by George Astudillo | Sep 2, 2019 | Management Systems, Planning, Presentation, Repairs and Maintenance, Tenant
The key to successfully attracting great tenants is to present your property to look its best.
Not only will you position your property to attract the right tenant you will also give yourself the best chance of an outstanding rental.
Most rental properties look and feel like, well, …rental properties. Yet worthy tenants are looking for a home. So, here are 7 simple areas to consider that are not only easy to do, but cost next to nothing to implement.
1. Cleanliness
This is number one in the list. It’s amazing how many rental properties often look unliveable. Just by making sure your property is clean will put you in front of most of your competition.
TIP: Windows are often overlooked and can create a fabulous first impression. For more in depth look at presentation, see our blog “Cleanliness”
2. Smells and odours
There is nothing worse than entering a property that smells stale or mouldy. Often the cause of this may be the carpet and underlay. In the case of mould, make sure the causes are found and fixed.
TIP: A freshly steam cleaned carpet needs time to dry and air out, otherwise it will deter potential tenants rather than attract them.
3. Lighting
Brightness and light create a great first impression. However not all properties have access to good natural light. You can still create an inviting atmosphere with lighting and the right globes. In most cases just having them turned on and all working is enough.
TIP: Cool white light globes create a cleaner brighter atmosphere for kitchen, bathroom and laundry while warm yellow make for good ambience in living areas.
4. Lifestyle touches
We tend to choose a home for the lifestyle it offers. Adding some lifestyle touches like flowers, fluffy towels and outdoor settings will help tenants visualise themselves living there.
TIP: The use of a couple of champagne glasses with a bottle of champagne can create an inviting setting
5. Paint & touch ups
You don’t need to paint every time a tenant vacates unless it needs it. However, touching up walls and heavy traffic areas adds freshness and a little sparkle.
TIP: Use a quality paint that will last and make sure you keep any leftovers for touch ups.
6. Kitchen
This is one area that must be spotlessly clean – ovens, stovetops, rangehoods, dishwashers and sinks are the main spots. This is an ideal area for lifestyle props.
TIP: Consider a fresh look just by replacing cupboard handles.
7. Bathroom
Like the kitchen, this area must also be spotless. Painting and re-grouting can make it look like new.
TIP: This area needs to be fresh smelling or at least odourless.
Remember your property is rarely in isolation, usually it’s in competition for the good tenants available. Beat the competition with a property that stands out and benefit with a strong rental and the peace of mind of a worthy tenant.
About Us
George Astudillo is the founder of Property Quarters, an agency that values communication and great relationships with its landlords.
George now has more than 30 years in real estate, including 15 years as the owner of a national real estate franchise. He’s also an accredited auctioneer and is the author of “The Landlord Mindset”, a book with his best tips to help landlords look after their investments. His book has been quoted in the SMH, The Huffington Post and The Age.
As the founder of Property Quarters, George takes great care in looking after his landlord’s investments. Having seen it all and worked with may landlords and tenants, he’s a strong mediator and negotiator and knows how to navigate through property legislation.
George is trusted by his landlords to advise on the financial management of their investments. He’s put in place proven processes to ensure each property he looks after is managed effectively to retain its value, quality tenants and rental income.
If you’re looking for a property manager who thinks like a landlord and whose business is built on tested processes, contact us by clicking HERE.
Copyright © 2022, www.propertyquarters.com.au
by George Astudillo | Apr 2, 2019 | Design, Planning, Repairs and Maintenance
With winter nearly upon us it’s time to make sure our rental properties are ready for the change in temperatures and wet weather.
The winter season will invariably bring along frost, potentially damaging storms and excess water. Having your property in tip top shape will mean less chance of expensive emergency repairs and an unhappy tenant.
Get your home “Winter Ready” by going through the following checklist.
1. Roofing
Check the roof, particularly around vents, skylights and chimneys for leaks. With roof leaks comes water damage which can start off as stains on the ceiling or walls that can quickly turn into bigger problems such as mould, rotting frames or destroyed insulation. A regular inspection will save lengthy repairs.
2. Clean Gutters
During rain periods, gutters guide water runoff to drain away from the house. This protects house siding, windows, doors and fascia from water damage. Clogged gutters can form dams where water backs up and can seep into the roof cavity. Using gloves, remove fallen leaves and debris from your gutters, then give them a good rinse with the hose. Spare your lawn by having a large garbage bag handy to collect the debris.
