Blog

Smoke Alarm Legislation

Posted on December 1, 2016

The Fire and Emergency Services (Domestic Smoke Alarms) Amendment Act 2016 and the associated regulation was passed by the Queensland Parliament on 31 August 2016 . This legislation specifies that over a 10 year phase in period, all domestic dwellings are to have interconnected photoelectric smoke alarms in all bedrooms, in hallways that connect bedrooms with the rest of the dwelling...
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Quick Snips December 2016

Posted on December 1, 2016

Schools out for 2016 and Christmas mayhem is on our doorsteps. Giddy up it’s the start of this years silly season. No matter who you talk to around here at the moment a large part of the conversation includes comments about how many people there seems to be on the Coast. It really feels good to have everyone busy again...
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Quick Snips November 2016

Posted on November 1, 2016

Only one more of these newsletters to go before Christmas. Crikey! What happened to the rest of 2016? I mentioned at the end of last month that it is feeling like it is getting busy again and it seems like that has been the case all year. Confidence breeds confidence and that seems to be an underlying driver to the...
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Increasing the Rent

Posted on November 1, 2016

Are you investing in property with planning, purpose and direction?  Property investing is about making money.  There are short-term returns and long-term returns.Long-term returns relate to capital gains achieved over a long term and short-term returns are the profits you make from the rent less expenses.The obvious way to increase short-term returns is to minimise expenses and obtain the highest...
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Quick Snips October 2016

Posted on October 1, 2016

Welcome back to this months newsletter which is being written from the banks of Lake Coolum and Lake Marcoola. That’s right , we are nearly through two weeks of school holidays and the surf is as flat as a pancake. Not a ripple in sight. It has been so calm the passing whale parade has been coming in very close...
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Rent Arrears - Handling difficult tenants

Posted on October 1, 2016

Rent Arrears—It is always a subject at the forefront of our minds and our Landlords minds. What happens when my tenant is in arrears?At North Shore Realty we do everything possible to educate the tenants at the initial sign up on the importance of paying rent on time. Strict guidelines on affordability are also adhered to during the application process,...
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Quick Snips February 2016

Posted on February 1, 2016

Ok that’s the first month done and dusted for 2016. Gee, wouldn’t it be nice if this kept going. January 2016 would have to be the best start to the year on any number of levels that we have seen for a long time. Stunning weather and beach conditions for the whole month have definitely been the big drawcard but...
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Rent Arrears– Handling the difficult tenant

Posted on January 31, 2016

Rent Arrears—It is always a subject at the forefront of our minds and our Landlords minds. What happens when my tenant is in arrears?At North Shore Realty we do everything possible to educate the tenants at the initial sign up on the importance of paying rent on time. Strict guidelines on affordability are also adhered to during the application process,...
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Quick Snips January 2016

Posted on January 1, 2016

Ok so that’s 2015 done and dusted. December has been a nice way to finish off the year with some really nice beach weather and small but fun surf. As you would expect the Christmas week exploded with people so it has been a nice way to show off everything that we know is good about the Coast and best...
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Where do I stand?

Posted on November 3, 2015

This is not a simple question to answer. Yes, we would like to make the tenant accountable for every scuff mark and chip when vacating the property, but the reality is there are legislated ‘grey area’ guidelines that are taken into consideration.Firstly, it needs to be determined that it is property damage and not ‘fair wear and tear’.  Fair wear...
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Quick Snips November 2015

Posted on November 1, 2015

Crikey, only two newsletters to go until Christmas. What happened to 2015? Whilst it has felt like there has been plenty going on around the place, if you take the time to have a bit of a look around it all still looks pretty much like 2015. Whilst painting pictures of a bright future and prudent planning are both good...
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Quick Snips October 2015

Posted on October 2, 2015

It seems like we have had a pretty strong kick off into Spring with the school holidays in full swing and lots of people around. Accommodation managers have the house full signs up everywhere and whilst I wouldn’t call it balmy spring weather the visitors (particularly from the south of the country) are lapping it up. Our piece of paradise...
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Property Management Departments

Posted on October 1, 2015

Owning and managing investment properties has become serious business with the ever evolving legislation and compliance regulations that must be adhered to during the day-to-day management of the property and the tenant.Like everything in life, whether it is getting a haircut, buying a product from the supermarket or choosing a service… there are always differences.What we do well:Complete all documentation...
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Quick Snips September 2015

Posted on September 2, 2015

Just another really nice month here during August. Beautiful sunny days and crisp nights, magnificent sunsets and sunrises, whales frolicking just off the beaches and a couple of earthquakes. Yes that’s right the earth really did move on the Sunshine Coast with two magnitude 5 earthquakes centred just off Fraser Island. I am pretty sure that I haven’t  experienced an...
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Finding an Investment Hotspot

Posted on September 1, 2015

Without a crystal ball it is impossible to know for certain exactly how the market will perform, but as the old saying goes, knowledge is power. When it comes to property investing, one of the common buzzwords is ‘hotspot’. But, if it’s currently being called a hotspot, then you are probably too late.Hotspots are areas where property values are about...
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Keeping Tenants Happy

Posted on April 1, 2015

Tenants are crucial to maintaining cash flow—’rent’. There can be a price paid for treating tenants poorly. They can become unhappy and uncooperative tenants during the tenancy, causing possible issues if the property was to be placed on the market for sale; difficulties with access for routine inspections, as well as the inspections required to re-let the property when the...
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The Price Trap

Posted on March 11, 2015

“How much will my property rent for?”, “What is it worth?”, “Should I increase the weekly rent? and if so , by how much?” These are the questions that we hear and provide appraisals and advice on every day. How much will my property rent for? Supply and demand determines the achievable rent of a property. When the demand of tenants is...
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Home Improvements

Posted on February 27, 2015

Does your investment property need attention?  When was the last time you upgraded your property? Improvements and renovations to a rental property are important to protect the short-term return (rental income) and long-term capital growth of the investment.  A poorly presented property will only attract a similar style of tenant, resulting in further deterioration of the property. It is a fact...
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Not All Smoke Alarms Are The Same

Posted on February 27, 2015

Smoke Alarm Solutions have recently provided information regarding the recommendations and differences between Ionisation and Photoelectric Smoke Alarms. At North Shore Realty protecting your investment and the safety of your tenants are paramount we therefore recommend you read the below information and if you have any concerns or are wishing to change your smoke alarms please contact your property manager. There are...
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Quick Snips September 2014

Posted on September 1, 2014

Welcome to Spring on the Sunshine Coast. I have got to say that it didn’t feel like much of a winter although we did finish of with a couple of pretty wet weekends. Hopefully they are over and done with now and we can get back into that golden run that has been pretty easy to get accustomed to. The...
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To Repair Or Not To Repair….

Posted on September 1, 2014

There is no disputing that if repairs are required at the property then action must be taken. However, we are finding that some landlords are making the decision of undertaking repairs (to save money) that are ‘almost’ as costly as the replacement. If a repair is required you need to ask yourself three questions: How old is the appliance or item? What is...
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Quick Snips September 2014

Posted on September 1, 2014

Welcome to Spring on the Sunshine Coast. I have got to say that it didn’t feel like much of a winter although we did finish of with a couple of pretty wet weekends. Hopefully they are over and done with now and we can get back into that golden run that has been pretty easy to get accustomed to. The...
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GIVE A LITTLE…

Posted on July 9, 2014

There is an old saying “You will get what you give”. Owning investment properties is sometimes not about managing the property, but managing the people. A happy and co-operative tenant = A happy landlord… A happy and co-operative landlord = A happy tenant… A happy tenant and landlord = A happy property manager… However, the reality is, not everyone is happy all of the time...
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Quick Snips July 2014

Posted on July 1, 2014

I know that I am getting repetitive but crikey it’s nice here. I just got back from sneaking away to Bali for 10 days and you really appreciate coming home to uncrowded clean beaches, clean water and fresh air. We really are very lucky to have what we have here on the Sunshine Coast. We are right in the middle...
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Quick Snips June 2014

