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Bees Nees City Realty specialise in Brisbane's inner suburbs and have an experienced Property Management team that understand your needs, how to best protect your asset and how to maximise your investment's returns.
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We commence marketing and contact the owner to discuss any rental rate adjustments or potential improvements to your property as soon as your current tenant provides us notice of their intention to vacate. We maximise prospective tenant enquiry using effective and innovative marketing strategies such as an Interactive Floor Plan of every property: professional photography and a drawn plan that we use in all marketing for vacancies at no charge to our clients. Tenants can register their preferred rental home details on our unique "Buzz Me" internet alert system, so whenever we list a new home that suits their needs they'll receive an email to advise them. An eye-catching signboard on the property (subject to any body corporate or BCC restrictions). Regular liaison with a number of professional relocation companies such as Relocation Specialists Pty Ltd and Relocations Queensland who assist executive transfers, University accommodation officers and, where the property is close to a major employer, we often discuss their staff accommodation needs with them. We don't hand out keys. We accompany prospective tenants to vacant properties and also carry out open houses where possible to create a competitive environment for interested tenants. These inspections also provide us and our clients with valuable feed back from tenants. We'll provide you with advice on any improvements needed to achieve both a higher rent and a shorter vacancy period. Our research division track key stats on Brisbane's inner suburbs. Read their latest research.
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- We carry out detailed rental history, personal reference and employer checks before recommending a tenant's application to you. We always do a national data base search for defaulting tenants and also require at least three forms of identification from the applicant.
- To encourage tenants to apply we provide a maximum 24 hour approval turnaround and, other than where we cannot contact you, we'll always discuss these applications with you before approving. If you have specific instructions on letting please let us know in advance - for example if you want a shorter lease so you're able to return to the property.
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- Tenants must pay two weeks rent within 24 hours of us notifying them their application has been approved. Until that payment's made we'll usually continue marketing the property and accepting applications.
- Tenants then pay their bond and execute a lease prior to taking the keys. We provide you a full copy of this and the Entry Condition Report with your next monthly statement.
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We offer tenants flexible payment methods to make their life easier, including phone and online payments 24 hours a day, 7 days a week. Tenants are required by law to keep their rent in advance at all times. Arrears are checked every day with reminder correspondence (emails and SMS where possible to speed things up) where they are four days behind. Appropriate default notices are sent to the tenant as per the Residential Tenancies Act and unless otherwise directed we advise owners of all major rent defaults.
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- We carry out regular Agent Property Inspections and provide you a written report with photos, to ensure things are being looked after properly by the tenant. The first inspection for each tenancy is just 3 months after commencement, allowing for an early check on how they're maintaining the home.
- We report to you on maintenance items and act on such matters appropriately as per your instructions. Naturally we'll call you immediately with any emergency repair issues.
- We can provide reports on potential refurbishments and how to best optimize your return on investment. That's a written outline of the items we recommend you plan to update during the next 5 years
- Recent court judgements now make it prudent for you to have a registered builder carry out an annual inspection to advise on any concerns. While we take all care with our inspections we don't have the expertise of a builder. We recommend we arrange this for you each year.
- Please remember - all landlords should have insurance for their property, both for their own contents (even in apartments some items are not covered by the body corporate), building and liability. Ask us if you'd like more information.
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- Your rental income is held in our audited Trust Account with ANZ.
- We do prompt, weekly income disbursements to you of all available and cleared funds plus an end of month payment always on the last working day. Your funds are sent direct to your designated financial institution.
- Your end of month summary statement can be mailed, emailed or both as per your request. We also provide end of financial year summaries at no cost.
- We can pay your Brisbane City Council rates, body corporate fees and insurances on your behalf if you advise them to send the notices directly to us. (Remember we do need you to have a minimum $10million public liability cover prior to us working for you.) And then if there's available funds but something goes amiss at our end and we're late for a discount date we'll pay the difference out of our pocket.
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- Tenants are able to log maintenance issues with us 24 hours a day, seven days a week via our website, and we provide them an after hours contact number for emergency repairs.
