Property Management Frequently Asked Questions (FAQ)

Here are some questions and brief answers to most commonly asked questions from landlords and tenants about property managers and property management services.

Landlord

  1. Q: If I hire a property manager, do I lose control over the management of my investment property?

    A: No. The property manager works for you and you set the limitations that are not defined by law, such as allowing pets or not, length of lease, among others.

    You will know what is going on in your property at all times. Your Arrive property manager will contact you to inform you of any issues that may arise, including repairs and maintenance.

  2. Q: Do you pay the bills for me?

    Yes. We will pay expenses for you, including taxes and repairs. Make sure there is enough funds in our trust account from your property to cover the expenses.

  3. Q: How do I become a good landlord?

    A: Bad landlords do exist. Here are some things you should DO to avoid being one:

    • Respect your tenant’s privacy. Even if it is your property, you must send a proper written notice before entering the property.
    • Take care of your tenants. Maintain the rent at fair market rate and don’t make huge, unjustified rent increases.
  4. Q: Legislation constantly changes. Are you updated?

    A: Yes. We make sure to get updated on the latest changes to any property-related laws and regulations.

  5. Q: Who does the maintenance of my property?

    A: We have built a reliable network of tradespeople who will perform the maintenance of your property. We have worked with these professionals for years, so you are assured of quality service.

  6. Q: How often do you check the state of my property?

    A: According to regulations, routine inspections should be performed every three months. A reliable property manager will therefore check the state of your property four times a year.

  7. Q: How often should I visit my property?

    A: Even if you have a property manager, aim to be a proactive landlord and visit your property at least once a year. Your rental property is a major investment so you should allocate time to accompany your property manager to see for yourself that is property is being managed well.

  8. Q: What are the tasks that a property manager is expected to perform?

    A: Here are the things that a property manager will do on your behalf:

    • Search for prospective tenants
    • Do background checks on prospective renters
    • Prepare documents and accomplish administrative tasks
    • Write inspections and exit/entry reports
    • Offer you advice on property management
    • Collect and manage rental payments
    • Update the landlord regularly
    • St up advertising
    • Arrange for maintenance
    • Represent you at tribunal in the event of a dispute
    • Maintain records
  9. Q: How much does a property manager cost?

    A: Here are the common fees that a property manager charges:

    • Management fee: This fee is a percentage of the rent collected.
    • Let fee: This fee is charged when the property manager signs up a new tenant. The amount will depend on the weekly rent amount of the property.
    • Administration fee: A small fee charged monthly for administration, such as stationery and printing expenses.
    • Advertising fee: Fee for advertising, including printing of signboards and marketing. This is charged only when it occurs.
    • Lease renewal fee: This fee usually depends on the amount of weekly rent for the property.
    • Tribunal fee: This fee is charged when the property manager represents the landlord at QCAT (tribunal).
  10. Q: What happens when a tenant is late in paying rent?

    A: A good property manager will have a system to monitor late rent payments. This allows the property manager when to notify the tenant that their rent is due.

    The laws in Queensland state that when a tenant is seven days behind in rent, the property manager may send a Notice to Remedy Breach (Form 11). The tenant has seven days to pay the overdue rent. If the tenant fails to pay rent in seven days from the day the notice is sent, the property manager may issue Notice to Leave (Form 12), giving the tenant seven days to vacate the premises.

  11. Q: What if I decide to sell my investment property while it is occupied?

    A: There are certain rules that pertain to the sale of a rental property when it is occupied. First, the tenant must be issued a notice of the sale, which is through the Notice of Lessor’s Intention to Sell Premises (Form 10). The rules will depend on whether the tenancy agreement is a fixed contract or a period contract. On a fixed term tenancy, the tenant has the right to continue living in the property for the duration of the lease and the new owner will become the new landlord. On a periodic tenancy, the property manager may issue a Notice to Leave (Form 12), which gives the tenant four weeks to move out.

  12. Q: Why is my property vacant?

    A: There are two reasons why your rental property is vacant: (1) bad marketing and (2) the rent is too high. A good property manager will know how to market your property and what rent to charge, depending on the season or state of the market.

  13. Q: What are the risks if my rental property is left vacant?

    A: Your rental property faces serious risks when left vacant for long periods of time:

    1. Your property may become a target of vandalism if left empty for weeks or months.
    2. You are losing income by at least $400 per week. Over time, it can add up to a lot of money.
    3. Your landlord insurance may lapse if your property is without a tenant after a certain period of time. Ask your provider whether a claim would be valid if you were to make one after a certain period.

Tenant

  1. Q: What is a bond and who keeps it?

    A: A bond is a security deposit paid at the start of a tenancy. The money is kept in trust with RTA and remains there for the duration of the tenancy. A portion or all of the amount may be used at the end of tenancy to cover damages or loss of rent.

  2. Q: How often will my rental property be inspected?

    A: The landlord or property manager will inspect the property and fill up an entry report when you move into your property. A routine inspection will then be conducted once every quarter, or four times a year. When the lease ends, the property manager will again check the property and fill up an exit report.

