Property

Management
Proposal
Message from the Principal

Finding the right property management team to look after your investment
property is an extremely important decision. My award winning team here
at FAB real estate understand the importance of providing a complete
investment management strategy to ensure your investment property
delivers the best possible return. Managing your investment property is so
much more than collecting rent, looking after maintenance and finding
you tenants. The role of our team is to ensure you receive the maximum
return on your investment with the least possible stress for you the landlord.

Our property management team undertakes ongoing training to ensure

they are always fully up to date on current legislation and procedures. The
property management department employs meticulous policy and
procedure systems that are followed by all our team members to ensure
the highest standards of consistent service expected by our landlords . We
communicate with you fully to ensure that you are aware of all important
matters relating to your investment property, account and tenants.

I look forward to hopefully welcoming you as our newest landlord and

valued customer.

Kind regards,

Howard Groos
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Our Vision
The mission for FAB real estate is to be the agency of first
choice in the area, specialising in marketing, property
management and sales. We have built an energetic,
diverse and successful team that strive to provide
consistency and quality of service to our clients.

Our Values
CUSTOMER COMES FIRST - A customer is the most
important visitor on our premises. You are not
dependent on us - we are dependent on you.

HONESTY - Our role is to present the facts and

make recommendations. We must always do this in a
straight forward manner and from a neutral position.

ACCOUNTABILITY - We must account for our activities,

take responsibility for them and disclose our results.

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 JULIA MENZIES – AWARD WINNING PROPERTY MANAGER

AWARDS

FAB real estate is proud to announce

the following awards:

Julia Menzies
Top Property Manager - Eastern Seaboard

Top Rental Office - Eastern Seaboard

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 MARKETING YOUR PROPERTY

At FAB real estate nothing takes a higher priority than finding new tenants.
We know how important it is to have your investment property leased and
bringing in rent. The quality and experience of our team is the difference
between an ordinary service and an extraordinary service and why we have so
many happy landlords who choose our services.

The marketing strategy we use is both high impact and innovative plus its proven
to find tenants in the shortest possible time. Where FAB real estate differs
from other agencies is the use of a dedicated tenant manager. This member of
the team is responsible for finding your new tenant. Our average time for
finding you a great new tenant is less than one week.

The use of a sign board at the property, good quality photography and
extensive high value internet advertising plus our illuminated window display
inside a busy shopping centre will make your home stand out. This will generate
more enquiries giving you, the landlord, a greater choice of better quality
tenants and the highest possible rent.

At FAB real estate we make extensive use of our approved tenant

database to identify and place suitable tenants.

Our dedicated staff will ensure that you have a trouble free experience. We
keep in constant contact with our landlords throughout the entire process.
Nothing stands in the way of us finding you great tenants.

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 Marketing
Visit our new eye catching office:

• High quality photographs and a well written property description

• Large A3 back lit window card with colour photographs and a description
placed in our eye catching window display. With over 40,000 people visiting
the centre each week and with our new state of the art illuminated window
display, you can be assured that FAB real estate will showcase your property
to its full potential.
• Included on our daily properties to rent list

• Extensive use of online advertising including:

www.realestate.com.au
www.domain.com.au
www.fabrealestate.com.au

• Eye catching FOR RENT sign board at the property

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Tenant Selection
Process

We have what is considered to be one of the toughest and most stringent

application procedures for selecting suitable new tenants.

• All applicants must provide 100 points of identity including photo ID.

• All applicants must provide proof of earnings with supporting documentary

evidence.

• All applicants must have a verifiable good rental history if previously renting.

• All applicants must provide details of current employment or income. This is

independently checked by our team.

• All applicants are checked against TICA records (Tenancies Information

Centre of Australasia).

At FAB real estate we exercise all due diligence in selecting the right tenants
for you. We never forget it is your property and that the landlord always has
the final say on the tenants selected.

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Residential Tenancy
Agreements

Once a tenant has been approved to lease your investment property and they
are ready to move in, they are required to enter into a binding Residential
Tenancy Agreement. Landlord chooses a 6 month or 12 month period lease.

