Do you love property?

Is your passion in the detail?

Do you strive to make a difference in your career?

Be a part of an innovative agency paving the way to make a difference in the lives of our clients

A place that has industry influence

A place that offers a voice for property management

A place that offers support in all aspects of your daily needs

A place where education is never ending

A place that encourages out of the box thinking

We are forging ahead and creating a path in modern day property management

The position -

Part Time 24 hours a week, rostered Saturday overtime

Company car

Laptop, Mobile phone and IPad provided

What will you do?

All property related tasks. ; property entry reports , exit condition reports, asset inspections, and maintenance management . Best of all, property viewings meeting of potential tenants and assisting them find their new home!

You will have :

Full administration support. Your assistant will plan your appointments and assist in all aspects of property management for our team

You will be using the best software solutions available on the market; PropertyMe , Inspect Real Estate , Realworks and more…

We also subscribe to Barclays MIS, TICA and NTD and use these tools to protect our clients making sure we do the best job we possible can.

As an REIQ Member office you will have access to the PM Support Hotline five days a week

We are a NARPM Australia Member Office; your Director is the Vice President and a leader of change in the Property Investment Management in Australia

Location :

You will work with property located in the Master Planned Western corridor of Brisbane - endless growth of new homes plus a mix of new, heritage and acreage homes, keeping your mind excited

Based in Augustine Heights in the Vicinity Technology park, a modern office surrounded by supportive local businesses. MacDonalds Zaraffas , Red Rooster and Zambrero just minutes away!

Ideal Candidate :

Minimum 18 months experience in property management / leasing

Current Real Estate Certificate, or ability to reactivate quickly

If this sounds like your perfect next step then email your resume to beau@beautiquerealty.com.au

We look forward to hearing from you, this is just the start of your Big Adventure with this Little Agency

BAD TENANTS LOVE DIY LANDLORDS

Did you know that placing your property for rent as a 'do-it-yourself' landlord in the local newspaper would possibly net you a lot of phone calls from tenants who do not like to deal with agents?

There are plenty of tenants in the community that know full well that it is much easier to deal with a private landlord who lacks experience and is unlikely to undertake in-depth reference checks or screening using a tenant default database. Regretfully, that is largely why these types of tenancies have a much higher failure rate than if a professional property manager managed the tenancy.

URGENT REPAIRS

Urgent repairs are often a hot topic as the definition often means one thing to a tenant and another to a property investor.

The definition of urgent or emergency repairs are set out in legislation which mandates what constitutes an emergency repair and who is responsible for arranging and paying for the repair.

Emergency repairs can be broadly defined as a repair that affects a tenant’s standard of living or safety, such as a blocked toilet; dangerous electrical fault; damages caused by storm, flood or fire; the failure of essential services; and whether the issue is life threatening.

When an emergency or urgent repair is referred to a property manager, they make an assessment of whether the repair is urgent based upon the definition under The Act and will report it immediately to you for authorisation to appoint a contractor.

To ensure you achieve the most appropriate tenant for your rental property in the fastest period of time, it’s essential to place a clear focus on professional marketing – there are a large number of ways in which this can be achieved:

For rent signs: The property should have a for rent sign placed on the front fence. If there is no front fence, the ideal spot is outside the front windows, facing the street.

Rental Vacancy Listing: Listings noted on agency vacancy lists are ideal as they attract a high volume of interest.

Agency Website: Rent agency website listing.

Property Listing Websites: There are a number of common property listing sites. These can often generate large amounts of traffic from prospective tenants.

Photos: Photos provide a selling point for the property. It’s crucial to include a large number of them at a high quality. A good photo can encourage a prospective tenant to visit the property, while a bad photo can discourage a prospective tenant from visiting.

For rent flyer drops: Flyer drops of the prospective property in the surrounding suburb is ideal, but can be time consuming. An alternative to this, would see that relevant local groups requiring accommodation are contacted with up to date listings. For example, the hospital, local large employers and other varying community groups.

Property Cleanliness: During the inspection, it’s important to show the property in an appropriate state. For example, ensure the toilet seat is always down at an open #inspection# to maintain a clean and tidy presentation of the property.

Recently released statistics show that the profile of a typical tenant is that of a female aged between 35-49 who earns above $50,000 per annum.

The statistics also show that less than 30% of people who are looking to rent a property today are men.

The study undertaken by website portal realestate.com.au, revealed that less than 17% of prospective tenants are less than 25 years of age.

When preparing your property to rent, take into account not only market conditions but also the likely profile of your prospective tenant and style your property accordingly to achieve a maximum return.

The deductions a site inspection will find

An essential part of the process in maximising a depreciation claim for an investment property is a thorough site inspection performed by a depreciation specialist.

When a depreciation specialist visits a property they utilise their knowledge of all of the items that are deductible and available to claim.

This knowledge is recognised by the Australian Taxation Office (ATO) under Tax Ruling 97/25, in which Quantity Surveyors are listed as one of a few professionals able to estimate the cost of a building and the items contained within it for depreciation purposes.

The graphic above shows some of the deductible items found and the first year depreciation amount available to an investor.