Posted on June 4, 2014

So maybe winter isn’t when we hibernate after packing away the sunscreen, togs and beach towels after all. Here we are at the official start of winter and the outside temperature is 25 degrees and the water temperature is still 23 degrees. An early morning walk along the beach at the moment looks like it could be painted on...
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Quick Snips May 2014

Posted on May 6, 2014

I just checked to make sure that I gave everyone the heads up about how good April had the potential to be. It is nice to be right for a change. Two weeks of school holidays and two extra long weekends definitely help, but when we turn on summer like conditions consistently throughout the month the place fills to the...
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Quick Snips April 2014

Posted on April 11, 2014

It’s hard to believe that Easter and the years first school holidays are almost upon us. The first three months of 2014 seemed to have raced by and with the weather continuing to play nice we should be in for another great month. We had our first real swell of the year during March and it also coincided with big...
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TENANT NEGLECT Vs WEAR & TEAR

Posted on March 5, 2014

As a landlord you are responsible for costs arising from ‘fair wear and tear’. Sometimes it is difficult to agree what is normal wear and tear and what is wilful and neglectful damage by the tenant. While legislation does not directly list examples the following may help to explain the differences (please note these are a guide only and there is always...
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Quick Snips March

Posted on March 5, 2014

I’m sorry but I have done my best to keep this monthly missive Clive free for quite a few months now but the big bloke has come out with all guns blazing lately leaving me no choice but to pass on the highlights to you. Lets see, it all started back at the beginning of the month when the announcement...
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SPECIAL TERMS IN TENANCY AGREEMENTS REMINDER

Posted on February 4, 2014

This is a friendly reminder that as your managing agent we are unable to include special terms in the Tenancy Agreement that contract outside of the law. This includes increasing notice periods when the tenant wishes to vacate, asking for a greater bond, requesting rent in advance greater than the legal requirements or accessing the property without notice, to name...
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ROUTINE INSPECTIONS A VITAL SERVICE IN REDUCING RI

Posted on February 4, 2014

Routine inspections are an important part of our management service that we take very seriously. When we carry out an inspection we are not just ensuring that the tenant is keeping the property clean and tidy – but our focus is to ensure that the property is presented in a safe condition for the tenant to reside. We are also...
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Quick Snips February 2014

Posted on February 4, 2014

Well, that’s January done and what a great month it was to kick off 2014. Our run of ideal weather conditions lasted right through until the Australia Day Weekend. Holiday accommodation kept booking out as the weather lasted to give us our best summer in more than a few years. It should be smiles all around for local business operators...
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Quick Snips December 2013

Posted on December 2, 2013

It is now over 3 months that we have had nothing but northerly winds blowing so that means we must be getting very close to Christmas. It has been an exceptional run of weather that has replenished the beaches impressively and combined with 24 degree water temps to create perfect conditions for everyone to head to the beach (unless you...
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SEASONS GREETINGS

Posted on December 2, 2013

May your holidays be happy days filled with love and laughter Any may each day bring joy your way in the year that follows after. We wish you and your family a safe, fun and relaxing time over the holiday period and look forward to a new and prosperous year. CHRISTMAS CLOSURE TIMES: 24th Dec closed from 2.00pm, 25th Dec Closed, 26th Dec...
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6 STEPS TO FINDING GOOD TENANTS

Posted on December 2, 2013

Every landlord wants ‘perfect’ tenants. But how do you go about finding long-term renters who will treat your property with respect? Selecting a good tenant is the first step in a comprehensive risk management strategy for property investors. Following are some simple tips for how to find the right tenant: 1. Ensure the property is ‘presented’ in good condition, inside and out. You...
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Quick Snips November 2013

Posted on November 2, 2013

Two months of sunshine is a wonderful tonic for a place that has had a tough time economically for the last couple of years. There are a lot of much happier accommodation managers and shop owners around the coast than there were only back in July. But it has been a cracker of a time with not even a...
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LANDLORD PROTECTION INSURANCE

Posted on November 2, 2013

Being a landlord can be very rewarding. It can also be unnecessarily stressful. There’s the inevitable maintenance and associated costs that come with owning any property. There can also be issues with tenants. Appointing your Property Manager is one way of dealing with the risks that come with owning property. Your Property Manager works to ensure you have the best tenant, your...
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Quick Snips October 2013

Posted on October 2, 2013

Well I guess we have all got to be very careful what we say from here on in (about Mr Palmer I mean). Who would have thought that people would actually vote for the big fella? Money might not buy you love but it sure looks like it goes a long way to buying a few senate seats and maybe...
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TIPS ON HOW TO BE A SUCCESSFUL LANDLORD

Posted on October 2, 2013

As a property manager we are here to help you maximise your rental return… Whether you have the one investment property or you are looking at investing in more properties, the simple question remains – How do I maximise my rental returns? As a landlord, it pays to do your research on the area and talk to the experts. To maximise returns...
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Quick Snips September 2013

Posted on September 1, 2013

Wow, what a difference a month makes. Yes it feels like the good times are back. Almost to the moment that I finished typing last months newsletter the skies parted, the sun appeared and we started a run of nearly four straight weeks of perfection. This is more like it. This is what the Sunshine Coast in winter is all...
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The Pitfalls Of Landlord Protection Insurance

Posted on September 1, 2013

Landlord protection insurance is available to all property owners to cover for the unexpected situation of lost rent should a tenant fail to pay and accidental and malicious property damage to name a few. When choosing an insurance cover, it is important to read the terms and conditions of the coverage. Many bank & financial institutions offer a level of...
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BEGIN WITH THE END IN MIND….

Posted on September 1, 2013

There are many challenges that can arise during and at the end of managing a tenancy that could be avoided by being thorough and taking the necessary time from the outset. The tenant sign-up is a very important part of the management process that our office takes seriously. Once the tenant’s application has been approved an appointment time is made with...
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Quick Snips August 2013

Posted on August 1, 2013

I would love to kick off this months newsletter by telling you it’s been a cracker of a month here on the coast. But it hasn’t been. Four straight weeks of rain and on shore winds has wiped the smiles off our faces as we are all wondering who stole our winter. This is supposed to be the time for...
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Water Compliance – Passing On Water Costs.

Posted on August 1, 2013

Is your property Water Efficient? If your investment property is not this may be something worth considering if you are looking at renting out your property for the long term. You can save on water consumption charges passing on full consumption to the tenant. Below are some facts on Water charging. Please contact your property manager if you would like...
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IT”S THE END OF AN ERA!

Posted on August 1, 2013

After 13 years of invaluable service with North Shore Realty, Lorelle McCulloch has finished her last day with us. Lorelle has moved to Brisbane to join her partner and devote her energy to their business All Aces Services. We wish Lorelle all the best in her new endeavours and thank her for her huge input and development of our property...
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Quick Snips July 2013

Posted on July 1, 2013

Well June has thrown up it’s own mixed bag of weather to say the least. Two long weekends where one was miserable and one sensational. Two weeks of school holidays with the first week magnificent and the second week looking cyclonic. You just have to make sure that you make the most of the time when it is good because...
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CREATING WIN/WIN SITUATIONS

Posted on July 1, 2013

When owning, renting and managing investment properties you are dealing with people’s emotions, finances, housing security and general life situations. Owners require peace of mind that the property is being cared for and that the rent is being paid on time and tenants require a home to reside. In these tough economic times we are finding that pressures and emotions are...
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UPDATE REQUIRED FOR YOUR INSURANCE

Posted on July 1, 2013

As per current legislation it is a requirement that Landlords have a $20,000,000 Public Liability Insurance policy. This is usually included in your Building or Landlord Protection Insurance policy. For those of you that have a Terri Scheer Insurance policy that we pay on your behalf we will already have your current policy details. If you have your insurance with another...
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Quick Snips June 2013