3. Air-conditioning Filter
Air-conditioning is still the safest and most energy efficient system for warming a home saving an enormous 72% less on your energy bill in comparison to portable heaters. Make sure your air-conditioner filter is clean, the unit serviced regularly and working well to keep the household toasty all winter long.
4. Trim Trees
High winds in winter can cause tree branches to break and fall, potentially resulting in costly property damage. Late Autumn is a good time to make cut backs, as leaves fall and branches are revealed once again, making it easier to identify and remove. Make sure to trim back tree branches overhanging the roof, windows or driveway. If you have a large tree that requires council approval to cut back, make an application now.
5. Mould
The number one challenge in winter is mould. There is a number of reasons your home can accumulate mould. Check your that your ventilation is working efficiently, especially exhaust fans in the bathroom where windows will be shut during colder weather. Range hoods in the kitchen are designed to extract moisture from stove top cooking and kettles – a good working range hood will help during the chilly season when window ventilation is low. Be sure to in inspect your window and door seals to make sure they are in good working condition as this will contribute to condensation inside the home.
For more information including tips to counter mould see our previous blog “Is your investment property ready for winter”
About Us
George Astudillo is the founder of Property Quarters, an agency that values communication and great relationships with its landlords.
George now has more than 30 years in real estate, including 15 years as the owner of a national real estate franchise. He’s also an accredited auctioneer and is the author of “The Landlord Mindset”, a book with his best tips to help landlords look after their investments. His book has been quoted in the SMH, The Huffington Post and The Age.
As the founder of Property Quarters, George takes great care in looking after his landlord’s investments. Having seen it all and worked with may landlords and tenants, he’s a strong mediator and negotiator and knows how to navigate through property legislation.
George is trusted by his landlords to advise on the financial management of their investments. He’s put in place proven processes to ensure each property he looks after is managed effectively to retain its value, quality tenants and rental income.
If you’re looking for a property manager who thinks like a landlord and whose business is built on tested processes, contact us by clicking HERE.
Copyright © 2022, www.propertyquarters.com.au
Copyright © 2018, www.propertyquarters.com.au
by George Astudillo | Oct 2, 2017 | Landlord mindset, Management Systems, Planning, Repairs and Maintenance
How involved are you in the management of your investment property?
Managing an investment property requires many tasks to be scheduled and carried out. Collection of rent, routine inspections and attending to repairs are just some. Responsibility for these tasks can vary from landlord to landlord.
There are however four basic types of involvement.
- Complete do-it-yourself
This means you handle all aspects of managing the property, from finding and screening the tenant to handling repairs, maintenance and all of the accounting.
The most useful skills in property management are common sense and a willingness to understand and compromise.
At this level you will need to understand the tenant’s rights, your obligations as a landlord and applicable documentation.
Apart from understanding the applicable legislation, you will need to have a flexible timetable to allow for problems when they arise. Repairs, particularly emergency repairs, need to be acted on quickly. Problems that come up may require many hours negotiating and possibly time at tribunal hearings.
The two main benefits of this style of involvement are having complete control over your investment and saving on agent fees.
For a closer look on managing deadlines see our blog “Failing to Plan is Planning to Fail”
- Do-it-yourself management with some outsourcing to an agent
This level of involvement is the same as the first except you outsource some tasks.
Finding a tenant and attending to the initial documentation are the most common tasks that DIY landlords hire an agent to assist with. The minimum fee for finding a tenant is usually two weeks’ rent and there are many agents that offer this service.
The benefits and problems of this level of involvement are similar to the previous level with some added agent fees for the services you prefer an agent to do.
- Professional property manager under your supervision
This is where you engage a professional property manager to do all the work and they report back to you for all approvals. You make all the decisions and they carry out all the tasks. The agent is then responsible for complying with all relevant legislation, finding a tenant and managing the property. When a problem arises, they contact you for instructions, then take care of it.
The agent, in effect, becomes fully responsible for ensuring all aspects of your investment are looked after, with clear communication before and after completion. They handle all contact with the tenant, giving you a clear buffer and access to professional advice before responding to problems or tenant requests.
The agents fee is an added expense but it is fully tax deductible. However, keep in mind that not all agents are the same and you may still need to manage the agent.
