Allen Estate Agents Property Management Pre-list book - Luca Laver

Property Management Proposal
Prepared for Luca Laver
46/626 Mowbray Road Lane Cove NSW 2066

Welcome
Service to Our Landlords
The Allen Estate Agents Guarantee
Tenant Reference Australia
The Internet
Signboard
Photography
National Smoke Alarm Service
Your Property
Preparation for “Open for Inspection”
Open for Inspection
Customer Service
Rental Opinion
Choosing an agent
Executive Property Management Specialists
Jane Allen
Property Management Department
Allen Estate Agents
9410 2277
0414 272 999
Jenny O’Brien
Property Management Department
Allen Estate Agents
9410 2277
9410 2277
allenestateagents.com.au

Covering every area
• Balmain
• Lane Cove
• Bondi Beach
• Manly
• Bondi Junction
• Mosman/Neutral Bay
• Castlecrag
• North Ryde
• Chatswood
• North Sydney
• Crows Nest/St Leonards
• Northbridge
• Dee Why
• Double Bay
• Seaforth/Balgowlah
• Elizabeth Bay/Potts Point
• St.Ives
• Gladesville
• South Sydney
• Gordon/Pymble
• Turramurra
• Harbord
• West Ryde
• Hornsby
• Willoughby
• Lindfield
• Ryde
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Our Guarantee
To maximise the rental price of your property.
To manage your property with the highest integrity and perform all administration in an efficient and
professional manner on your behalf.
To give you professional advice of current market conditions and how these affect the rental return on
your investment property.
To screen each tenant application thoroughly to make sure we are accepting only the highest quality tenant
to reside in your most important investment.
To provide accurate, cost effective, professional and well managed marketing and advertising to build your
property’s image and add value to it in the eyes of potential tenants.
To carry out periodic detailed inspection reports of your premises to ensure your investment is being well
cared for.
To subsequently increase the desirability of your property to tenants through timely follow up and
communication after advertising and marketing campaigns have come into effect.
To be available at all times for any feed back you may require or to answer any questions that you may
have, but more importantly to be available to look after your tenants and to negotiate with them for you.
To perform our duties with vigour and enthusiasm in a professional and well structured manner, but most
of all, every step of the way - you will be kept up to date with every aspect of your managed property and
its progress.
• When all is done and the fruits of our labours have been achieved, we will look to you for a reference.
We look to you for this in an attempt to show others how well we do business. We work tirelessly towards
your complete satisfaction.
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Service
• Advertising vacancies and conducting tenant inspections
• Actively promoting and marketing your rental property to prospective tenants by way of our close working
relationship with re-location agents, the Sydney Morning Herald and the internet
• Performing comprehensive tenant application checks and selection
• Preparing a comprehensive Tenancy Agreement (or lease) to comply with the requirements under the act.
Document a comprehensive Condition Report prior to a tenant moving in
• Collection & lodgment of the Bond with the Residential Tenancies Bond Authority
• Collection & receipting of rental payments
• Preparation of monthly landlord statements detailing the allocation of rent collected
• Forwarding of applicable documents to you regarding your rental property
• Remittances to Landlords by direct credit to your nominated bank account
• Payment of all disbursements e.g. rates, water, electricity, repairs etc.
• Routine property inspections to monitor your tenants & their treatment of your property
• Arranging minor maintenance and organizing tradesmen to attend to any item that requires attention
• Addressing any issues or grievances that may arise from your tenant and advising you of your obligations
and rights under the act
• Inspection of repairs and payment of accounts
• Rental arrears management
• Representation at the Tribunal when a ruling is required for such matters as non payment of rent or unreasonable
treatment of a property
• Yearly landlord financial statements for taxation purposes
• Resolve disagreements between tenants and landlords
• Research comparable rent information for Real Estate rental valuation
• To communicate with our landlords as often as required and to keep them up to date with any item that
we consider may be of interest or significance
• To be available for consultation regarding any item that may be of concern
• And a multitude of other ‘unimaginable’ matters as they arise
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The Internet
Allen Estate Agents retains its own user friendly powerful internet site.
The “Information Superhighway” is currently growing at the rate of 200% per annum and has undoubtedly
become one of the major communication media of our time.
Your property can be displayed on the internet to all those who window shop for property on the net
within a matter of minutes of your management being prepared.
Updated information regarding your property can be uploaded to the internet sites and all details brought
up to date in a matter of seconds.
The net will add more market exposure to your promotional and marketing campaign.
The Internet allows international corporate tenants to access all details regarding your property and
exposes it to a world wide market in a way that can only increase interest and price.
