Handy Information for All Owners

Office Hours

Monday to Friday 9.00 am to 5.00 pm

Saturday: by appointment

Monitored 24/7 Emergency Phone 0439 987 733

Office Location

Rental Empire
Cnr Zillman Road and Bowley Street
Clayfield Qld 4011

Next to eLaundry and Suite Commuter Coffee

http://www.whereis.com/qld/hendra/38-zillman-rd?id=5AEC2A76893166

Please Compare Us for Yourself

You have the choice of different levels of involvement in the management of the property.
We have a team of experienced staff, some of which have over 20 years experience.
We understand the needs of investors – no matter how large or small.
We use well-defined operating procedures to guarantee that you receive consistently great service.
Dedicated staff personally shows prospective tenants through properties enabling us to sell the finer points to the tenants. We do not hand out keys.
Prospective tenants are carefully screened, processed and approved by you.
We provide thorough Entry, Periodic and Exit Condition Reports with photos.
We inspect your property a minimum of 3 times each year – you will receive a report and photos from each inspection.
We arrange and supervise all maintenance items required.
We ensure all contractors working on your property are properly licensed and insured.
We offer free administration and payment of outgoings, i.e Rates, Body Corporate, Water etc.
We warrant that all maintenance work on your property is competitively priced.
All management fees are tax deductible
Annual Financial Statements are provided
We offer fortnightly and monthly disbursements directly into your nominated bank account and email you a statement at those arranged times.
We communicate with you regularly to keep you fully informed.
Your property will be listed free of charge on numerous different websites including Realestate.com.au.
We ensure your property is presenting the best way possible for advertising, we take many photos to display your investment.
We deliver accurate, clear and concise documentation that comply with the RTRA, RTA and PAMD legislation.
Payment of rent in monitored on a daily basis. Our office has zero tolerance to rent arrears.
We engage regular rent reviews ensuring maximum return for your investment property at all times.
We look after your property as if it were our own.

Rental Payments directly into your account via EFT either mid-monthly & end of month, or one easy direct transfer at the end of the month with a comprehensive monthly Statement guaranteed. All statements have copies of the oringial invoices attached (if any) for your reference and taxation purposes.

Water Charges - our office organise water metre readings at the commencement and end of the tenancy. Landlords can now pass on their full water consumption charges provided the following criteria is met:-

The rental property is individually metred for water.
The Rental property is water efficient.
The Tenancy Agreement states that the tenants must pay for all water consumption.

Rental Empire ensure that each tenancy agreement has a clause for this. Should you not have a current individual water metre, we still maintain this clause in the contract so that should it become metred individually at some stage throughout the tenancy. The water is still chargable.

Fees

Are our Fees Competative?

Yes, the old saying "you get what you pay for!"

There are companies who charge less than we do, there are companies who charge more. We are in the middle, remember we are focused entirely on the management of your property. Our experience and knowledge of the local market will in the long term save you money!!

Fees

Are our Fees Competative?

Yes, the old saying "you get what you pay for!"

Fees

Are our Fees Competative?

Yes, the old saying "you get what you pay for!"

How do I change my investment property over to Rental Empire from my existing rental agency?

Simple, we do it all for you, firstly terminating the existing agreement with the outgoing agency in writing. Once this is done, you need only to sign a new agreement with Rental Empire and we can organise the rest!!

Including collecting documentation and keys in relation to your property from your previous agents and notifying your tenants.

Maintenance

We can organise all aspects of property maintenance that should arise throughout the tenancy. Rental Empire offer your tenants a 24/7 Emergency Repair Mobile Contact phone number in the event of an emergency repair situation after hours. During business hours the tenants are urged to contact the office directly and forward their maintenance concerns in writing so that we can ensure the correct information is given by the tenants and approved by you.

Should the maintenance emergency arise afterhours/weekends/public holidays, it may be necessary to seek a tradesperson on your behalf to ensure the protection and well-being of your investment property.

Please note that the Residential Tenancies and Rooming Accommodation Act 2008 specifies that in the event that the tenant has been unable to contact the Lessor/Agent by a reasonable time frame, two weeks rent is expendable by the tenant in order to rectify the situation.

