Frequently Asked Question

How do I change the management of my property over if it is currently being managed by another agent?

Simple! If you currently have a property managed by another agent and for any reason would like to change over to North Estate Agents, all you have to do is fill out our form and we will take care of the rest. If you choose to have us manage your investment property we will organise for your tenants to be notified and for the keys to be collected from your managing agent. Changing your managing agent couldn’t be easier.

How long will it take to find a tenant for my property?
This is a common question and unfortunately there is no one answer. However, we can tell you that properties that are better presented, more professionally marketed, priced according to market conditions and represented by a professional agent, will be rented more quickly. At North Estate Agents we have among the lowest vacancy rates in the industry and generally we will have most properties rented inside only one week of being placed on our rental list.

Click the following link to see how North Estate Agents use a high-quality digital photography and descriptive advertising text in all property listings to make our properties standout from the rest. properties currently for rent.

Is an agent’s location important to their ability to manage my property?

With almost 99% of all our prospective tenants using the internet to find homes online and a majority of our current tenants paying electronically, it’s clear that an agent’s location is a concern of the past. Because of this we can quickly and easily rent out properties in a very large geographic area. We can also very quickly assess rents in any given area to determine what the right amount of rent is for a particular property.

Under our unique structure we’re able to reduce the excessive costs that come along with having an office in every suburb and instead focus on investing into leading technology to help us continue to provide the best property management in Australia.

What do I do if I want to sell my property?

If we currently manage your property and you are looking to sell (or even if we don’t and you are looking to sell), your choice of agent is critical in ensuring you get the best price in the sale. Many of our owners live interstate or out of the area and don’t have relationships with selling agents in the area that their property is located in. Fortunately we have specialist sales consultants so that we can easily put you on to the best agent to sell your home no matter what suburb it is located in. Just call us and we’ll put you in touch with the right people. Our goal is to help you get the very best return on your investment and that extends to ensuring that the best possible price is achieved when you want to sell.

If you’re considering selling, click here to get a free property appraisal.

Do I need landlord’s insurance?

As with any insurance policy, it is not compulsory to have landlord insurance on your property. However, as property specialists, it’s our expert recommendation that every investment property owner has a specific landlord insurance policy in place for their property. Landlord Insurance protects you in the event of a tenant not paying rent, departing the property early or damaging the property. It also includes public liability and limited cover for contents (e.g. floor coverings, curtains).

While there are plenty of options out there, we suggest choosing very carefully. Many policies provided by the major banks are worthless! Be sure to look at how well a policy can cover unpaid rent, liability claims, damage to contents and extreme weather, and most importantly have a look at the excess conditions.

There are only a handful of specialist landlord insurance providers. The most common insurer across properties managed by North Estate Agents is Terri Scheer. If you would like us to point you in the right direction, feel free to ask.

How should I know what my property will rent for?

Market forces will determine exactly what amount of rent you achieve. You will get the best indication of what your property should rent for by closely comparing it to other properties similar to yours that are currently being rented, or have just been rented, in the same area. If you have a very popular property you will get more interest and subsequently a higher rent. If you have a property that is less rentable, you will find it hard to command a premium rent.

Click here to get a FREE Online Rental Appraisal

The average property managed by North Estate Agents has been proven to generate more rent than the median for other properties in that suburb. Why? Because our property managers are skilled to negotiate the best rent increase possible without costing you a good tenant.

Why do I need professional property managers?

Well not everyone does need a professional property manager. Most landlords do a good job of managing their own properties. The key is whether they have time to manage their own properties and whether they are looking to a professional to add value, advice and greater returns. If so, North Estate Agents should be top of your list.

What would it cost to have North Estate Agents manage my property?

We have a 3 management packages for you to choose from or we can work with you to personalise your service package to your suit needs.

  • Basic Package
  • Standard Package
  • Premium package

Does North Estate Agents provide a letting service only?

We prefer to concentrate on providing a full property management service however please contact us to discuss your property management needs as we will endeavour to be of assistance.

Does North Estate Agents provide casual property management for short periods of time?

We prefer to concentrate on providing a full property management service however please contact us to discuss your property management needs as we will endeavour to be of assistance.

How can North Estate Agents ensure that my property is not let to undesirable tenants?

We are professionals. It is in our best interest to get the best fit for you and the tenant. We sit with you and spend time working out your preferred profile of tenant even if it turns out to be a very finite group of people.

What does North Estate Agents do if a tenant misses their rent payments?

North Estate Agents has a zero tolerance for rent arrears. We have invested in technology which allows us to monitor tenant arrears on a daily basis. When we identify that a tenant has missed their rent payment by one day, we make contact to advise them that a payment has been missed.