Accessing over five hundred million mainland Chinese buyers, this site is a boon to any Australian
property seller. Your property will be displayed in Chinese characters together with all pertinent
information - including photos and floorplan. The international call centre (in Shanghai) provides all
pertinent information including inspection times and sends a notification to our office by e-mail.
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allenestateagents.com.au
This wonderfully easy to use and simple web site allows fast uncluttered access to your property in a
quality, value added environment. Your property will be beautifully presented on our own ALLEN ESTATE
AGENTS Office web site and will be showcased in its best possible light.
Once listed on our company site your property will be automatically listed on realestate.com.au -
Australia’s number one Real Estate web site. All ALLEN ESTATE AGENTS properties are displayed as
feature properties and are therefore positioned ahead of other listings. We have more visits to our
properties on realestate.com.au than most other agents - in fact we are currently number 1, for traffic
on the site, nationally.
Australia’s second most visited real estate site. Domain.com.au is linked closely to the Fairfax network
and is well promoted within it. Allen Estate Agents listings are displayed as feature properties, with
priority placement, on domain.com.au and are therefore positioned ahead of other properties.
Another widely used real estate site. Like many other web sites, justlisted.com.au has a buyer alert system
allowing all prospective buyers who subscribe to be emailed when a property comes into the system that
matches their criteria.
Promoted and serviced by the Courier Newspaper Group this is the newest addition to the Allen Estate
Agents web presence. Linked to Courier Newspaper publications such as the Wentworth Courier and
the North Side Courier.
Find houses and apartments currently on the market. Search nearby for schools, restaurants and
public transport. See the property in Street View to explore the neighbourhood. Find directions
between the property and your favourite places.
Data base buyer matching
Once on the Allen Estate Agents site, your property will be sent by e-mail to all registered buyers on our
database whose buying criteria match those of your property. We currently have over 100,000 buyers
subscribing to this service.
Accessing over five hundred million mainland Chinese buyers, this site is a boon to any Australian
property seller. Your property will be displayed in Chinese characters together with all pertinent
information - including photos and floorplan. The international call centre (in Shanghai) provides all
pertinent information including inspection times and sends a notification to our office by e-mail.
9410 2277
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Security
National Tenancy Database
(For Your Security)
The National Tenancy Database is a system which provides our office with a valuable information base
for all our tenants. NTD has a website which allows us to access all information regarding prospective
tenants and register any default tenants. Widely used throughout Australia, the enquiry database
contains over a million records of every person checked by NTD members.
Information supplied by the Agents includes date of birth, driver’s license, the address of the rental
property and whether there is any outstanding rent or damages etc. This system provides additional
assurance when undertaking reference checks on any prospective tenants for your investment
property.
9410 2277
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Allen
estate agents
FOR LEASE
Jane Allen
9410 2277
allenestateagents.com.au
Advertising
The Signboard
The upmarket, stylish Blue & Red trademark is instantly recognised at a glance, assuring tenants know who
to contact regarding the property & information pertaining to it.
• A “twenty four hour salesman” Constantly in the public’s eye
• Huge exposure to local market and all passers by
• Indication of landlord’s level of motivation to tenants
• Identifies the property easily for tenants when they are attending inspections
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Smoke Alarms
About Smoke Alarms Australia, Protecting Property Since 2005
Smoke Alarms Australia is an Australian owned and operated company formed in 2005, as a specialist in
fire protection for residential properties.
Based in Artarmon, Sydney, Smoke Alarms Australia was first launched following the introduction of the
NSW Building Legislation Amendment (Smoke Alarms) Bill in 2005, when the installation of Smoke Alarms
became mandatory for all residential properties.
With hundreds of thousands of rental properties across Australia needing smoke detectors installed and
many more needing to be checked for correct positioning and proper functionality, it was initially the real
estate industry that quickly identified they needed specialist expertise to ensure they met their legal
obligations to comply with Smoke Alarm legislation, not to mention to manage their duty of care to
tenants and keep them safe.
Increasingly they turned to Smoke Alarms Australia, and now Smoke Alarms Australia are proud to be
affiliated with more than 800 real estate agents across the country, installing and maintaining smoke alarms
for properties under their management.
Smoke Alarms Australia is now the country’s leading and longest running residential smoke alarm
specialist. Our full-time, qualified team of technicians have led the smoke alarms industry in expertise,
quality and professionalism.
9410 2277
allenestateagents.com.au

Maintaining a smoke alarm is more than just changing the battery and testing the alarm with a stick or by
pressing the 'battery test' button. You need to know that it will actually work in a fire.
