Professional
property management
What will Abel Property Rentals do for you?
When you engage Abel Property Rentals to
professionally manage the renting of your home, we will…
Before seeking a tenant we will inspect the property to
assess a current fair market rental and provide advice on any work that may be needed in
order to attract a quality tenant.
Because Abel Property Rentals are residential property
management specialist, we receive enquires daily from reliable tenants wanting to rent the
right property.
We also use the following means to find suitable tenants:
- Check our data base of current prospective tenants
- Advertising in the daily newspaper
- Listing on our web site
- Our relationships with major organisations, national and
inter-national corporations and 'executive' re-location services
Prospective tenants are always accompanied to view
properties. They complete a detailed application form and meet with your property
manager for an interview.
Before recommending a tenant we carefully check the
applicants employment references and with previous landlords or leasing agencies to
establish the applicants character and reliability. We also have access to an
Australia wide "Rent Check" database service.
We advise the results to the landlord by phone.
The landlord makes the final decision whether to lease to
the applicant or not.
We prepare a legally enforceable Tenancy Agreement and
other tenancy documents.
Collect the maximum Security Bond permissible.
Conduct a thorough inspection of the property and
complete a detailed written report of the condition of the property and the fittings and
fixtures prior to the commencement of the tenancy. We also prepare an inventory of
any furniture and take photographs of the property.
Because we take considerable care in the selection of
tenants, our rental delinquency level is almost non existent.
Rental is payable in advance. We encourage each
tenant to pay on either a calendar monthly or fortnightly basis.
Tenants are able to pay rental instalments at our office,
via post or at any branch of the Commonwealth Bank of Australia.
Regardless of the care taken, occasionally tenants fall
into arrears. When this occurs a set procedure is instigated which includes an
initial polite 'reminder' letter the tenant after 3 days overdue; after 7-10 days
overdue a follow-up letter, a telephone call and inspection of the property is carried out
to ensure the tenant is in possession; after 14 days overdue (the minimum period required
by the Residential Tenancies Act) a termination notice is served on the tenant requiring
them to either bring their rental into credit or vacate the premises. A further
application to the Residential Tenancies Tribunal may be required to obtain an eviction.
Every rental property under our management is inspected
internally on a regular 3 monthly basis during the tenancy. Following each routine
inspection the landlord is provided with a written report detailing:
- The general condition of the property
- The manner in which the tenants are maintaining the
property
- Any major repair or maintenance required in the
foreseeable future
 We have a flexible system of maintenance to cover
the requirements of owners who instruct us to attend to all maintenance matters on their
behalf as well as for those who prefer to attend to these matters themselves.
Whilst we engage a range of qualified tradespeople to
attend to all types of repairs/maintenance, if requested we a happy to use specific
tradespeople designated by our landlords.
Landlords receive a detailed computerised owner statement
every month and a financial year statement issued on June 30 each year. A cheque can
be included with your monthly statement or an electronic payment credited into your
nominated bank account on an overnight basis.
We can also attend to the payment of all regular
disbursements such as council and water rates, strata levies etc. for our landlords.
The basic function of the
Residential Tenancies
Tribunal is to arbitrate on disputes between tenants and landlord/agents.
 Our residential property management service
extends to mediating between the tenants and the landlord should any dispute arise.
As an impartial third party with a great deal of negotiation experience, we often achieve
amicable results to the satisfaction of all parties.
Should it be necessary to attend a Tribunal hearing our
property managers not only have a thorough working knowledge of the Residential Tenancies
Act but extensive experience in the handling of Tribunal matters.
The renewal of a fixed term lease is generally at the
discretion of the landlord.
Prior to the expiry of a fixed term tenancy, we write to
the landlord with our recommendations regarding an appropriate current fair market rental
and seeking instructions from the owner regarding the renewal of the tenancy.
When your tenant advises their intention to vacate the
property, we set a date to conduct a final inspection and provided the tenant with a 26
point 'Final Inspection Check List' and inform the landlord of the tenants
intention to vacate.
Upon the property being cleared of all personal effects
and all cleaning (including the carpets) completed, a final check against the detailed
written report prepared prior to the commencement of the tenancy is conducted by your
property manager.
The Security Bond is refunded to the tenant only upon the
payment of all rental to the required date and the satisfactory completion of all
cleaning, gardening etc.
The search for new tenants usually commences well in
advance of the property becoming vacant. In most cases, by the time your property is
vacated, a suitable new tenant has already been found, approved by the landlord and
waiting to move in.
Landlords... so confident are we that you will be
completely satisfied with our service... we
guarantee it in
writing.
You can
click here to download an
Adobe Acrobat
(.pdf) formatted copy of our "Information
for Prospective Landlords"
brochure.
You can upload an Acrobat Reader at
www.adobe.com/products/acrobat/readstep2.html.
Telephone or email
our property management department for further details of our
residential property management service, our Personal Service Guarantee and our
competitive fees.
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