Property Management

Protecting and Building Your future

WHY USE A PROFESSIONAL PROPERTY MANAGER?

Using a professional to manage your property is a wise move, and one that is
particularly recommended if you do not live near the property. An
experienced Property Manager can offer you a wide range of services backed
by regular training and industry tools. We understand the local market and
property trends that will enable you to set a fair and realistic rent and
promote your property in the best possible way. In addition, we have
reputable, reliable contacts for maintenance and repair work, ensuring you
receive timely and professional service when required.

Property Managers must be registered and operate under the supervision of

a licensed real estate agent. We are governed by the Real Estate and
Business Agents Act 1978 and the Code of Conduct; and must also be familiar
with the rights of landlords and tenants as set out in the Residential
Tenancies Act 1987. These requirements protect you by promoting and
enforcing appropriate standards of conduct in the marketplace.

The main role of a Property Manager is to market your rental property, select
a suitable tenant and effectively manage your property. Some of the specific
tasks that may be carried out by your property manager include:
 Negotiating a rent appropriate for the property, the area and the current
market conditions;
advertising for and securing suitable tenants;
preparing the residential tenancy agreement;
timely collection of rent;
lodging the security bond;
producing a comprehensive property condition report of your property;
regularly inspecting the property and ensuring it is being well cared for;
reporting and arranging for repairs & maintenance;
providing regular notices and financial statements;
paying of accounts such as council and water rates, strata levies, etc;
issuing breach/termination notices to the tenant;
attending court in any disputes wit tenants;
conducting final bond inspections;
finalising matters relating to the bond;

Property Managers have the training and experience that can free investors
from many of the worries and responsibilities of leasing and managing rental
properties - problems such as prolonged vacancies, uncontrolled expenses,
complaints and repairs and maintenance.
Our goal is to deal with these and other issues on behalf of the property owner
so as to minimise concerns and maximise their potential investment return,

At Coronis, we are proud of our reputation for providing professional

property management services to all our valued clients, whether they be
owners or tenants. From selecting the right tenants, through to complete
management of your property, we can advise and assist you with all aspects
of residential leasing.

In choosing a professional Property Manager to care for your investment

property, you can be assured your home is in good hands and I welcome the
opportunity to assist you.
Our Fee Schedule Explained
Management Fees
Management fees are charged on a percentage of gross collections to cover
all the tasks of managing your most valuable asset.

Management fees cover services including but not limited to :

Attending to correspondence
Writing, placing, and recovering costs for advertising
Administering your rental monies through our trust account
Organising keys for viewings, inspections and trades people
Attending to the payment of rates, levies and general property expenses
Liason with Strata Managers
Complaint handling and issuing of breaches and tenant notices
Uploading of electronic invoices
Organising maintenance repairs and quotes
Attending to daily phone calls, emails & messages through the online
portal
Rent collection and managing rental arrears
Attending to court lodgements
Preparing monthly statements and supporting documents for owners

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 Organising special water readings when required
Paying and recovery of water consumption from tenants
Liaison and regular follow up with maintenance contractors
Conducting regular rent reviews
Preparation of lease documentation
Preparation of managing agents authority renewals
Processing notices to vacate
Communication with owners and tenants
Liaising with insurance companies
Lodgement of new tenants bonds
Disbursement of the vacated tenants bond

Leasing Fees
Leasing fees are charged for sourcing a new tenant, based on the amount
of rent received for the property. They are only charged on new tenancies,
once the property has been let.

The leasing fees cover services including but not limited to:
Preparation of advertising
Arranging and uploading photos of the property
Conducting personal viewing appointments with prospective tenants

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 Administering and processing applications for tenancy
Seeking owner approval of new tenants
Processing tenancy applications including reference and identification
checks
Negotiating terms of the lease with both owner and tenant
Attending to preparation, execution and processing of lease
documentation including the bond lodgement form, general
information for tenants, photocopying and recording of keys.

Lease Renewal Fee

The renewal fee covers completion of a Comparative Market Analysis
Report, negotiating any new terms of the lease with the existing tenant
and owner. Collecting any additional bond and re-lodging the bond due to
a rent increase.

