Property Management
Property Management Department
Ray White Lower North Shore has been one of the Lower North Shore's leading real estate businesses since 1976. The directors; Mike Gillan, Kingsley Yates, Rob Gillespie, Shane Slater and Peter Matthews have each had many years experience in selling and managing real estate throughout the Lower North Shore.
Our office presently manages in excess of 1000 properties across the lower North Shore and beyond. With the recent acquisition of the Crows Nest office we are now able to offer our valued clients broader coverage across a wider marketplace.
The Property Management Department operates strictly on the portfolio management system. Portfolio management ensures that your property manager is directly accountable for all facets of your property's needs and enables you to have just one point of contact who maintains a close involvement with your investment.
Each Property Manager looks after a dedicated portfolio of properties within a particular area, rather than have properties within their portfolio scattered across the Lower North Shore. This enables the 'Area Specialist' to concentrate on the features their area has to offer, and be more in tune to their portfolio's market conditions.
Please follow the links below to learn more about our Property Management division :
Our Commitment
"Our commitment to you is that we guarantee to look
after your property as though it were our own" - Mike Gillan,
Managing Director, Ray White Lower North Shore
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 Property Management
Overview
Leasing/Management Agency Agreement
By law we are not permitted to undertake any leasing or
management activities unless the appropriate Agency Agreement has
been entered into.
Tenant Selection
We always
endeavour to select the best possible tenant for your property by
doing extensive reference checking which includes confirmation of
employment, confirmation of identity and past rental history. As
members of Trading Reference Australia, we are able to access via an
online database any previously reported history on any applicant.
Unfortunately privacy laws do restrict the credit or financial
enquiries that we are able to make.
Tenant Agreement And
Bond Lodgement
Once a suitable tenant has been found we
attend to the preparation of the Residential Tenancy Agreement and
the lodgement of bond monies to the Rental Bond Board.
Rental Collection
Our Quick Rent card system
enables our tenants to make payments via the popular Bpay system or
at any bank or Post Office. This method substantially reduces late
payments and dishonoured cheques.
Property Inspection
Prior to the tenant moving in and at regular intervals, your
property is inspected to ensure that it is being properly
maintained. You will be provided with a written report after each
periodic inspection.
Arrears Control
Our Property
Managers print out daily arrears lists ensuring that arrears never
get out of hand. They are also well versed in the necessary
procedures to ensure that tenants abide by all the terms and
conditions of their lease.
Repairs And Maintenance
Repairs are carried out strictly in accordance with your
instructions. Urgent repairs to an essential service are dealt with
immediately in order to mitigate any possible loss. Complete records
including copies of invoices etc. are included in your monthly
statement. We have access to a complete team of competent and
reasonably priced tradespeople or you can nominate your own
preferred tradespeople on the Management Agency Agreement.
Statutory Disbursements
Payment of all statutory
accounts such as Council Rates, Water Rates and Strata Levies can be
paid from rental monies received on your behalf. Any excess water
usage is automatically invoiced to the tenant and reimbursed to the
landlord.
Rental Reviews
We ensure that you
receive full market rental for your property and regularly assess
this, taking into account such factors as current market rentals,
vacancy rates of similar properties in the area, the general
condition of the property and the quality of the tenant and the
length of their tenancy. Any increases are referred to the landlord
for final approval.
Monthly Accounting
Each month
we forward to you a detailed rental statement for your property.
Rental monies can be deposited directly into your bank account via
Electronic Funds Transfer ensuring immediate access to cleared
funds.
Financial Year Statements
Our office
provides a full annual financial year statement as at 30 June,
listing all income and expenditure in relation to your property.
This is of great help to you or your accountant when doing your tax
return.
Insurance
It is vital that your
investment property is adequately insured. Several insurance
packages are available specifically tailored to meet landlord's
needs, including such items as loss of rental income and malicious
damage. We are happy to advise and arrange in this regard on your
behalf.
Legal Requirements
Our Property Managers
will ensure that all requirements of the various Government
legislation relevant to your property investment are fully complied
with.
Marketing
Our marketing of your property
will normally include window display, signage at the property
(subject to approval) and advertising in the Sydney Morning Herald
and local newspapers. In addition, the internet is rapidly becoming
one of our major sources of rental enquiries
Our Website
and The Internet
Immediately your property is listed with us
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Property Management Team
The property management department consists of the following valuable team members;
 Property Management Head of Department - Sarah Latham
Sarah began her career in Property Management in 1993 when she was employed by a prominent real estate agency in Lane Cove. After gaining twelve years experience as a property manager managing a portfolio of 300 properties, Sarah joined the Ray White Lower North Shore team as Senior Property Manager.
