November 29, 2012

Real Estate Excellence December Member Update


The contents of the December and Mid December Member Update can be found below.
The Double Edition will be emailed to Members in early December.

Member Update
Member forms now on “Sugar Sync” – How to gain access
PME – Property Management Excellence policies and training manual
2013 – the year ahead
Pool Safety certificates for non-shared pools reminder
RTRA Act under review including proposed changes reminder
Member invoices for the next period
Business contact hours for Real Estate Excellence
 
Licensee/Administration Best Practice
Fair work handbook for employers
 
Employer register requirements
 
Sales Best Practice
Reminder about the law and change of price instructions
 
Planning tips for 2013
 
Property Management Best Practice
Tips on how to carry out a routine inspection
 
Scripts for communicating with lessors and tenants (routine maintenance)
 
www.realestateexcellence.com.au

Scripts for Property Managers for maintenance communication with landlords and tenants


The following scripts will be provided to Members in the December Member Update

Email / Tenant response to reporting maintenance
script to be provided in the Update  

Email/ Lessor advising tenant reporting routine maintenance

script to be provided in the Update


Email/ Tenant owner not attending to the maintenance or has not responded
 
script to be provided in the Update

Email / Lessor not attending to routine maintenance or not responding to requests

script to be provided in the Update
 
For more information about Real Estate Excellence Membership please visit www.realestateexcellence.com.au
 

November 26, 2012

Tenancy law under view for Queensland


 

RTRA Act under review
The RTA is conducting a targeted review of the Residential Tenancies and Rooming Accommodation Act 2008 (the Act) to ensure its meeting its objectives of fairly balancing stakeholder interests as well as removing legislative barriers to improved service delivery.
A Discussion Paper outlines a number of issues identified by the RTA during its ongoing monitoring of the Act in the areas of:
·        Balancing stakeholder interests
·        Streamlining service delivery, and
·        Reducing red tape.
Options have been developed against each issue to stimulate discussion within the sector and are not necessarily proposals for change.
The RTA is calling for submissions on the issues and options raised in the Discussion Paper.
How to have your say:
Submissions must be made in writing. You can address one issue or a range of issues. It is suggested that:
·        If you are raising additional issues not covered in the Discussion Paper, clearly indicate this in your submission
·        Where appropriate, provide evidence to support your comments, such as practical examples, statistics, Tribunal decisions or case studies.
·        A response of “no change” is always an option.
·        If your submission contains information that you do not wish to be disclosed to others, please mark it “Confidential”. Otherwise, under the Right to Information Act 2009, the RTA is required to grant access to documents in its possession unless an exemption provision applies.
You can send your submission by post, email, fax to (you do not need to send your submission if you use the online option):
Principal Policy Officer
Tenancies Act Review
Residential Tenancies Authority
Mail: GPO Box 390, Brisbane, QLD 4000
Delivery: Level 23, 179 Turbot Street, Brisbane
Email:
review@rta.qld.gov.au

Fax: (07) 3046 5252
Online:
www.rta.qld.gov.au
Submissions must be received by close of business 2 January 2013.
 
Some of the matters that form part of the review include (summary from Real Estate Excellence);
 