From the example, we can see that this investor would be eligible to claim a total deduction of $4,420 in the first financial year alone just for the items featured.

Structural items claimed as capital works deductions equate to $2,283 of these deductions, while plant and equipment assets represent $2,137 of the deductions available to be claimed.

Additional depreciation deductions can also be claimed for the flooring, doors, ceilings and joinery items contained within the property.

During a site inspection, a depreciation specialist will photograph every item they see and take detailed notes and measurements. This ensures the maximum deductions will be obtained when preparing a depreciation schedule for the owner.

When choosing a provider, it is important for investors to ensure that a thorough site inspection will be included. Some providers outsource the inspection to contractors, which can be problematic and reduce accountability if the report is ever questioned by the ATO.

It may appear as though they are getting a great price, but unless the inspector knows exactly what to look for, the initial saving in the schedule fee will be outweighed by the lost deductions each year for the life of the property.

We are looking for the right person to join our team. Calling all Property Managers who are looking for a Part Time role with a customer service focused Property Management business. Located in Augustine Heights and servicing Ipswich and the southern suburbs of Brisbane. Email expressions of interest to beau@beautiquerealty.com.au Look forward to hearing from talented Property Managers looking for a place to call home.

Do you own a property ? Are you thinking of renting it out ? Need to find a Property Manager ? Not sure where to start ? How do you choose a Property Manager that cares?

To find a property manager that is the right Property Manager for you, I have put together a few things to consider . This is such a great topic and one that I am passionate about. So much so I could write a book about it! (but I don't need to because if you scroll to the bottom there is a link to a great book you should buy)

So here are a few questions for you to consider when trying to find the right Property Manager for you

Research -

Know the market area for your property . What you need to know is :

Average rent per week ; what is the average rent for a property in the market area Average days on market ; how long is it going to take to find a tenant

Market demographic ; what time of person lives in this market area

You will be able to use this information when interviewing your Property Manager to know if the prospective agent knows the market area for your property well. Confidence in the market will give you confidence in your decision.

It is important to also know how the agency runs their Property Management operations.

Ask the Property Manager about how many properties they manage ?

Do they manage using a 'portfolio' or 'task' style service ? What is the property to manager ratio ?

What is the market area that the agency services ?

As you gather this information you will start to gain further confidence on the Property Management business that you are shortlisting.

Now you are wondering what the answers should be ?

There is no right or wrong answer as all agencies work in different market areas and operate differently to service their clients. The answers will be specific to the area and the business. What you want to know is that the Property Manager you choose is confident in their ability and an expert in their market area. Asking these questions will give you the ability to select the right property manager for you.

How we do it -At Beautique Realty we predominately manage rental properties in the Ipswich region, our office is based in Augustine Heights, Springfield Lakes and gives us great access to this market. We more recently have expanded into acreage property in Greenbank, and New Beith. We also work with property investors that have multiple properties in South East Queensland and specifically request that we manage their portfolio. We find this is because we provide such a high level of service to the local property they won't deal with anyone else.

We monitor the market daily, all members of our team are involved in the research process. We discuss the days on market and the rent returns regularly. We have noticed over the past 6 months an increase on our days on market from 9 days in 2016, to 35 days in 2017. This is concerning to us and our clients - it means loss of income to our investors. Knowing this data enables us to give our clients factual information so they can make decisions when offering renewals and re-letting the property.

We operate our Property Management department on a Portfolio basis, with assistant for all administration tasks and letting. Finding tenants is the most time consuming task we face and this is where we make sure we have additional back up and minimise the vacancy period.

I could continue with more information about why we do what we do the way we do it. So if you want to discuss this in detail hit me up for a coffee some time!

Be Empowered -There is a resource that I can recommend that will help you to feel empowered when interviewing your Property Manager.

Created by Jo-Anne Oliveri from ireviloution she provides a "Pre Screen" email on her website and you can purchase her book 'Find your property manager now' http://www.ireviloution.com/findyourpropertymanagernow/

This month, the government released draft legislation regarding the proposed changes to plant and equipment depreciation as announced in the May federal budget.

The draft outlined further details around a property investor’s eligibility to claim depreciation and provided a range of scenarios to be aware of should this legislation pass.

In a positive move, the government has provided the public with an opportunity to have their say on the new measures, with public consultation open until the 10th of August 2017.

While these measures are yet to be legislated, BMT our recommended Depreciation Experts have taken a proactive approach in reviewing how these intended changes could impact investors. Following is an in-depth look at the possible outcomes. Click here to be directed to the BMT website with more information :

Imagine if you did a routine inspection and saw this - maybe it's time you changed property managers !

Call Beau 0411439437 and find out how easy it real is!

