All About Repairs

The Property Condition Report

Before you tenancy commences, the landlord would have already ensured that the property for rent is suitable to live in. One of the documentations that indicate this is the Premises Condition Report. This report is a room-to-room documentation of the state of the property in relation to its age and life. This means that because properties do exhibit changes across the years, there may be indications of wear-and-tear. As such, you should also fill your share in the Property Condition Report and send it back to the landlord within 14 days after the start of your tenancy.

Types of Repairs

A repair job is classified according to severity: non-urgent and urgent. Requests for non-urgent repairs is best made in written form. At this time, more tenants are utilising e-mail to communicate to their landlords or property managers. Some property agencies, like Bennett Property Management, also have an online contact form available in their website.

Since non-urgent repairs do not require landlords or property managers to respond to you right away, giving them at least 24 hours (or as agreed with your landlord or property manager) is a good enough for a turnaround time. If you wish to do the repair yourself, an approval has to come from the landlord or the property manager first.

Oppositely, urgent repairs are those that need the landlord or the property manager’s immediate attention. Under tenancy laws, urgent repairs are embodied by the following situations:

• a burst water service or a serious water service leak
• a blocked or broken toilet
• a serious roof leak
• a gas leak
• a dangerous electrical fault
• flooding or serious flood damage
• serious storm or fire damage
• a failure or breakdown of the gas, electricity or water supply to the premises
• a failure or breakdown of the hot water service
• a failure or breakdown of the stove or oven
• a failure or breakdown of a heater or air-conditioner
• a fault or damage which makes the premises unsafe or insecure.

In case you can’t reach out to the landlord or the property manager, you can call their nominated tradesmen directly and inform them of the needed repair.

DIY Repairs

There could be times when you think it best for you to do an urgent repair on your own. This is not discouraged as long as you keep these points in mind:

• the need for the urgent repair was not your fault
• you contacted the landlord or agent about the problem or made a reasonable attempt to do so
• you gave the landlord or agent a reasonable opportunity to get the repairs done
• the repairs were carried out by a licensed tradesperson (if appropriate).

Generally, the limit for DIY repair expenses is $1000 that the landlord or the property manager should reimburse within 14 days. However, this amount is subject to your agreement and is stated in your lease. When requesting for reimbursement, you’ll need to submit copies of receipts as well.

Property Agency Tools and Resources

If you are a tenant working with a property management agency, there are resources in place to assist you with issues requiring repairs. If you check the website for Bennett Property Management, for example, there’s a section for maintenance requests, an online contact form, and a 24/7 Tenant/Owner Helpline. On top of that, there’s also a link directing tenants to a list of resource pages including property inspectors, utility companies, and the NWS Office of Fair Trading. It is encouraged that you utilise features like these to ensure that your concerns are addressed in a timely manner.

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To our valued followers:

This post is a part of the Platinum Tenant Series. If you have any topics you’d like to be discussed here, please don’t hesitate to email bridge@bennettpropertymanagement.com.au with your request, or put it in the comment box.

Thank you very much!

Source: http://www.fairtrading.nsw.gov.au/

Sharing the Tenancy

You’re currently under a lease as a sole tenant but now, you want to lease a part of the property to a stranger. Is that possible? You’re currently a family of tenants but you decided to bring grandma over to live with you. Is that permitted? You and your friend are co-tenants but another friend of yours wishes to stay with you. Can you say yes? These are all ideal situations for tenancy arrangements. What is it? And what do you need to do?

The Types of Tenancy Arragements

Sub-letting. If you allow someone to rent a part of or the whole premises you’re renting, you are sub-letting. The lease on the premises will still be under your name, and you’ll still be responsible for rent payments and for looking after the property. This makes you the “landlord” for the sub-tenant, and a tenant to your landlord at the same time.