The property manager will prepare the agreement along with supporting
documentation including:

• Extensive entry reports, photocopies of all keys and remotes provided, bond
lodgment forms and a tenant welcome pack.

At the tenant meeting to sign the Residential Tenancy Agreement our property
manager will ensure that the tenant fully understands the terms of the
agreement and their responsibilities. Our standard terms requires a payment of
two weeks rent in advance plus a rental bond, equivalent to four weeks rent.

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Routine Property
Inspections

Routine property inspections form a very important part of managing your

investment property. It is vital that inspections are both thorough and on time to
ensure the ongoing care of the property. Here at FAB all our property managers
are trained to use the latest based software to produce a comprehensive
written assessment with up to date photographs. All landlords will then receive
this information as a quarterly detailed report.

Detailed entry and exit reports:

Before a tenant moves in your property manager will complete a very detailed
entry condition report. This will normally include over 700 photographs of the
average sized property. The report and photographs are then archived for
future reference. This attention to detail is well above the industry average.

Routine/periodic inspections:
We want our landlords to be secure in the knowledge that we are keeping a
watchful eye on their property. We guarantee that all inspections are both
thorough, on time and that any issues will be reported directly to the landlord.

Random drive-by inspections:

In addition to our regular inspections we also do periodic drive by spot checks to
ensure the exterior of the property including lawns and hedges are being well
maintained.

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 Repairs and
Maintenance

Repairs and maintenance are also an important part of looking after an

investment property. All our property managers undergo training to ensure they
have a good working knowledge of property maintenance. We also have our
own in house QBCC licensed builder to monitor all maintenance issues. We also
guarantee we receive no payments, financial or otherwise from sending in
Trades people to your property. Our goal is to minimize repair costs not profit
from them.
We only use fully vetted, qualified and insured tradesman to carry out all work.

We always seek approval from the landlord before commencing any

maintenance or repairs.

Some owners prefer to attend to maintenance at their investment properties or

engage their own preferred tradesman and we are happy to accommodate
this. As part of our service to you our team will organize all repairs and liaise with
the tenants. We have a list of pre-approved qualified tradesman that we work
with on a regular basis ensuring the best possible prices and workmanship.

Once an invoice is issued, payment can be made either from your rental
account or forwarded to you for direct payment to the tradesman.

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Collection of
Rent/Invoices

Collection of rent:

We offer tenants four forms of rental and water usage payments.

• Electronic funds transfer
• Direct debit
• Direct deposit
• Centrepay deduction

( For security reasons we do not accept cash over the counter )

Payment of invoices:

At your request we can pay a range of invoices that relate to your investment
property including:
• Council rates
• Water rates
• Tradesman invoices
• Landlords insurance renewals
• Buildings insurance

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 Lease and Rent
Reviews
future

Our property managers are constantly monitoring rental market conditions

and current market prices.

We will contact you in advance of the 60 day period prior to the end of the
lease to receive instructions on how you would like us to proceed. This is
necessary to comply with the required tenant notice period.

At this time we will also offer information on current rental market conditions so
as to provide the landlord with all the necessary information to make the right
decision on any future rental changes.

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Arrears
Management
Process
We have a strict arrears management procedure that must be followed
regardless of the tenants reasoning behind late payment. It may sound harsh
but absolutely no excuses are accepted for being in arrears. Our first priority is to
our landlords. Due to this tough stance our arrears are extremely low.

Our procedure for any arrears is as follows:

1 to 3 days in arrears - SMS reminder, email and phone call.

3 to 7 days in arrears - Follow up phone calls, SMS and email.

7 days in arrears - Hand delivered Form 11 Notice To Remedy

Breach giving 7 days to pay.

14 days in arrears - Notice to leave issued giving 7 days to vacate.

Should a tenant fail to rectify the breach or vacate the property an application
will be made to QCAT for an eviction order with the approval of the landlord.
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Monthly Accounting
Our office employs the latest software accounting system to avoid errors and
confusion. Our accounts are regularly audited for compliance as required by
law.

