What does a property manager do?
We are responsible for the day-to-day management of a real estate property, such as an apartment complex or other rental units. This includes collecting rent, maintaining the property, resolving tenant issues, and finding new tenants. We also handle other administrative tasks, such as preparing leases and coordinating maintenance services.
Why do you need a property manager for your investment property?
- Thorough understanding of the real estate market, potentially providing more value into your property
- Established process of tenant screening
- On-time rent collection
- Efficiently and effectively handling all maintenance and repair issues
- Professional conflict resolution for any tenant disputes
- Detailed records of the management and tenancy
How does a rental value get determined?
Raspa Property Group will always strive to assist you to maximise your investment and attain the greatest rent-return from your property. To do this, we stay at the forefront of the rental market to get your property leased as soon as possible.
We consider the following factors when determining the best market price:
- Demand: There is always high and low demand for properties driven by market and seasonal forces.
- Availability: Raspa Property Group considers those properties available now, and compares the property's location and features.
- Recent Lease: We compare properties we have leased, taking into account locations and features.
What if I (the landlord) want a higher amount of rent?
Raspa Property Group will provide expert guidance to assist you in determining a suitable rental value for your property.
It is the market, however, that ultimately determines the rent that a property demands, and if the market (prospective tenants looking for a rental property) deems the amount of rent too high, your property may stay vacant longer than necessary. With this in mind, your annual rental return may be reduced by 2% for every week it is vacant!
How is the rent reviewed during the time that you manage it?
We conduct six monthly rent reviews to ensure that the rent of your property is continually up to date. When we need to secure you a new tenant or renew an existing lease, we will always review the rent against market conditions to achieve maximum value. We will always contact you for permission before the rent is altered.
How does someone apply for my property?
We ask that all prospective tenants over the age of 16 to complete an application form and provide 100 points of identification. By signing the form, the prospective tenant is giving us permission to check the information provided. We will never discuss an applicant with you until this application form is completed.
How do you check an applicant?
With the information provided, we confirm their payment and tenancy history by calling their current and/or previous landlord/agent as well as confirming their employment and income, and checking them against three National Tenancy Internet Databases to see if they have been lodged as a bad tenant by a previous agent. The main tenancy databases that we check are TICA, National Tenancy Database, VEDA and Barclays.
What if an applicant doesn’t have a tenancy history?
In some cases, the applicant may not have a prior tenancy history as they are first-time renters. We try and confirm other information that may give us insight into their ability to maintain a tenancy in your rental property. For example, this would be a stable employment history or evidence that they have been a homeowner.
What if an applicant contacts me?
If in the unlikely event a prospective tenant contacts you to discuss their application, or in fact asks questions regarding their rejected application, we insist that you ask them to contact us. If they persist, we insist that you do not discuss anything further to avoid unnecessary problems and complications. At no stage will we give an applicant your contact number.
Do you have to give the applicant a reason for their declined application?
Legally we do not have to give the applicant a reason, and by industry practice we never give a reason as to why the application was declined.
Who selects the applicant for my property?
You do! We will simply give you the information we have collected and by using our experience give you a possible guide as to the tenancy outcome. At the end of the day, it is always your choice.
Do you guarantee the tenant?
No reputable property management agency in Perth can guarantee any approved tenant for your property. We can only attempt to collect information on their past history and confirm their income arrangements. As their paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a landlord risk that comes will allowing someone else to rent your property.
How should the property be presented?
We asked that the property be presented in the best manner possible to attract the right tenant for your property. A bad first impression can detract the right tenants from renting your property.
How clean should the property be when a new tenant moves in?
The property should be presented ‘reasonably clean’ in accordance with legislative requirements. As a very general rule, we ask the tenant to leave the property to the same standard as they found it.
Furnished or Unfurnished?
The demand for unfurnished properties is high across the Perth Metro area. We recommend that, unless your property is within 5-8 kms of the CBD, you plan to rent your property out unfurnished. This will reduce your vacancy period as in most cases there are far more tenants looking for an unfurnished property. However, if your property is inner Perth City then please speak to us to see what we recommend for your particular property.
How much bond do you take from the tenant?
In general, you cannot ask for more than the equivalent of four week’s rent however the following exceptions apply: if you have been living in the property for the previous 3 months, then the bond is negotiable; if the rent is more than $1200 per week then the bond is negotiable.
When do you pay back the bond monies?
We only refund the bond after the following has occurred; the tenant has fully vacated the property and all keys have been returned, the property has been inspected and is satisfactory when compared with the initial incoming report, all monies are paid which includes any outstanding rent, water or anything owed by the tenant and if the tenant is breaking their lease, any re-letting fees and advertising costs are paid.
How often are the rental payments made to me?
We can arrange rental payments on a weekly, fortnightly, or monthly basis, whatever suits you best.
What happens if my tenant doesn’t pay the rent?
Paying the rent is always a voluntary action on behalf of the tenant. We can never force a tenant to pay their rent. Even a tribunal can only order a tenant to pay the rent but can never physically force them to pay. We have a zero-tolerance policy on rental arrears. If the tenant does not pay rent we send an SMS on the first day then send a 7 Day Termination Notice on the third day. This notice seeks to terminate the tenancy and require the tenant to vacate the premises within 7 days or pay the outstanding amount in full. If the outstanding amount isn’t paid in full, we then apply to the court to attempt to recover the damages.
Is it worth getting landlord insurance?
Absolutely. Even a good tenancy can turn bad. If the tenant’s circumstances changes, sometimes the tenancy can become unstable. Landlord insurance will cover rent lost due to tenant defaults and malicious damage to the property caused by the tenant. It is very important to know what your landlord insurance policy will and won’t cover. Please consult with your insurer to ensure you are fully aware of the extent of your cover.
Should I accept pets?
Around 46% of tenants own a pet. We recommend taking each application on its merit and we will feed our findings back to you for the final decision. Many pet owners make great tenants. We take a pet bond of $260 (the legal limit) for your property’s protection.
If your questions are still unanswered, please contact our Property Management Team on 0450 890 312. We'll be more than happy to help!