Property Management – Sherman Oaks
Sherman Oaks Property Management
What a Carnahan property manager does for you
Here’s a guide to help you understand what your property manager should do for you. When you employ a professional property manager they should maximise the return on your investment by providing the following services;
Find prospective tenants
After finding a tenant, your agent should thoroughly screen them before recommending them to you. This means checking their references and employment history and talking with their employer. They should also check with their current agent or landlord ensuring they pay their rent promptly and keep the property in good condition.
Prepare the lease documentation
Your agent will need to prepare a lease that protects both you and the tenant. The Real Estate Institute in each state has a standard lease that is used by most agents. A good property manager may add some special clauses required to further protect you.
Organize bond documentation
The tenant should pay a bond equivalent to 4 weeks rent. Legislation in most states requires the bond to be placed with a Residential Tenancy Bond Authority. Your property manager will handle the documentation for this and any disputes regarding the bond arising at the end of the tenancy.
If, at the end of their tenancy, the tenant is up to date with their rent and has left the property in the same condition as when they moved in, except for what is called “fair wear and tear,” they get their entire bond returned to them. Unfortunately many disputes arise as to what is property damage that should be rectified by the tenant and what is “fair wear and tear.”
Misunderstandings can be minimized by having a well documented lease and photos of each room of the property at both the beginning and the end of the tenancy. A good property manager will also give their tenants a document outlining their obligations when vacating the property which should help minimize disagreements.
Give you up to date advice on rentals
A good property manager knows the rental market and should be in a good position to advise you of the market rent for your property. If there is an oversupply of rental properties on the market, a slightly lower rent, should attract a number of tenants to your property.
Our property managers will show you examples and evidence of comparable properties which they have used to determine your market rent.
Administer rent reviews
At the end of the lease or every 12 months you will need to consider whether the rental being paid is still appropriate or whether you should ask for an increased rent. Your property manager will be in a good position to advise you when it’s appropriate to increase the rent and do so before the expiration of your lease agreement.
Pass on the rent payments to you promptly
A top property manager will promptly credit your rental directly into your bank account, rather than waiting for the first of the month as occurs in many agencies. They will also notify you by email so that you have access to your money as soon as it is available.
Provide Regular Statements
By furnishing you with a fully itemized monthly statement and a comprehensive statement at the end of the financial year, your property manager can save you time and trouble keeping track of your accounts. A good property manager will email your monthly statements to you.
Regularly inspect the property
Your property manager can minimize disputes with tenants when they vacate by conducting a full internal and external inspections at the beginning and at the end of each tenancy. They should send you a written report, countersigned by the tenant to show that they accurately reflect the condition of your property.
During the tenancy regular inspections followed by a written report should also be carried out. This lets the tenant know that you take the proper care and maintenance of your property seriously and should pinpoint problems early, minimizing the risk of having a “tenant from hell” damaging your property without you knowing it.
Handle arrears
Your property manager will shield you from the unpleasant tasks of handling rental arrears and will know the correct action required if the tenant is in default. They will issue the relevant notices and should follow through until the rent is up to date.
Advertising
Currently the best advertising medium for rental properties is the internet. Private landlords are not able to advertise on the major real estate web sites, but your property manager will take care of this for you and should have a list of potential tenants to show through the property.
“For lease” boards on the property can draw a lot of inquiries particularly if your property is on a busy road. In some geographic locations advertising in the local papers or in the major metropolitan daily newspapers works well.
At Carnahan Property Management we have an extensive database of potential tenants as well as a list or executive and corporate tenants who use us for their accomodation needs.
Maintenance
A good property manager will have a team of qualified tradespeople who do a good job at a reasonable cost – often saving you money in the process. Usually you would advise your agent how you want them to deal with maintenance and they can attend to this on your behalf.
Pay authorized account and statutory charges
At your request your property manager can pay bills on your behalf out of the rent that they receive. These could include maintenance costs, body corporate / owners corporation fees, public lighting, insurance premiums, and water and council rates.