Posted on June 1, 2013

It’s hard to believe that we are about to turn the calendar over to winter after what can only be described as a magnificent month of MAY. We have been blessed with some of the most picture perfect weeks and there have been any number of candidates for new postcard shots. The sand has also been returning to the beach...
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NEW MANAGERS APPOINTED

Posted on June 1, 2013

It is our great pleasure to welcome the promotion of 2 of our high level staff to the position of Strata Managers.  Our reputation is spreading and the expansion of our portfolio meant we needed to obtain the skills of some new managers within the business.  It seemed blatantly obvious that promoting from within was the way forward and Shana...
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DO YOU HAVE A PROPERTY WITH GARDENS,LAWNS OR A POO

Posted on June 1, 2013

Do you ever worry about the care of your property? The external presentation of a property is equally important as the internal care. To offer peace of mind to property owners (landlords) we can include garden, lawns and pool care in the weekly rent when a tenancy comes up for renewal or at the change of a tenancy. Including this maintenance in...
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Quick Snips May 2013

Posted on May 6, 2013

April surely brought out the best and the worst that the coast has to offer. Unfortunately the last week of the Queensland school holidays saw more of the miserable wet weather that had been a constant through February and March. But if you excuse that one week, the rest of the month has been a shining example of why we...
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Tips To Save $$$ On Pool Equipment

Posted on May 6, 2013

A great number of solutions to save more energy in and around swimming pools or spas are available in terms of pumps, plant and equipment, pool heating systems and lights: Energy efficient pumps – In most commercial pools, pumps need to run for 24 hours a day to maintain optimum water turnover. Available now are a range of eight-star energy efficient...
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Receiving Your Tenancy Documentation

Posted on May 6, 2013

To all of our valued permanent property owners we wish to advise you that from today onwards you will receive your tenancy documentation by email as each tenancy matters is finalised. Once we have finalised your New Tenancy Agreement, The Entry Condition Report, Tenancy Renewal and Routine Inspection Report we will forward a copy of this document to you for...
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Avoid Disputes About Hard Floors

Posted on April 6, 2013

The issue of noise transference from hard flooring in apartments (like timber and tiles) is a common source of dispute. Even when a resident is using their lot for normal daily activities, inadequate soundproofing under their hard floors can have a significant and frustrating impact on adjacent lots. The Building Code of Australia (BCA) establishes a minimum standard regarding noise transference...
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How Safe Does Your Property Have To Be?

Posted on April 6, 2013

We have had several cases over the past couple of months where tenants with young children have moved into a two-storey property to then discover that there are no security screens or screens at all on the second-level windows. One tenant reported that their two year old was climbing on the toilet cistern and trying to escape from the window....
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Quick Snips April 2013

Posted on April 5, 2013

Hopefully everyone ignored the weather bureau Easter forecast and managed to make the most of what turned out to be a cracker of a four day weekend. Any rain around here was pretty much restricted to the evenings apart from a few showers on the Saturday morning. Water temperatures are still very mild and combined with a nice run of...
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Quick Snips- March

Posted on March 1, 2013

There is a competition held in North Queensland each year where the towns of Tully, Innisfail and Cairns compete over which town receives the highest amount of rainfall with the winner holding the title of Golden Gumboot. Whilst we are not quite in the same league it has definitely been a wet February with 21 days of rain recorded with...
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Rental Department Update

Posted on March 1, 2013

To our valued permanent rental property owners, We wanted to update you on changes that have been occurring in our rental department. We have been fortunate to experience growth in our market so with growth comes change. Our objective is to look after our valued team members, with the growth that we have experienced we have been able to promote...
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Quick Snips- Febuary

Posted on February 1, 2013

Well there you go. One of the best and driest summer school holiday periods that the Sunshine Coast has experienced in quite a few years ended with a sharp reminder of what we had thankfully been missing out on. Frankly we probably needed the rain by then with most lawns struggling to retain any semblance of colour other than brown....
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VISITOR CARPARKS GET THE CHOP

Posted on February 1, 2013

The question of parking in visitors parking areas is often a contentious issue for many complexes.  Recent adjudication from the Commissioner of Body Corporate below show how it is viewed by the legal eagles in charge. The office stated “The provision of designated areas of the common property for visitor parking is a requirement of local government. The number of car...
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LANDLORD PROTECTION INSURANCE

Posted on January 1, 2013

When the economy tightens it financially impacts everyone; businesses, employees, young singles, families and the elderly. It can also affect property investors. We have a very thorough tenant selection process that includes reference checking and a financial analysis of their income percentage to rent. However, what if they lose their employment, have a serious illness in the family or become...
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Quick Snips- January

Posted on January 1, 2013

We are in the middle of the holiday season and yes we do look like having one of the busiest vacation periods in many years. Past years a combination of extensive rain and harsh economic times saw low visitation numbers and holiday accommodation was at and all time low. Thankfully not this year with traders and visiting families all smiles...
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New Services Offered To Body Corporate Clients

Posted on January 1, 2013

North Shore Body Corporate are happy to announce that we will now be offering a new service to those owners who just want a little assistance with their Body Corporate but don’t want the whole Management service. “We believe everyone should have the ability to access information about legislation changes and compliance issues.  Therefore we are hoping that more people will...
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Getting Your Property Digital TV Ready

Posted on January 1, 2013

As you are probably aware the television reception that we know of will be turned off on the 28th of May, 2013 from the Gold Coast to Gympie. To receive digital television reception an upgrade of your television antenna and or equipment will more than likely be required. Our office has completed extensive research, interviewed TV reception specialist and ensured that their charges are...
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Coolum Holidays December 2012

Posted on December 1, 2012

Properties are almost at full occupancy for both the Christmas week & New Year week which is great news.We have just 4 properties left available for the Christmas week & just 3 properties available for the New Year week. Please be advised for each booking that falls over the school holiday periods there will be an additional mini pool...
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LOT ENTITLEMENTS BILL STIRS INDUSTRY

Posted on December 1, 2012

The recent consultation paper and following public hearing in relation to changes to the lot entitlements in the BCCM Act has attracted 274 submissions by individuals, companies and industry bodies including SCA (Qld). Senior Vice President of SCA (Qld) Alan Buckle was at the public hearing on 31 October where discussions revolved around whether to permit a retrospective change to further...
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WE UNDERSTAND…THE IMPORTANCE OF RENT BEING PAID ON

Posted on December 1, 2012

Christmas is a time of joy, festivity, relaxation, gift giving and holidays. And like many – tenants too can get caught up in spending more money than they have. From past experience we have found that some tenants (even the great ones) have fallen a little behind in their rent with the added costs of purchasing gifts and planning family...
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Quick Snips December 2012

Posted on December 1, 2012

It looks like all roads will definitely be heading to the Sunshine Coast throughout this summer. In what is shaping up to be the busiest holiday period that we have seen here in years, the whole of the month of December is already very close to being fully booked. Hot sunny days, calm seas and ideal beach conditions are...
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Quick Snips November 2012

Posted on November 1, 2012

I have no idea what Keith was thinking when he said that I would have stories from my surf trip to pass on this month. I’m sure that everyone knows that what happens on tour stays on tour. I am happy to tell you that as good as our trip was, there is nothing like two weeks in Indonesia to...
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What Happens If The Tenant Does Not Want To Renew

Posted on November 1, 2012

This is a more common situation than you may think. As the owner of the property it is important to understand that when a fixed term agreement comes to an end, there is still a tenancy in place and the same tenancy agreement terms and conditions apply. Both the tenancy agreement and the Act allow for a fixed term...
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Coolum Holidays November

Posted on November 1, 2012

every day as we near the end of the year & this is in turn improving our bookings that seem to be flooding through. As we near the ‘silly season’ the pace within our office has most certainly picked up & those phones are always ringing & those emails or constantly coming through. Business is good! During the month of November...
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Consolidating Your Investment Portfolio

Posted on October 4, 2012

Consolidating your investment properties to the one agency can make the financial management & communication process easy and stream-lined. If you have another property in our area and would like our agency to assist you with the transfer process to take away the stress of changing agents, we would be more than happy to do so while ensuring that your...
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Quick Snips October 2012

Posted on October 1, 2012

Hello All, Jay who normally writes this part of the Newsletter is enjoying a break and has travelled to Bali and Lakey Peak to try his skills in the waves there with one of our sales colleagues, Rob McBroom. Hopefully they will be able to share their story with you next month. This time of year is when we are...
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Lot Entitlements On The Agenda Again . . .