  3. Q: Do I need to be present during inspection?

    A:  No. Your property manager has a set of keys for the property and will leave a note to inform you they had conducted an inspection. You can make an appointment to see your property manager if you have any concerns that you want to discuss. With that said, you are welcome to be there for the inspection to show the inspectors around. If you are not going to be present, make sure your pet(s) is secured and there is access to all rooms and spaces so that the inspection will be completed.

  4. Q: What do I do if I lose my keys?

    A: It is your responsibility as a tenant to secure all keys and garage remotes. You will incur the cost (including travel) of replacing the keys. Your property manager is available to recommend the best option for you.

  5. Q: What happens if I break my lease?

    A: Inform the property manager in writing of your intention to break your lease. In most cases, you have to fill up a Form 13 (Notice of Intention to Leave). You must continue to pay rent until a new tenant is signed. You also need to pay a let fee (plus GST) and an advertising cost (plus GST).

  6. Q: What if I cannot pay my rent on time?

    A: Contact your property manager immediately in writing should you face difficulties in paying your rent on time.

  7. Q: Should I get insurance?

    A: It is recommended that you get a contents insurance. Insuring the house is the responsibility of the landlord, but this doesn’t cover your personal belongings. For example, if some of your items were stolen during a burglary, the content insurance will cover the loss. The same goes for natural disasters, flood damage, lock replacement and other items covered in the policy. You can refer to your insurance policy for the coverage.

  8. Q: How do I report urgent maintenance?
    A: Here is a list or urgent maintenance items according to the RTA:

    • A major roof leak
    • A gas leak
    • A burst water service or a major water service leak
    • A blocked or damaged lavatory service
    • A serious electrical fault
    • Flooding or major flood damage
    • A major storm, fire or impact damage
    • A breakdown of the gas, electricity and water supply to the property
    • A breakdown of vital service or appliance on the property for cooking, hot water or heating
    • A damage that makes the premises unsafe to occupy
    • A damage that could injure a person or damage the property or undeservedly make living in the property uncomfortable for the occupants
    • A break in the staircase, lift and other common areas that undeservedly inconvenienced a tenant from entering or using the property
  9. Q: How do I deal with urgent maintenance after office hours?

    A: If the issue requires an urgent resolution, you can contact the tradespeople stated in your lease agreement to handle the issue. Make sure your property manager is aware of the repair by advising them in writing.

  10. Q: What do I do with accidental damage caused to the property?

    A: Report the accidental damage to your property manager as soon as possible. Report it in writing together with accompanying photos of the damage. Your property manager will contact the landlord for their instruction. However, it is likely that you will bear the cost of the repairs.

  11. Q: Can someone move in with me?

    A: You must seek the landlord’s approval first before letting someone move in with you. If you do this without approval, you can receive a Notice to Remedy Breach (Form 11). Note that this incident will affect your tenancy history, so it is important to abide by the rules.

  12. Q: What if someone on the lease have to move out?

    A: If an occupant needs to leave the premises before the end of the lease, they must fill up a Form 13 (Notice of Intention to Leave) and submit this to the property manager. Add other residents must agree to this person leaving the premises prior to the end of the lease.

  13. Q: How do I break my lease?

    A: Situations come up that could force you to break a lease. Your property manager will be happy to assist you in this situation and will help in finding a replacement tenant quickly. You will need to complete some paperwork and pay certain fees and charges. Once the paperwork is finalised, your property manager will begin advertising the property in search for a new occupant. You must continue to maintain the property and pay the rent throughout this period.

  14. Q: I have a pet. How do I apply for a pet?

    15. A: Apply for a pet in writing and submit it to your property manager. The application will be sent to the landlord and/or body corporate to decide whether to approve or not the application.

  15. Q: Can I make changes to the property?

    A: Any changes you want to make to the property, temporary or permanent, must be approved by the landlord.  Send all your requests in writing, giving as many details as possible. Making changes without permission can result in you being issues a Notice to Remedy Breach (Form 11) and being asked to remove the changes and repair any damages.

  16. Q: Am I responsible for maintaining the garden in the property?

    A: As per your lease agreement, you are responsible for watering, weeding and maintaining the gardens and lawns.

If you would like more information about our property managers or our property management services, email us at hello@arrivehome.com.au.

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The Benefits Of A Vacation Rental Property Manager

A top-level short-term rental enterprise requires a certain level of commitment. As a host, you have to ask yourself if you’re up to the task and what resources are available to you. An option you can consider is hiring a property manager to oversee your vacation rental.

Property managers can save you plenty of time, stress and energy. Perhaps you prefer to have full control over your Airbnb, but you may soon find out that quality property managers can effectively take care of your vacation rental and even improve it.