Administration Fee
This is a flat fee paid on a monthly basis which covers the production of
monthly statements and general expenses such as printing, postage,
stationery, phone calls & emails.
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Property Condition Report
This is a fee which covers the preparation of a comprehensive Property
Condition Report prior to the commencement of the tenancy.

A fully detailed description of both the interior and the exterior of the
property is recorded. This report also includes an extensive number of
digital photographs of both the interior and exterior of the property. The
length of the report will depend on the size and features of the property
and its condition at the time of the inspection. Note: this report is only
completed at the start of each new tenancy.

Routine Inspections
The initial inspection is usually conducted six weeks after occupancy and a
Property Inspection Report including digital photos is produced.

The property is inspected every three months after the first inspection and
an updated Property Inspection Report with photos is produced and sent
to you each time outlining any maintenance issues or items for the tenant
to address.

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Inventory Reports
These are required for fully furnished and equipped properties each time a
new tenant moves in, ensuring every item provided is accounted for and
presented in a clean, satisfactory condition.

Bond Inspections (Final)

The bond inspection is conducted as soon as practically possible after the
tenant vacates the property.

All items of tenant neglect or damage are noted in writing on the original
Ingoing Property Condition Report, together with allowable fair wear and
tear on the property.

After all maintenance items have been attended to, a new Property
Condition Report with new photos is then prepared for the new incoming
tenant. A bond disposal along with any deductions is then prepared and
signed off by all tenants in order to finalise the tenancy.

Annual Summary
If required, you may request a summary of income and expenses in
relation to your investment property in any given fiscal year.

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For Lease Sign
If requested a professionally presented Coronis “For Lease“ sign can be
erected on your property. This gives added exposure to the marketing
campaign often reducing the number of days on market. These signs are
complimentary.

Internet
Full details and colour photographs showcasing your property will be
placed on a number of real estate websites including:-
www.realestate.com.au. www.domain.com.au
www.reiwa.com.au www.rent.com.au
www.coronis.com.au

A number of marketing packages are available however we mainly focus

on using our premier marketing packages to maximise exposure and
minimise vacancies.

Key Cutting
We ask you to provide two sets of keys for your property. Should you be
unable to supply us with two sets of keys, a fee will be charged for each key
cut on your behalf. Access remotes are also required if you are in a secure
building.

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Court Filing Fee
This fee is only charged if we are required to prepare and file court
application forms on your behalf at the Local Court. We will always seek
your permission before requesting court action and we always try to avoid
this type of action by ensuring we regularly monitor tenant arrears and
damage.

Court Preparation and Attendance Fee

This fee is charged when we are required to prepare for and appear before
the Court Magistrate on your behalf at the Local Court. Court fees may be
recovered as part of a landlord insurance claim if the court attendance is
required due to the tenant defaulting in the payment of their rent or
causing damage to the property.

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OWNERS CHECKLIST
Interior:
All carpets should be professionally cleaned
Clean walls and repair any chips or cracks
If repainting walls, a neutral colour is suggested
Pay special attention to the kitchen and bathroom - these areas often
affect a tenant’s decision to rent your property. Tiles and grout should
be clean and sealed, surfaces free of mould or soap residue and
exhaust fans clean.
The oven should be spotlessly clean, including racks and trays
Cupboards should be empty and shelves clean
Check all light bulbs are working and light fittings are clean
Curtains and blinds clean and in good repair
Service air conditioners (if installed) and ensure all working correctly
Complete all minor repairs such as dripping taps, broken tiles, squeaky
doors, etc.
Exterior:
If you have a garden, lawns should be neatly mown and fertilised,
garden beds weeded. (Mulch is optional).
Prune large trees or shrubs back from driveway and windows.