Posted on October 1, 2012

The article by Trent Dalton in QWeekend on 4 August 2012 “High anxiety – in the case of body corporate fees, all units are not created equal” highlighted the ‘winners’ and ‘losers’ in the lot entitlement debate.  Lot owners were doing no more than asserting their legal rights to either adjust the lot entitlements or reverse the lot entitlements. The amendments...
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Quick Snips September 2012

Posted on September 4, 2012

OK now, Three cheers for El Nino! 31 days of sunshine and not a drop of rain anywhere. It seems like it was a long, long time ago that happened around here. Whilst a little drop of rain won’t hurt let’s hope that August was a tease for what we are about to receive. It’s not rocket science but everyone...
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Strata Insurance Claims

Posted on September 4, 2012

INSURANCE CLAIMS ARE JUST ONE LANDMINE IN THE MINEFIELD OF STRATA Insurance companies are constantly refuting claims based on improper workmanship performed on properties as well as lack of maintenance over time. Strata schemes must ensure that any work required to repair common areas is properly scoped (“fix pipe” is not a scope of works surprisingly enough), clearly defined and undertaken by...
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The New Type Of Tenant

Posted on September 4, 2012

The new type of tenant is Smart and Educated! Managing an investment property has greatly changed over the years. In the ‘70s and ‘80s it was a simple process of collecting the rent and being nice to the tenant. In the ‘90s changes in legislation and client expectations demanded a more professional service. In the ‘00s it is serious business! You have made a...
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Coolum Holidays August 2012

Posted on August 10, 2012

The phones are ringing, the emails are rolling in & our inquiry & booking rates have really picked up this month! We continue to advertise all holiday properties on www.coolumholidays.com.au, www.coolum.com.au, www.stayz.com.au, www.rentahome.com.au, www.homeaway.com.au, The Courier Mail, Smorgasboader Magazine & also we have a Noosa Tourism Ad going through a Newspaper that is available throughout Australia & also New Zealand! With all...
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Quick Snips August 2012

Posted on August 10, 2012

Ok, hands up if you know who stole our winter? This is supposed to be our time of crisp mornings, crystal clear blue skies and all day off shore winds gently blowing the backs off perfect winter waves. Instead we have had 6 weeks of 20-30 knot, southerlies with the occasional week of northerly winds (??), consistent overcast days and...
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Pets In Units- Do You Have A Say?

Posted on August 10, 2012

Recent decisions made by the Queensland Civil and Administrative Tribunal (QCAT) have had a huge impact on Bodies Corporate and their current by-laws. A number of appeals to the QCAT have resulted in the tribunal overturning by-laws which had a blanket ban on cats and dogs or by-laws which are seen to be too restrictive. Subsequent to these decisions, adjudicators from this office...
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The Danger Of Mould

Posted on August 1, 2012

IT IS A SERIOUS ISSUE IN RENTAL PROPERTIES Although a small amount of mould and mildew won’t hurt most of us, it does begin to become a big problem in properties when the mould spores get out of hand. When mould starts to multiply or when individuals who are highly sensitive to toxic mould breathe it in, it can present a serious health hazard. Doctors warn...
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Quick Snips July 2012

Posted on July 4, 2012

As I sit down to write this months news I notice the sun breaking through for the first time in over a week. Not the best start to a school holiday that we have ever had with a record run of low temperatures and rain. Hopefully that is now out of the way and with a much more favourable forecast...
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Pet Regulations & Policies Within Body Corporate

Posted on July 4, 2012

Q      I’ve heard from my neighbour that new regulations say we can’t have “No pets” by-laws. Can you tell me what the regulations say? A     There are no new regulations about “no pets” by-laws. What your neighbour may have been referring to are recent decisions made by the Queensland Civil and Administrative Tribunal (QCAT). A number of appeals to the QCAT...
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Consolidating Your Investment Portfolio

Posted on July 4, 2012

Consolidating your investment properties to the one agency can make the financial management & communication process easy and stream-lined. If you have another property in our area and would like our agency to assist you with the transfer process to take away the stress of changing agents, we would be more than happy to do so while ensuring that your...
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End Of Financial Year Statements

Posted on July 4, 2012

Your end of financial year statement will be issued to you by the 6th of July 2012, Happy New Financial Year! ...
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Coolum Holidays

Posted on July 1, 2012

At Coolum Holidays we have said goodbye to Kristi and Charlotte as they are now on Maternity Leave,returning in early December 2012 we wish Kristi, Charlotte and the their families all the best! The school holidays have started off slowly with the weather not being perfect with the blue sky back, the sunshine is shining and we are enjoying the...
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Coolum Holidays

Posted on June 1, 2012

Is your property due for a facelift? With the End of Financial Year fast approaching, it is time to consider if your property needs any capital improvements! All properties will need new carpet, paint, furnishings and appliances from time to time. Budgets should be in place to allow for these items approximately every 4 to 6 years or in accordance with...
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Quick Snips June 2012

Posted on June 1, 2012

It’s hard to believe that we are up to the first day of winter already which means we have nearly ticked off half of 2012. It just goes to prove that time flies when you fill it full of mind numbing politicians and their antics. Thankfully the coast has gone back to being the place that we all came here...
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Safety Has Taken Another Step

Posted on June 1, 2012

Cleanliness, that thing next only to godliness our grandparents would have us believe, is now linked – our lawyers would have us believe more closely to safety. A greasy slippery step or spill on the car park floor is as unsightly as it is unsafe and a concern for our owners corporation in a litigious world. Slips and trips are the...
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ATO Landlord Tips You May Not Know

Posted on June 1, 2012

We do appreciate that the focus of every landlord is to optimise their tax returns and maximise their income. However, be aware of when you can claim repairs and work on the property as a legitimate tax deduction. CAN YOU CLAIM THE COST OF REPAIRS BEFORE YOU RENT THE PROPERTY OUT? You cannot claim the cost of repairing defects, damage or...
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Coolum Holidays

Posted on May 1, 2012

As winter is creeping upon us oh so quickly we thought we would bring your attention to the advertising campaigns that we are currently running here at Coolum Holidays. We are currently offering guests a 7 night stay at a 5 night rate or a 10% discount on any stay 7 nights or more. We have brought the June &...
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Quick Snips May 2012

Posted on May 1, 2012

We had our local council elections last weekend and we have a new mayor (at least temporarily) for the Sunshine Coast plus new councilors for the two divisions that cover Coolum and the North Shore villages. All I can say is that I am glad that we have finally finished. You get the feeling that the public in general is...
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National Broadband Network Cabling

Posted on May 1, 2012

The National Broadband Network (NBN) is Australia’s first national open access broadband network for all Australians. Consisting of 93% fibre, 4% wireless and 3% satellite it delivers high-speed broadband to enable not only improved and faster internet access, but better services from all facets of government and commercial organisations. The NBN is being rolled out simultaneously in metropolitan, regional and...
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Contents Insurance – Do I Need It?