Assigning. When you take someone in to become your co-tenant, you are assigning the lease. At the onset, you may have signed a lease that names you to be the sole tenant. That meant that you are solely responsible for the premises. When you assign the lease, you automatically share everything within the premises to your co-tenant.

Transferring. When you decide to allow another individual to continue your tenancy, you are transferring the lease. If this happens, everything – including the rent payment and terms – will be continued by the new tenant. The original lease agreement doesn’t need to be amended, but it may be at your or the new tenant’s request.

Additional occupants. If you decide to let a person come and live with you on an informal basis, you are adding occupants into your rented property. If this happens, all amenities in the rented property will be shared. Going over the terms of your tenancy with the additional occupant would be a good thing to do.

What Do You Need to Do?

If you decide to pursue any of the above forms of tenancy arrangements, your first step is to let your landlord know about it before letting the other person move in. Landlord or property managers generally approve of such move as long as:

• the total number of occupants permitted under the lease would be exceeded
• the total number of occupants would exceed any local council rules and regulations
• the person being proposed is listed on a tenancy database
• they reasonably believe it would result in the premises being overcrowded

There may still be other instances that merit your landlord’s consideration apart from the above. There are no costs associated with any of the arrangements mentioned, including rent increases.

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To our valued followers:

This post is a part of the Platinum Tenant series. If you have any topics you’d like to be discussed here, please don’t hesitate to email bridge@bennettpropertymanagement.com.au with your request, or put it in the comment box.

Thank you very much!

Source: http://www.fairtrading.nsw.gov.au/

When Rent Payments Fall Behind

Rent in arrears sometimes happens. Last week, we discussed the components behind rent increases. This time, let’s discuss what you need to do to manage your rent payments.

The Rent Payment Legal Framework

The framework towards rental arrears is represented by the lease agreement. The lease itemises both the landlord and tenant responsibilities. Hence, non-payment of rent at the prescribed time is deemed a violation of this agreement.

When that happens, and the rent doesn’t get paid for 14 days or more, a termination notice may be written, signed, and delivered by a landlord. The written notice will explain the grounds of termination and will give tenants 14 days to vacate the property.

If a tenant does not vacate the property within 14 days from the issuance of the termination notice, they may be asked to attend a Tribunal hearing. At that time, the Tribunal will first seek to work out a repayment plan between the tenant and the landlord.

If a repayment plan is agreed upon, the tenant is expected to deliver the agreed payment amount until the arrears is paid in full. If the tenant isn’t able to deliver the payment, he will be called to the Tribunal again and the tenancy may be terminated.

The Bennett Property Management Framework

Bennett Property Management (BPM) is proud to have worked with a number of tenants all these years. The company is not oblivious to the fact that on occassion, some tenants do fall behind their payments. But what makes the tenancy experience beautiful with BPM is openness in communication. Here’s the company’s own framework towards rental payments:

We all fall into difficult times. Even during these times, providing for our needs prevail – it’s a necessity and a logical decision when it comes to making ends meet.

We’re all endowed with the ability to empathise. It’s something that allows us to see the circumstances of other people and to understand their circumstances.

We’re all endowed with a sense of responsibility. Because this sense of responsibilty is shared, it is an avenue towards sustaining the landlord-tenant relationship in good faith.

BPM is always willing to work with its tenants when it comes to rent payments. So given the philosophies above, what actions can you take when you fall behind rent payments?

What You Can Do

Communicate. The moment you realise that you can’t pay your rent this month or this week, inform your landlord or your property manager right away. Tell them why and provide them the soonest possible time you can turn in a payment. Don’t be scared; your honesty is most prised.

Give updates. Your landlord or your property manager may not actively take a look at what’s going on with your life, but it’s a nice gesture on your end to let them know how things are going. Contant communication strengthens your relationship with your landlord.

Repayment plan. This is a plan that allows you to distribute payments into manageable amounts over a period of time. Since this is separate from your normal payments, think about the most realistic amount you can deliver each payment period. Speak to your landlord or your property manager about it. Getting your agreement in writing is also a good idea.

