Forum Replies Created
I'd recommend building your own in access or excel if your not sure you'll get what you want try http://www.ifreelance.com you'll more than likely find a programmer who can knock that up for you really quick and easy. What your after if you give them enough detail they can return to you for us in excel or access.
True, but by spending sometime on the simple things involved in the management of your property you will find that you are less likely to experience unfortunate incidents.
For instance we attended an eviction for one of our clients the other week. Only to find out the tenant we where evicting was moving down the road (it was a little further than that in reality) to another clients property. When asking that client had they done a search on the tenant (which is recommended for all landlords and property managers to do) they said "NO" even though the service (FastTrack Tenant Search) for that property is free. This simple act prevented the landlord for a possible unfortunate incident and in this case his property manager from being held liable for any damages or money owed.
As Landlords the worst mistake you can make is by simply saying I have the property that's all that's required from my part until something goes wrong.Anni,
The case above does in fact have a property manager involved. I try to make clear to all landlords that whether you manage the property yourself or have someone do it for you it takes time and you need to invest some in time in the management. Now what do I mean by this well rather than give you a simple answer I'll draw up a post today on what should happen as a PL and a LL who has the property managed by an agent and go into some detail.Floyd,
You should be able to get your building insurance from your loan provider most have some sort of facility these days. You'll also need a specific Landlords Policy. Landlords Policies vary in price depending on state to state. You need to really look at each one as they all cover very different things and have different rules on what they will pay and what excess they charge. I only know of one that has a very large coverage and very small excess and the payout is based on a tribunal order so no fighting with a insurance company. Some you can only get if your IP is managed by a property manager.Hope this helps
I think you need to confirm the company we are all talking about 1st as whilst I can confirm the above statement I have down load a copy of the report and looked at the website and the two do not match up. I think what you may have come across is either an old website or a front. Based on that I'd stay clear.
Nicole,
Okay basically you are stuffed you CAN NOT modify a lease after it has been signed without both parties agreeing to it. 2nd you need to confirm that there is in fact a pet in the property, you left yourself open by saying you would prefer not to have pets, if you don't want pets then say in the lease plain and simple NO PETS.
If there is in fact a pet then you would have case for breach of contract, but you would need to go to the tribunal to have the tenant removed and show that the pet did in fact reside in the premises.
In most cases I deal with you will be compensated for any damage that is caused, you'll need to check with your LL insurance if you don't have LL insurance then you'll need to go to the tribunal to have those damages awarded to you.I should point out this is pretty general advice to. Getting angry at your manager will do nothing unless you suspect them of knowing and not telling you. Even if you do change agents the lease remains the same.
If you'd like more help drop me a line only to happy to help.
Hi,
I asked around to some of my contacts. If the company is the same then from all accounts they are not to bad. My understanding is they or may offer second tier lending as well(they move very quickly on deals as well). Other than that can't really help sorry I have a contact who has had three deals with them and has offered to answer any direct questions you might have if you want to ask me send me an email, only to happy to help.jsawtell,
You don't need a lawyer for this as they will charge way to much. Your agent should make for an emergency warrant on the property. Unless it's the agents fault there was no bond or lease signed (did you have a appointment to act signed with you agent?) you'll more than likely looking at a debt collection process and possibly and eviction on the property. If you want drop me a line this is what my company does and I can help in greater detail.Hi,
yes there are a couple of tenancy databases out there for landlords and property managers to use.
My company has two Barclay MiS FastTrack and a new service being started shortly called Tenant Search (specifically for private landlords). There are two others TICA and NTD, this are consider to form the big 3 for lack of a better name. There are several others but I can not comment on them.Tenancy database are state controlled with different laws on how tenants can be listed. The once that I have mentioned are national which means (especially in the case of Barclay MiS) tenants listing are from all over Australia.
http://www.barclaymis.com.au/products
http://www.tenantsearch.com.au (coming soon still under development, should start around 1st November)
http://www.tica.com.au
http://www.ntd.com.au
(it can not be said that I don't acknowledge my competitors)BreakEven
You are 1 of many who have had this exprience. Should you have issues in two months time in getting him out drop me a line and I’ll handle the eviction for you.Joseph,
We do this work for landlords all over Australia. Send me an email and I’ll contact you I’m happy to provide you with all the adive you need (free of charge). But in the short term here are some key points;
1. MAKE SURE YOU GET A FORWARDING ADDRESS, did you take a tenancy application form, did you take a bond
2. when is the lease due to expire
3. you need to make a appilcation to the small cliams tribunal in your state for a Oder for monies out standing, remmeber to include things like reletting expenses, cleaning, removal of any goods which real needs to be handled by someone like us so as to not get you in trouble.I can help you with preparing all this stuff and if need be the colection of rent send me a PM this is easly fixed.
http://www.barclaymis.com.au/links.php
Should help you with all the links you might need.
