Property Management

Why Choose Blandfordia Real Estate for the management of your property?

We offer a process where attention to detail, strong policies and procedures, leading edge technology and constant communication results in top class outcomes.

At Blandfordia the goal is to up the ante on property management by increasing the level of attention applied to  tenant sourcing, lease documentation, rent collection, property maintenance and accounting as well as committing to the following;

• Restrict the number of properties under management to realistic levels.

• Improve the marketing levels when sourcing tenants.

• Provide the highest standard of service, systems  and communication.

• Use technology to increase efficiency and transparency.

• Provide updates on real estate trends effecting property and rental values.

• Arrange a regular review on insurance suitability via our insurance broker contacts.

• Arrange depreciation advice through our depreciation agency contacts.

• Arrange a regular review on the investment portfolio including asset mix and suggestions to maximise future sales results via our financial planning contacts.

• Arrange a regular review on financing options via our loan broker contacts

* a small fee per owner will apply

Fee Structure

Our fees are directly related to the results we achieve and we are confident that we will provide “value for money”.

Featured Properties

1 Markham St, Mawson... More

Narrabundah.. More

10/14 Discovery St, Red Hill . More

Leased

57A Franklin St, Forrest ..... More

Leased

57 Franklin St, Forrest ..... More

Leased

What is Tax Depreciation?

As a building gets older and items within it wear out, they depreciate in value.

The ATO allows property investors to claim a deduction related to the building

and plant and equipment items contained within it. It can be claimed by any

owner of an income producing property. This deduction essentially reduces the

after tax cost of owning an investment property – investors pay less tax!

... read more

BMT Tax Depreciation Calculator

FAQs

Does the tenant have to pay a bond?

The lessor can require a tenant to pay a bond which cannot be more than the first 4 weeks of rent payable under the residential tenancy agreement.

Who holds the Bond?

All bonds are required to be paid to the Office of Rental Bonds (ORB). The tenant will generally pay us and we are required to lodge the bond with the ORB within 4 weeks of receiving the bond, or the commencement of the tenancy whichever date is the later.

What is a condition report?

A condition report is done by the managing agent and is a detailed assessment of the state of repair and the general condition of the property. The managing agent must complete the report and provide the tenant with 2 copies within 1 day of the tenant taking possession of the property. The tenant can accept the report or make comments and should return 1 copy of the report to the managing agent within 2 weeks. We also take detailed photographs and these plus the condition report are taken into account when the tenancy ends and the bond refund is considered.

What are the tenant’s obligations under a residential tenancy agreement?

The tenants can only use the property for a residential purpose. The tenant has an obligation not to use or allow the property to be used for an illegal purpose, cause or allow nuisance, interfere with the quiet enjoyment of neighbors, leave the property vacant for more than 3 weeks without notifying the managing agent or sublet the premises without permission.

The tenant is expected to keep the property in substantially the same condition as when he moved in subject to fair wear and tear.

1/2 Davies Place, Torrens..... More

LEASED

22A Allwood St, Chifley .... More

Leased

80 Printers Way, Kingston .. More

LEASED

How will you market my property?

We have extensive experience in marketing and can expose your property to the widest possible number of prospective tenants by using;

• The Canberra Times

• Web sites including blandfordia.com.au and allhomes.com.au plus national and interstate sites including domain.com.au, realestate.com.au, homehound.com.au, basegoogle.com.au and myhome.com.au

• Property signage

• Re-location companies

• Open for inspections

In addition we have extensive direct marketing lists (e.g. embassies and consulates, corporates etc) which we can use to contact entities who are on the market for rental properties.

How do you select tenants?

We provide a careful tenancy selection process focused on finding the best tenant in the fastest possible time. We recommend open for inspection showings which gives our team the opportunity to meet prospective tenants to gauge their suitability. We ask all tenants to complete a tenancy application form which provides employment details and contacts, identification, rental history and 2 personal ~ references which are not relatives.

We assess each application in the context of the tenant’s ability to pay the rental and the tenant’s capacity to maintain the property to the standard required. We will then put forward our recommendations however giving you the ultimate choice.

How to you handle maintenance?

Maintenance issues will either arise from our inspections and drivebys or from requests from tenants. We will act on these repairs according to your instructions in the Management agreement – generally some owners want to be contacted before any repairs are begun or alternatively have us carrying out repairs up to a dollar value of, say $300. In this case if the repair cost $300 or less we would authorise the work but if more, we would refer the repair to you. We have a list of qualified tradesmen we can use or use trades people you have requested on the Management agreement.

What about urgent repairs?

The tenant should notify the managing agent of the need to carry out any urgent repairs as soon as possible. Urgent repairs are those which are needed to correct serious faults or problems with the property which could be dangerous to the tenant or result in substantial damage to the property. Examples are burst water mains, blocked or broken toilets, gas leaks, flooding or a failure or breakdown of any service on the property essential for hot water, cooking, heating or laundering.

If the tenant is unable to contact us, then the tenant may arrange his own repairs using the emergency contacts provided by us in the residential tenancy agreement.  The tenant can only authorise urgent repairs with a maximum value equivalent to 5% of the rent of the property over a year.