·        Removal of key and holding deposit provisions currently in the Act
·        Prohibit the taking of fees or deposits before the tenancy agreement is signed
·        Amend section 188 on tenant obligations to provide that the tenant is responsible for negligent and intentional as well as malicious damage to the rental property by themselves or their guests.
·        Allow for an additional amount of bond, proposed as one week’s bond, to be charged for pets, premises that have a pool or which are fully furnished.
·        Extend the timeframe for lodgement of bonds from 10 to 14 calendar days.
·        Increase the penalty units for non-lodgement of bond from a maximum of 40 penalty units (currently $4,400) to 60 penalty units ($6,600).
·        Amend the Act to provide that tenants must be offered the option of a fee-free way of paying rent other than for charges to their own financial institution.
·        Require lessors and agents to disclose as part of the proposed agreement before the tenant is committed to the tenancy, any information about on-supply arrangements for electricity and bulk hot water where use of the supplier is a condition of the tenancy.
·        Allow the lessor to pass on the full cost of water consumption charges for individually metered premises, regardless of whether premises are water efficient.
·        Clarify that water consumption cost can be passed on for part billing periods by apportioning charges on the basis of meter readings.
·         Require the lessor to pass on any water charges to the tenant within 6 months of receiving the bill from the provider.
·        Increase the window of entry for an inspection by the lessor/ agent from two hours to three hours.
·        Change the current provisions for dealing with abandoned goods and documents to:
• continue to allow immediate disposal of goods that are dangerous, perishable or where the combined market value is less than $1,500
• otherwise allow the lessor/agent to issue ‘disposal notices’ informing the former tenant/s that goods will be disposed of after 14 days (in the case of goods not subject to immediate
disposal or that are not personal documents) or 90 days (in the case of personal documents) after the day on which the notice is given, unless they are first claimed
• allow the lessor/agent to dispose of goods (other than personal documents) after the disposal notice period by selling them or in any other lawful manner. Any proceeds from the sale of goods may only be used to offset the costs of removing, storing and selling the goods. The lessor/agent must forward any remaining money from the sale of the goods to the Public Trustee within 10 days. The proceeds cannot be used to offset rent owing or other money that
may be owed by the tenant
• allow the lessor/agent to dispose of personal documents after 90 days by offering them to the Public Trustee or returning them to the authority that issued the documents and if refused, to dispose of them in any other lawful manner as long as it does not result in personal information about a tenant or other person becoming publicly available.
·        Amend the Act to reduce frequency of inspections and allow longer notice periods to end a tenancy without grounds when the tenant has been in the premises for more than two years.
·        Amend the Act to provide that an application for a bond refund can only be made after the end of the tenancy or if the departing co-tenant’s share of the bond has been paid by a new incoming tenant or the remaining tenants.
·        Extend the grounds for ending a tenancy to include death of a co-tenant.
·        Reduce the notice period required when issuing a Notice to leave without grounds from two months to one month when issued by the lessor while retaining the two weeks’ notice period required by the tenant.
·        Establish the same notice period of one month for both lessors and tenants.
·         Abolish the without grounds provision so that a lessor can only end a tenancy for specific grounds. Extend the current grounds to end a tenancy to include for the lessor to move into the property and the lessor to renovate the property.
·        Amend the Act to require handover of the premises and keys by a set time on the handover day, e.g. 5pm.
·        Establish requirements similar to NSW requiring documents supporting a claim against the bond to be provided to the tenant and the RTA within seven days of a dispute resolution request being submitted to the RTA.
·        Amend the Act to require initial or periodic inspections of rental properties.
·        Amend the Act to require the lessor/agent to provide copies of property inspection reports, for example pest inspections and building certifications, to the tenant or prospective tenant on request.
·        Amend PAMDA to provide the RTA with the power to direct debit trust accounts on the authorisation of the account holder.
 
Real Estate Excellence will be writing a submission to the RTA. A copy will be provided to Members with the January Member update. Please provide any feedback that you may wish to have included with the Real Estate Excellence submission by 15th December 2012; alternatively please consider making individual submissions to the RTA.
To download the discussion paper, visit www.rta.qld.gov.au
 
 
 
 
 

 

November 20, 2012

Property Management Manual and Training


What is PME?

PME is an acronym for Property Management Excellence. PME is a policies and training guide for licensee and property managers on key procedures for Queensland Property Management. The manual focuses on the why to and how to of Property Management.

 Available online and hard copy

The service includes the following;

·        250 plus pages of best practice, compliance and best practice material posted to your agency via a hard copy manual and also online

·        38 chapters of quality procedures, explanations, legislation, best practice and risk management (contents of each chapter is outlined in the following pages)

·        Each chapter can be an in house training session – over 50 training sessions to be done in your office by you!

