Wednesday, May 30, 2012

Bring your golf clubs!

Set on The Dunes Residential and Resort development on the idyllic copper coast of South Australia is this stylish and contemporary home. Built by Rivergum Homes to the highest standard, this stunning home (currently on display) is the perfect opportunity to update your investment portfolio and offers an 8% leaseback over 2 years. Walk to the pristine beaches, enjoy a spot of fishing or a round of golf; “The Dunes” really does have all you would hope for.
Please refer to the website for more information
14 Matchplay Court, Port Hughes
Tim Thredgold-0418 817 407

Tuesday, May 29, 2012

A stone's throw to the Linear Park..

Dear Buyer,

Great investment buying at this price and
a potential market rent of $360.00- $370.00 per week...act NOW !
Please contact me on 0412 170 014 to arrange a suitable time to view this delightful one owner home which is nestled in the sought after Orange Grove Estate...excellent value!

Only 2 doors away from the leafy Linear Park where there are bike and walking trails, it's a perfect location for casual strolls and walking the dog...or maybe just enjoy the lovely environment.

This is a well maintained and cared for home built by the current owners in 1983 on approximately 723m2 of land. It provides comfortable accommodation which comprises of 3 bedrooms, 2 with built-in robes and the master with the convenience of a 2-way bathroom which is in elegant beige tones and displays a separate vanity area with linen cupboard, separate w.c. plus bath and shower alcove.

The lounge and dining room is spacious with a pretty aspect to the front garden and the kitchen which is appealing with the cream tones provides extensive cabinetry, 'Blanco' electric appliances and overlooks a casual sitting space which features a reverse cycle split system. Sliding doors have access to a sunny pergola covered outdoor entertaining area which is delightful when family and friends drop in for a weekend BBQ. Other improvements include security shutters and security screen doors; there is a lock-up garage for one car plus additional car parking space in the driveway.

The gardens are well maintained and established with natives and drought hardy plants...the local Lorikeets and Honey Eaters also love to drop in as well!

This home is ideal if you want to down size and move into a desirable leafy location and also be amongst other appealing homes...walk to transport and the local shopping centre is near by. Definitely one not to be missed!

I look forward to seeing you there...
Debi Zecevich Mobile 0412 170 014
Telephone +618 8362 8888

Friday, May 25, 2012

To furnish or not to furnish

The question of whether to furnish or not is always asked of property managers and the answer is really determined by the following factors:
·        Where your property is
·        What type of property it is
·        Who your target market is
·        Timing of your property being available
As a rule, apartments in the city are often well received furnished or part furnished with whitegoods included. Most properties in areas surrounding the city are better off as un-furnished. A lot of potential tenants already have their own furniture or are happy to purchase to make the property “their own”. Apartments or units in inner city suburbs or seaside suburbs can sometimes also be popular furnished, but not as much as the city.
The type of investment property you have is also a factor to determine whether to furnish particularly because of the tenants it will attract. Typically apartments and units are often sort after for furnished properties because they are places people stay but not necessarily “live” in. They have apartments when they don’t need a lot of space or want much to maintain but need somewhere based on location.
Furnished properties are normally more popular during the summer period and also at the end of financial year. The reason for this is because this is when most interstate and international transfers occur and helps with an easier transition for these newcomers to the state. It is also when more university students arrive, a lot of international students are after furnished accommodation.
The target market for furnished properties is predominately students and executive business people. They look for properties that take low maintenance but are convenient to work or university. If your property is more suited to student accommodation, it is often a good idea to have it furnished in a way suitable for students ie. Desks. When marketing towards a business executive, you need to make sure that your property is furnished with quality furnishings, the same as what they would expect and already have in their own home.
If you do decide to furnish your property, there are a few rules to follow:
·        keep the furniture simple
·        furnishings will need to be at the same standard that people are now used to (modern and good quality)
·        keep the property uncluttered
·        normally have all double beds (or larger) in each bedroom
·        keep furnishings neutral and hard wearing
·        allow to have to update the furnishings over the years, as they can easily date a property
·        don’t leave linen, but do place mattress protectors on each bed
·        don’t leave anything that is close to your heart
Another decision is whether you would like to equip the property with basic equipment eg. cutlery, crockery, saucepans, knives, vacuum cleaner, lamps,  rugs etc. Once again, keep this simple, neutral and expect that accidents do happen and therefore a glass or two may be broken.
You also need to remember; anything that is included with the property (tv, microwave, fridge, washing machine etc) will need to be attended to if it breaks down. It is the same as if an oven stops working, the owner is responsible to have this repaired or replaced (if necessary).
With all furnished properties, whether self-managing or through an agent an inventory should be created of all furnishings and equipment included and the condition of them.
Historically, furnished properties will receive a higher rental return then un-furnished, but this is no reason to make a decision to furnish your property. Having a furnished property can severely limit your market to one third of potential tenants.
Before rushing out and purchasing furniture, it is recommended you speak to a professional or check what other properties are in the market. Currently, there is an over-supply of furnished property, so recommendations would be to leave the property empty or advertise as furnishings negotiable.

Wednesday, May 23, 2012

Fabulously updated unit! Fabulous return potential!

Situated in an attractive tree studded setting and superbly located for convenience is this chic unit.

Step inside to a spacious, sleek open plan living arrangement graced by a neutral colour scheme, modern floating floors and new chic lighting. The modern and recently updated kitchen comprises a brand new European 'Emilia' oven and cook top as well as ample cupboard and bench space. The kitchen conveniently overlooks the delightful meals and lounge area.

There are two good sized bedrooms, the main including a floor to ceiling mirrored wardrobe. Both bedrooms are serviced by a central, pristine white bathroom. Additional features include undercover parking for one car, reverse cycle air conditioning and brand new stylish carpet in the bedrooms.

