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Your Peace of Mind - Our Service to You......
Property represents a very secure and sound, long term form of wealth creation. And as such, Australians are increasingly turning to property investment to secure their future.
A well managed investment can offer many advantages including income and capital growth. Many investors may also be able to use their investment to reduce tax payable on their assessable income.
Property is also a good option as part of an investment portfolio, particularly with people who do not need immediate access to their money and wish to protect themselves against inflation over the long term.
It is important to be aware however, of the responsibilities of managing your property investment and assuring proper care and responsibility.
As considerable money is at stake, you need to take the time to get good advice before you act.
"Dalton Partners work as a team to provide the most professional, efficient and friendly Real Estate Service possible".
CHOOSING AN INVESTMENT PROPERTY:
Most first time investors choose to invest in residential property. We all expect our investment property to grow in value, both in the eventual capital value and in the rent it will generate. Therefore a choice needs to be made on two important criteria, location and quality.
A property located close to transport, schools, places of work, shops and recreational facilities will be in greater demand and usually command a higher rental.
The building, too, needs to be desirable and of a size to suit the area's potential. If in a family area and near schools, 3-4 bedrooms will be more suitable.
The building should be sound and as low maintenance as possible. As a rule, more modern buildings require less upkeep and are usually more desirable to tenants.
YOUR PROPERTY ON SHOW:
Prior to renting your property, you should look at any improvements or maintenance that should take place.
The better your property is presented, the easier it will be to rent and you are more likely to attract better quality tenants.
Particular attention
should be given to:
INSURANCE:
It is vital that your property is well insured ie; the Building, and contents fixtures, public/legal liability. In addition, there are insurances available for malicious damage and loss of rent through default, which will give you, the owner great peace of mind. These are a necessary safeguard for a rental property. Visit: http://www.terrischeer.com.au/
MARKETING:
We look for the right tenant. Our marketing covers window displays, signage at the property, exposure in The Newcastle Herald and on our website as well as an inclusion on our rental list. Our office's are high profile rental and management offices and therefore attract a significantly large number of rental inquiry from perspective tenants.
TENANT SELECTION:
At Dalton Partners our job is to get the best possible tenant for your investment property by following these general guidelines:
Our office is a member of the Tenancy Information Centre of Australia. TICA is a centralised body, recording information on non-performing tenants.
INITIAL INSPECTION:
Prior to the signing of a Residential Tenancy Agreement, we will carry out a carefully detailed Condition Report of the property. We can also take photographs prior to the signing of the first agreement which are kept on file. Both the initial inspection report and the photographs are referred to at the end of the tenancy. We have never lost a tribunal matter due to the thorough nature of our Condition Reports.
RENT COLLECTION:
Paying rent is hassle free for our tenants. The tenants pay either by direct deposit, internet banking or a deposit book is provided for payment at any Commonwealth Bank throughout Australia. This system gets the tenant into the habit of paying rent automatically and tends to reduce rent arrears.
ARREARS CONTROL SYSTEM:
Our computer system is designed to print an arrears report which shows any tenants that are behind in their rent. This print out shows us the tenant name, address, when the rent was due and the amount overdue. It also includes any debts relating to water usage.
These reports are printed and acted upon on a daily basis and ensures that any tenants that are in arrears for whatever reason are contacted on a very regular basis. Those that do not respond to a telephone call or reminder letter, are then served with a warning letter. This explains that if they fail to pay their rent they will be issued with a Termination Notice which gives them a total of fourteen days to pay any outstanding rent. Should this notice fail to bring results, our staff will promptly contact the landlord to discuss the matter and determine whether to proceed with termination.
STATUTORY DISBURSEMENTS:
From the rent collected on your behalf we can arrange payment of all the statutory accounts as you instruct us in the Management Agency Agreement. Such accounts could include council rates, water rates, body corporate levies and insurance. With reference to water rates, we automatically invoice the tenant for any usage charges where the property is separately metered.
RENTAL REVIEWS:
We ensure you enjoy full market value for your rental property. We regularly assess the market rents, the vacancy factor in the area of similar properties, the general condition of the property, the quality of the tenant and the length of their tenancy.
MANAGING THE TENANT:
It is our duty as your Property Manager to ensure that the tenant is well educated as to what is expected of him or her under the Tenancy Agreement. From the regular mowing of lawns, to the regular payment of rent in advance, to the behaviour of visitors to the property, or the control of noise. We monitor the tenant closely to ensure that they are complying with the terms of the Tenancy Agreement.
ACCOUNTING TO YOU:
Each month we prepare and forward you a detailed monthly Rent Statement for your property. The statement details the rent period and rent collected, disbursements and sundries. Your rent moneys can be automatically deposited into a nominated account for your convenience or alternatively a cheque can be attached.
FINANCIAL STATEMENTS:
Our office produces Annual Financial Statements during the month of July which gives a summary of income and expenditure for the financial year. This will save you time and money when dealing with your accountant. This statement is optional and can be provided for a small nominal charge.
COMMUNICATION:
It is in our opinion that as an efficient organisation, we should always be available when the client needs us. Therefore, our office is open six days a week with our phones being manned 24 hours a day by way of a paging service as well as all our staff members carrying pagers. This ensures that when you want us we will be there, or at least accessible to serve you.
LEGAL REQUIREMENTS:
It is our duty to ensure that all of the requirements of the various items of Government legislation relevant to property investment are complied with. The tenancy agreement prepared can contain several additional clauses which are allowable by law to suit your interests. We can also advise you on the legal aspects of insurance matters and repairs if required.
INDUSTRY AFFILIATION & TRAINING:
Our office is a member of the Real Estate Institute of New South Wales. Our Property Management Department is kept up to date with the latest information from the institute and with market statistics from the Rental Bond Board as well as updates from the Residential Tenancies Tribunal.
All our property management staff are put through on-going professional development training to ensure that their knowledge and skills are always at the peak of the industry.
A well-chosen property should provide a good steady return on investment and, over time, increase both in rental potential and property value.
Good tenants will assist in increasing equity in your property and if well-maintained will always be a tangible asset.
With the assistance of Dalton Partners Real Estate providing the best in service, the managing of the investment from the landlord’s point of view is relatively easy with little time required.
Call one of our experienced Property Managers today on 4961 6464 to discuss your options for property investment.
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