Having been in the role for 5 years; Sarah recently moved into the Head of Department position and now oversees the day to day running of the 1000 properties currently under management, and leads the fast-paced property management team.
With a highly practical approach to the industry, Sarah has developed systems and procedures for every facet of the department, ensuring the smooth day to day running of the portfolio. She is a dedicated and vastly experienced Property Manager, capable of and willing to advise her landlords on ways in which to maximise their return and expand their property portfolios.
Just as enthusiastic today as she was on her first day at Ray White Lower North Shore, Sarah Latham is an exceptional choice to assist in the leasing and management of your investment property.
 Senior Property Manager Crows Nest Portfolio - Dee Uther
Dee has been with Ray White Crows Nest for over five years as the Senior Property Manager.
In 2007 Dee was awarded 'Property Manager of the Year' for the entire Ray White New South Wales group. Dee continuously furthers her knowledge of the industry by completing further in house and corporate training, staying up to date with any changes to the Residential Tenancies Act. Her objective is to assist in running the portfolio with a touch of that 'old fashioned service', as well as with speed and efficiency.
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Ray White Lower North Shore - Prestige Property Portfolio
 Ray White Lower North Shore has established an extensive 'Prestige Property Portfolio' under the watchful eye of portfolio manager Jaala Miller. The portfolio consists of properties with a rental value of more than $1000 per week.
Jaala manages a smaller portfolio, enabling her to focus more time and attention on the landlords and tenants of these high end properties. She is in frequent contact with local relocation agents, corporations and a growing database of potential tenants.
The marketing methods utilised, and the systems in place within the office to manage these properties ensure a minimum vacancy period and maximum financial return.
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Frequently Asked Questions
As managing agents what is a basic outline of the tasks that you will perform on my behalf?
As managing agents for your valuable investment property Ray White Lower North Shore our role will include, but not be limited to, the following processes;
- Initial leasing process - outlined below
- Tenant selection
- Ingoing inspection
- Lease signing
- Collection and lodgement of bond
- Collection of rent throughout tenancy
- Arrears control
- Periodic inspections
- Repairs and maintenance
- Payment of strata levies, council rates and any other costs to the property
- General tenant liaison
- Strata liaison
- Outgoing inspection
- Bond release
- Re-letting of property
What does the leasing process involve?
When you have chosen to engage Ray White Lower North Shore as your managing agent we will follow the steps below in order to lease your property as quickly as possible to the best possible tenants;
- Rental appraisal is completed on the property
- Photos taken at property (professional photography optional)
- Advertisement composed and approved by landlord
- Property advertised online and for lease sign erected at property
- Enquiries taken by leasing consultant
- Open for inspections & private appointments arranged to view property
- Application/s received
- Application processed by leasing consultant (see below for process involved)
- Application presented to landlord by portfolio manager
- Application approved or declined by landlord
- If approved a deposit is taken, the lease start date is set and lease sign up date is arranged
- Ingoing inspection completed
- Tenant signs lease, pays bond and rent and moves into property
As managing agents what checks do you perform on applicants to ensure I have the best quality tenant placed in my investment property?
Once an application has been received from a potential tenant the following checks are carried out before the application is presented to the landlord for approval;
- Trading Reference Australia check: This online database has over one million defaulting tenants listed on it, nationwide. The applicants are searched by a number of fields including name, current address, phone numbers, licence number, birthday and place of employment. If the application is found to be a defaulting tenant their application is declined, unless we are otherwise advised by the landlord.
- Rental reference: If the applicants' most current address is a rental property we contact their property manager to discuss the tenancy. Confirmation of the rental amount paid, any arrears, the condition of the rental property and the reason why the tenant are moving are all discussed as part of the rental reference. If the applicant has owned their own property we take copies of their rates notice to confirm ownership and sight photos of the property if possible.
- Employment reference: The applicants' current employer is contacted to confirm salary and length of employment, payslips can also be sighted. If the applicant is self employed copies of tax returns are taken and contact with the applicants' accountant is made to confirm annual income.
- Personal Reference: Contact is made with a personal friend listed by the applicant
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Would you like a rental appraisal conducted on your property?
Would you like to know how much your investment property or home would rent for in the current rental market? Contact us for an obligation free rental appraisal today!
- Email form to aboustead@rwlns.com
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