How often do you do inspections on the property?

Under the legislation we are allowed to inspect the property once in the first month and once on the last month of the agreement plus 2 additional inspections over a 12 month period. We must give tenants written notice 1 week in advance of any inspection. We ensure an inspection is made at least every six months to ensure that the property is being well maintained and we will send you a written routine inspection report giving you a summary of both the internal and external condition of the property.

How do you manage the tenants?

We provide all tenants with access to “The Renting Book” which is an information handbook authorised by the Commissioner of Fair trading and details what is expected of tenants under the Residential Tenancy Agreement. We manage the tenant for you in aspects such as control of noise, lawns being mowed and payment of rent to ensure all the tenant’s obligations are met under the Residential Tenancy Agreement.

What are the rules if I want to terminate the lease during a fixed term?

If the lease is still in force under a fixed term then there must be grounds for us to issue a written notice to remedy before issuing a notice to vacate. The grounds for issuing a notice to vacate are;

• Failure to pay rent.

• Breach of another term or condition of the residential tenancy agreement.

• The property is not fit for habitation.

• Without cause but we have to give 26 weeks notice and the notice period must not expire during the fixed term period (e.g. if we wish to give notice without cause under a one year fixed term tenancy which has just started say on 15 July 2009, we have to give 6 months notice no earlier than 16 January 2010).

What happens if rent is not being paid?

We monitor all rental payment periods and have zero tolerance for rent not being paid. We use the following procedure;

• Day 1 in arrears. We send an SMS to the tenant to remind them that their rent is late.

• Day 2 to 7 in arrears. It is crucial that the tenant contact us. Communication will be initiated whether by phone, sms or email to ensure that we resolve the problem.

• Day 8 in arrears. If the problem has not been sorted by now, we will issue a Notice to Remedy. The notice gives the tenant 7 days to remedy the rent situation and that no further action will be taken if the rent is paid. An inspection may also be arranged if we are concerned that the property might be at risk.

• Day 15 in arrears. If rent is not paid we issue a Notice to Vacate advising the tenant that they must pay all arrears in full or vacate the property within 14 days from the service of the notice (we have to allow 4 days for postage on top of the 14 day notice period).

• Day 33 in arrears. If the tenant has not vacated then we apply to the Tribunal for a Termination and Possession Order.

What are the rules if I want to terminate the lease during a periodic tenancy?

If the tenant does not terminate the fixed term agreement or does not renew one, then the tenancy becomes periodic. We can terminate a periodic tenancy by issuing a Notice to Vacate only if;

• The owner of the property or an immediate relative genuinely intends to live in the property  - 4 week’s notice.

• A person who is not an immediate relative, but has a close family or personal relationship with the owner, genuinely intends to live in the property – 4 weeks notice.

• The owner has a genuine intention to sell the property – 8 weeks notice.

• The owner has a genuine intention to reconstruct, renovate or make major repairs to the property which cannot reasonably be carried out with the tenant in residence – 12 weeks’ notice.

I want to sell my property but it’s rented. Can I have my agent do inspections?

The tenant must allow reasonable access to the property upon 24 hour notice to allow an inspection by prospective purchasers. The tenant is only required to give access to prospective purchasers if the owner has a genuine intention to sell the property and has advised the tenant of this in writing. It is vitally important to respect the rights of the tenant and we reduce the impact by open for inspection programs.

What are the rules if the tenant wants to terminate the lease?

At the end of a fixed term residential tenancy, the tenant can terminate the tenancy by giving 3 weeks written notice. The tenant can terminate a periodic lease at any time by giving 3 weeks notice.

What if I’m posted back to Canberra and want possession of my property early?

The Residential Tenancies Act allows the lessor and tenant to include a “fair clause for posted people” in the Residential Tenancy Act which allows termination of the lease agreement by either party with 4 weeks notice.

Who pays for outgoings such as rates, land tax, water etc.?

The owner is responsible for rates and land taxes, annual supply charges for water and sewerage, any body corporate fees and any services where there is not a separate metering device. We are happy to arrange payment of all these outgoings and details of all transactions will appear on your monthly settlement.

The tenant is responsible for the cost of services used for example electricity, gas water and telephone provided there is a separate meter.

How often can rent be increased and by how much?

Rent cannot be increased for the first 12 months of a lease and, for an existing tenant, can only be increased once per year thereafter. There is a requirement for 8 weeks notice in writing or any rental increases.

Rent increases are regulated by legislation in the ACT determining whether an increase is excessive – this is generally defined as to whether the increase is greater than 20% of the increase in the CPI (Privately Owned Dwelling Rents Expenditure Class) over the period since the last increase.

How will my tenants be treated?

Tenants are valued customers whose rights are respected. We support open and frank communication and ensuring the relationship begins in good faith. We believe that the respect we show out tenants will be reciprocated in how we and your property are treated.

How will you account to us?

All rent collected is held in our Property Management Trust Account. At the end of every month we send you a statement showing the rent period, the rent collected and any disbursements made on your behalf. We would prefer to electronically deposit funds to your account or we can send out cheques with your statement.  Please contact us if more regular disbursements are required.

