How We Manage Properties

How we manage properties

Rental payments

Apart from you initial 'Sign up' rent, which must be either by cheque or exact cash, all rents are paid either by direct debit or cheque and are due in accordance with your lease agreement. Please contact your property manager immediately if you are unable to pay your rent by the due date.

Bond

Your bond is equal to a calendar months rent and is due on or before the start date of your lease. All residential bonds are held by the Residential Tenancies Bond Authority.

Periodic Inspections

Periodic inspections will be conducted during the course of your tenancy to assess the condition of the property and see what routine maintenance may be required.

Keys

Spare keys may be held by Aaron Lewis Property Agents for emergency access. We strongly recommend that you make private arrangements for a spare key in the event that this office is unable to provide one. Under no circumstances will any spare keys be provided to tenants unless suitable identification is produced, and all spare keys must be returned within 24 hours. Locks may only be changed after first obtaining permission from Aaron Lewis Property Agents and then on the strict understanding that a spare set be supplied to our office.

Insurance

We recommend you insure your personal possessions against loss, damage or theft as the landlord has no obligation to insure your belongings.

Services

When organising connections for electricity, gas, and telephone please allow at least 3 business days for meter readings.

Contact numbers for service providers:
Origin (electricity) - 132114
TXU (electricity & gas) - 133466
Telstra - 132200

Maintenance

All repairs should be put to us in writing (forms available at reception). Only emergency repairs will be accepted verbally. All repairs are carried out as soon as possible; however, it is often necessary to obtain the landlords approval and/or quotes before any work can be authorised. As a result unavoidable delays may occur.

Terminating your tenancy

Your residential tenancy agreement is a legal & binding contract which provides protection for both you & the landlord. If you intend to vacate at the end of your lease agreement, you are required by law to give 28 days written notice (forms available at our office). Tenants who are on a periodic (month x month) agreement must also give at least 28 days written notice when vacating. Tenants who are considering breaking their lease are advised to contact their property manager immediately to discuss options and reletting charges.

What's my property worth for lease?

Our Property Manager is happy to carry out an obligation free rental appraisal of your property and also provide you with tips on presentation and marketing strategies.

How much will it cost for you to manage my property?

Every property is different and most Landlords requirements are different. Therefore our fees vary on individual requirements.

Our fees are based on:
  • The number and type of services you wish us to provide.
  • An assessment by us of the time & expertise required to provide you with those services.
Call our office and we would be pleased to offer our competitive rates with a firm belief  we will provide you with the best service, therefore offering you the best value for money.

How long will it take to find a tenant for my property?

Our Business Development Consultant commences marketing of your property the moment you place it in our hands. Your property is paced on our rental listings sheet and website within 24 hours and is cross checked with all prospective tenants on our Leasing Consultants database. There can often be seasonal factors to consider, as well as fluctuations in supply & demand caused by economic factors beyond our control, however all available resources are made available to get you the best tenant, in the shortest time, at the highest possible rent.

How do you screen prospective tenants?

All inspections are by appointment and carried out by our Leasing Consultant. We strive to provide you with the highest quality tenant for your property including: " Completion of a detailed tenancy application. " Verification of information provided by the applicant including means of income, employment & previous tenancies. " A search of the National Tenancy Database.

How often do you pay me my money?

Landlords have the option of weekly, mid & end of month statements. Mid month payments are processed on or around the 15th of the month and end of month payments are processed on or around the 30th of every month. Monies are electronically deposited into your bank account within 2 business days of these dates.

What happens if the tenant doesn't pay rent on time?

We use the following procedure for arrears control:
  • 3 days in arrears - courtesy call to tenant.
  • 7 days in arrears - the tenant is sent a reminder notice, this is usually sufficient for the tenant to pay.
  • 11 days in arrears - the tenant is formally advised that if rent is not received within 4 days, a 'Notice to Vacate' will be served.
  • 15 days in arrears - depending on our arrangements with you, we contact you for instructions or serve the tenant with a 14 day notice to vacate.

Can you guarantee that the tenant will pay the rent on time & won't damage my property?

Unfortunately, no agent can guarantee that because sometimes something completely unforseen can go wrong for the tenant eg. a change in employment or marital break-up. The critical keys to reducing the possibility of these incidents occurring are: " Careful tenant selection. " Strict arrears control. At Aaron Lewis Property Agents we use both to minimize the chances of loss to the landlord. You can as a landlord insure yourself against these occurrences with a special insurance policy.