Okay I have to be honest I hate these cases whilst Yes it can work I’m working on one at the moment that didn’t work and believe me when I say it didn’t work.
I’d recommend using my Private Landlords plan http://www.barclaymis/products/pls.php
It will provide you with all the advice you need and help if things start to look like going pear shaped on you and all it takes is a change in someone’s circumstances and a once happy situation turns bad.
There are issues with working and renting to people who you see every day and have a social relationship with.
YOU HAVE TO BE ABLE TO DRAW LINES IN THE SAND remember you’re an investor not a friend with money happy to give them a place to live for cheap rent because it works out best for both parties the only party that counts in this is YOU. I speak to heaps of landlords who think it’s better to be nice to tenants and end up getting hurt in the hip pocket. THE SYSTEM IS stacked very much to one side and it’s not yours.
Whilst I accept there are people on this site who have had good results from this scenario I work in the area of residential tenancy collection and I see the side they may not.
Whether you rent privately or though and agent you should also protect your backside before you worry about friendships.vyaw2003,
Okay this is fun [laughing]. Sacking a BC is not an easy task, you need 51% of your owners to agree, at that time you need a very good reason to sack a BC as like PM’s they may have purchased the rights to manage the BC and there for will fight you all the way. The cost of switching well there is no real cost BC charge a commission on the revenue they manage on behalf of the owners, but also remember that depending on where you are BC managers are limited.
As for charging you a fee well that depends on the BC manager but if your serious send me a PM I’m happy to help you.Hi BreakEven,
The starting point is about 6% up to 10%. This depends on what services your property manager covers. Remember some charge of inspections, tenant checks the list goes on. Send me a PM and I’m happy to provide you with a list of clients that use our services in the Paddington area that would only be to happy to talk to you.Hi Johann22,
Whilst you have a nice idea, I know of no property insurance that would even come close to looking at providing protection from natural causes.
In talking with my underwriter about building issues he just [laughing] and said move on to the next topic please when it came to the topic of the drought and its effects on the building structures (and we work with around 6000 agents and 50,000 landlords Australia wide).
But before is replied to your question I asked a builder I know who works in the area of building materials and his comment to me was that there are a lot of new building products on the market that take drought, power and heat conservation and such into consideration. Whilst this does not help you if you an old property something to keep in mind for future IP’s.
Sorry to not be of greater help.Gina,
I have clients talk to me about this all the time. Do you have a rental review section in your lease? If not then you have a problem, a fixed term lease can not be altered to allow for new provisions and you can not write to the tenant during a fixed term lease and say you are putting the rent up IT DOES not work that way unfortunately.
My advise is this even if your agent is reviewing the rent there is nothing he can do about it except until the lease is up and put the rent up then and allow for rent review every six months.Hope this helps if you’d like to talk more drop me line.
BenjaminOkay here is how it works;
QLD: tenants can only pay for excess water and excess water only
NSW & VIC: can be made to pay all of it IF it is in the leaseI’m getting more and more cases of this of late.So change your lease to include this as the cost to go to small claims to cahse a tenant for this is generally a upfront fee plus a commission.
Hope this helps.
Captain M with regards to your issue if you go to your states tribunal and get a oder for monies owed less the bond the insurance will generally pay out on that. Note that the legal process for residential matters is different to and DOES not affect a tenants credit rating.
As for Landlords insurance well it is a necessary evil unfortunatly and as for TICA they are nothing more than a tenants database company which as agents and soem private landlords subscribe they have just NTD (National Tenants Database which is owned by Baycorp) or Barclay MiS Fasttrack (which i own) these are teh three biggest in the country and offer different services.
TICA provide the policy on behalf of St Gorege if memory services me right. Drop me line happy to talk ot you some about your issues.
Ben
