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OWNER'S TESTIMONY

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WELCOME HOME

Property Management is a specialised profession and Mackay Rentals have been industry leaders in Mackay’s rental market since 1995, ensuring we employ friendly, professional, efficient and knowledgeable people who amongst other personal traits must have high level communication skills.

Our mission at Mackay Rentals is to specialise in property management and commit ourselves to delivering an exceptional experience to our Owners and their Tenants.

As far as we’re concerned it’s about quality tenants and communication: Getting a great tenant for your property and nurturing them, means that your property will be looked after.

We won’t compromise on our standards, and they’re unbelievably high: With the assistance of the latest technology, we maintain a watchful eye on your property. This means regular inspections, market comparisons, rental scrutiny and risk management.

We’ve created an environment in which complacency doesn’t exist: There is nothing more frustrating than calls and emails not returned in a timely manner. That’s why we will always get back to you promptly.

We value our staff and our clients: We aim to build and maintain meaningful relationships with every one of them. We’ll take the time to get to know you

We’ll always do the right thing: There is a difference between doing the right thing and doing the easy thing. We will always choose to do the right thing and we will use these core values to guide us in managing your property.

For a free appraisal on your investment property please contact our Property Management Team on (07) 49 440 222 or email rentals@mackayrentals.com.au

Mackay Rentals are members of Real Estate Institute Queensland and Real Estate Excellence. We are governed by several different legislations including but not limited to the following: Property Occupations Act 2014 Privacy Act Residential Tenancies and Rooming Accommodation Act (RTRA) Anti-Discrimination Act Agents Financial Administration Act 2014

How do we accomplish providing our clients with property management expertise and service?

OWNER MANAGEMENT FEES

  • Management Fee: 9% +gst
  • Internet Marketing: $110 – standard listing on websites, upgrades are available at cost price.
  • TICA Check: Included in management
  • Property Photography: Included in management, professional photography at cost
  • EOFY Statement: No charge
  • Adninistration Fee: $9.90 per month
  • New Tenancy Fee: 1 weeks rent +GST
  • Tenancy Lease Renewals: No charge
  • Title Search: $ – for proof of ownership. One off charge for new managements.
  • Management Fee includes Lease negotiation/Renewal fee, attending to maintenance fee, Periodic inspection fee & End of Financial Year Statement.
  • New tenancy fee only applies when we obtain a new tenant for the property not for a renewed lease. This also covers the screening of the applicant and entry condition report.
  • Advertising cost of $110.00 each time your property becomes available for rent – we have our own website www.mackayrentals.com.au , we display your property on a digitalised screen in the front window of our office and we print rental lists daily for prospective tenants to take home.

This fee also covers the cost of listing your property on the following websites –

www.realestate.com.au www.realestateview.com.au  www.myrent.com  www.domain.com.au  rent.com.au

KEYS, LOCK AND SECURITY

The RTRA Act requires tenants to be provided with a key to every lockable door or device at the property. The requirement is for one full set of keys to be given to the tenant, plus entry keys to any other named tenant to allow independent access. Our agency will also require a full set of keys to be held in the office for risk management and best practice.

LESSOR/LANDLORD OBLIGATIONS

Common law and Queensland legislation requires landlords (referred to as the lessor in the Residential Tenancies and Rooming Accommodation Act 2008 Qld – the RTRA Act) provide a property is safe, clean and fit for the tenant to live in. Lessors are further required to ensure the property complies with all relevant health and safety laws and is generally free from risk or harm.

If inclusions such as dishwashers and air conditioners are included in the property, they must be maintained or replaced accordingly and or as required or removed prior to the tenancy commencing. Section 185 of the RTRA Act requires lessors of rental property in Queensland to maintain the inclusion supplied to the property.

