Below is a list of commonly asked questions about renting a property. Other questions should be directed to a property management expert at PRD Whitsunday.
When do I receive rental payments?
You have choice of receiving your disbursements at the end of each month or end of month and middle of the month, including a full statement of all income and expenses.
Who pays the water rates?
Where a separate water meter and account is available, the tenant pays for water usage. The landlord’s account is charged with the total water bill and then the tenant is invoiced for their exact usage. If you can supply a Wells rated certificate for your property then water charges can be forwarded to the tenant. If you do not know how or what A Wells rated certificate is PRD Whitsunday is happy to assist in getting one.
Who pays for lawn and garden care?
Usually the tenant is responsible for lawn mowing and general garden care. However, this can be negotiated at the start of the tenancy. Tree trimming, weed spraying and plant removal is usually the landlord’s responsibility.
How much is property maintenance likely to cost me?
This is usually determined by the age of a property and this varies significantly between properties. The possible rule of thumb is 0.5% to 1% of the property’s value per year.
Mould, whose problem?
The landlord should provide adequate ventilation for the house. Bathroom fans, secure window stays and dehumidifiers help reduce condensation and mould build-up. Tenants should regularly air out the dwelling to help prevent any condensation build up.
Who maintains any listed chattels?
It is the landlord’s responsibility to ensure all chattels are properly maintained and in working order. If damage to any chattel is found to have been wilfully inflicted by the tenant or due to the tenant’s negligence, the tenant may be responsible.
Who looks after the swimming pool or spa pool?
This can be negotiated but property managers recommend landlords employ the regular services of a pool specialist then incorporate the cost into the rent. You should note that Australian law requires all spa and swimming pools to be fully fenced. PRD requires a pool safety certificate from your local council to certify that your pool meets these regulations before tenanting.
Who pays for insurance?
The tenant is responsible for their own ‘home contents insurance’. Landlords are responsible for insuring the property including any chattels owned by the owner. Property managers strongly recommend that your property is fully insured.
How much vacant time per year should I expect?
PRD Whitsunday recommend that you budget for an average of 1 week per year.
How often can we increase the rent?
This is regulated by law to once every 180 days (six months) during a tenancy, however if the tenancy tribunal finds that a rent increase is unreasonable or in excess of normal market rent for the property, it can make an order for you to re-adjust the rent.
I hear so many horror stories about bad tenants, what happens if my tenant doesn’t pay the rent?
To put it simply, we have a ‘no payment, no tolerance’ policy. Tenants are contacted repeatedly, beginning on day 2 of missing a rent payment, to secure a missed payment. PRD Whitsunday Property Management has a thorough screening process of new tenants. This process has been refined to ensure only the best tenants receive our approval, and therefore very few problems arise. Property managers pride themselves on excellent and open communication with tenants. This ensures that they can often pre-empt potential red flags before they arise and find a solution before non-payment of rent becomes a problem. A very comprehensive follow up and reminder system reduces arrears as much as possible including phone, SMS, email and letter based reminders as outlined in the written arrears policy.
I’ve found another real estate agent with lower fees, why should I stick with PRD Whitsunday Property Management?
The property management field has become very competitive in recent years.
In their enthusiasm to win your business, many companies are prepared to drop their fees below industry standards. Your investment property could be one of the largest investments and it needs to be confidently managed. Wouldn’t you rather have a professional company who has confidence that their skill set will add value to your portfolio? PRD's investors do and they also refer many of their friends to PRD Whitsunday Property Management. These are investors who have struggled with cheaper versions of service that have ultimately cost them money, and are now some of our strongest advocates. They have peace of mind and complete management of their property.
PRD Whitsunday's core focus is ensuring you are 100% happy and earning maximum returns while nurturing the tenant to ensure long term relationships that in turn add value to your property.
This is why more than 10 landlords a month are transferring to PRD Whitsunday, whose systems are the best in the region.
Contact Katie Gascoyne