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 Clean out the garage, shed or storage room and ensure they are free of
rubbish.
Courtyards and balconies should be clean, especially louvres and glass
Remove any oil spills or stains from garage or car bay floors
Clean windows and tracks and remove all cobwebs
If the property has a swimming pool or spa, it should be clean and
water treated with all equipment in good working order. A separate
pool report is recommended prior to the first tenancy.
All gutters and down pipes should be clear of leaves and rubbish
Service reticulation (if installed) and ensure all working correctly

SAFETY & SECURITY

It is mandatory for premises to have hard wired smoke detectors installed
to comply with the Building Amendment Regulations 2009 and two
Residual Current Devices fitted to protect the power point and lighting
sub-circuits to comply with the Electricity Regulations 1947.

Door & Window Locks: - Minimum levels of security include:-

Main Entry Door, a deadlock; or a key lockable security screen door
that complies with AS 5039-2008.
 All other External Doors, deadlock or a patio bolt lock or a key lockable
security screen door that complies with AS 5039-2008
Windows, to be fitted with a lock, whether or not a key lock, that
prevents the window from being opened from outside the premises. If
the window is fitted with a security screen compliant with Australian
standards (AS 5039-2008), there is no requirement to retrofit a
window lock.

External Lighting: - Minimum required security:-

An electrical light at, or near, the main entry that is capable of
illuminating the main entry to the premises and is operational from
the inside. Not applicable to flats or apartments.

Blinds/Cords - Under section 42(2)(c) of the Residential Tenancies Act

1987, the landlord (lessor) is required to ensure that all aspects of the
premises comply with laws relating to buildings, health and safety. If a
blind cord or chain hangs lower than 1.6m from the floor then it must be
secured by a safety device.

www.commerce.wa,gov.au/blindcordsafety

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FREQUENTLY ASKED QUESTIONS
Who is responsible in a tenancy?
Property owners and tenants have shared responsiblities. At the start of a
tenancy, the owner must present the premises in a habitable and
reasonable state of cleanliness and repair. The tenant must keep the
premises clean and tidy and hand it back in a similar condition to how it
was at the start of the agreement, taking into account normal use and fair
wear and tear. The tenant must not intentionally or negligently damage
property and must notify their property manager within three days if any
damage occurs.

Who organises for repairs to be carried out at my property?

There are two types of repairs that may be required - non urgent and
urgent. Generally, we will not attend to any routine or “non-urgent”
repairs without prior permission. We will endeavour to contact you first,
advise you of details of the repair required, the type of tradesperson
required and, if possible, provide you with an estimate of the cost of the
repair. You can then advise us if you are happy for us to attend to the
repair on your behalf or if you have your own tradesperson who will
attend.

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Urgent repairs are defined under the “Residential Tenancies Act 1987” as
being a repair that if not attended to immediately, will cause further
damage to the property, or potentially may harm the tenant. We will still
try to contact you for the urgent repairs, however if we are unable to
contact you, or if we are contacted by the tenant after hours or over a
weekend, it is our responsibility to attend to an urgent repair within 24-48
hours.

A significant consequence of our agency not attending immediately to

urgent repairs is that the “Residential Tenancies Act 1987” allows the
tenant to attend to the urgent repairs themselves at the owner’s expense.

Are any of the running costs or your fees and charges tax deductible?
We strongly recommend you contact your accountant to seek professional
advice in relation to all allowable tax deductions for your investment
property. Mortgage interest payments, rates, taxes, general maintenance
expenses, property and landlord insurances, and all our fees and charges
may be tax deductible.

Another tax deduction is the depreciation of the building and it’s chattels.

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Chattels include paint, floor coverings, light fittings, window treatments
and other improvements to the property. In order for you to maximise the
allowable depreciation tax for your investment property, we recommend
that you employ the services of a professional “Quality Surveyor” who is
properly qualified to prepare a full list of all the depreciable items for your
investment property.

Can I have a Power of Attorney or Legal Guardian sign my Management

Authority?
A Power of Attorney may sign a Management Authority on your behalf,
however, the Power of Attorney must be registered at DOLA and the
registration number properly recorded on the contract. The same applies
with Guardianship orders if you are appointed a legal guardian by the
courts if you become incapacitated at some stage throughout the duration
of the contract with us.

Who pays for Water Consumption?

