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Just purchased a Dishlex DWDX103WK basic model for $595. very easy to operate and less gadgets to cause issues.
There are a number of new land estates in Bacchus Marsh. Some are located quite close to the centre of town and others are just on the outskirts. http://www.realestate.com.au will show plenty. there are also a number of house and land packages advertised.
There is a reasonable bus service and a large number of people commute to Melbourne each day for work via train, it was recently advertised in the paper that more train carriages will be introduced soon to cater for the demand. There is also the Deer Park Bypass under contruction which will also benefit the area.
Rental demand for the area continues to be strong with minimal vacancy.
Not all garages are powered, If the garage has lights & powerpoints then a tenant would expect that the garage has power. If there was no sign of any power at the garage it would not be expected for the owner to have power installed to the garage they are only required to maintain the property and appliances that are allready at the property. We have a number of properties with garages at the rear that do not have any power connected. this is pointed out to prospective tenants at inspections so that they are well aware.
You would be required to maintain any appliances at the property. I would want a copy of Consumer Affairs report and a copy of the maintenance request that the tenant lodged with the agent as under the VCAT act all repairs must be in writing. If it has got to the stage that consumer affairs is involved is must have going on for some time. If their report is in favor of the tenant they could also claim compensation. You need to get the pm onto ASAP and have fixed before the tenant takes the next step and applies to VCAT. But check about the power situation to the garage first before spending the money.
I took over a self managed property once, the owners said that the rent was a few months behind. when i went through all of the payments since the start of the tenancy i discovered that the tenant owed 364 days rent. when i took the matter to VCAT the member though that the tenant was paid allmost up to date until i pointed out that he was paid to the year before. Made it quiet clear that i had only just taken over the management.
It's the agent who had an issue with the tenant and agent is managing another 5-6 properties of my friend and now he has to sacrifice the tenant to save the relationship with agent.
Sacrifice the tenant to save the relationship with agent????? it just goes with the job as a property manager that at times you will have issues with people, being both tenants and landlords (personality clashes ect). bottom line is, is the tenant paying their rent and looking after the property? if so then as an agent you just have to deal with it and act in the best interest of the Landlord.
Not shure what sate you are in but below is relevent in Vic, this is an extract from the "Renting a Home A Guide for tenants & Landlords" published by consumer affairs in Vic.
The landlord or agent is permitted to
accept a deposit from a prospective
tenant.
This money must be refunded when
the ‘Residential Tenancy Agreement’
is signed by both parties.
If no tenancy agreement is made
within 14 days, the money needs to
be refunded by the next business day.
A $500 fine can be imposed for not
refunding the money.
You may want to check the consumer affairs website in your state
http://www.tica.com.au/ See the website. Tenants can access their information and can dispute the information held.
The website is normally only for agents to place information on and usually only accessible by agents.
In Vic the norm is a calendar month as bond (weekly rent X 52 divided by 12) and 4 weeks rent up front.
Dr X, here is Vic this is also normal practice and the preferred way by most Vendors (no up front costs). An REIV Authority has two options regarding payment of Advertising.
Opt 1, payable upon signing the Authority
Opt 2, Payable upon written damandWe forward an account sales to the Vendor Solicitor prior to settlement advising what fees are payable upon settlement (written demand). Dont see how this is illegal.
Check the authority you signed with the agent. If we charge advertising we do not ask for it up front it would be paid upon settlement of the property. We also put in the Authority no sale no charge so if we dont sell the property there would be no cost to you. You would only pay sales commission and advertising on completion of a sale.
May vary from state to state. In vic you could section 27 (early release of deposit) on house A (property you sold) and have that (less Real estate agent commission & advertising if applicable)paid to agent B (house you have purchased). this is something that is done quite often.
Your solicitor or conveyancer will deal with this and will be able to advise.
This is an issue that i find a lot of landlords question. I recently sought clarification on this matter. While at a VCAT hearing and being the last case of the day the Member was happy to have a chat. I questioned the issue of smoking. The member advised that smoking is not illegal and no matter what was written into a lease agreement there is nothing in the RTA that can be used to prohibit smoking in a property. However if the tenant was a heavy smoker and for example caused the walls & ceilings to discolour due to the smoke the owner would have a case to claim any costs with regards to washing of walls.
This may be different in other states.
http://www.rentalprotectionplus.aon.com.au/
Have used and have a lot of owners use, never had any problems with claims.
Had a Landlord recently who’s tenant passed away. AAMI did not cover death of tenant, so LL was unable to claim loss of rent until a new tenant was found. when i called them up to check if the LL would be covered they had not even heard of covering for the death of a tenant.
http://www.rentalprotectionplus.aon.com.au/
Being a property manager i have dealt with this insurance, have had no problems with claim and they cover ACCIDENTAL DAMAGE a lot of other policies do not cover this.
Will all depend on the company you are insured with.
I have used the REI Insurance and have had no problems with any claims. the assessor comes out very quickly and the claims are processed ASAP. Only need the assessor for damage you are claiming and usually if its above $3000 (REI).
Some policies are not as good as others and have had many problems with other isurance companies and claims, but no problems with the REI.
Contract Note is basically a contract. dont know about other states but in Vic i have purchased prop and the agent has used contract notes. usually have a 3 day cooling off period in them so best to check this before signing and then take to your Solicitor for then to check the Section 32 & contract note. Its usually a standard form produced by the REIV (in Vic) for agents to use. im not aware of any issues with them. the same as a contract ensure that any clauses (eg. finance, building etc) are included before signing.
There are a couple but are usually only available to real estate agents. (i think)
http://www.tica.com.au/
http://www.ntd.net.au/
these are the two that i have used. hope that this helpsThanks for you assistance it makes more sense now. greatly appreciated.
Try this website
http://www.selfstorage.com.au/i worked at an agency that managed a storage complex in country vic. lots of demand and the vacancy was very low.
the self storgae website will give you lots of info.
