SETTING THE PRICE
Our aim is to ensure that you get the best possible price for your property that is available in the current market. We keep a close eye on trends and data in the marketplace daily to ensure that we can give the best pricing advice at the time your property is ready to be marketed.
The rental market pricing is determined by supply and demand. If there are more properties and less tenants in the marketplace, this has a downward effect on the pricing you can achieve. If there are more tenants and less properties available in the marketplace, you are often able to command a higher price than usual for your property.
At your initial lease (and in the future when your property comes up for lease again) we will review comparable listings (both available and recent results) in conjunction with our exclusive data with you and will arrive at a price you feel comfortable with that is balanced with attracting the right tenants, at the right price as well as achieving minimal vacancy for you.
Once the property is on the market and we have live feedback, we will continue to review the price to ensure it stays in line with the market (as the rental market moves very quickly) to give advice if price adjustments need to be made. Our goals are aligned with you, so rest assured you'll be included at each step of the way.
MARKETING AND PROMOTION
Presenting your property in its best light is our passion! We know that getting you the best possible result isn't as simple as just listing it online and hoping for the best. We know how to present the property in a way that highlights the best and most attractive features to tenants looking online.
Most tenants now look online so we want to ensure your property is well presented to compete with other similar listings. Our team are trained to capture your property in the best light through the latest photography technology and professionally editing.
We also capture your property via a premium video walkthrough tour – we know that this not only increases the interest in the property but also allows tenants to make sure it's right for them and be ready to inspect and apply faster! Floor plans are also available to be created.
We promote your property not only online on the major real estate portals we know attract the most tenants, but we also market to our exclusive tenancy database of people ready to go. This allows us to have a market leading "days on market" meaning we get your property leased faster than the competition who is simply waiting and hoping for tenants to enquire.
In some circumstances we can even promote your property exclusively to our database first ahead of spending money on marketing.
Your property will be promoted on the following tenant portals:
- Century 21 Website
- Realestate.com.au
- Domain.com.au
- Tenant App
- Rent.com.au
- Allhomes.com.au
SHOWING AND SELLING
We take an adaptive approach to showing and selling your property. In a hot market we will schedule open homes to attract both the public as well as those we have interested in your property, increasing demand.
However, where needed (such as in a slower market or where we have tenants wanting to see property outside of the scheduled open times) we will always make time for private appointments at your home.
All pre-planned inspections are marketed to our tenant database and interested parties via our online booking system (which updates everyone via email, SMS and even sends reminders)
Pre-planned inspections avoid short notice inspection hassles for the vacating tenants or owner occupier and allow us to collect valuable contact details to follow up with prospective tenants.
At the inspection, we are making notes: who is attending, how were they presented, what type of car they drove - was it clean? Did they arrive on time? Were they friendly to deal with? Did they seem organised and ready to take action? When it comes down to it, first impressions count.
Selling your property to prospective tenants is important both for ensuring its right for them – as well as getting the best possible price - and so we will be asking great questions to identify what's important to them, and ensure they know exactly how that property meets their needs.
You'll be updated after each inspection to know how many people came through, how many were interested and any important feedback that was collected onsite.
APPLICATION, NEGOTIATION AND APPROVAL
We make it easy for tenants to apply via our online tenancy agreement 2apply. This online application collects all their key information as well as vital identification documents. Tenants can submit their applications anytime and our system starts the approval process immediately by requesting the references.
This means we can have applications processed in record time ready for your approval. We are incredibly selective in our choice of tenants and diligently cross-check all references and databases. We know how to read between the lines, being diligent and critical while wearing our detective hats.
Applicants are subjected to a thorough reference check to ensure they will be able to meet the tenancy requirements i.e., pay the rent and maintain the property. Under no circumstances do we sacrifice the quality of the tenant purely for the sake of leasing the property.
We also are skilled in negotiating the best possible terms – as well as the best rent we're looking for long secure lease terms and bringing forward the move in date to minimise your vacancy.
When we have conducted all our reference and documentation checks, we'll present the applicant or applicants to you along with everything we know about the applicants; whilst we will provide advice based on our experience - in the end, it is your final decision with who leases the property.
We are pleased to announce that for your protection we subscribe to TICA – Australia's largest tenancy database. This is a national database of defaulting and excellent tenants, which is widely supported by the industry.
Ultimately the decision is up to you, we will put forward the completed applications and provide you with our professional opinion, but you will choose who resides in your property as a tenant.
DEPOSIT AND DOCUMENT PREPARATION
Upon approving the new applicant, we will proceed to collect a holding deposit (or holding fee) to secure the tenant – equivalent to one week's rent. This secures the property as theirs until the paperwork is signed (if the property is vacant, we'll endeavour to sign the agreement very quickly but if the property is tenanted then legally, we will not have the agreement signed until the property is vacant).