·        A half hour training CD on QCAT  (.wmv file)

·        A personalised sign up CD to use for tenancy sign ups (also uploaded onto You Tube to refer absentee tenants and lessors) (.wmv file) view examples at www.youtube.com/staceyholt01

·        Drug lab training CD (.wmv file)

·        A 32 page landlord listing booklet (for your final edit) to use for listing presentations

·        Over 100 best practice forms and information provided to your agency via CD and online
For more information, please visit www.realestateexcellence.com.au or email stacey.holt@realestateexcellence.com.au

November 15, 2012

Empowering Property Managers - Property Management Excellence Convention 2012 -Your day session outline



Knowledge is Power - presented by Stacey Holt

What does that mean in reality and how can it help me in property management?

Principles of paperwork completion and the foundation of Property Management

Systems in Property Management and Negotiation Skills - presented by Stacey Holt

...
The session will cover best practice procedures and ideas for showing rental property, application processing, rent arrears, lease renewals, maintenance, vacates and routine inspections.

How do I negotiate with existing lessors but also negotiate to help win 'new business'?

Tips and Scripts on how to win the business plus negotiate and educate landlords and tenants

RTA - presented by the RTA

Investigations - Where are we going wrong in the industry? What are the main areas of concerns to the RTA?

Education - New RTA Forms and Bond refund process

Questions from the Floor as part of this session

Panel

First Class 'ordinary' property managers doing an extraordinary job - what do they do?

5 Property Managers discuss what they do and provide great tips for us all. Questions from the Floor as part of this session.
Jill Eisenhuth (Real Estate Excellence Property Manager of the Year),Katie Knight (Australian Property Manager of the Year REIA), Matthew Blewitt, Sammi Zeinart, Melanie Spall

Technology in property management (discussed during the Panel including questions)

Will it save time and how does it make property management 'easier'? Recording devices, Ipad, "apps", and more - a great discussion to come!

Where is our industry heading?

Where we have come from, where we are and where we should be heading (crystal ball moment)

Litigation and risk management are part of any industry. This discussion will focus on risk management principles of today and moving forward into tomorrow.



Session includes morning and afternoon tea plus lunch.

The reason why QCAT will not hear bond claims anymore when applying for a warrant or other termination


 

Many property managers and licensees have been very frustrated and a little confused in recent weeks regarding why QCAT will not rule on bond release when application are made for a warrant of possession or other termination.

 

As readers may know, QCAT has now over 100 published decisions and appeals – we now have precedent law in Queensland. QCAT is coming up to three years old.

 

A recent decision handed down by the President of QCAT is the reason why bonds are not being released – to read this decision visit this link

 

Gold Priority Membership - Real Estate Excellence

Gold Priority Membership of Real Estate Excellence provides many benefits.

Benefits include;

Education and Information services - Twice monthly Member Updates which are focused on education, compliance, risk management and best practice for administration, licensee, residential sales and property management delivered via email to all nominated membership email addresses.  “As it Happens Industry” Updates are also included and sent to Members via email.

Training Discounts - Real Estate Excellence training and education events held throughout Queensland provide a discounted rate of $80 per person including GST for Gold Priority Members.

Best practice advice and support services - Reasonable contact by nominated staff that form part of the Membership agreement to Stacey Holt via phone and email for the licensee, sales team, property management team, and administration team. Response will be provided within one business day. If a call is made, or email is sent after 2pm the return call or response email may be made on the following business day.

Payment terms are in advance for term of the Membership Agreement. First membership payment required is three months in advance.  The Membership Agreement commences at an agreed date in which the Membership rate will be calculated at a pro rata rate for each six month period (financial year period) unless otherwise agreed in writing. The agreement is a continuing ongoing appointment until either party provides one month written notice to terminate services.  An earlier period of termination can be mutually agreed upon. If payment of member invoice is more than two months overdue, membership will be suspended.