- Professional property manager with clear written parameters
Sometimes, a landlord has no desire or available time for anything other than emergency issues and engages a property manager to undertake all tasks.
The property manager is given authority to undertake these tasks and reports back to the landlord on completion. This allows the property manager to approve repairs up to an agreed value, review rents as appropriate, negotiate with the tenant and attend to all the necessary duties to keep your property running smoothly and profitably.
This type of arrangement needs a clearly documented and comprehensive schedule, monetary limitations and a plan. Both you and the agent need to be clear on who is responsible for what and when.
Most investors start with a level-three involvement and slowly allow things to slide into a level-four arrangement. As time passes, they tend to take less and less of a hands-on interest in their property and rely more and more on the agent. As the transition is not planned, there is no schedule, guidelines or plan for the agent to follow. This can lead to tasks not being completed and ultimately a neglected property and tenant.
So how hands on are you?
For a simple look at budgeting and expenses see our blog here.
About Us
George Astudillo is the founder of Property Quarters, an agency that values communication and great relationships with its landlords.
George now has more than 30 years in real estate, including 15 years as the owner of a national real estate franchise. He’s also an accredited auctioneer and is the author of “The Landlord Mindset”, a book with his best tips to help landlords look after their investments. His book has been quoted in the SMH, The Huffington Post and The Age.
As the founder of Property Quarters, George takes great care in looking after his landlord’s investments. Having seen it all and worked with may landlords and tenants, he’s a strong mediator and negotiator and knows how to navigate through property legislation.
George is trusted by his landlords to advise on the financial management of their investments. He’s put in place proven processes to ensure each property he looks after is managed effectively to retain its value, quality tenants and rental income.
If you’re looking for a property manager who thinks like a landlord and whose business is built on tested processes, contact us by clicking HERE.
Copyright © 2022, www.propertyquarters.com.au
by George Astudillo | Apr 3, 2017 | Management Systems, Planning, Presentation, Repairs and Maintenance, Tenant
With winter now upon us, it is important to ensure your investment property is prepared for the change in weather.
The number one challenge in winter is mould.
More and more research is becoming available on the health dangers posed by mould, though it is still a grey area in regards to rental properties.
There are basically four ways that mould exists in properties:
Lifestyle
Cooking, showers and drying clothes indoors are the main ways that tenants contribute to the build-up of excessive moisture inside a property. Without adequate ventilation, the excess moisture will result in condensation and eventually mould will form. The best and cheapest remedy is ventilation – opening windows or providing airways to let the steam and condensation escape.
Repairs and maintenance
Mould can also be caused by a lack of maintenance, or repairs that have not been carried out quickly enough. For example, if a blocked gutter spills water onto walls and inside wall cavities, this would be a maintenance issue. If the gutters need replacing, it would be a repair issue.
It is the landlord’s responsibility to ensure that the property is maintained correctly and that repairs are carried out in a timely manner to prevent mould occurring.
Design of the property
Sometimes it’s the design of a property – the way it is sited or built – that may cause mould to become a problem. Some south-facing walls rarely see any sunshine and will remain damp for much longer after rainfalls. In persistent wet weather, walls may not get a chance to dry out. Additionally, there will be areas of the house such as basements that are more prone to condensation.
Climate
Tropical zones where high temperatures are combined with high humidity and/or rainfall, such as Cairns, are more prone to mould growth.
Given that there is little one can do to change the structure of a property, it becomes the tenant’s responsibility to make sure there is adequate ventilation to prevent the build-up of mould.
Mould can be destructive to both the property and its fittings. By making it easier for the tenant to manage and prevent mould build up, you are also looking after your own interests.
Tips to counter mould:
- Have the kitchen exhaust fan and clothes dryer ducted to the outside wherever possible to help ventilate rather than recirculate.
- In bathrooms, choose an exhaust fan activated by the light switch to control steam.
- Regular cleaning is necessary in bathrooms, kitchens and laundries particularly around tile grout and silicon.
- Make sure showers are properly water-proofed to meet the National Construction Code standards so as to prevent water seeping through walls. This is very common in older properties. Waterproof membranes don’t last forever and are likely to break down in five to ten years.
- Under-house ventilation systems can reduce moisture collecting under floors. They can be inexpensive and automatic, timed to self-activate throughout the day.