Once the agreements are signed the holding deposit is applied towards the rent. If the tenant doesn't sign the agreement, then you will retain the deposit in most circumstances.
The tenancy agreements are prepared in line with the latest legislation and compliance and digitally signed by all parties. We sign the agreement on your behalf and then provide you with a copy of the agreement for your records, as well as retaining a copy on the portal.
For full knowledge on a landlord's rights and responsibilities in relation to the tenancy agreement please read the landlord information statement.
PROPERTY CONDITION REPORT
This report is completed prior to your tenant moving into the property. This report outlines the condition of the property at the commencement of the tenancy and is used when the tenant vacates to ensure that the property is left in the same condition.
A detailed condition report which includes description & photos highlighting the current condition of the rental property is compiled and provided to the tenants along with their tenancy agreement.
We spend a lot of time on this report to ensure a very accurate condition is reported on, however there is an allowance of 7 days for the tenant to note down any additional comments they want to be recorded (like when you hire a car)
FINANCIALS AND BOND
Prior to the tenant moving in, we request a minimum of 2 weeks rent is paid to allow the tenancy to start with the rent being paid in advance, we then continue to ask the tenant to pay rent in advance to minimise the risk of them falling behind and to ensure consistency of cash flow for you.
Remember that the initial payment will be subject to your initial leasing fees and any contractor invoices so you may not receive as much as you thought in your initial owner payment, we recommend budgeting for this when planning to lease your property.
We request that the initial bond is paid direct to the rental bond board and provide the tenant with a payment link, we do not release the keys to the tenant until this payment, along with their rental payments, are made.
The bond is equivalent to 4 weeks rent. This will be paid to Rental Bonds Online direct and will be held there until the tenant vacates the property.
The bond is held as security for your property to cover the cost of bringing your property back to its original condition (less fair wear and tear) after the tenant vacates if required, plus any outstanding costs like rent.
CONTACTLESS MOVE IN
Here at C21 Newcastle we want to make doing business with our agency streamlined and simple for both our landlords and tenants. We understand in the current circumstances we need to be proactive which is why we have implemented our contactless move in process.
This means we can move tenants into your property rain, hail, or shine – 24/7 - and can provide FAST turn arounds for tenancy changeovers.
At the move in date, we provide the tenants with details via SMS to access the lockbox either at our office or the property. They then collect the keys and can access the property at a time convenient for them.
When they arrive at the property, they will have a welcome gift and information pack available to them, and all their official documents are provided digitally. They also receive a welcome video outlining the key points they need to know to ensure a smooth move in
We have an SMS line they can contact us 24/7 to advise us if they have any challenges or issues, and we conduct a check in call to ensure all has gone smoothly upon their move in.
FAQ
Do I have to allow pets at my property?
The choice is entirely up to you, keep in mind however more and more quality tenants these days are looking for 'pet-friendly' rental properties.
In the circumstances where you permit pets to be kept on the property by the tenants, we make sure they agree to the following strict conditions:
- To keep the yard clean and free from animal droppings
- That, in the event of any fleas being present because of the animal, they will arrange flea fumigation of the property prior to vacating the premises
- They will not allow the animal inside the residence
- They will repair any damage to the premises caused by the animal
- They agree that the agreement is only for the specific pets described in the Tenancy Agreement and they will not harbour, substitute or "pet sit" any other pet.
How long will it take to find a tenant?
Often a suitable tenant can be sourced from our database, providing very quick results. Alternatively, if a tenant is sourced from marketing this process on average takes around 7 - 14 days. If you are purchasing a new investment property in most cases, it is possible to source a tenant prior to settlement. It is our aim to ensure the best quality tenant is sourced in the shortest possible time, ensuring your investment return is maximised.
Who is responsible for pest control?
Who is responsible for removing or exterminating pests or vermin during a tenancy depends on whether:
- Pests or vermin were already a problem when the tenant moved in.
- A problem with the property has allowed the pests to enter or an infestation to develop.
- The tenant contributed to the problem
- Other factors that could determine who is responsible include the history of the property, what is recorded in the condition report, and if there were factors beyond the tenant's control.
Do I need my property termite checked?
We recommend that you have your property checked for termites annually to ensure the property remains structurally sound and safe for the tenants.
Routine Inspections
These inspections are carried out to ensure the property is well cared for (in accordance with their tenancy agreement) and
to check if there are any maintenance, health and safety or compliance issues. We conduct the first routine inspection within the first 3 months of the tenancy and then every 6 months after.