Posted on May 1, 2012

YES, you should definitely have contents insurance! It may not be required by law but did you know that if something happens to the inside of your property that more than likely if you needed to make an insurance claim it would be a Contents Insurance claim. Recently we have seen an increase in contents claims from weather events...
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News Flash – Auction Results For The Sunshine Coas

Posted on April 19, 2012

Another very successful and exciting in room auction was held by the team at North Shore Realty at Ramada Surfair in rooms last week. There were 15 properties presented on the night to a crowd of over 80 people with the announcement of 5 SOLD prior to the auction, 3 negotiated and sold under the hammer and 7 others now...
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Coolum Holidays

Posted on April 1, 2012

Coolum Holidays is proud to announce we have managed to book out 104 properties of the 120 properties we manage in our local area for the main Easter Weekend! This means, we have just 16 properties left to fill and here’s hoping we can. It’s never too late to reduce your tariff’s so please feel free to contact us should...
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Quick Snips April 2012

Posted on April 1, 2012

What a difference a day makes. Good title for a song but also a very apt description of the events unfolding around the resort formerly known as the HYATT COOLUM and from this point on known as the Coolum Resort and Spa. After a month of court proceedings and threats of the resort operator running out of money to pay...
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NEW WHS Laws Affected 1St Jan – Are You Safe?

Posted on April 1, 2012

The introduction of the Work Health and Safety Act 2011 (QLD) and the Work Health and Safety Regulation 2011 (QLD) (“WHS Laws”) heralds certain changes for all commercial buildings. However, in some circumstances units, apartments, town houses and common property in residential community title schemes may be affected as well, depending on whether they can be considered a “workplace”. As...
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Repairs, Maintenance & Improvements

Posted on April 1, 2012

“What is the difference between repairs, maintenance and improvements in relation to investment property tax deductions?” So we have taken the time to research this information. What are repairs and maintenance? When the ATO refer to ‘repairs’, they mean work to make good or remedy defects in, damage to or deterioration of the property. For example: replacing part of the guttering...
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Coolum Holidays

Posted on March 1, 2012

Wow haven’t we noticed the phones, emails & general inquiry rate drop here at Coolum Holidays in the past few weeks! February has been quite a good month however March & Easter are not looking so good. We have a 70% vacancy rate across the board for Easter which we need to fill! To attract further Easter bookings we have...
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Quick Snips March 2012

Posted on March 1, 2012

I guess February could be summarised as The Good, The Bad , The Ugly and The Strange. To start with the Good we had an awesome weekend with The Nutri Grain Iron Man Series coming to Coolum. I don’t think I can remember conditions being better for any major surf event at Coolum and the crowds turned out in the thousands...
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WHAT A NUISANCE

Posted on March 1, 2012

Cigarette smoke can be more of a nuisance for some people than others. In the recent QCAT decision the President of the Tribunal had to consider the effect of smoking on a neighbour. The QCAT decision was an appeal on a question of law from a departmental adjudication. Smoking as a nuisance The complaint was that the smoking amounted to...
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LANDLORDS ARE AT GREATER RISK

Posted on March 1, 2012

When the economy tightens it financially impacts everyone; businesses, employees, young singles, families and the elderly. It can also affect property investors. We have a very thorough tenant selection process that includes reference checking and a financial analysis of their income percentage to rent. However, what if they lose their employment, have a serious illness in the family or...
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Coolum Holidays

Posted on February 4, 2012

Please visit www.coolumholidays.com.au for our holiday deals for January! Here we are the end of another month. Booking enquiries are still going incredibly strong for February and March the wet season of January hasn’t deterred people from still coming to the Coast. We have a new campaign starting at the end of this week and runs from the 13th February to...
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Quick Snips Febuary 2012

Posted on February 4, 2012

Well I think that the Coast just got the best Christmas present that it could possibly have asked for. Sitting here and looking back through the last two months I doubt very much that the planets could have aligned any better. Up until the last wet week in January we had a near perfect run of weather for relaxing and...
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Government Relents On Asbestos Timelines

Posted on February 4, 2012

The Queensland government has released a new document (8th December 2011) that means that for some Bodies Corporate there is more time to be asbestos compliant. Although the period in which a building is not compliant carries two risks, one from litigation and the other from not meeting their obligations to the safety of workers engaged on their property. The...
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D-I-Y Landlords Beware

Posted on February 4, 2012

In the world of media and television shows Do-It-Yourself home repairs, maintenance and renovations is a hot issue of the times. Many home owners are choosing to undertake this style work themselves instead of engaging professionals. However, the reality in the world of managing investment properties is a completely different scenario. When owning an investment property, landlords and managing agents have...
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Coolum Holidays January 2011

Posted on January 1, 2012

Please visit www.coolumholidays.com.au for our holiday deals for January! The staff at Coolum Holidays hope you and your loved ones had a great Christmas. We experienced a very hectic and rainy Christmas eve with the majority of our guests checking in on this day. Thankfully the sun has been out since Christmas Day. We have been receiving plenty of enquiry as...
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Quick Snips January 2012

Posted on January 1, 2012

Well here we are the few of us working the days between Xmas and New Year. Jay who normally writes a very informative account of activities is having a well deserved break so it is my turn to share the activities in the area. I thought I might share what Xmas is like for some of us on the coast and...
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Strata Flood Insurance Update

Posted on January 1, 2012

The Catastrophic floods in Queensland, NSW and Victoria have prompted the Federal Government to take action on 2 fronts. Changes to strata title insurance policies is a possibility, due to a parliamentary investigation and introduced proposed laws. The Federal Government will investigate the affordability of residential strata insurance in a new inquiry. It will be taking submissions up until 16...
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Selling Your Rental Property

Posted on January 1, 2012

Are you thinking about selling your rental property or would you like to know the current market value? When selling your rental property it is important to carefully manage the communication process with the tenants to ensure that they work with you to assist in selling the property. Engaging your managing agent to sell the property will ensure that the...
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Coolum Holidays December 2011

Posted on December 8, 2011

Christmas Holidays are finally here and don’t we know it. We have had a last minute rush on bookings for the month of December and early January. Unfortunately most people are still only wanting to get away for 3 or 4 nights so we are doing our best with regards to tariffs over this period of time. The holiday department...
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Quick Snips December 2011

Posted on December 8, 2011

Economic forecasting and weather forecasting must be the only two jobs where there are no consequences to your job if you are wrong. I heard a radio discussion last week where the person looked back at 12 leading economists who made their predictions for 2011 back in January. Every one of the experts where wrong by between 20-40%. Then during...
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Changes To Pool Fencing And Boundary Fencing Laws

Posted on December 8, 2011

Recently there were amendments to the Building Act 1975 (BA) relating to pool fences on common boundaries and they are enforceable from 1 November 2011. The amendments provide that all rules relating to pool fences on common boundaries are now found in the BA. The amendments also provide some new rules for pool fences on common boundaries. The changes allow pool...
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Selling Your Rental Property

Posted on December 8, 2011

Are you thinking about selling your rental property or would you like to know the current market value? When selling your rental property it is important to carefully manage the communication process with the tenants to ensure that they work with you to assist in selling the property. Engaging your managing agent to sell the property will ensure that the sale...
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Coolum Holidays November 2011

Posted on November 2, 2011

Our department has also experienced a surge in new holiday managements with new holiday homes attained in The Boardwalk precinct, Whitehaven at the Hyatt, Coolum Terrace & Grandview Drive at Coolum Beach. These holiday homes will no doubt add an executive edge to our portfolio and may create some competition within this niche market. Speaking of “niche” markets the pet...
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Quick Snips November 2011

Posted on November 2, 2011

Does anyone else know what happened to the rest of 2011? Thankfully for most people it will be good to see this year finished so we can have a fresh start next year but on a positive note there does seem to be a turnaround in activity and confidence generally. There are more people out in the shops and restaurants...
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Pool Register Deadline Looms!

Posted on November 2, 2011

Although all of our Landlords now have the Pool Safety Certificate that is required to rent out their property, many Landlords may not be aware that they are also obliged to register their pool with The Department of Local Government and Planning. The deadline for registration is the 4th November so if you have not already done so you can register...
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Get The Price Right!!

