Blog

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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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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