Your rental payments are made directly into a bank account of your choice
fortnightly.

A statement detailing rental income and any invoices paid during the period
will be emailed or posted to you.

An additional „income and expenditure‟ statement can also be prepared for

you at the end of each financial year for your investment property tax return.

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Landlord Insurance

What is landlords insurance?

Landlords insurance provides tailored cover specifically for tenanted properties

over and above the normal buildings insurance.

Do I have to have landlords insurance?

No, but it certainly provides very valuable cover and peace of mind for a
modest premium.

What type of events does it cover?

Cover depends on the insurance company and policy selected but generally it
will cover events such as property damage caused by tenants, tenants vacating
with rent still owing, relocating tenant‟s due to an event causing the property to
be uninhabitable etc.

Whilst landlords insurance is not a legal requirement many of our landlords choose
this type of cover for the financial security and peace of mind it brings plus it is
fully tax deductible.

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Smoke Alarms and
Safety Switches

At FAB real estate we take our role seriously when managing your property and
to provide a comprehensive management service. We pay attention to the
smallest detail and constantly strive to maximise the return on your investment.

Smoke alarms:

Laws around smoke alarms are some of the most important to consider when it
comes to your rental property. There can be major legal implications for the
property owner if smoke alarm regulations have not been followed. At
FAB we recommend landlords use the services of a specialist smoke alarm
company for all their smoke alarm needs. It costs very little for complete peace
of mind.

Electrical Safety switches:

It is mandatory that all rental properties in Queensland are fitted with

a working (RCD) safety switch. Almost all properties do now comply.

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Fees
At FAB real estate we have chosen our fees very carefully. We feel they strike the
best balance between being able to offer a genuine 5 star service at a very
fair and affordable price. Included in our services we provide many extras
specifically aimed at saving our landlords money and delivering a far
superior outcome for the investment properties that we manage.

No Hidden Fees

FAB real estate make this promise to all our landlords that there are no hidden or
sneaky extra charges. Quite simply, if it is not shown we do not charge it, nor do
we receive any type of payment or benefit from sending in tradesmen. We
believe we offer the fairest most transparent management fees of any rental
management agency.

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Our Fees
Commission + Management Fee 8% + GST of the rent collected

Administration Fee $5.00 per month + GST

Letting Fee 1 weeks rent + GST

(Finding and Placing a New tenant – includes all Marketing)

Lease Renewal Fee 6 Months $45.00 + GST

Lease Renewal Fee 12 Months $75.00 + GST

Smoke Alarm 12 Months Cover $60.00 + GST

Add $30 for window cord compliance

QCAT Tribunal Attendance $50.00 per hour + GST fee is applied when
*not including court fees we attend a hearing on your behalf. (Ave. 2 hrs)

Tribunal / Court Preparation Fee $50.00 per hour + GST fee is applied when
we are required to prepare documentation
for a hearing. (Ave. 1 – 2 hrs)

End of Financial Year Statement $75.00 + GST

Routine Property Inspections 4 Routine Inspections per Year included

(Report emailed to owner with photos) (Maximum Permitted by Law)

Property Photographs Included

(Saved to our photo library)

Property Maintenance Included

(Organising and Sending in Tradesman)

Extra Standard House Keys At Cost (Currently $5 + GST each)

(Owner welcome to supply)
*Price Subject to Change as per Suppliers cost

Title Search At cost (Currently $22.95 including GST)

(Not Normally Required)

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Frequently Asked
Questions
Why should I employ a Property Manager when I can do it myself?

Although some owners do choose to manage their own investment properties

the vast majority appreciate the complexity and work that goes into successfully
looking after an investment property. Our property managers spend years
learning the necessary skills and knowledge to undertake the successful
management of tenanted properties. A good property manager can add
significant dollar value to the income achieved by an investment property.

Am I liable to pay for electricity/gas or phone?

No. It is the tenant‟s responsibility to have utilities transferred into their name
once they take occupancy.

