At Excel Rentals we take pride in providing a very high standard of service to both landlords and tenants. Our experienced team is committed to offering you honest and open communication at all times. We constantly monitor the local and wider market in order to offer advice and support for all aspects of your investment.
Advertising & Promotion
A necessary component of managing your property is ensuring we have promotional material available. Most tenants now source vacancies online so a library of excellent photographs will ensure your property stands out from the rest. Because of our mobility it is possible for us to be able to show vacant properties at times that suit prospective tenants who often find it difficult to inspect during working hours. It is important that the property manager who meets the prospective tenants also processes the application to ensure proper identification.
Tenant Application Procedure
All prospective tenants are required to complete an Application Form. This form requests particulars needed to carry out all routine checks. Upon receipt of the Application Form, the Agent will check all details and references provided by the tenant. These include: –
• Rental history • Employment history • Identity check • On-line database searchs and Personal references. Once the Application has been thoroughly checked and the Agent is completely satisfied, he or she then contacts the owner with all details of the prospective tenants for their approval. Click here to view the Tenancy Application
Condition Report – Entry & Exit
A Condition Report is completed prior to the tenant moving into the property. This report now legally forms part of the lease. The tenant has 3 days to complete their part of the Condition Report and return it to the Agent. The report is kept on record and will be referred to again when the tenant vacates the premises. At Excel Rentals we also include an extensive photographic record so comparisons can be made at end of lease.
Routine Property Inspections
The first routine inspection is carried out within the first three months of occupation. This enables the agent to ascertain whether the tenants have settled in comfortably and ensure that the property is being maintained to a high standard. Subsequent inspections are then carried out every 3 months. After every inspection, a report is forwarded to the owner advising of the condition of the property and of any maintenance required. Photographs are taken of any maintenance issues as well as a photo from the front of the property which is sent to the owner with the inspection report. We also request a written report from all tenants which identifies any items that they may be concerned with at the property including occupation health and safety risks.
Rent Collection
Tenants are required to pay rent directly into our Rental Trust Account.This provides a greater convenience to our tenants, and also reduces the incidence of rental arrears, as payments can be made at any time. Rental arrears are checked daily and procedures to comply with RTA legislation are strictly followed. We have a zero tolerance for rental arrears.
Lease Renewal & Rent Reviews
Tenants and owners are contacted prior to lease expiry to confirm agreement for the tenancy renewals. At this time we also consider market returns and adjust the rental amount if feasible.
Vacating Procedure
As soon as we receive a Notice to Vacate from the tenant we will contact you to confirm instructions for a new tenancy. Prompt action ensures that any vacancy time is limited. Once the tenants have returned the keys and remotes, we inspect the property and prepare an exit condition report. Comparisons are then made with the entry condition report and the entry photographs to ensure the property has been left in the same condition taking into consideration fair wear and tear as noted in the Residential Tenancies Act. If necessary the tenants are given the option to return to the premises within 24 hours to rectify any issues that they may have missed on vacating. Should there be any outstanding rent or damages a claim is made on the bond.
Property Accounts
The Agent, on behalf of the owner will pay all accounts pertaining to the property, as indicated in the management agreement from the monthly rent monies collected and held in the Trust Account. Such disbursements may also include Water Rates, Council Rates or Strata Levies if so authorized.
Maintenance & Repairs
Upon being notified of a repair by the tenant, the Agent will contact our tradesman and arrange a quote or repair within the nominated expenditure limit. A telephone call/sms/or email will be made to the owner advising them of any repairs when they are received. To protect the owner from unnecessary expenditure we have a 24 hour, 7 day emergency repair number so the tenant is required to contact us rather than call nominated repairers. Often the reported matter is not urgent and can be dealt with in business hours saving unnecessary costs. In the case of major maintenance work, the Agent will liaise with the owner to obtain quotes prior to proceeding.
Financial Statements
All rental monies are deposited to the Trust Account and available funds disbursed to the owners at Mid Month and /or End of Month. A statement is issued monthly and emailed immediately after the End of Month. This statement will also include copies of any invoices that have been paid on your behalf. A record of all statements is held electronically and can be re-issued at any time upon request.
At the end of each financial year we are able to offer all owners an Income and Expenditure Statement. This statement details, on a single sheet, the entire history of the property with regards to Income and Expenditure. Many owners find this extremely useful for taxation purposes.
Excel Rentals - Property Management Specialists
the missing piece of your investment portfolio