Lessors are required and encouraged to disclose all material facts and relevant information to their agent about the property and property history. Some of these material facts may be required to be passed onto to the tenant. This may include for example the property is heritage listed, a natural or unnatural death occurred at the property in the past (if known), there is an easement which allow the energy company access to the rear of the yard or any other relevant matter. A landlord disclosure statement forms part of the management agreement provided to you from our agency.  We require the disclosure document to completed as part of the management agreement.

INSURANCE

  • Landlord protection insurance is strongly recommended by our agency. To protect your investment, and for a relatively low cost may which be a tax deduction; lessor insurance is a must for today’s investor. We are unable to provide specific insurance advice due to licensing restrictions.
  • Public Liability Insurance is a contractual requirement under the management agreement for lessors to have and maintain public liability insurance. We cannot begin managing the property on your behalf until the information about the insurance is provided.
  • It is strongly recommended appropriate insurance is sought in relation to adequate building and contents insurance coverage as well. Some items in your property may fall under contents insurance, therefore, both building and contents insurance are recommended. We recommend you seek further advice relating to your insurance needs.

SMOKE ALARMS

It has been a requirement in Queensland since July 1 2007 for smoke alarms to be installed in all properties (houses and units). This includes all owner occupied and rental properties. Every property listed for sale and/or rented in Queensland must have minimum smoke alarms installed.

Smoke alarms in all properties must be in working order always. For rental properties, lessors have further requirements and obligations in relation to cleaning, testing and battery maintenance. Tenants also have responsibilities. The Legislation which governs these requirements is the Fire and Emergency Services Act 1997 (Qld).

Every lessor in Queensland must ensure the minimum required smoke alarms are installed in the property. The alarms can either be 9volt battery operated, or 10-year lithium battery operated or hard-wired alarms. For more information about the number, position and type of alarms, visit www.fire.qld.gov.au.

From 1 January 2022

  • All homes or units being sold or leased, or existing leases renewed, will require the installation of hardwired photoelectric, interconnected smoke alarms. If a hardwired smoke alarm cannot be installed, non-removable 10-year battery smoke alarms can be installed in place.
  • Smoke alarms in the dwelling must:
    • be photoelectric (AS3786-2014); and
    • not also contain an ionisation sensor; and
    • Be hardwired to the mains power supply with a backup power source (i.e. battery), although dwellings which were existing prior to 1 Jan 2017 can be hardwired or powered by a non-removable 10-year battery, or a combination of both.
    • be interconnected with every other smoke alarm in the dwelling so all activate together.

OUR COMMUNICATION POLICY

We pride ourselves on quality and professional services. If you phone our agency before 4pm on a business day, you will receive a return call same day. If the call is received after 4pm, the return call may be the next business day. However, if your call is urgent, please ensure you advise when calling our office so appropriate action can be taken. Effective and sound communication is a key focus of our business.

Our preferred method of communication is via email. As most instructions and communication are required to be in writing you may wish to email us also. Please provide our agency with your preferred email address, your preferred contact number and a contact number of another person you designate in the event of an emergency and we cannot get in touch with you so that we may pass a message to you. We cannot seek instruction from anyone other persons named on the title search, unless there is appropriate legal authority such as a power of attorney.

DISBURSEMENT OF RENTAL FUNDS AND THE RENTAL STATEMENT

We disburse rental funds every 2 weeks. The disbursements are sent to your nominated bank account unless otherwise instructed.  We also provide a written statement via email demonstrating the income, expenses, fees and commissions with a total amount shown. GST is also shown on the statement monthly.

Disclaimer: The above costs to not include QLD Legislative Lessor Costs or service requirement.

WHAT DO WE DO FOR OUR MANAGEMENT SERVICES?

Our agency manages the tenancy relationship and relevant tenancy matters on your behalf.

Below are some of the main services we carry out on your behalf as your managing agent;

THE MANAGEMENT AGREEMENT

We are required as per the Property Occupations Act (Qld) to enter into a management agreement with clients before any services can be carried out. The agreement is an exclusive contract with our agency. The agreement sets out both parties’ obligations under the management agreement and our agency fees. When the agreement is signed, and dated by all parties, our agency provides you with a copy. Please ensure you review the agreement carefully and if required, seek legal advice prior to signing the agreement.