Posted on November 2, 2011

In the current rental market it has never been more important to get the price right at the initial marketing of the property. Unfortunately we have not been immune to the GFC and have seen an approximate 5% drop in the rental prices being achieved. Although there may be a shortage of rental properties available in the larger cities we...
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Coolum Holidays October 2011

Posted on September 30, 2011

September School Holidays have kicked off nicely with the weather being kind to us and holiday makers are back and choosing our beautiful area as their destination to holiday! We have had a vast range of visitors from not only interstate but also within the state and locally which has been great for business. The streets, shops, cafe’s and restaurants are...
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Quick Snips October 2011

Posted on September 30, 2011

Gee this could be easy to get used to. Who would have thought something as simple as sunny weather over the school holidays would get people back out having holidays at the beach and enjoying themselves again. Obviously these people have no idea about flood aftermaths, Greek debt crises, two speed economies, high Aussie dollars or the random but vocal...
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SECURITY SCREENS ON UNITS – The Debate Continues.

Posted on September 30, 2011

Many Unit owners want to get the balance between personal safety and fire safety compliance right. As owners are being educated about requirements under the Building Fire Safety Regulation 2008 (QFSR) many have realised that the security screens installed on their front doors were illegal and further that chocking open their front doors was also illegal. This article is to clarify...
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A Review Of Your Home Insurance

Posted on September 30, 2011

Home insurance is the most important protection that you can have for your investment property. If damage occurs from an unexpected fire, storm, flooding or burglary, you want to have peace of mind that you are financially covered. In reviewing your home insurance we have taken the time to list some thought provoking questions: Is your property adequately insured? If your...
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Coolum Holidays September 2011

Posted on September 2, 2011

The enquiries for accommodation have been coming through at a great rate since June 30 & continue to flow on. In saying this, we feel things could be a lot busier for this time of year compared with previous years! For September School Holidays we are a little over 50% booked for 2 of the weeks, with the other 2...
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Quick Snips September 2011

Posted on September 2, 2011

Another rip snorter month on the Sunshine Coast and I am pretty sure that we could all start getting used to this. Add three parts sunshine and one part rain which was pretty much how August panned out and the place is looking sensational. This is the time of year that we traditionally start coming out of our winter hibernation...
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Is Your Property Ready For Summer?

Posted on September 2, 2011

Prevention is much better than cure, and it is therefore important to assess any potential or existing issues at the property before they escalate. In determining if your property is ready for winter you should take into consideration the following: Gutters – One of the most common household maintenance issues is clogged gutters, which can cause leaking and water damage. Landlords...
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We Don’T Want Single Mothers, Children Or Sharers!

Posted on September 2, 2011

When speaking with landlords we are sometimes asked not to rent the property to single mothers, children or sharers; and instead choose professional working couples or the elderly. As your property manager we respect that you are the owner of the property and your priority is to have the property well cared for with rent paid on time. However, it is...
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Coolum Holidays August 2011

Posted on August 11, 2011

Coolum Holidays has been a hive of activity the past couple of weeks with a dramatic increase in enquiry levels and a conversion of holiday bookings. As shown in previous years around tax return time we do experience a steady rise that continues through to Christmas. We are finding that our cliental is expanding to meet the business market with employees from large...
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Quick Snips August 2011

Posted on August 11, 2011

I know that I touched on this last month but gee when this place is good it can be really good. Another month of great weather, perfect beach days and great surf all in the middle of winter. The water temperature is yet to go below 20 degrees. A walk along the beach at sunrise or sunset at the moment...
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Important Changes For Body Corporate

Posted on August 11, 2011

Friday 1 July 2011 marked the official start date of the name change from “Community Titles Institute of Qld” to “Strata Community Australia (QLD)” along with all other states in Australia. All the states became a part of the new National institute “SCA”.  This is very exciting time in the industry and has been the culmination of 4 years of very hard work which...
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To Increase Or Not To Increase…

Posted on August 11, 2011

When reviewing rents and tenancy agreements the question often arises “Should the rent be increased and if so, by how much?” As your managing agent, when the tenancy agreement is under review, the first thing we assess is whether the tenant is looking after the property and paying the rent. If the answer to this question is no...
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Electric Hot Water System Phase Out

Posted on June 30, 2011

Water heating is the largest single source of greenhouse gas emissions from most Australian homes. To address this, various levels of government across Australia are working together to phase out inefficient and greenhouse gas-intensive electric resistance hot water systems throughout the country. Agreement to implement the phase out for existing homes has been reached by Federal, State, and Territory Governments....
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Coolum Holidays July 2011

Posted on June 30, 2011

We have noticed an influx in phone calls, emails & general accommodation enquiries over the past month which is great news considering we usually only start this sort of activity after the end of financial year. The properties that are attracting the most enquiries & bookings are priced to meet the market and are pet friendly. If your property is not receiving future...
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Quick Snips July 2011

Posted on June 30, 2011

Congratulations on making it though to the end of the 2010-2011 financial year. Easier said than done for most of us and I can’t think of too many highlights other than the last 6-8 weeks since Easter which have finally managed to remind us why it is possible to like it here so much. So I think it is safe...
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Rents Remain Steady In Queensland

Posted on June 30, 2011

Median rents for much of the state remained steady over the March quarter despite the floods and Cyclone Yasi. However, Gladstone rents have continued to climb. When compared to the March quarter last year, 2011 Residential Tenancies Authority figures showed that median rents for two bedroom properties remained unchanged in several including Cairns, the Gold Coast, Rockhampton and the Sunshine Coast. However,...
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Property Inspection Audit

Posted on June 30, 2011

We are currently in the process of auditing our routine inspection records to ensure that each property owner has received a written report. If you have not received a routine inspection report in six months, please contact our office. ...
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Retaining Control With Maintenance & Repair Reques

Posted on June 30, 2011

Our role as your managing agent is to ensure that we are maximising your income by carefully monitoring rental payments as well as optimising long-term capital growth by caring about the upkeep of your property. When one of our team members undertakes an inspection at your property or a tenant contacts our office requesting maintenance, it is important to act promptly...
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PEST CONTROL – Who Is Responsible?

Posted on June 1, 2011

The terminology ‘pest control’ can cover many different types of pest and vermin, such as: Fleas, Cockroaches, Ants, Spiders (i.e. redbacks), Rats & Mice, Snakes & Possums, Bees & Wasps, White ants. All of these pests and vermin at some stage may become evident in rental properties… So who is responsible for pest control? In many States the legislation relating to pest...
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Quick Snips – May 2011

Posted on May 1, 2011

Well, I think we just proved a point over the Easter long weekend. 100% occupancies across the Coast, shops & restaurants and tourist attractions reporting record crowds. Everyone has had enough of waiting and jumped at the opportunity of a fine long weekend to finally get to the Coast for some much needed R & R. It’s amazing that it...
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Pending Property Maintenance

Posted on May 1, 2011

With the end of the financial year fast approaching (8 weeks to go) now is the time to consider actioning any pending property maintenance. A well maintained property will: Maximise your short-term rental return potential, Optimise long-term capital growth, Attract quality tenants and Reduce the possibility of tenancy turnovers. By attending to maintenance prior to the end...
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Quick Snips – April 2011

Posted on April 1, 2011

There sure has been a lot going on this year with floods across the country and disasters across the world so you can be excused for thinking that you might have missed the first three months of 2011. There definitely is a feeling with many people that they have missed out on any sort of break...
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Current Permanent Rental Market

Posted on April 1, 2011

Traditionally, the months between November to April are a key period for tenancies ending and beginning and markets of the past have displayed greater demand than supply. Now, however, those looking to rent on the Coast have a greater range to choose from and, even with an increased number of people wanting to rent, are able to be...
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Quick Snips – March 2011

Posted on March 1, 2011

The 28th February marks the last day of this summer. We all know that this has been a wet one but the final rainfall total was just under 1.8 metres of rain. In old language that is the best part of 60 inches or 5 feet of rain in 3 months. On the bright side we should...
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Body Corporate Legislation Changes