Bennett Property Management offers a rewards program exclusively for tenants. The Platinum Tenant Program extends our gratitude and recognition toward outstanding tenants. Check the details of our August winners by clicking this link.

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To our valued followers:

This post is a part of the Platinum Tenancy series. If you have any topics you’d like to be discussed here, please don’t hesitate to email bridge@bennettpropertymanagement.com.au with your request, or put it in the comment box.

Thank you very much!

Source: http://www.fairtrading.nsw.gov.au/

The Outlier: Shaping Bennett Property Management’s Corporate Identity

There’s an outlier in every business niche. In rental property management, we are.

In 2009, Bennett Property Management was founded by Deanne Bennett with the goal of pushing the boundaries in rental property management. It’s 2014 now, and Bennett Property Management is still doing what it does best: managing rental property differently. What’s our secret? Read below.

We are a team of listeners

We place a high regard for communication. At Bennett Property Management, we talk to our landlords first to help them uncover the goals of our business partnership before executing our “business plan.” We know that every landlord has a unique need so we tailor our services in response to these needs. As a result, the landlords we’ve been working with keep coming back each time they have a residential property for rent. See our landlord testimonials here.

We are a team of quality service providers

We recognize that every tenant has a set of expectations regarding their relationship with us and their relationship with our business partners. Because we are the bridge that links landlords and tenants, we always make it a point that communication is clear and are always open in the entire duration of the business relationship. As a result, we have a steam of tenants – locals or otherwise – who love to stay in our rental homes. See our tenant testimonials here.

We are a team of experts

We give high importance to ongoing education. The property market around the world is always changing, and we always want to be on our feet when changes happen. We maintain a rich resource of property management references that we consult each time for our continued professional education. Ultimately, our longevity in the rental property business established our reputation as one of the best property managers in Sydney’s Northern Beaches.

We are a team that cares

Because we understand that care is an essential tool in the landlord-tenant relationship, we are working closely with our partners in the industry in conducting regular property inspections before, during, and after tenancy. We also maintain a network of professionals who provide services or utilities to our tenants. On top of that, we offer additional services to ensure client satisfaction throughout the tenancy period. Check our services here.

We uphold transparency in business

We create long-term partnerships with landlords. We start by identifying your needs so we can set our business goals clearly. We then commence marketing your property through multiplatform strategies both in print and electronically. We then show the property, and go through a stringent process of tenant selection. We help the new tenant transition into your property, and check with them periodically throughout the duration of their tenancy.

We guarantee Platinum Service

We have developed a culture of service excellence through these years, and such is one of the reasons why we are successful. The Platinum Service Guarantee is an attestation that we’ve never failed any of our clients. Whether we’re dealing with landlords or tenants, we always strive to go the extra mile by making sure everything is working as planned. Our relationship with our tenants is also one-of-a-kind; something that only a boutique agency likes us offers.

Bennett Property Management does property management differently. We are an independent boutique agency by choice specialising in property management. We firmly believe that no other property manager provides the quality and consistency of service that has built our reputation for excellence in property management on the northern beaches.

There’s an outlier in every business niche. In rental property management, we are.

Digital Disruption Capitalization – Less the Costs

Get disrupted or go extinct. That’s the choice given by ARB’s Chief Information Officer Sarv Girn as he addressed the Committee for Economic Development of Australia of CEDA last week. He established such position by citing industrial giants like General Motors, Nokia, and Kodak who faded to oblivion when they failed to capitalize the benefits of digital technology early on.

Mr. Girn continued by defining digital disruption as something that occurs “when business routines are interrupted by changes in digital technology.” He is right. Nowadays, the process of automation is putting productivity, efficiency, and income generation to levels we have never seen before. It even tests business capabilities when it comes to building presence online.

