07 3426 9888.