Emergency repairs include:-

· A burst water service or a serious water leak

· Blocked or broken toilet service

· Serious roof leak

· Gas leak

· Dangerous Electrical Fault

· Flooding or Serious Flood Damage

· Serious storm, fire or impact damage

· Failure or breakdown of the gas, electrical, or water supply to the property.

· Failure or breakdown of an essential service or appliance on the premises for hot water, cooking or heating.

· Fault or damage that make the property unsafe or unsecure

· Fault or damage that is likely to injure a person, damage property or unduly inconvenience a resident in gaining

access to, or using the premises.

Emergency repairs include:-

· A burst water service or a serious water leak

· Blocked or broken toilet service

· Serious roof leak

· Gas leak

· Dangerous Electrical Fault

· Flooding or Serious Flood Damage

· Serious storm, fire or impact damage

· Failure or breakdown of the gas, electrical, or water supply to the property.

· Failure or breakdown of an essential service or appliance on the premises for hot water, cooking or heating.

· Fault or damage that make the property unsafe or unsecure

· Fault or damage that is likely to injure a person, damage property or unduly inconvenience a resident in gaining

access to, or using the premises.

Selecting your Tenants

Our constant promotion and advertising produce a heavy stream of prospective tenants looking for properties. The range can be anywhere from $100 per week to $1200 per week. Upon inspecting the property, the prospective tenants are given a very thorough Residential Tenancy Application Form outlining references, employment details, current and previous rental history, affordability etc.

Each tenant applying for the property is checked on TICA Database (Tenancy Information Centre of Australia) of which Rental Empire is an active member. The check will outline the prospective tenants issues or debts with other agents that may have occurred previously within Australia.

Upon the application being processed, employment verified and rental history checks completed. We will contact you to seek your approval for the suitable candidate.

Condition Report – Entry

Upon your tenants being approved and taking residency of the premises. A detailed Entry Condition Report with colour photos is completed and provided to the tenant upon receiving the keys. The tenants then have 3 days to complete their section of the report adding their comments to it, signing the report and returning it to the office. A copy will then be given to the tenants with the original condition report to be kept on file in the office.

Should we not receive the condition report back within the time specified, then the one the tenants signed on handover will be deemed the true and original copy.

Your Property

The physical side of looking after property requires constant vigilance. To monitor your property we will start an inspection program in the computer from day one. Our property manager will regularly conduct an internal and external inspection of the property and advise you of any known problems and possible problems we can see which might arise. We are not builders so we recommend that if your property is older, you allow us to arrange a builder to inspect the property every couple of years.

Rental properties date like everything else. To keep them at their optimum earning capacity you may need to update them from time to time. If we feel that it will be advantageous for you to economically update your property we will communicate this via our reports to you .

Accounting to the Owner

As a matter of course accounting for your monies is done mid-month and/or the last Bank business day of the month, as directed by you. Payment is made directly to your account through electronic funds transfer, allowing quick and easy access to funds. If you require arrangements other than this please feel free to discuss your specific requirements with us.

A comprehensive monthly statement is issued with the details of all rental monies collected and disbursements. All statements have copies of original invoices for maintenance (if any) attached to them.

Residential Tenancies Authority & REIQ

The Residential Tenancies Authority is a statutory authority administering the Residential Tenancies Act 1994. The Act incorporates Residential Tenancy and Rental Bond Laws. All bonds are lodged with the Residential Tenancies Authority. At the end of the tenancy the bond is refunded as directed by the agent and the tenant.

The Authority has a dispute resolution service which offers mediation as a cost effective alternative to legal action.

We are also an REIQ (Real Estate Institute of Queensland) accredited agency. We receive all the latest changes to regulations and legislation. Including regular Seminar Attendances & Industry Training. We are fully licensed real estate office in Queensland. Our primary business is the management of investment properties.

Tenant Monitoring

We use the latest Rockend Property Management System which allows us to constantly monitor the rent paid by your tenant. If the tenant where to fall into arrears, this is quickly identified in the arrears report that is generated every day. Any tenant falling behind is contacted to issue a "gentle reminder" via SMS or Telephone Call. If the situation becomes serious you will be informed early so that we can start remedial steps as set out in the Residential Tenancies Act 2000. As a matter of course any tenant found to be more than 7 days in arrears is brought to the attention of the Principal and entire team at a formal meeting to ensure that all eyes are focused on putting the tenant back on track.

