Why choose Carter Cooper Realty to Manage Your Property? 

Owning an investment property is an important step in your financial future. Using a Property Manager to manage your investment should help to minimise risk and maximise your returns. Choosing the right Property Manager for your needs is essential to correctly manage your property and ensure your investment works for you. The Carter Cooper Realty property management team, led by Donna Jenkins who is arguably Hervey Bay’s most experienced asset manager, does more than just collect rent: 
 
• They understand the laws and legislations of Real Estate 
• Can find and screen suitable tenants 
• Conduct inspections and organise maintenance where required 
• Provide advice on increasing the value of your investment 
• Ensure any disputes with tenants are dealt with quickly and efficiently 
• Regularly review your rental 
• Have access to comparable rentals and negotiate appropriate increases 
• Minimise vacancy periods 

Most importantly, a Property Manager can assist you to preserve the condition of your property, increase its value and maximise income – that’s ultimately why you are investing in property in the first place! With a professional to manage your interests and advise you on legislations, your experience as a landlord will be enjoyable and rewarding one. Carter Cooper Realty offers all these services and more. We can help you minimise the risk of owning an investment property and maximise your income. 

Landlord Information Booklet 

Becoming a lessor (landlord) can be a daunting experience.  However, if you engage in the services of a professional agency and a professional property manager, the worry and challenges are significantly minimised.  The following information is supplied to assist you with general information about the responsibilities and rights of a lessor. 

Using an agent/property management  
One of the main advantages of using a professional to manage your investment property is peace of mind. Qualified property managers know the marketplace, ensuring you receive maximum returns on your investment. They also have an understanding of relevant legislation and paperwork that is required under the Residential Tenancies Act. The world of property management can be quite complex with legislation affecting the everyday workings of a tenancy and lessor relationship. For example: the Privacy Act, Anti-discrimination Act, Trade Practices Act, Property Agents and Residential Tenancies & Rooming Accommodation Act. Using a professional agency to manage your property alleviates you from the pressure of having to deal with tenancy issues. Property managers negotiate rents and leases on your behalf, sign and complete all documentation required by legislation, attend to maintenance issues, organise quotes, complete routine inspections (with your consent), attend to the payment of maintenance accounts, disburse funds to you monthly or twice monthly, provide you with a written financial statement of your rental funds, complete final inspections when your tenants vacate, plus a range of other services. There are many functions of property management that are required to be done that a private lessor may not be aware of.  The skill and expertise of an agent will reduce the risk of non-compliance with the Act and save you as the investor from facing the possibility of financial penalties through non-compliance.  An agent is required by the Property Agents and Tenancies & Rooming Accommodation Act to have you sign your instructions in the form of an Appointment of Agent – Letting and Property Management (POA Form 6) when you engage their services to let and manage your investment property.  The Real Estate Institute of Queensland (REIQ) produces a standard Property Management Agreement that forms part of the POA Form 6 agreement. 

Rental Bonds – General Tenancies  
The Residential Tenancies and Rooming Accommodation Act 2008 (the Act) outlines the rules for the collection, management and refund of rental bonds in Queensland. The Residential Tenancies Authority (RTA) administers the Act and holds bonds during a tenancy.  

What is a rental bond? A rental bond is money paid by the tenant at the start of a tenancy agreement. It is used as financial protection for the property manager/owner in case the tenant breaches the terms of the agreement. A bond is sometimes referred to by other names such as a security deposit, or key deposit. 

Does a rental bond have to be taken? The Act does not require a bond to be taken. However, most property managers/owners take bond money as security for the premises. They may claim a part, or all, of the bond money at the end of the tenancy if the tenant costs them money by damaging the premises, breaching the agreement or owing rent. 

Tenancy Disputes 
Should a tenancy dispute arise it is important to remember that being patient and trying to see your tenant’s point of view may resolve the matter more quickly.  Often tenants and landlords can resolve their disputes by referring to their rights and responsibilities as set out in the Residential Tenancies Act. If the dispute continues, however, the RTA’s dispute resolution service may help.  A request for dispute resolution can be made by lodging an RTA Form 16 (dispute resolution request) with the RTA.  If the parties cannot reach an agreement with the help of the RTA, an application can be made to the Small Claims Tribunal for an order about the dispute. 