#funnynotfunny #property #propertymanager #realestate #springfieldlakes #bellbirdpark #augustineheights #ripley #qualityproperty

This morning I sat down in the office with Caroline our Property Manager to discuss the up coming properties that the tenants are moving on and what we have coming up for prospective tenants. I was surprised to hear almost all our tenancies are being resigned and we have only one rental property being re-listed for rent in the next three months. That one plus a few new houses means we need to find rental properties in the Ipswich Springfield Region for the prospective tenants we have registered on our database. If you know anyone who is about to need a property manager or is wanting to change property managers then please pass on our details www.beautiquerealty.com.au #realestate #happytenants #springfieldlakes #springfield #ipswichqld #propertymanager #propertyinvestors #propertymanagement

For dwellings being sold, leased or an existing lease renewed

From 1 January 2017

Existing smoke alarms manufactured more than 10 years ago must be replaced with photoelectric smoke alarms which comply with Australian Standards (AS) 3786-2014. (Note: the date should be stamped on the back)Smoke alarms that do not operate when tested must be replaced immediately.Existing hardwired smoke alarms that need replacement, must be replaced with a hardwired photoelectric smoke alarm.All smoke alarms should be interconnected.To get everyone out safely during a house fire, it is essential to also have a well-practised fire escape plan.Existing landlord’s and tenant’s obligations continue. Property sellers must continue to lodge a Form 24 stating the requirements of the legislation have been met. See New Smoke Alarm Legislation for more details.

From 1 January 2022

All homes or units being sold or leased, or existing leases renewed, will require the installation of hardwired photoelectric, interconnected smoke alarms. If a hardwired smoke alarm cannot be installed, non-removable 10-year battery smoke alarms can be installed in place.If a smoke alarm which is hardwired to the domestic power supply needs replacement, it must be replaced with a hardwired photoelectric smoke alarm.

Extract and more information : https://www.qfes.qld.gov.au/community-safety/smokealarms/Pages/sold-leased-properties.aspx

NEVER ASSUME THAT A TENANT KNOWS HOW TO CLEAN

When I saw the Glass Cook Top at a Redbank Plains property yesterday during a Vacate Inspection,

I was shocked.

I was expecting a FIVE Star Clean from this Excellent Tenant

so really wasn't prepared for the hot plate in the state it was left in. (PHOTO BELOW)

JUST LIKE MAGIC .....

Check out the fabulous job that thisFIVE Star Tenant did today on their electric glass hot plate.

Turns out they didn’t even know that this product existed!

It’s called 'Cerapol' and it is the 'magic' product to keep your glass cooktop looking sparkly.

You can buy a whole range of Cerapol products at Bunnings.

Are you a tenant and unsure of how to keep your house looking sparkly don't hesitate to ask Beau or Caroline at Beautique Realty today!

We are here to help and don't mind getting our hands dirty every once in a while, for a good cause.

Caroline and I joined forces today and completed a final vacate inspection for an outgoing tenant. Wow over 1000 photos were taken. That's how detailed we are. How many photos does your Property Manager take when doing your Entry and Exit report? Do you get to see them?

If you answered not many and no to those questions it might be time to switch to Beautique Realty to manage your rental property . We service Ipswich Springfield and surrounds

I love coffee at the moment - it's keeping me going after a busy holiday in Tasmania with my friends and family for my 20year high school reunion. It was fantastic! But what I love even more than coffee is when I get referrals from people who have worked with me in the #propertymanagement industry over the last two decades and they refer #propertyinvestors to me to look after their #investmentproperty in #ipswichqld . Now to implement these new properties into our #beautique #realty management program #yesivebeeninrealestatesinceileftschool #yesiloveit #yesimalittlecrazy

HO HO HO Merry Christmas! Beau & Caroline would like to wish you a very merry Christmas and a fantastic new year ahead.

This time of year can often

bring times of worry if things go wrong with your home. Rest assured we are still available during this time just on a skeleton operation. Available hours are :

25th, 26th, 27th - closed for Christmas28th & 29th - available via phone and property viewings 9am to 4pm

30th, 31st, 1st & 2nd - closed for New Years 3rd to 9th of January - Caroline will be available in the mornings for appointments, calls and emails. Beau will be in Tasmania from the 3rd until the 10th and will be available via phone in the afternoons.

We have arranged with our tradespeople to be on call should an emergency situation occur. Click on the link to find out what to do in an emergency :

Please make sure you try and contact us first in case of emergency. 0411 439 437 or 0410 643 184 if you cannot reach us please follow the procedure in the document above.

Beautique Realty, 8/21 Technology Drive Augustine Heights p. 07 3050 4230 e. admin@beautiquerealty.com.au

I would like to personally introduce our newest team member Caroline Kelsey.

Caroline joins Beautique Realty with a wealth of Property experience, Valuing since 2004 and is a Certified Practicing Valuer, in 2013 Caroline gained her full Real Estate Agents licence. We are privileged to have Caroline join our big adventure.

Caroline will be based in our new Augustine Heights office in the position of Property Manager.

Caroline will be spending time getting to know the properties during Routine Inspections and regularly dealing with tenants and owners on the lease renewal process.

Caroline will perform market appraisals to ensure our rents are in line with the local rental market. She will also be assisting in the day to day running of the Ipswich portfolio.

If you would like to find out more about Caroline click on the link : http://www.beautiquerealty.com.au/carolinekelsey

Caroline can be contacted via our team email admin@beautiquerealty.com.au or via the office phone 07 3050 4230.