Rental payments are made convenient by offering your tenant many options for payment including BPay, Direct Deposit, Cheque, Money Order, Post Office Payments and even Cash. These funds are gathered and controlled under the strictest of Government rigor in our Trust Account.

When we receive a notice of intention to leave by the tenant, we issue a directive of what is expected of the tenant in order to vacate smoothly. At the same time we send a letter to you, the lessor, advising of the tenant’s intention to vacate. After the tenant has vacated, the property is checked against the original condition report and photos (if relevant) to ensure that it is returned in the condition of which the tenants took possession. This is always a delicate time, especially if there is a dispute as to the condition in which the premises have been left. However, all will be done by our staff to ensure that this process runs smoothly.

Smoke Alarm Solutions

Smoke Alarm Solutions offer landlords the opportunity to maintain smoke alarms as per regulations set out. For a minimal fee of $75 per annum, Smoke Alarm Solutions will attend the property no matter how many times required with no additional service charges. Initial visit will ensure that the full compliance of the legislation is effected, as per details below. Replacement or faulty/expired smoke alarms are replaced at no additional fees also. They also provide detailed compliance and Inspection Reports.

Australian Standards AS 1851.15 – 1997 sets out the requirements for the regular maintenance of local fire detection and alarm systems designed and installed in accordance with AS 1670.1 and AS 1670.2. Regular maintenance includes inspections and testing procedures. The smoke alarms will be inspected, tested and maintained in accordance with the relevant procedures in Section 3 of AS 1851.15. In particular, smoke alarms will be checked for secure fitting, fitted with new batteries (except smoke alarms with non-removable batteries), cleaned, checked for operation using the test button, checked for operation using a Smoke Test and tested for adequate decibel output (minimum 75dba).

There are also once-off fees of $39.00 that can be utilised for the above. We manage and ensure the above is effected and order all the work to be carried out with Smoke Alarm Solutions. Your property is now secure for fire safety.

Safety Switch versus Circuit Breaker

Safety Switches are often confused with circuit breakers and surge dividers. As such it is imperative to understand the differences:-

Surge Diverters protect the property from voltage surges such as those resulting from a lightning strike. The surge diverter captures the voltage spikes in the wiring within the unit itself which would otherwise be transferred into the equipment within the property.

Surge Diverters do not act as safety switch for personal protection against electric shock.

Circuit Breakers provide short circuit and over currant protection such as when a power point is overloaded. Circuit breakers do not act as a safety switch for personal protection against electric shock.

Safety Switches monitor the flow of electricity through a circuit and detect a problem which may pose a risk to personal safety and turn the power off within 0.03 of a second. Always remember, safety switches are not a substitute for common sense!

Rental Empire ensures that your property is up to date with all the required items that enable a tenancy to be safe for you and your tenants.

Let Only

If you wish for Rental Empire to find a suitable tenant for your property but you retain future management services are also offered by Rental Empire for this purpose.

A fee of two weeks rent plus GST is payable for this service. The package will including the following

- Escorted Open for Inspections held by the Agency.

- Realestate.com.au advertising, Rental Empire website advertising, plus access to additional prospective tenant contacts etc.

- Full Application procedure as outlined above.

- Complete detailed Entry Condition Report with colour photos printed.

- Lodgement of the Bond to the RTA on your behalf.

- Collection of rental monies and bonds from tenants.

- Tenancy Agreement and Annexure explained in a 45 minute sign up appointment outlining tenancy rules and regulations.

- Reference checks

- The list goes on.....

Rental Empire ensures that your property is up to date with all the required items that enable a tenancy to be safe for you and your tenants.

Let Only

If you wish for Rental Empire to find a suitable tenant for your property but you retain future management services are also offered by Rental Empire for this purpose.

A fee of two weeks rent plus GST is payable for this service. The package will including the following

- Escorted Open for Inspections held by the Agency.

- Realestate.com.au advertising, Rental Empire website advertising, plus access to additional prospective tenant contacts etc.

- Full Application procedure as outlined above.

- Complete detailed Entry Condition Report with colour photos printed.

- Lodgement of the Bond to the RTA on your behalf.

- Collection of rental monies and bonds from tenants.

- Tenancy Agreement and Annexure explained in a 45 minute sign up appointment outlining tenancy rules and regulations.

- Reference checks

- The list goes on.....