Select Best Practice forms and information are available to Members via online access.  
For more information, please visit www.realestateexcellence.com.au or contact Stacey Holt direct on 07 3161 1865 or email stacey.holt@realestateexcellence.com.au

Platinum Elite Membership - Real Estate Excellence


Platinum Elite Membership of Real Estate Excellence provides many benefits.

Benefits include:

Education and Information services - Twice monthly Member Updates focused on education, compliance, risk management and best practice for administration, licensee, residential sales and property management delivered via email to all nominated membership email addresses.  “As it Happens Industry” Updates are also included. 

Best practice forms online and via a disk - All of Real Estate Excellence Best Practice Agency Forms (as released) are included as part of Platinum Elite Membership.  Member Client/s agree to only make minor edits and or amendments to the best practice forms supplied (if necessary) and to retain the Real Estate Excellence copyright provisions on all forms and information provided. If major changes are desired, written consent must be provided by Real Estate Excellence before the edit can be made. Best Practice Forms can also be designed for Members upon written request; the forms shall be designed (if able) and returned to the Member within 7 business days. Real Estate Excellence will retain ownership of the documents and any information provided and the copyright provisions must be kept on the best practice forms provided.  The forms are in Windows 7 compatible format and 97 – 2003 formats. Best Practice forms and information shall be posted to Members upon commencement of Membership on a disk and are available online. Any new or updated forms will be sent to Members via email when they are available. (Refer to page 2). The best practice forms and information are subject to change or removal without notice.

Discounts on consultancy and training services -  COMPREHENSIVE Consultancy services (including a BUSINESS HEALTH CHECK), and IN House PRIVATE Training Services are additional services and cost however Platinum Elite Members receive a 10% discount. Real Estate Excellence OPEN Forum training and education events provide a discounted rate of $70 per person including GST for Platinum Elite Members.

Best practice advice and support services - Reasonable contact by nominated staff that form part of the Membership agreement to Stacey Holt via phone and email for the licensee, sales team, property management team, and administration team.  Same day phone response if call before 2pm on a business day. If the call is made after 2pm the return call may be made on the following business day.
For more information, please visit www.realestateexcellence.com.au or contact Stacey Holt direct on 07 3161 1865 or email stacey.holt@realestateexcellence.com.au

November 14, 2012

Property Management Excellence Convention 2012 - 15 places remaining


Property Management Excellence Convention 2012

Brisbane – 23rd November 2012 - Empowering Property Managers

Registration closes 16th November 2012 – 15 place remaining

Knowledge is Power

What does that mean in reality and how can it help me in property management?

Principles of paperwork completion and the foundation of Property Management

Systems in Property Management

The session will cover best practice procedures and ideas for showing rental property, application processing, rent arrears, lease renewals, maintenance, vacates and routine inspections.

RTA

Investigations - Where are we going wrong in the industry? What are the main areas of concerns to the RTA?   Education - New RTA Forms and Bond refund process

Panel

First Class 'ordinary' property managers doing an extraordinary job - what do they do?

5 Property Managers discuss what they do and provide great tips for us all.

Technology in property management

Will it save time and how does it make property management 'easier'? Recording devices, Ipad, "apps", and more - a great discussion to come!

Negotiation skills

How do I negotiate with existing lessors but also negotiate to help win 'new business'? Tips and Scripts on how to win the business plus negotiate and educate landlords and tenants.

Where is our industry heading?

Where we have come from, where we are and where we should be heading (crystal ball moment)

Litigation and risk management are part of any industry. This discussion will focus on risk management principles of today and moving forward into tomorrow.

Session includes morning and afternoon tea plus lunch. $220 including GST non Member rate. Discounts for Members.  9am to 4.30pm – Brisbane Exhibition and Convention Centre. http://propertymanagementexcellenceconvention-eorgf.eventbrite.com.au/?ebtv=C#