- We contact our owners with all maintenance requests and if we can't reach you within a reasonable time will spend up to an amount equivalent to two week's rent if necessary. Please be aware that if emergency repairs are needed we'll organise them urgently and, by law, your tenant can spend up to two weeks' rent on these if no assistance is provided.
- All contractors used in works on your property have provided us with their licenses and insurance as necessary. We only use tradespeople with a proven track record and regularly check their prices through quotes. Naturally we can use your instructed contractor and will always obtain quotes on larger items.
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- We carry out lease renewal consultation and rental review proposals with the owner in each case. Keeping you informed on market trends ensures together we can both retain quality tenants, and maximise your market rent.
- We keep you informed at every opportunity and find emails a highly efficient way to keep in touch. We'll always return all calls as soon as possible and guarantee to do so within 24 hours.
- We welcome your attendance on our Agent Property Inspections and can arrange access at other times with seven days written notice to the tenant. To ensure your tenant's quiet enjoyment the RTA does limit the number of inspections that can be carried out.
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- Detailed exit inspections are done with tenants with reference back to the Entry Condition Report, and our duty to the owner is a paramount consideration.
- If a tenancy is terminated due to a tenant breach we follow a strict RTA procedure, and can, if required due to a bond dispute, attend Small Claims Tribunal on your behalf to seek recovery of outstanding rent and cleaning/maintenance costs not covered by the bond.
- Managing arrears and the condition of the property during the tenancy helps minimise the risk of this. Landlord insurance can also cover you for tenant defaults and malicious damage.
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- We keep you informed with fortnightly e-newsletters, news about the inner Brisbane property market and also hold regular information seminars for property investors where we cover topics such as maintenance, renovation, market commentary and legal issues. Complimentary seats at these events for Bees Nees clients.
- We'd love to assist with the sale of your property or to simply give you advice on its current market value with a complimentary Comparative Market Analysis. To have us carry this out for you go to Sale Price Estimate. Visit our Sellers page to learn more about our service.
- The law now requires regular inspections and maintenance of smoke alarms. Unless you'd like to handle these yourself we will organise a contractor to do this, at a flat fee of $75pa.
- We can organise Building and Pest Inspectors to carry out full inspections and reports on your property. We recommend a building report and termite check-up annually, especially for houses.
- Insurances for your property are critical. Please ask us for info regarding liability, building, contents, tenant default and malicious damage insurances. These premiums can be paid from your rental funds.
- A property valuation from a registered valuer will be useful if you're looking to refinance. We're happy to arrange for you.
- To ensure you maximise your tax deductions you may wish to have a quantity surveyor inspect your property and provide a detailed depreciation schedule. This will give your accountant the info they need to complete your tax return. Again, we're happy to arrange for you.
- If you're considering renovations or would just like advice on best presenting your property we can call in a professional interior designer. They'll be best placed to advise on latest trends, along with fittings that will last with minimal maintenance.
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We only employ people that are professionals and who genuinely care about their work and their relationship with our clients. Business owner Rob Honeycombe has 16 years experience in property and our team receive a high level of training to ensure we're always informed on legislative issues such as the Residential Tenancies Act, Property Agents and Motor Dealers Act, Anti-Discrimination, Body Corporate and Community Management and the Privacy Act. Read more about the Bees Nees team.
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- Our management fee is 8.5% and our monthly admin fee is $5. When we secure a new tenant the letting fee is equivalent to one week's rent. Each of these costs attracts a 10% GST.
- Most of the marketing costs are at our expense. Usual internet ads, the Interactive Floor Plans and signs are all our shout. If we need to use newspaper ads or online feature ads we'll talk to you first and ask you to reimburse our cost for those.
- We don't charge for reissuing statements or for the annual summary. We also don't charge for renewing the lease for a current tenant.
- There's no cost for organising usual maintenance. We can assist with substantial renovations and refurbs by negotiation.
- While it's an uncommon occurrence, if we need to appear for you at Small Claims Tribunal we charge $55 (incl. GST) per hour.
- Fully furnished properties may incur an additional management fee of 1.65% (incl. GST). Please discuss with us.
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Make sure you read the main Landlords page for further info and if you're happy for us to help please call Jodie Stainton on 07 3214 6899, email jodies@beesnees.com.au click through to the online Management Form.
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