Can I continue to receive the rebate from my solar panels?

The simple answer is yes. We just have to ensure the tenant does not transfer
the electricity account into their name. In this situation the landlord will pay the
bill and we will invoice the tenant.

Should I re-direct my mail?

Yes. Tenants cannot be relied upon to forward your mail.

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Frequently Asked
Questions
How can FAB real estate take over managing my property if it is
currently being managed by another agency?

With one signature switching the management to FAB real estate is a very simple
and straight forward process that we manage on your behalf. You can change
managing agents without causing any interference to your tenants.

We will supply you with a „Transfer of Managing Agent‟ letter that you will
sign so we can collect the keys from your current managing agent. We will
then fax/email the letter to your current managing agent giving the
appropriate notice period that is required, usually one month. Once that notice
period has expired we will collect the file, keys and any other relevant
information from the agent and then proceed to manage your property.

What if I don’t want pets residing at my investment property?

Property owners may choose to specify whether or not pets are allowed at the
property in the Residential Tenancy Agreement. Keep in mind though that
by allowing a pet on the lease you may be able to collect additional rent.
Should you decide to allow the tenant to have a pet, once they vacate the
property they will be required to have the house sprayed professionally for fleas
internally and externally.

Who pays for the water, the landlord or tenant?

Under normal circumstances the landlord is responsible for paying the water bill.
Our property manager will invoice the tenant for any water usage over 60KI per
quarter. We recommend having a water efficiency certificate as the tenant will
then have to pay for all their water usage. We can organize this for you. Water
cannot be charged to the tenant if the property is not separately metered.

Who is responsible for maintaining the garden/pool?

It is usually the responsibility of the tenant to maintain the garden, lawn or pool in
good condition. Of course the landlord may choose to include these services in
the lease.

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Testimonials
“I just wanted to express my appreciation for the fantastic service
that we are getting from the property management team at FAB
real estate. They are more than happy to spend time discussing any
concerns we have relating to the property and are always quick
to react to any maintenance issues that may arise. We sincerely
encourage and recommend landlords to use the services of FAB real
estate.”

- George, landlord

“We wish to thank-you for taking over the management of our

rental property. We have not been well looked after by other real
estate agents over the past two years. Within one week of
changing to FAB real estate we were able to have our rental
property advertised on the internet and a suitable tenant lined up
within a few days. We would highly recommend FAB real estate as
they provide quality service that we did not experience
elsewhere.”

With all our Thanks,

- Dan and Melanie

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Testimonials cont.

“Dear Julia, I would like to express my sincere

appreciation for the work you have done as
my Property Manager. You have made the
process of renting out the unit a smooth one.
Thank you for your tireless efforts and for
helping me whenever there was a problem.
You have been wonderful”.

- Eva, current landlord

We received these beautiful flowers from Diana to

say thank you for managing her property.

“I really appreciate FAB real estate rental teams‟

hard work. I am really happy you find such good
tenants for my property “.

- Diana, current landlord

“I have just bought another investment property in Calamvale

and based on your team‟s excellent work on my first property
I would like to let the FAB team manage my new property.
I will definitely be asking FAB real estate to manage any future
investment properties. Well done.”

- Steve, current landlord

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Our contact details

Calamvale Central Shopping Centre

Shop 37, 662 Compton Road, Calamvale QLD 4116

07 3272 1000

07 3711 2242

[email protected]

www.fabrealestate.com.au

facebook.com/fabrealestate.com

Office Hours

Monday : 08:30 am to 05:00 pm

Tuesday : 08:30 am to 05:00 pm
Wednesday: 08:30 am to 05:00 pm
Thursday : 08:30 am to 05:00 pm
Friday : 08:30 am to 05:00 pm
Saturday : 08:30 am to 12:30 pm

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With over 40,000 people visiting the centre each
week and with our state of the art illuminated
window display, you can be guaranteed that
FAB Real Estate will showcase your property to its
fullest potential.

© FAB Real Estate 2020