The agreement can be ended by written notice by either party giving 30 days’ notice, or if both parties agree, an earlier period. Please refer to the terms of the agreement which form part of the management agreement.

LEGAL IMPEDIMENT

It is recommended if you have a mortgage over the property disclosure is made to the mortgagee regarding the property being an investment. It is further recommended to advise any relevant insurance companies the property is a rental investment. All rooms, granny flats, garden shed or decks etc. should be approved by the appropriate authorities.

VACANT POSSESSION REQUIREMENTS

It is a requirement under the RTRA Act to ensure the tenant is provided vacant possession of the premises on the day they become lawfully entitled to occupy the property.

It is strongly recommended complete possession of the property be given. Some lessors may consider using a part of the property to store personal belongings etc. This is fraught with danger and risk in the event particularly of fire, theft or burglary. It is recommended storage of your own belongings not be kept at the property and are removed.

We recommended insurance advice be sought if you choose to leave some personal belongings behind at the property. We will also require a special term drafted by you as the lessor or a solicitor to include in the tenancy agreement if the tenant does not have exclusive right of occupation of the premises. We are unable to write, draft or provide specific advice to the tenancy agreement due to section 24 of the Legal Profession Act (Qld).

SAFETY SWITCHES

It has been a requirement in Queensland since March 2008 for all rental properties to have a safety switch installed to the power circuit of the property. If you are unsure if your property complies with this legal requirement, we can appoint an electrician to verify the property complies with the relevant legislation. We cannot verify there is a safety switch installed at the property on your behalf as we are not a licenced electrician.

POOL SAFETY LAWS

  • The Building Act (Qld) sets out the legal requirements for pools and spas. A rental property (house or unit) with a pool cannot be rented without a pool safety certificate. In addition, all pools and spas in Queensland (regardless if they are a rental property) must be registered on the Queensland Government pool register.
  • Shared pools (units generally) are required to also have the pool safety certificate in a conspicuous position at the property or on the pool gate. We recommend you speak with the body corporate for more information in this regard if required.
  • Pool safety certificates are valid for two years from the date of issue for non-shared pools, and one year for shared pools.

MAINTENANCE OBLIGATIONS – EMERGENCY AND ROUTINE

The RTRA Act sets out the legislative definition of what is an emergency repair and what a routine repair is as demonstrated below. Section 185 (discussed earlier) requires lessors to maintain their properties and inclusions.  Emergency repairs (as defined below) must be dealt with immediately and routine repairs within a reasonable time frame.

In relation to an emergency repair, it must be dealt with urgently. We will contact you and advise of the emergency and provide advice to you.  In the absence of your instructions (such as we cannot reach you via phone or you do not respond to any email promptly), we shall act in your best interests and attend to the repair; particularly in matters of possible or high risk such as safety matters at the property. The tenant has a right under the RTRA Act to spend up to two weeks rent in an emergency repair situation if they have been unable to contact the lessor/agent, or the lessor has not responded and attended to the emergency repair within a reasonable time frame.

OUR PRIVACY POLICY

Our agency complies fully with the Federal Privacy Act. All personal details supplied to our agency are protected and are stored in a safe environment. If you have any concerns about your privacy, please contact Agency Principal Licensee. Confidentiality is also assured and guaranteed.

Mackay Rentals are members of
Real Estate Institute Queensland and Real Estate Excellence.

We are governed by several different legislations including but not limited to the following:
Property Occupations Act 2014
Privacy Act
Residential Tenancies and Rooming Accommodation Act (RTRA)
Anti-Discrimination Act
Agents Financial Administration Act 2014

For a free appraisal on your investment property please contact our Property Management Team on (07) 49 440 222 or email rentals@mackayrentals.com.au