As part of our management service we can pay your Water Rates on your
behalf and we will request the Water Corporation to forward the
consumption accounts to us so we can invoice the tenants and recover the
cost of the usage. Note: recovery of water consumption will incur the
Management Fee.
Do I have to insure the property or does the tenant do that?
Yes. You must maintain your own insurance cover on the building as well
as public liability.
We recommend you take out Landlord Protection Insurance which also
usually includes contents insurance for the carpets, blinds, curtains, light
fittings and any appliances inside the property. We are happy to discuss
Landlord Insurance options with you.

How long will it take to find a tenant for my property

We commence marketing your property the moment you place it in our
hands. Your property will be advertised on the internet and crossed
matched with all prospective tenants on our database.
We devote all available resources into finding you the most suitable
tenant, in the shortest possible time and for the best possible rent.

How do you qualify prospective tenants?

We strive to provide you with the highest calibre tenants for your property.
We personally conduct property viewings with applicants so we can assess
their suitability as tenants, providing helpful feedback for owners.
Our tenant qualification process also includes:
Completion of a REIWA approved application form
A search of the National Tenancy Database and /or TICA
Verification of information provided in the application including
means of income, employment and previous tenancies
Performing 100 point ID checks and thorough reference checks

All of this information is passed on to owners, so they are able to make

informed decisions when approving or rejecting an application.

How are rent collections handled?

We provide a number of options for tenants to pay their rent, making it
quick, easy and convenient for them. Options include, BPay, direct deposit
via the internet or in person at any banking institution.

How do I receive my rental income?

My job as your Property Manager is to ensure tenants are up to date with
their rental payments. Rents when paid are immediately receipted into a
Trust Account and held until the end of the month, when monies are
transferred into your nominated bank account, less any authorized fees
and accounts.
An Owner Statement detailing all income and expenses for that period
and provide you with original invoices paid on your behalf.

PROTECTING YOUR INTERESTS

Landlord Protection
Landord Protection Insurance is a type of insurance that covers you for
some of the financial losses you could experience due to defaultiing
tenants. Many also include public liability and contents insurance. There
are a number of insurance companies that provide this service offering
different levels of cover.

As an owner of a residential property, insurance can offer you valuable

protection against exposures including:
Rent loss caused by your tenant leaving suddenly
Malicious damałe or loss caused by your tenant
Property contents damaged or stolen by your tenant
Legal liability arising out of your responsibility as a property owner

As we do not hold an Australian Financial Services Licence, we are not

able to provide advice but we can assist with issuing some policies on your
behalf.

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YOUR PEACE OF MIND GUARANTEE
Our commitment to you is that we will strive to achieve the best possible
rent for your property and fill vacancies as quickly as possible with quality
tenants.

You can be assured that our Property Management specialists are skilled
professionals who will treat you and your property with respect and
represent your best interests at all times.

And to increase your confidence, the following services are also provided
to ensure your peace of mind:
Trust Account: All funds received on your behalf are securely held in a
separate trust account. Our accounting system is strictly monitored to
ensure that all trust monies held can be accurately accounted for at all
times.
Expenses: All expenditure outlaid on your behalf is accounted for and
reported to you monthly.
Inspections: We will conduct regular inspections of your property to
ensure compliance with the lease provisions and maintenance standards.

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Screening of Tenants:
We will carefully screen all tenants, including a thorough check of the
National Tenancy Database and a review of rental references.

Security of Keys:
Keys to your property are held in a secure and controlled enviroment and
only authorised personnel have access to the keys and your property.

Privacy:
We will handle all personal information in the strictest confidence and will
not disclose details to any third party without your consent.

Coronis is a member of the Real Estate Institute of WA and as such

proudly abides by their Code of Ethics.

Coronis & Vanessa Mansfield - Director/Lead Property Manager

License No. RA83239
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 Knowledge
As the business owner and lead property
manager, I regularly keep up to date with all
changes to legislation attending regular
Continuing Professional Development training
sessions to ensure I have the systems in place
to provide any necessary support to both the
owner and tenant at all times.
 Coronis & Vanessa Mansfield
0402 222 020
[email protected]
www.coronis.com.au