Given there is a house fire in Australia approximately every 26 minutes, with most of them occurring at
night whilst we sleep and have no sense of smell, it's simply not worth the risk of ignoring fire safety.
Smoke Alarms Australia offers an all-inclusive package for residential properties. Our qualified technicians
will perform a full service on your smoke detector as part of our annual subscription, including:
• Ensuring the correct quantity and quality of smoke alarms are installed
• Ensuring correct positioning of smoke alarms
• Replace and install as many new top quality photoelectric Australian Standard 3786 smoke alarms and
batteries as needed, at no extra cost
• Repositioning existing alarms as needed
• Ensuring ventilation holes are clear of obstructions such as insects and their debris
• Checking the expiry date of every alarm
• Full function test on every alarm including testing the alarm with artificial smoke
• Issuing certificate of compliance for the property
Unlimited visits per year
All you'll pay is $99!
Our all inclusive fee is fixed so you can rest assured there are no hidden extra charges and absolutely no
more to pay. Our annual fee includes all replacement alarms (even hard-wired!).
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Why is it important to use a professional smoke alarms service?
Utilising a professional service such as Smoke Alarms Australia, who are experts in smoke alarm
maintenance and installation, means you can rest-assured you have smoke alarms installed that will actually
work in a fire and that are positioned correctly for maximum protection. Smoke Alarms Australia will visit
your property annually and if you are a landlord, at each tenancy change (as required by law) to inspect all
alarms. They check to ensure your property has the correct number of alarms according to the building
code, that they are located correctly and that they haven't expired. They clean and install new batteries, test
with artificial smoke and when alarms are expired, faulty or damaged replace them with new Australian
Standard approved alarms. Then issue a report and a compliance certificate to be kept on file.
Why does the service cost $99 when some other companies advertise a slightly
lower price?
With Smoke Alarms Australia, there is no more to pay. Smoke Alarms Australia's all inclusive price not only
includes servicing and maintaining the alarms, but also the actual installation of as many alarms as you need,
or the replacement of faulty, expired or tampered with alarms. There is NO MORE TO PAY no matter how
many alarms you have or need. Some other services advertise a lower annual fee but it does not include the
alarms and/or batteries. More often than not, these services actually cost more when you factor in all the
add-ons for installation and replacement of alarms.
Who are Smoke Alarms Australia's technicians?
Smoke Alarms Australia only uses directly employed full-time technicians. They are professionally trained
and are trusted members of their team.
If I've got a hard-wired alarm with a 10-year battery, why would I need this
service?
Each hard-wired alarm has an expiration date. The Australian Standard 3786 says the maximum life span of
an alarm is 10 years, but not all of them last that long. You can rest assured that Smoke Alarms Australia's
technicians will replace hard wired alarms if they are faulty or expired. They deem a smoke alarm to be
faulty when it does not respond to a function test by spraying ionised smoke. Also, if you are a landlord, by
law you MUST check and maintain the alarm between each change of tenancy.
It's important to note that we include the replacement of hard-wired alarms in our annual fee. Some
companies charge a hefty additional fee for hard-wired alarm replacement, but with Smoke Alarms Australia
it's included at no extra cost.
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If I'm a landlord, what is my obligation according to legislation and regulations?
Aside from the obvious duty-of-care to keep your tenants safe, maintaining smoke alarms is a legal obligation
you have as a landlord. Each state of Australia has legislation governing the responsibility of the managing
agent, the landlord and the tenant with respect to smoke alarm installation and maintenance, but unanimously
smoke alarms are required to be installed and maintained:
• At the commencement of any new tenancy agreement
• Annually (as per the manufacturers warranty)
• At alarm malfunction
If my building is managed by a strata company or body corporate, don't they take
care of the smoke alarms?
Many people think that their property is compliant with smoke alarms legislation and regulations if it is in a
building managed by a strata company or body corporate. Unfortunately this is not the case for a number of
reasons:
• Strata management companies focus on compliance with Building Fire Regulations from a 'whole building
perspective' (e.g. Fire doors, stairs, exit lights, fire hose reels etc) rather than smoke alarms legislation on
an individual property level. They often just take a sample of apartments and aren't required to check
every individual property. If you are a landlord, this does not cover your responsibility to maintain the
smoke alarms in your rental property.
• Strata companies only conduct maintenance every 12 months and will not come back during the year to
deal with individual problems, or changes of tenancy if your property is tenanted. Legislation stipulates that
smoke alarms must be checked at every new tenancy agreement.
• Strata companies are not anywhere near as stringent in their maintenance of smoke alarms, often skipping
key maintenance procedures such as the cleaning of the alarm, changing the battery and ensuring the alarm
unit has not passed its expiry date.