How do tenants pay rent?

It is our policy that all tenants pay by direct debit payment. This ensures the automatic deduction of rent from the tenant’s bank account on the day rent is due and greatly reduces incidents of rental arrears. 

What happens at the Rental Tenancies Tribunal?

This is an independent body tasked to top provide dispute resolution in an informal and inexpensive format. For example the Tribunal can make orders that a rent increase is excessive, compensation is to be paid to a tenant or lessor or that a residential tenancy agreement be terminated.

It is not often that a dispute requires a Tribunal representation and is often caused by break downs in communication or process. We are so confidant of our abilities to resolve issues that if a visit is required, we will skillfully represent you at no cost.

What insurance is recommended?

We recommend Home Building Insurance which covers replacement cover for your buildings as well as public liability cover for incidents that happen on that site. Home Contents Insurance is recommended to protect any fixtures and fittings and any furniture left. We also strongly recommend Landlord Insurance which covers things as theft, malicious damage or loss of rent.  This is particularly relevant in the context of a Rental Tribunal which is very protective of tenants who are unable to pay rent because of hardships.  We are unable to arrange insurance for you due to current legislation.

Can the rental bond be used to cover rent owed?

The tenant cannot use the rental bond to pay for the rent for the last weeks of the tenancy

The bond can be used for

• Any damage caused by a tenant;

• Any outstanding rent owed;

• The cost of replacing any fuel used by the tenant during the course of the tenancy which was supplied by the lessor;

• Any legal costs incurred by the lessor for assigning or transferring the tenant’s rights under the tenancy agreement;

• Any deduction endorsed by the Tribunal.

Can I check my statements on line?

We are currently working with Rockends’ on-line access system which will enable landlords to access their statements and accounts 24/7 on a secure electronic web site. We expect to offer this service shortly.

Blandfordia: Property Management Charter

Real Estate is like any investment: it performs better when professionally managed. We believe that our business will only remain successful if we develop relationship with our clients where we meet and exceed expectations. As part of this process we have developed the Blanfordia Property Management Charter which outlines the services and benefits you can count on us to provide.

Marketing

• You can count on us to take quality photographs and write professional copy for marketing purposes and webs.

• You can count on us to advertise your property immediately it is prudent to do so.

• You can count on us to advertise on allhomes.com.au and domain.com.au and other webs as deemed necessary.

• You can count on us to install a prominent ”For Lease” sign .

• You can count on us to have quality open for inspections on Saturday “lease day”.

• You can count on us to handle all enquiries with courtesy.

• You can count on us to use our direct marketing techniques to approach particular target markets.

• You can count on us to contact all active corporate clients and relocation agencies.

Leasing

• You can count on us to get a fully completed tenancy application from each potential tenant.

• You can count on us to check every reference, employment details and rental history.

• You can count on us to check online reference agencies.

• You can count on us to use our negotiation skills to maximise the rent and conditions.

• You can count on us to refer all offers and tenant recommendations and to give you the ultimate choice.

• You can count on us to complete all lease details in accordance with the current legislation required by the Residential Tenancy Act.

• You can count on us to endorse the lease with special conditions so as to better protect your interests and lodge this endorsement with the Residential Tenancies Tribunal.

• You can count on us to conduct a very detailed Inventory and Condition Report plus photographs prior to commencement of the tenancy.

• You can count on us to collect and lodge the rental bond and collect rent in advance before the tenancy commences.

• You can count on us to send you a copy of the executed Residential Tenancy Agreement and signed inventory and condition report.

• You can count on us to provide a tenants information pack giving emergency contacts and outlining our process to ensure a smooth tenancy.

Rent and Accounting

• You can count on us to have zero tolerance for rental arrears.

• You can count on us to actively pursue tenants in arrears with vigor and efficiency to the full extent of the law.

• You can count on us to monitor CPI changes and to notify you in time to make rental increases.

• You can count on us to send you a statement at the end of every month showing the rent period, the rent collected and any disbursements made on your behalf and to then disburse the balance to your account.

• You can count on us to send you an end of year financial statement for tax purposes.

• You can count on us to look after outgoings (rates, land tax, water rates etc) if instructed.

Maintenance and Repairs

• You can count on us to promptly attend to all maintenance issues once authorised.

• You can count on us to only effect repairs if below the amount contained in the Management Agreement.

• You can count on us to use only qualified, insured tradesmen or your trades people designated in the agreement.

• You can count on us to provide all invoices for maintenance done.

Training

• You can count on us to keep at the forefront of industry standards, market trends and the regulatory environment.

Other services

If you accept our review option

• You can count on us to arrange a regular review on insurance suitability via our insurance broker contacts.

• You can count on us to arrange depreciation advise through our depreciation agency contacts.

• You can count on us to arrange a regular review on the investment portfolio including asset mix and suggestions to maximise future sales results via our financial planning contacts.

• You can count on us to arrange a regular review on financing options via our loan broker contacts.

• You can count on us to provide regular appraisals of the market value of your investment property
  

Communication

• You can count on us to keep you constantly informed about material matters.

• You can count on us to promptly return phone calls and emails.