Posted on March 1, 2011

There are a number of Bills currently before Parliament that will impact on bodies corporate. Firstly, the Queensland Reconstruction Authority Bill 2011 was tabled in Parliament on the 14 February 2011. In accordance with the Ministerial statement issued by the Premier on Monday and, considering the urgency in the wake of the recent flood and cyclone...
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Pool Safety Law Exemption

Posted on March 1, 2011

On 17 February 2011 the Queensland Parliament passed the Queensland Reconstruction Authority Act 2011 (QRAA). The QRAA has amended, amongst other legislation, the Building Act 1975 and more specifically, the laws pertaining to swimming pool safety certificate requirements in relation to rental properties with non-shared pools. The amendments, which apply retrospectively from 8 January 2011, are outlined below....
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Coolum Holidays

Posted on February 1, 2011

What a wild month to say the very least, we are extremely lucky in avoiding the recent flooding, with flooding an hour north, an hour south and an hour west of the Sunshine Coast. We did experience a small percentage of cliental that were not able to take up their planned holiday accommodation due to their properties becoming flooded or...
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Quick Snips

Posted on February 1, 2011

Well, talk about the gift that keeps on giving. I thought that we had received a lot and enough rain by the end of December, but as we know now it just kept on coming down harder as we moved into January. It has been an astounding month across an incredibly large part of Queensland and our thoughts go out...
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Floods Are Devastating Unit Complexes

Posted on February 1, 2011

In the recent floods it became apparent to many people that they were indeed NOT covered with flood insurance. Unit complexes and Body Corporate are some of these victims who had not taken the time to read their policy documents and ensure full coverage. In fact, with Body Corporate, it is not an easy task to obtain flood insurance at...
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Importance Of Routine Inspections In 2011

Posted on February 1, 2011

In 2011 we will continue our management focus on ensuring that your property is well-maintained to optimise long-term capital growth. A well-maintained property will: Appreciate rather than depreciate in value, Ensure that the maximum market rent can be achieved, Attract quality tenants, Reduce vacancy periods – putting more money in your back pocket, and Reduce slip and fall liability claims As...
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Quick Snips

Posted on January 1, 2011

See you later 2010 and Happy 2011 to everyone. Let’s hope for a year of less surprises than last year and a little bit of prosperity would also be nice. The weather was obviously the big talking point to finish off the end of the year. The saying that big droughts always finish with big floods is a hard one...
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Money Saving Tips

Posted on January 1, 2011

With Christmas, present buying, holidays and celebrations behind us, many home owners and investors are now faced with ‘The Bill – or credit card debit’ to manage in conjunction with mortgage payments. Many will agree that the last 12 months has been very challenging with regards to the economy, job security and property investment in general. Our property management team is aware and understands...
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The Body Corporate Manager’S Desk

Posted on December 1, 2010

Its the time of year when the neighbours are partying and the visitors are upon us all. So it seemed a timely time to remind everyone of the need to allow “peaceful enjoyment” of the property for everyone. The standard by-laws of a unit complex state that ” An occupier of a Lot shall not create noise likely to interfere...
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Swimming Pool Laws Start 1St Dec 2010

Posted on December 1, 2010

As per last months newsletter the new pool safety laws have been finalised and passed by parliament, they will put 1 standard in place for Queensland and they commence Now! We have been in contact with Suncert Marcoola who are qualified to complete the pool safety inspections & certificates. The Pool Inspections cost is $190 Inc GST and the Pool...
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Quick Snips

Posted on November 1, 2010

Who would have thought that before we hit Christmas 2010 that our dams in South East Queensland would be overflowing to the point where we are now starting to panic about the possibility that any more rain will lead to flooding that we haven’t had to deal with since 1974. If it doesn’t rain again we have enough water for...
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Swimming Pool Laws Start 1St Dec 2010

Posted on November 1, 2010

The new pool safety laws have only just been finalised and passed by parliament, they will put 1 standard in place for Queensland. Existing pools must be upgraded when the pool safety standard application day occurs. Pool safety standard application day for common property (shared pool) is the earliest of the following *If the building is sold & a pool safety...
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Enforcing Pet By-Laws

Posted on October 1, 2010

The recent decision of a Gold Coast Resort shows that a by-law banning all pets will be overturned on adjudication for being oppressive and unreasonable. This resort had a pet by-law for a number of years which provided that an occupier or invitee must not, without the Body Corporate’s written approval, bring or keep an animal on a lot or...
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Is Your Property Ready For Digital TV?

Posted on October 1, 2010

Between 2010 and 2013, analog free-to-air TV signals in Australia are being switched off and replaced with digital-only signals. Landlords and property investors need to check now to make sure their properties are digital ready, to ensure tenants will be able to receive digital TV signals once the analog signals are switched off in their area. Your tenants will expect you...
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Office Bearers Liability… Who Needs It?

Posted on September 1, 2010

When obtaining or approving a strata policy within your Body Corporate you will be asked many questions one of which is the whether you want “Office Bearers Liability” -or OBL. Now there aren’t too many average unit owners who know what OBL is but its probably one of the most important parts of the policy for any committee member. Being...
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Swimming Pool Laws

Posted on September 1, 2010

Queensland’s swimming pool safety laws are undergoing the most comprehensive review in almost 20 years. The proposed changes will require pool owners to have a current compliance certificate certifying the pool meets safety standards. This certificate is likely to be required at time of lease or sale from December this year. In January 2009, an expert pool safety committee was established. The subsequent...
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QUICK SNIPS

Posted on June 1, 2010

I think we are all aware of the phrase “Timing is everything” and so it is again being proven by our local Coolum Councillor Vivien Griffen. a lot of hard work and community consultation has gone into developing a vision for Coolum’s Esplanade precinct to try and match or keep up with the changes created by new commercial and residential...
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Only 4 Weeks To Go…

Posted on June 1, 2010

With the financial year about to end is there anything that you have been putting off doing at your investment property? By attending to maintenance prior to the end of the financial year you can claim the tax benefit immediately in your tax return. It may also help reduce your taxable income if needed. It is important to note that...
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Property Presentation… GOOD LOOKS DO COUNT!

Posted on June 1, 2010

What type of tenant do you want to attract to your property? You should never underestimate how important property presentation is to the tenancy selection process. Good quality, clean and tidy tenants are normally attracted to good quality, clean and tidy properties. A property that appears a little run down or that could do with a clean will generally not appeal...
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Reflective Foil Insulation

Posted on May 1, 2010

Did your property have ceiling insulation installed under the federal government scheme? As there were a number installers offering this service & with some of the properties having insulation installed without our knowledge, we are unable to determine which properties had insulation installed and if the insulation was reflective foil. If you had insulation installed it would be in your best...
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Are You Pet Friendly?

Posted on April 1, 2010

A pet friendly property can generate more prospective tenant interest, achieve top market rental value and reduce vacancy periods… At some stage in our lives most of us have owned a pet. However, when it comes to renting out a property to tenants who have pets, we can often be cautious and in some cases refuse pets. There are many tenants...
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Attracting And Keeping Quality Tenants

Posted on March 1, 2010

There are a wide range of ideas and things that you can do with your rental property to attract and keep quality tenants, which we will be including in future newsletters. The one that we would like to share with you this month is the installation of reverse-cycle air conditioning. Tenants want to be comfortable in their home. They want...
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IT IS IMPORTANT TO MAINTAIN YOUR PROPERTY

Posted on February 1, 2010

Failure to maintain a rental property can have serious consequences if a tenant is injured The Residential Tenancies & Room Act clearly states that the landlord must maintain the property in ‘good’ repair, in a state that is fit to live in and in a state that complies with health and safety codes, local government bylaws and supply authority regulations....
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TENANCY RENEWALS

Posted on February 1, 2010

We want to clear up some confusion regard to the new residential laws that were effective from 1st July 2009 & how they effect residential tenancy agreement renewals. Firstly to explain a little of the about the lengthy renewal procedure: 1 – Our office will inspect your property to ensure your tenants are looking after the property before we recommend that...
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NEW POOL LAWS

Posted on January 1, 2010

As of 1 December 2009 the State Government implemented new pool safety regulations. Stage 1 of the new pool safety regime includes; Simplification of pool fencing laws to the latest pool fencing standards. Specifying standards for temporary fencing for pools under construction. Ensuring all new swimming pools undergo mandatory final inspection. Mandatory CPR signage that meets current best practice. Developing a...
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QUICK SNIPS

Posted on November 1, 2009

You can forget what I said last month about the surf gods forgetting that this was the time of year best known for the surf doldrums. They had just left them to happen in October. A great month for anyone with a surfboard to do any repairs, any maintenance around the house, and take the time to start storing as...
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We Are On The Lookout For New Managements

Posted on November 1, 2009

Do you have another investment property? Or do you know of an investor that requires a professional property management service? If so, please do not overlook the services of our Property Management Department. We pride ourselves on our skilled and professional service that we can bring to you. Our focus is to maximise your income and optimise capital growth. ...
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Why Do I Need Contents Insurance?