Strata companies do not issue individual certificates of compliance.
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Your Agent
Selecting an agent to handle such an important and demanding task as successfully leasing your property,
maximising your rental price and effecting a successful management, is a difficult and testing choice to
make. After collecting all the information that is available the questions to ask are these:
1) Who do I feel most comfortable with looking after my property?
2) Who will do the best job of selecting the most suitable tenant?
3) Who will provide me with constant feedback?
4) Who has the greatest capacity and ability to maximise my rental price?
The service and attention that you will receive from Allen Estate Agents will be second to none.
However, on top of this there are a few things that give us the edge over what is available from other
real estate agents. The things that we do better and the things that we do extra are the things that set us
apart. These things give you an advantage in the marketing of your property and the achievement of your
maximum rental price.
Thank you for taking the time to read this presentation, I look forward to being of service to you with all
your real estate requirements.
Should you require any more information, please contact
Jane Allen
personally on 0414 272 999
or the Allen Estate Agents office on
9410 2277 at anytime
9410 2277
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Who’s always working in your
best interests?
Jane Allen heads up the Property Management team at Allen Estate Agents.
Jane Allen, Jenny O’Brien & Vivian Thompson
Property Management Department
A powerful team, who collectively, bring many, many years of experience and expertise to the
management of all landlord’s property.
“It’s not just about leasing property’ says Jane. “It’s about selecting the ideal tenant & maximizing the rental
return for our clients. Leasing out your home, or investment property can be a daunting and demanding
task, not only is there money involved, there’s also plenty of emotion.
Understanding these issues and dealing with the entire process in a professional, caring and expert manner
not only maximizes the rental return for our owner’s but ensures a fruitful, stress free & enjoyable
experience.
“There is nothing more exciting than putting the perfect tenant into the ideal property. To have a truly
delighted owner & a happy tenant at the end of the day is a very rewarding experience and one of the
many thrills of Property Management.”
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Open for Inspection
• The cutting edge of the campaign. People see what we are marketing
• Comments and direct feedback regarding price, presentation and expectations
• Comparisons with other rental properties
• We are available to answer tenants’ questions and address objections
• The opportunity for offers issuing tenancy applications & to assess individual’s levels of interest
• A list of people together with their ‘phone numbers to call after the “open house” and assess the
campaign’s progress
• Tenants coming back to us after we have promoted your property to them
• Tenants making themselves available for us to work with
• The beginning of a tangible result
“Open for Inspection” at times that are mutually convenient to all parties
Customer Service
• Constant feedback to you, our client, regarding all aspects of your campaign
• Realistic and informed advice to you in all matters, including presentation of your property
alterations to marketing plans, times for open for inspection periods, times for special inspections
• Updates and all information ‘phoned through to you on a regular basis
• Listening to your requests, thoughts and questions and addressing them
• Personal responsibility attached to the success of the campaign and a personal interest in
completely satisfied and happy clients at the end of the renting process
• A desire to have our services and our office recommended to others by showing existing
customers how well we look after them
• A genuine desire to look after you better than any other office
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The Difference
• A truly dedicated team
• Years of combined industry knowledge
• More records in more suburbs across the North Shore
• The best clearance rate in the industry
• Leading edge marketing
• allenestateagents.com.au
• A data base of over 100,000 registered, current tenants
• The data base “tenant match” system
• Allen Estate Agents e-book
• A cutting edge innovative honest brand
• The lowest number of average days on the market
Property Management is a business that is reliant on reputation and personal referral. To remain in
business in the Real Estate Industry an agent must have one goal in mind ~
To look after his clients so well, that they will remember him and recommend him to other people.
Allen Estate Agents has a genuine interest in its clients and takes pride in how much better it is than other agencies.
To look after you, better than anyone we pay special attention to all aspects of the leasing process and most importantly
we pay special attention to you, OUR VALUED CLIENT!
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Executive Management Package:
Management Fee
5.5% (inclusive of GST)
Letting Fee
1 weeks rent + GST
Lease Preparation Fee $33.00
Lease Renewal
1/2 weeks rent + GST
Monthly administration Fee
No Charge
Disbursement Fees
No Charge
Annual Rent Reviews
No Charge
Routine Inspections with
comprehensive photos & report
No Charge
Tribunal Fee
$100.00 per hour
Tribunal Parking Fee $69.00
Executive Advertising Package:
Professional Photography
Complimentary
Signboard
Complimentary
Internet Placement including -
Complimentary
domain.com.au
realestate.com.au
allenestateagents.com.au
rent.com.au
Total Marketing Cost
NIL

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9410 2277
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