Our management fee is 7.7% of rent collected. Every fee and any cost we may pay on your behalf, such as advertising, is listed in your property management appointment (PO Form 6 (Residential agent appointment or reappointment)) – before you sign, and we’ll go through it with you at the appraisal.

Source: qld.gov.au, Appointing a property agent (the form sets out fees, other costs, when they’re due and the services).

A short written look at your property as an asset, sent with the rent estimate: a rent review, an expenses summary and a market update. It is not financial or tax advice.

You sign a property management appointment (PO Form 6 (Residential agent appointment or reappointment)) and give your current agent written notice: at least 30 days for a continuing appointment, unless you both agree to less. We handle the handover, the RTA Form 5 and your tenant, and we collect the date of the last rent increase so your next review is on time. Check your current agreement for any fees, because overlapping appointments can mean paying both agents.

Sources: qld.gov.au Appointing a property agent · RTA Change of property manager/owner · RTA rent

The 15 Centenary suburbs: Oxley, Jamboree Heights, Seventeen Mile Rocks, Sinnamon Park, Riverhills, Sherwood, Graceville, Chelmer, Darra, Westlake, Mount Ommaney, Middle Park, Jindalee, Corinda, Sumner. We manage rental homes across south-east Queensland suburbs, starting from our base in Oxley, in the heart of the Centenary suburbs, and extending to the Gold Coast, Sunshine Coast, Scenic Rim and Bayside. Not sure if we cover your suburb? Ask us.

Queensland allows a routine inspection no more than once every 3 months, unless the tenant agrees in writing. The tenant gets at least 7 days’ notice on an Entry notice (Form 9), and entry is between 8am and 6pm, Monday to Saturday, at a set time or within a 2-hour window. We inspect every 3 months and send you a written report with photos.

Sources: RTA routine inspections · RTA entry to the property

We follow up from day 1. If the tenant is more than 7 days behind, a Notice to remedy breach (Form 11) gives them 7 days to pay. If it’s still unpaid, a Notice to leave (Form 12) gives at least 7 days to move out, and if they don’t, an urgent application can be made to QCAT. We check with you before each formal step.

Source: RTA non-payment of rent

No more than once every 12 months for the property. The limit follows the property, even across a new tenant, agent or owner, and the date of the last increase must be in the lease. During a tenancy, an increase needs at least 2 months’ written notice. In a fixed-term lease, it also has to be provided for in the lease itself. We review the rent against recent local leases before each renewal

Sources: RTA rent · RTRA Act s 91

• It must meet Queensland’s minimum housing standards, which apply to every tenancy. Among other things it must be weatherproof and structurally sound, free of vermin, damp and mould, with working locks, privacy coverings, plumbing and drainage.
• It needs compliant interconnected photoelectric smoke alarms, tested within 30 days before each new or renewed lease.
• If it has a non-shared pool, a pool safety certificate must be in effect before the lease is signed.

We check all of this at the appraisal.

Sources: RTA minimum housing standards · RTA smoke alarms · QBCC pools

The Residential Tenancies Authority. The bond can’t be more than 4 weeks’ rent and must be lodged within 10 days. When the tenant leaves, we compare the exit and entry condition reports and return the signed exit report within 3 business days. We give the tenant evidence for any claim on the bond within 14 days.

Sources: RTA rental bonds fact sheet · RTA exit condition report · RTA refund

Yes. During a tenancy, a tenant asks in writing and you must reply in writing within 14 days. You can refuse only on grounds set out in the law, and no reply (or a reply that doesn’t meet the rules) counts as approval. We handle the request and talk you through your options.

Source: RTA renting with pets

Yes. You set a limit, and anything above it comes to you first, with quotes obtained as agreed with you in writing. Emergency repairs are different: the lease names a nominated repairer, and if the tenant can’t reach them or us, the tenant or we can arrange emergency repairs up to the equivalent of 4 weeks’ rent. We use licensed trades and tell you what was done.

Sources: RTA emergency repairs · qld.gov.au, Appointing a property agent (repairers must have relevant licences)

We recommend it, and we can explain what policies usually cover. We don’t refer landlords to insurers.

No. We give you an end-of-financial-year summary of the year’s rent and costs for your accountant or tax agent.