For more information contact:  RESIDENTIAL TENANCIES AUTHORITY (RTA) 33 Herschel Street OR GPO Box 390 Brisbane QLD 4001 Ph: 1300 366 311 Fax: 07 3361 3666 Website: http://www.rta.qld.gov.au/ 

Maintenance and Access 
Lessors are responsible for all maintenance on a property under the Residential Tenancies Act.  Regular upkeep and maintenance on your investment property is vital to ensure that you receive maximum returns on your investment property and also assists in securing longer term, happier tenants. Longer term tenants cause less wear and tear to the property.  Section 103 (3) of the Residential Tenancies Act states that while a tenancy continues, the lessor: – must maintain the premises in a way that the premises remains fit for the tenant to live in; – must maintain the premises and inclusions in good repair; – must ensure any law dealing with issues about health or safety of persons using or entering the premises is complied with; and if the premises includes a common area, they must keep the area clean. It is important for lessors to understand that if they supply an inclusion such as a dishwasher or air conditioner in the property when a tenant begins renting, that they must maintain it.  Some lessors believe that if the appliance breaks down, that they don’t have to fix it. However if it does break down, the lessor must repair or replace the item. Agents ensure that they are using the services of a suitably qualified, insured tradesperson.  Most real estate agents may request the tenant to advise of any routine maintenance in writing to their agency. This is best practice for both parties. The definition of routine repairs according to the Act is “routine repairs” are repairs that are not emergency repairs. The meaning of emergency repairs as per section 123a of the Residential Tenancies Act, are works needed to repair any of the following: 

• a burst water service 

• a blocked or broken lavatory service 

• a serious roof leak 

• a gas leak 

• a dangerous electrical fault 

• flooding or serious flood damage 

• serious storm, fire or impact damage 

• a failure or breakdown of the gas, electricity or water supply to premises 

• a failure or breakdown of an essential service or appliance on premises for hot water, cooking or heating 

• a fault or damage that makes premises unsafe or insecure 

• a fault or damage likely to injure a person, damage property or unduly inconvenience a resident of the premises 

• a serious fault in a staircase, lift or other common area of premises, that unduly inconveniences a resident in gaining access to, or using, the premises. 

Routine repairs are any matter other than the above mentioned. The lessor/agent must attend to routine maintenance within a reasonable timeframe. If the lessor or tenant has any concerns or questions in relation to maintenance, they can contact the RTA on 1300 366 311. Emergency maintenance must be attended to immediately.  The tenancy agreement has provision for giving the tenant instructions on whom to contact if the emergency occurs out of hours.  Most agents inspect rental premises every three to four months as per their duty of care to the lessor and to ensure that the premises is maintained in a reasonable condition.  The lessor/agent has to give no less than seven days written notice on the RTA-approved Form 9, (entry notice) the amount of notice needed depends on the reason for entering the premises.  

Entry Notice Periods 

If the lessor or property manager intends to enter the premises for any of the following reasons, they will need to give 48 hours’ notice to the tenant: 

1. to make routine repairs to, or carry out maintenance of, the premises;
2. if repairs or maintenance have been made or carried out, within 14 days after the completion

of the repairs or maintenance, to inspect the repairs or maintenance; 

3. to comply with the Fire Services Act 1990 in relation to smoke alarms;
4. to comply with the Electrical Safety Act 2002 in relation to approved safety switches;
5. to show the premises to a prospective buyer or tenant;
6. to allow a valuation of the premises to be carried out;
7. if the lessor or agent believes, on reasonable grounds, the premises have been abandoned;

and 

8. if the lessor or agent has given the tenant a notice to remedy a breach of the agreement

that is a significant breach—within 14 days after the end of the allowed remedy period, to 

inspect to ascertain whether the tenant has remedied the breach. 

 

The lessor or property manager can enter any time if the tenant agrees. 

 

The lessor or property may enter without giving the tenant notice of the proposed entry: 

• in an emergency; or
• if the lessor or agent believes on reasonable grounds that the entry is necessary to protect

the premises or inclusions from imminent or further damage. 

The lessor or property manager will still be required to provide 7 days’ notice to inspect the premises. 

  

For more information regarding lessor and tenant responsibilities, visit the Residential Tenancies Authority website at http://www.rta.qld.gov.au/ or phone 1300 366 311.