However, one question still remains: can we all adapt to such changes now that we’re still bound by the limitations imposed by economic conditions? Big companies, who have already established their brand, may do so, but what about Small Business Enterprises or SMEs? What seems to be holding them back from harnessing the gifts of digital technology?

Business goals versus business outcomes

Everything that a business does is directed by the goals established by its stakeholders. What happens if a business meant to provide rental property management services ends up doing sales instead? The shift in focus leads to confusion: what technology do we exactly need? Where do we get it? How do we use it?

Suitability versus utility

There are a lot of digital tools businesses can use. Because of competition, the market is now filled with every possible digital system we can think of. Some of these even look redundant in terms of the features that they offer. With the absence of proper information, a business may end up investing in a system that it may not eventually use.

Knowledge versus practice

It is true that digital systems nowadays are designed to benefit the skills of end-users. As such, systems are now designed to encourage utility without the need for technical familiarization – something that business users are wary of because of its complexity. However, another problem lies in knowledge. Who gets to use the system, and how will he keep up with changes?

Costs versus revenues

Among other things, the price of digital technology may be too high for small businesses. It is said that if an SME wants to succeed, it should be ready to make big investments. But to what extent should this happen? Is there a guarantee that income will increase or will start to come in upon the implementation of a digital business system?

The problems identified above are only a few of the things that small businesses struggle with. In an environment where changes happen every second, businesses need an assurance that if they invest in technology now, they won’t have to change it again tomorrow. That is normal especially that, in a sense of the word, business processes will be “disrupted.” Businesses don’t want disruption especially that which targets their systems.

What can we do for now?

Start small

You don’t need to purchase a huge digital technology package and change your client payment system, property listing system, booking system, or your entire business model. Start by investing on a website. Your website doesn’t have to be fancy. It can be really simple as long as it provides utility among your target customers. Here’s an example of a simple website: Bennett Property Management.

Own your website

There has to be someone within the business who ensures that your website is alive and well. Work with a Copywriter and a Website Developer to determine the assets you need. Create a content calendar so that your audiences and clients will always find new and useful information there. If they do, they’ll keep coming back until such time that you become their primary source of information.

Go mobile

A lot of online users now are concentrated on mobile technology. The supremacy of tablets and smartphones makes it all the more important for you to make your website mobile-friendly. If you do, make sure that your website is responsive – that is, the contents automatically adjust to a user’s mobile screen size. This enhances their in-page experience with you, and will encourage them to avail of your services should they need it – anytime and anywhere.

Break through social media

You know how social media nowadays is pushing the boundaries of customer-client engagement. If you’re not on Facebook, Twitter, or LinkedIn, you’re missing out on potential clients. But above income, online exposure should be your goal when it comes to social media. Take a look at our Facebook page. It doesn’t have enough “Likers” but it does offer users information about the brand and about its services.

Share relevant content

There are a lot of platforms of avenues for you to share content to your target audience. For example, as Bennett Property Management targets landlords, tenants, and even its competitors, it utilizes both blog and micbroblogging platforms to share content. And when talking about content, you should make it a point that it is relevant to your target audience. As always, utility is the key towards relevance.

Now, when it comes to adapting to the gifts of free digital technology, how much will it cost you? You’ll pay some for the website, but for the rest like social media and blog channels? It’s next to none. At this point, you know what Mr. Girn is trying to point out: start small while you’re at it, and go big once you have it. Bennett Property Management is on that track right now, and we’re encouraging you to do the same thing.

What about time? You’ll get the results you want eventually. With perseverance and continuous innovation, your online efforts will succeed. Once that happens, you can slowly begin to integrate digital systems within your business processes to provide service to your customers. For now, simplicity is where you ought to start. Then again, you should never ignore capitalizing on digital technology.

Like what you’ve just read? Why not follow us and like us on Facebook? Keep coming back every Tuesday as we talk about tips and concepts in the rental property industry, and how we’re using this to benefit our business ventures. This is the first post of a series, so we encourage you to get involved!