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PROPERTY MANAGEMENT SERVICES
Jas. H. Stephens Pty. Ltd. has grown into the most active real estate agency in the Western Suburbs, enjoying a solid reputation and one of the market leaders since 1923.
Our Property Management Department offers a personalised, professional management service in all aspects of Residential Leasing, designed to set out the requirements of Investors, Landlords and Tenants. We offer a complete service, from tenant selection through to complete management of your property.
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SELECTION OF TENANTS
Finding the right tenant for your property is extremely important and we have a very thorough system for their selection. Prospective tenants are asked to complete a detailed application (example enclosed), we carry out credit checks, check all references, past employers and agents. Our policy is not to accept a tenant until, you the owner, give final approval. We can also arrange for you to meet the tenants if you so desire.
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CONDITION REPORTS
A condition report is carried out prior to the tenant occupying the premises. Copies of the condition report are signed with the tenant and the original kept in our office for future reference as a safeguard against any damage that may be caused. A copy for your records can be provided on request. You may also wish to take photographs of individual rooms of the property. This is useful evidence should any disputes arise during the tenancy. We also advise that no belongings of value are left on the premises.
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MAINTENANCE
Prior to initial occupancy or during our periodical inspections, we may advise that certain maintenance is required. You can nominate a limit of expenditure for us to work within. Our policy, should repairs be necessary, is to report directly to you, the owner. If you are unable to be contacted or if urgent repairs are required, due to affecting tenants health or safety, we will proceed with repairs at our discretion. We have a network of trusted tradesmen who look after all properties managed by us. Any requests for maintenance are documented and progress of repairs is monitored.
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LEASING AGREEMENT
We prefer to initially offer a twelve month agreement, with an option to renew for a further term. The purpose of one initial twelve month contract, is to allow us enough time to determine whether your tenant is suitable. A further term can be offered with you, the owner’s, approval or alternatively the fixed term agreement converts automatically to a month to month basis.
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BREAKING OF LEASE
If a tenant wishes to vacate whilst still under lease, they may do so, provided that all rental is paid until the property is re-let or the lease expires, whichever comes first. The tenant is liable for a letting fee and all advertising costs. There should be no loss incurred to the owner, should a tenant break a lease. However, all applications would still be screened thoroughly with the owners approval.
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RENTAL TO BE CHARGED
Based on our experience and other similar properties rented in the same area, we believe Jas. H. Stephens is best placed to advise you on the correct amount of rent to be charged. By setting an appropriate and reasonable amount, we believe that it is more favourable to have a continuing tenancy than a series of tenancies with intermittent breaks. This can occur during periods of low vacancy levels thereby incurring a subsequent financial loss.
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RENTAL PAYMENTS & REVIEWS
Our due date for tenant rental payment is the 22nd of every month. On collection, rent cheques along with a detailed financial statement will be forwarded to you or you may wish to nominate a bank account for the rent to be paid into. At the commencement of the tenancy agreement, the tenant pays one month in advance, for rent, and a further one month for security deposit on premises, which is equivalent to four weeks rent. Rental statements are prepared on a daily basis, specifying income and expenditure. In cases of mortgage payments, you are initially paid one month in advance to allow for any delays in postage or receipt of rent.
In special circumstances we can arrange for earlier payments, but this depends on the tenant paying rent earlier than the due date and clearance of their cheque through the bank, which can take up to five business days. If you require any additional services, please contact your Property Manager. All rents are annually reviewed and we will discuss any particular circumstances you may have and advise you of the current market trends at this period.
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RENT ARREARS
Although every care is taken in providing suitable tenants, occasionally tenants fall into arrears. Under current legislation we may issue a “Notice to Quit” when a tenant is in rental arrears of 14 days. We endeavor to contact the tenant prior to this and issue a reminder notice. If we are experiencing difficulties with the tenants payments, we will contact you for approval to issue a final “Notice to Vacate”.
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CHECKLIST TO OWNER PRIOR TO LEASING
The following information is provided to help you in preparing your property for tenancy. It is essential that your property retains or increases its value and this can best be achieved, prior to initially leasing your property, by attending to the following items.
EXTERNAL
Lawns are trimmed
All garden beds are neat and tidy
All weeds are removed
Garage and carport is tidy
All gates are safe and secure
All fencing is secure
INTERNAL
All electrical/gas appliances should be clean and in working order, if not, our office should be advised
Exhaust fan in bathroom and kitchen are clean and in working order
Walls and ceilings are clean and free of cobwebs
Kitchen cupboards and drawers should open and close properly
All floor coverings are clean and preferably steam cleaned
All windows close securely with no breakages
All doors close securely
Fly wire screens should be clean, free of dust, cobwebs and tears
Provide all keys to all locks, including window locks. All locks to be functioning
Well maintained properties ensure that vacancies are kept to a minimum and income to its maximum
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