- Use mould-inhibiting paints to reduce the effects of condensation.
- In wet areas, use paints with a higher gloss level and avoid a matt or flat finish.
- Control damp coming from outside by checking for leaks in roofs, gutters and downpipes.
- Install a gutter-guard system to prevent leaves causing blockages.
- Consider window security that enables some windows to be left slightly open to provide ventilation.
Winter is coming, is your property ready?
For more handy tips on preparing your property for winter see our blog “Winter is Coming- A Rental Property Checklist”
About Us
George Astudillo is the founder of Property Quarters, an agency that values communication and great relationships with its landlords.
George now has more than 30 years in real estate, including 15 years as the owner of a national real estate franchise. He’s also an accredited auctioneer and is the author of “The Landlord Mindset”, a book with his best tips to help landlords look after their investments. His book has been quoted in the SMH, The Huffington Post and The Age.
As the founder of Property Quarters, George takes great care in looking after his landlord’s investments. Having seen it all and worked with may landlords and tenants, he’s a strong mediator and negotiator and knows how to navigate through property legislation.
George is trusted by his landlords to advise on the financial management of their investments. He’s put in place proven processes to ensure each property he looks after is managed effectively to retain its value, quality tenants and rental income.
If you’re looking for a property manager who thinks like a landlord and whose business is built on tested processes, contact us by clicking HERE.
Copyright © 2022, www.propertyquarters.com.au
by George Astudillo | Sep 8, 2016 | Landlord mindset, Management Systems, Repairs and Maintenance, Tenant
We’ve all heard the stories about the landlords from hell.
The ‘slum landlords’ who treat their tenants like lower class citizens. Repairs either take forever or don’t happen at all. Some landlords preside over conditions that are inappropriate, sometimes even dangerous…
Read the full Huffington Post Australia interview HERE.
Copyright © 2016, www.propertyquarters.com.au
by George Astudillo | May 18, 2016 | Presentation, Repairs and Maintenance, Tenant
Occasionally a tenant feels there may be some fixtures or fittings that would make their home more comfortable, enjoyable or safe for them to live in.
It might be repainting, screens on windows, new curtains or even air-conditioning.
Firstly, legislation states that the tenant cannot make any alterations, add any fixtures or make any additions to the property without the landlords written permission.
If the tenant requests to make alterations at their own expense and you feel that the request is reasonable, make sure your consent is detailed and in writing. Also add that a condition of the approval is for the tenant to restore the premises to its original condition when they vacate (unless you like it so much you want it to stay).
If you feel that it is not only reasonable but something that would add value to the property, consider doing it yourself. This way you have total control over the tradesperson, quality of work and materials.
When the tenant vacates, they are entitled to remove and take with them any item they have paid for, and they are obligated to return the property back to its original condition. Of course, if the item was paid for by you, they cannot remove it without your consent.
Now it’s important to understand that you may not unreasonably refuse consent if the change is of a minor nature.
So what is considered minor? Examples of works of a minor nature include:
- Installing extra security devices
- Installing a phone line
- Connecting broadband internet or cable television
- Some picture hooks
- Hand rails for the elderly
What would constitute a reasonable refusal?
- Structural changes
- Changes not easily repaired or made good on vacating
- Changes not consistent with the nature of the property
- Changes prohibited under law
- Painting
Unless the tenant is a professional painter or handyman would you take the risk in allowing them to paint your property?
About Us
George Astudillo is the founder of Property Quarters, an agency that values communication and great relationships with its landlords.
George now has more than 30 years in real estate, including 15 years as the owner of a national real estate franchise. He’s also an accredited auctioneer and is the author of “The Landlord Mindset”, a book with his best tips to help landlords look after their investments. His book has been quoted in the SMH, The Huffington Post and The Age.
As the founder of Property Quarters, George takes great care in looking after his landlord’s investments. Having seen it all and worked with may landlords and tenants, he’s a strong mediator and negotiator and knows how to navigate through property legislation.
George is trusted by his landlords to advise on the financial management of their investments. He’s put in place proven processes to ensure each property he looks after is managed effectively to retain its value, quality tenants and rental income.
If you’re looking for a property manager who thinks like a landlord and whose business is built on tested processes, contact us by clicking HERE.
Copyright © 2022, www.propertyquarters.com.au