With a rent potential of $280 per week, close positioning to Magill University Campus and only minutes from the city, this is the ideal investment opportunity, or simply move in and enjoy!

Magill $259,000 - $279,000 
9/118 Shakespeare Avenue
Peter Brown Mobile 0418 823
Orlanda Sewell Mobile 0418 839

Friday, May 18, 2012

Routine inspections

Do you perform regular inspections on your property and if not should you? The simple answer is YES, regular inspections should be carried out on your investment to ensure the tenant is maintaining the property to an acceptable standard.
First and foremost you need to know what the landlord and tenants rights are in relation to conducting inspections. “Routine or periodic inspections can be carried out no more than once every 28 days, at a time previously arranged with the tenant, or after giving the appropriate written notice. When providing written notice the landlord is required to specify the exact time of entry. An agent, on the other hand, is able to give the tenant a 2 hour time frame. A time frame longer than 2 hours would be unreasonable.”  (Residential Tenancies Act 1995)
One of the biggest issues that may arise when organizing a time with the tenant is agreeing on an acceptable time. For private landlords finding a mutually acceptable time may be hard, particularly if working fulltime and needing to do an inspection out of business hours the tenants may not agree on that time.
What are you looking for at inspections? When performing routine inspections you need to remember that the tenant has a right to privacy, they have belongings in the property and you need to be respectful that it is their home. Keep it basic with attention paid to the property’s structural condition and gardens. You cannot tell the tenant how to live in your property or where to place furniture so look past it and only focus on the structure of the property.
This is where a property manager can be very helpful, they are objective to your property,  can easily look past the way the tenant lives and the furniture positioning to discover if the tenant is maintaining the property to an acceptable standard.
Property managers have the flexibility to inspect your property at various times of the day, which allows tenants to find a time that suits them. Property managers also have the time to do more regular inspections within the legal requirements. With someone performing these on your behalf you can still be notified of how the property is being maintained with professionals who know exactly what to look for and the legalities of what is permitted and not permitted.  They can also update you as a landlord on any maintenance that is your responsibility that may have cause for concern. The tenants are advised if they are keeping the property in a reasonable or satisfactory condition and informing them of cleaning requirements.
If you are serious about your investment you need to ensure that the property is being maintained well and the best way to ensure this is by performing regular inspections whether it be by yourself or with a professional property manager.

Friday, May 11, 2012

Are We in a Tenant Drought?

“The Real Estate Institute of SA released the quarterly survey data today saying it is evident that available stock is sitting on the market for little longer with price and location being keys to a fast rental”
“Right across the State REISA members are saying that the market has been a little flatter for over 12 months and the level of activity is not as high as previous years,” REISA President Mr Greg Moulton said.
“New properties for lease are often taking up to 4-6 weeks to rent, even at the right price and this is a distinct market change from tenants struggling to secure properties several years ago.”
So are we in a tenant drought? Do we have an over supply of properties? Or is it that rental prices need to be aligned with the current market rather then expecting to have to same return as previously.
Honestly the market at the moment is not performing as well for landlords as it has previously, unfortunately this means realigning the price of your rental property and it can be disappointing when you don’t reach the amount that you want or may have previously received.  It is important to weight up the weekly rent your losing with it sitting vacant compared to the amount you are taking off the weekly price. It may be worth lowering your price by $5 -$10per week rather then have your property sit vacant for 4-6 weeks.
It’s essential to focus on what you can achieve for your investment in the most time effective way. Test the water with a higher price, when you see you are not receiving enquiry take action immediately the longer you wait the harder it will be to rent and you may find yourself lowering the price nevertheless.
With a more competitive price against other properties in the area, you will find yourself with a larger amount of interested parties and who doesn’t want to have a choice of tenant?
As stated from REISA above price and location are the keys to a fast rental, short of moving your property to a better location why don’t you stay in the game and amend your price to ensure your investment keeps generating income.
Advising landlords on how to ensure a good tenant is found as quickly as possible, Mr Moulton said that staying in touch with your local professional property manager was crucial, as was regularly accessing this REISA data to get an honest insight into the current market.
“In tougher times, it pays to have a professional property manager working with you to get that property rented with a quality tenant.”
There are tenants out there but with current market conditions it’s important to know what your property is worth so you can tap into those tenants and get the best quality for your property.

Friday, May 04, 2012

Changes ahead for the Residential Tenancies Act SA

Yesterday, the government released new proposed changes to be made to the Residential tenancies Act which would benefit both landlords and tenants.
"The Residential Tenancies Act has not been significantly amended or reviewed since 1995, we're putting out a discussion paper for a six-week consultation suggesting a number of changes which should improve the situation for landlords, the tenants and for anyone who is trying to work their way through the tribunal with a dispute" (Minister John Rau)
Some of the changes are detailed below.
Key measures will allow landlords to:
·                Maintain their anonymity when they use an agent to manage their property
·                Ask for additional rent in advance for high end properties
·                More easily evict tenants who are repeatedly arrears in rent.

For tenants, the proposed changes will:
·                Provide better regulation of entry and inspection times.
·                Prevent agents from using application forms to create binding tenancy agreements
·                Require landlords to disclose their intention to sell a rented premises and negotiate open inspection times.

Mr Rau said the tribunal’s operation would be improved by:
·                Expanding the mediation provisions.
·                Raising the Tribunal's jurisdictional limit from $10,000 to $40,000.
·                Encouraging it to determine small claims without parties needing to attend a hearing (although all parties would have a right to be heard).
Streamlining the notice periods for the service of forms and the lodging of certain applications.
The changes to the Act are much welcomed and are sure to have already caused a stir for many landlords, tenants and property managers. The full discussion paper can be found at