A lot of people believe managing a property is easy, “you just have to collect the rent” is a comment we hear often. We can assure you, the management of your property includes so much more than this!
Considering the complex legislation in which landlords need to operate, it continues to surprise us how many attempt to do this on their own or, even riskier, leave one of their most valuable assets in the hands of an inexperienced agent.
Our management service includes (but is not limited to):
A personalised property action plan
The collection and lodging of rental bonds
Coordinating and completing detailed inspections, with photos
Issuing notices in respect to residential tenancy legislation
Lease document preparation and negotiating rents
Rent Collection and Zero Tolerance Arrears Policy
Pulse Residential collects rent from the tenant when it is due and holds that rent in our trust account ready for disbursement to your nominated bank account at the end of the month.
We have a zero tolerance to rental arrears (as outlined in our arrears policy) that all tenants must sign when renting a property from us. We monitor tenants’ rent payments daily and have adopted a system that includes prompt and regular contact with the tenant to ensure rent remains paid as legally required.
If a tenant reaches 7 days in arrears, we will issue a formal breach notice and notify you of our actions. We work swiftly and within legal guidelines to ensure any rent arrears are rectified and brought back into advance. We will also ensure that you are kept well informed throughout this process.
We conduct both ‘open for inspections’ and private appointments on all our properties (with most potential tenants completing an inspection within 12 hours from when they first enquired).
Pulse Residential operates six days a week:
Monday to Friday – 10am to 6pm
Saturday – 10am to 4:30pm
Inspections outside these hours are negotiable upon request.
Detailed screening of all applicants, including a 100-point ID and a National Database check, are performed to reduce the risk of a poor tenant being chosen.
Timely feedback is provided to all of our landlord clients from prospective tenants to enable you to make informed decisions with regard to the letting of your properties.
A tenant moving in and out of your property every six months will attribute to excessive wear and tear on the property and the vacancy in between will ultimately have a financial impact.
Research within the industry shows that an agency that doesn’t charge a renewal fee is more inclined to let your tenant vacate, thus potentially resulting in lengthy vacancies. Furthermore, the agent is then able to charge you a new letting fee when the property is finally occupied again.
Pulse Residential provides a thorough lease renewal process, including an up-to-date comparative market analysis to accurately assess the current market rental amount. If a rent increase is possible, rest assured, we will push to obtain this for you.
On the other hand, if the market has shifted (and we believe it financially detrimental to push for a rent increase), we will warn against this and provide our honest, professional opinion in order to secure the best outcome for you.
Property Assessment Inspections
Routine property assessment inspections are a vital part of ensuring your property remains in top condition. We are surprised by the number of agents who only perform inspections once every six months, or worse still, who outsource these services to third parties (which, regrettably, is an increasing practice in the industry).
We will never outsource this crucial property management task. Instead, we are committed to performing a minimum of three inspections per year, with all properties receiving an inspection every 17 weeks. We perform these inspections using the latest property management software to provide you with colour photos and detailed inspection reports. We encourage all clients to attend at least one routine inspection per annum.
With tenants demanding greater online quality advertisements, it is more important than ever to use professional images coupled with high impact advertising to ensure your property stands out from the crowd and attracts the ‘right’ tenant.
Presentation is key and professional photography helps to highlight your property’s best features and attract enquiries. Pulse Residential advertises your property on multiple real estate websites to provide maximum exposure to the market. All of our properties will be listed as a “feature property”, which runs for a period of 30 days. Clients may choose to further augment their featured property advertisement or extend its standard duration, at cost, if they wish.
Professional and Detailed Comparative Market Analysis Reports and Rental Appraisals
Pulse Residential conducts comprehensive rental appraisals and comparative market analysis reporting before every new client engagement, and at the end of each tenancy, at no cost.
In this way, you can be confident that your property is consistently performing well and achieving market rent. You may also request these at other times throughout the year, if desired.
Detailed Entry and Exit Reports
Prior to a tenant’s exit from (or entry to) your property (and prior to refunding any bond), we conduct a thorough inspection to ensure no damage has occurred over the duration of the tenancy. Our reports are extremely detailed and include photos to ensure we capture the true condition of the property. If any problems are discovered, the tenant is held liable, financially or otherwise, where legally possible.
Payment of Outgoings
At no additional cost to you, Pulse Residential can take care of all associated bills, levies, insurance renewals and water invoices on your behalf using rental funds collected. Any payments will show on your monthly statement making reconciliation at tax time easy. We can assist with your cash flow throughout the year by “withholding” an agreed amount from each monthly disbursement to cover council and body corporate fees (in instances where regular instalment payments are permitted).
Your personal property expert 24/7
Pulse Residential is your personal property guru!
Our clients feel safe knowing we are contactable 24/7 to assist with any of their property related matters. More importantly, all of our clients deal direct with the business owner, not a new property manager every 6 months.
Our goal is to provide you with the service you need in order to maximise the return on your investment and protect the long-term value of your asset. Our philosophy is simple – we treat your property as if it were our own.