  • 1 – 3 days in arrears, a SMS is sent informing them that a payment has been missed.
  • 4 – 5 days in arrears, we make contact via telephone and email to follow up on payments.
  • Queensland

  • 8th day of arrears (the legal minimum) a Notice to Remedy Breach will be issued to the tenant giving them 7 clear days to bring the rent up to date. If rent is still not paid within this time frame a Notice to Leave will be issued to the tenant giving them seven days to vacate the property.
  • New South Wales

  • 6 -8 days, arrears notices’are issued advising the tenant, that they are in breach of their Tenancy Agreement. Rental payments are required to be paid in advance.
  • 8-11days warning notices’ are issued advising the tenant, that they are facing termination which could potentially lead to a black mark against their name.
  • 15th day termination notice is issued. Once a termination notice is issued the tenant has 14 days to pay the arrears amount in full or vacate the property at the end of the 14days and pay the rent up to vacate date.

We will communicate with you throughout this process and a Notice to Leave will never be issued without discussing the situation with you first. It is our intention at all times to minimise any loss to the owner so these actions need to be carried out promptly.

How much does a tenant pay to move into the property?

Six weeks rent is required in total before a tenant can move into a property.

At North Estate Agents we always collect the maximum bond amount, which is 4 weeks rent.

  • RENT – Holding Deposit (two weeks rent)
  • BOND – (four weeks bond) Note under the Residential Tenancy Act up to four weeks bond can be charged.

Does the tenant need to pay GST on Rent?

No, GST is not payable on residential rent.

Does the tenant need insurance?

It is in the tenants’ best interest to hold a home and contents policy to cover their goods in the property. The landlords insurance does not cover their possessions.

How does the tenant pay their rent?

At North Estate Agents we provide the tenant with a number of different methods in which they can make their rent payments.

  • Direct Debit
  • Eftposin the office
  • Credit card
  • Cheque
  • Money order
  • Bank cheque
  • Deposit book

How often can the rent be increased?

NSW

Agreement type
Fixed-term of more than 2 years
Fixed-term of 2 years or less
Periodic
Permitted frequency
once in any 12-month period
(see below)
no limit

 

Fixed-term agreements of 2 years or less

The landlord/agent can only increase the rent if your agreement sets out the amount of the increase or the method of calculating it.

Correct notice of rent increase

The landlord/agent must give you 60 days written notice of a rent increase. The notice must specify:

  • the increased rent
  • the day from which the increased rent applies.

If the landlord/agent posts the notice, they must allow an extra 4 working days for delivery.

Even if details of the rent increase are set out in your tenancy agreement, you must still get 60 days written notice before the rent can be increased.

QLD

  • Rent cannot be increased during a fixed term agreement unless it is specifically stated.
  • Even if rent increases are allowed during the agreement, 2 months notice in writing must be given or 4 weeks in rooming accommodation agreements.
  • Rent can be increased in a periodic agreement by giving 2 months notice in writing (4 weeks in rooming accommodation).
  • For rent to be increased, it must be at least 6 months since the last increase.
  • Rent can be increased at the end of a fixed term agreement. For example, at the end of a 12 month agreement the rent can be increased for the next 12 month period.
  • If a tenant feels the increase is excessive, they can dispute this once the new agreement is signed using the RTA dispute resolution service.
  • If rent is increased, the bond may be increased if there has been at least 11 months since the last bond increase or start of the tenancy. Any additional bond must be lodged with the RTA using a Bond lodgement (Form 2). The tenant must pay the increase in bond by the date stated on the notice which must be at least 1 month after the tenant received the notice.

How long does it take to process an application?

We process applications in 24 hrs.

  • Some agents can take 7 or even 14 days to process applications on your property. This means hundreds of dollars in losses to you or worse a lost tenant, tired of waiting for a response and gone to rent somewhere else meaning resulting in even more weeks rent lost.
  • We begin our assessments at the property inspection and spend time to ensure all the necessary information is gathered before the application is accepted. In some cases if all the information is available and all reference checks and data bases are positive we can process applications within hours of receiving them.
  • Processing an application is the highest priority job we have, your property is vacant and as landlords ourselves we understand every day that the property is vacant means dollars not in your pocket.

Does your agent hand out keys to your home?

We NEVER hand keys out to prospective tenants. We conduct every inspection personally.

What is your office vacancy rate?

We average annually a vacancy rate of less than 1%!!!

  • We are industry leaders in this category. This means more money in your pocket every year. We understand a vacant property means no rent for you!