Posted on November 1, 2009

Why does the Landlord Preferred Policy cover contents if the content items are the tenants responsibility? $ Why do Landlords need contents insurance if the property is unfurnished? The answer is that the Landlord does not pay for the tenants contents insurance; that is the tenants responsibility. The Landlord does need contents cover for items that the Landlord has left in...
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Free Roof Insulation

Posted on October 1, 2009

BE QUICK… DON’T MISS OUT – AS THERE IS LIMITED GOVERNMENT FUNDING $$$ This practical step will help households reduce their energy use, cut their power bills by around $200 a year, and increase the comfort and value of their homes. The Home Insulation Program offers ceiling insulation worth up to $1,600 to owner-occupiers, landlords and tenants. The program targets homes...
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We Want Your Business

Posted on July 1, 2009

Consolidating your investment properties to the one agency can make the financial management & communication process easy and stream-lined. If you have another property in our area and would like our agency to assist you with the transfer process to take away the stress of changing agents, we would be more than happy to do so while ensuring that your...
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Financial Year Statement

Posted on July 1, 2009

It is that time again & we wanted to remind all of our clients that you will receive your financial year statement in about a weeks time. You will see the fee for this statement has been processed but we always send this statement to you separate to the monthly rental statement. ...
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Residential Tenancies And Rooming Accommodation Ac

Posted on July 1, 2009

A new Act that changes some of the rules for renting houses, units, townhouses, caravans & other moveable dwellings starts on 1st July 2009 The Residential Tenancies and Rooming Accommodation Act 2008 combines & updates the existing laws that cover renting your home. The new Act was the result of an extensive review of the current laws which involved collaboration...
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We Want Your Business

Posted on June 1, 2009

Consolidating your investment properties to the one agency can make the financial management & communication process easy and stream-lined. If you have another property in our area and would like our agency to assist you with the transfer process to take away the stress of changing agents, we would be more than happy to do so while ensuring that your...
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Last Chance

Posted on June 1, 2009

With the financial year about to end is there anything that you have been putting of doing at your investment property? By attending to maintenance prior to the end of the financial year you can claim the tax benefit immediately in your tax return. It may also help reduce your taxable income if needed. It is important to note that...
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Does Your Investment Property Need…

Posted on May 1, 2009

If your rental property is vacant or your tenant is moving out this basic checklist will ensure that your property is let quickly & to a quality tenant! Our changing market comes with more & more available property for prospective tenants to choose from. We speak to prospective tenants everyday, they demand a property that is in a like new...
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Right Of Entry & Quiet Enjoyment

Posted on April 1, 2009

When a tenant enters into a tenancy agreement they are taking up the “rights” of tenancy in accordance with legislation to reside in the property. The tenant has exclusive use of the property and must conduct themselves as a tenant, based on the terms and conditions of the agreement, which include obligations such as: they must pay rent on time...
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QUICK SNIPS

Posted on March 1, 2009

I started last months newsletter with the words Thank God it’s February! Well this month we will kick it off with Thank God for February! It is very interesting to see how much one interest rate reduction can impact a market. The latest rate drop in February finally had the desired effect and buyers re-entered the market. I guess all of...
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ANTI – DISCRIMINATION

Posted on March 1, 2009

Two common phrases that we often hear are “We do not want children” or “We do not want single mothers”. Discrimination is an issue within the property management industry that must be considered. In past times, there have been several claims brought before the courts, where tenants have sued the landlord/agent as they felt they had been discriminated against. It is...
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INTRODUCTION OF NEW TENANCY LAW

Posted on March 1, 2009

The start of a new year heralds an evolution of Queensland’s rental legislation with the introduction of the Residential Tenancies and Rooming Accommodation Act 2008. The legislation is the result of collaboration between the Queensland and consumer groups. The Act is designed to ensure that tenancy law remains relevant in an ever changing rental sector. RTA General Manager, Fergus Smith, said...
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How To Increase Your Rental Yield…

Posted on February 1, 2009

The purpose of investing in property is to “make money” and provide “financial security”, which can be in the short term or long term. Investors will often have different objectives as to how and when they make their money. Some investors specifically want to make a loss on the property (negative gear) in the short term, to off-set their taxable...
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A Strong Rental Market Leads To Strong Investment

Posted on January 1, 2009

It has been a constant in the media – all time record low vacancy rates across Australia, rising rents, a high demand for rental properties by tenants, a 1% interest cut by the Reserve Bank (being the largest single rate cut in 16 years) and more to follow, an unstable stock market and a tight, cooling-off sales market. If you take...
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RENT ARREARS

Posted on December 1, 2008

December and January can be a trying month for rent arrears. With Christmas comes presents, with presents comes spending, with spending comes no money and as a final result, tenants tend to overlook rental payments. In preparation for this trying time of year, we have been adopting the approach of advising tenants that they should start paying a little extra each...
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TENANCY RENEWALS & SELLING YOUR PROPERTY

Posted on December 1, 2008

If you are considering selling your investment property now or in the near future the term of the tenancy agreement being offered to your tenants needs careful consideration. There are a few options to look at if your current tenancy agreement is due to expire and you may be selling your property now or in the near future. 1) Fixed term...
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Do You Have Other Investment Properties In Our Are

Posted on October 1, 2008

Consolidating your investment properties to the one agency can make the financial management & communication process easy and stream-lined. If you have another property in our area and would like our agency to assist you with the transfer process to take away the stress of changing agents, we would be more than happy to do so while ensuring that your...
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Quick Rental Tip!

Posted on October 1, 2008

As a property owner, you can maximise the process of attracting quality long-term tenants by ensuring that the property is comfortable to live in. HOME TEMPERATURE TIP Tenants are no different to property owners. They like their property to be cool in summer and warm in winter. If they experience discomfort during any of the seasons, this could lead to the...
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Recommended Property Inspections

Posted on October 1, 2008

In addition to the routine inspections that our office conducts on a regular basis, we strongly recommend the following expert inspections be performed at least once per annum. Gutter & Downpipe Inspection Neglected guttering and downpipes can cause a build-up of leaves on the roof and in the guttering, which is a great fuel for fires. Gutters full of debris can...
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Inspections & Rent Reviews

Posted on September 1, 2008

Prior to our office contacting you that your Tenants tenancy agreement is due for review & renewal you can be assured that we will complete an inspection of the property. These inspections are completed in line with the tenancy renewal to ensure that tenancies are being offered to tenants that are looking after your property. After the inspection is completed...
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FAIR WEAR & TEAR & FINAL INSPECTIONS

Posted on August 1, 2008

When carrying out an inspection with a tenant to determine the final condition of the property and bond refund, we must compare the condition of the property at the commencement of the tenancy to the end of the tenancy and allow for “fair wear & tear”. The definition of “fair wear & tear” is something that occurs through normal use...
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