What exactly does a property manager do? Here are some of the tasks a good property manager can conduct on your behalf:

  • Create an Airbnb profile and listings
  • Respond to guest inquiries and handle communication issues
  • Coordinate maintenance and cleaning
  • Replenish consumables (toilet paper, soaps, garbage bags, etc.)
  • Monitor your calendar and rates
  • Create a check-in experience and a digital guidebook for the guest
  • Key management
  • Monitor guest reviews

However, you may be thinking you’ve already created a neat system for those tasks. So here’s a closer look at the benefits of hiring a property manager for your Airbnb.

Professional knowledge, experience and resources

Professional property managers have a better grasp of the market. They understand rates and trends and understand the more technical procedures of managing short-term accommodations. They have access to high-tech management tools and are connected to the top tradespeople in the area. They’ve seen all types of guests and have instincts on how to give each one good experience.

Optimise your income

A successful property manager knows best how to maximise your income ratio. Their understanding of pricing trends and market conditions allows property managers to deliver more bookings.

Proactive communication

This is the key to managing an excellent vacation rental enterprise. Whether it’s communicating with maintenance or guests, your property management can handle communication on your behalf. They’ll also be able to keep you updated on your Airbnb, whether it’s “good” news or “bad” news.

Paperwork and legislation

An effective property manager will conduct and provide inspection reports. They’re also aware of the key legislative matters and updates, ensuring your vacation rental is meeting the right and best standards. And, should any issues arise, they’d be able to advise you, represent you at the tribunal and mediate for you.

 

Now if all those benefits sound great to you, the next question you might have is, “How much does a property manager cost?”

An Airbnb or vacation rental property manager typically charges on average 15% of your nightly rate to manage a Airbnb that is listed fulltime. Charges may still vary and your property manager could charge as low as 10% or as high as 20%, depending on the services offered as well as the size, location and age of the property. Charges will also depend on the range of services you are personally looking for.

If you’re ready to hire a property manager, you’ll want to find one who has your best interests in mind and understands your goals. Here are several key questions to ask when interviewing property managers.

  • How many vacation rentals are you managing?
  • How do you market vacation rentals?
  • What documented systems are in place for property management?
  • What is your process for dealing with repairs and maintenance?
  • How frequently will you inspect my property?
  • Can I have online access to my information?
  • What references do you have from satisfied clients?
  • Do you provide an experience guarantee/promise?
  • Do you have documented experience standards?
  • What back-up staff are there in the event my property manager is sick or on holidays?
  • How frequently will you communicate with me, and what form will it take?
  • Will you only call me when there is a problem?

Are you ready for stress-free vacation rental property management? List your Airbnb with Air-rive now https://air-rive.com.au/contact/

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Increase Rental Income and Deductions

Australia’s renovations industry appears to be profiting from weaker economic conditions and tighter lending standards, with alterations and additions to residential buildings hitting a historic high recently.

Australian Bureau of Statistics December Building Activity data showed a 6.6 per cent increase in alterations and additions in 2018, with renovation spending reaching $2.27 billion in the December quarter.

This indicates homeowners and investors seeking to improve capital values and increase rental income have been renovating their properties, rather than purchasing anew.

It’s expected this boom will continue, as Master Builders Australia has forecast homeowners and investors will spend $8.8 billion annually on renovations over the next five years.

Renovations can significantly increase rental income. According to the first CoreLogic Quarterly Rental Review for 2019, gross rental yields are currently around 4 per cent. However, in some scenarios, renovators can achieve a 13 per cent return on their renovation investment.

Renovation case study to increase rental income

Let’s look at a case study where an investor completed a $60,000 renovation.

Here is the investor’s scenario before and after completing the renovation.

  • Original purchase price (before renovation) = $410,000
  • Rental income per annum prior to renovation = $18,720
  • Total renovation spend (completed in 2018) = $60,000
  • Property value on completion = $565,000
  • Rental income per annum after renovation = $26,520

In 2018 kitchen, bathroom and other cosmetic renovations were made. Newly installed plant and equipment assets included an oven, cooktop, dishwasher, rangehood, carpet, blinds, lights and a split-system air conditioner. The investor also installed fixed and structural items such as kitchen cabinets, benchtops, a bath, toilet and tiles.

A post-renovation valuation found the property was now worth $565,000. A property manager’s rental appraisal also found the owner could earn $510 per week.

Below is the investor’s tax scenario before and after the renovation.

Depreciation scenario before and after $60,000 renovation Graph

Source: https://www.bmtqs.com.au/maverick/mav-46-renovations-increase-rental-income-and-deductions

Prior to the renovation, the investor was experiencing an annual cash loss of $1,207.

However, after renovations their weekly rental income increased by $150, achieving 13 per cent yield on the renovation cost. They also turned their annual cash loss into a positive cash flow of $4,054, an additional $5,261.

Renovation tips and traps

While this example shows the great results possible, it’s important to be aware of some tips and traps before committing to a renovation project.

Scrapping can increase deductions when renovating

As part of any renovation, old assets will be discarded and new assets will be installed. When removing structures or assets from an investment property, existing assets may have a residual depreciable value. A process known as scrapping should be applied to ensure undeducted entitlements are claimed.

Asset selection when renovating affects depreciation deductions

Choosing which assets to install can also make a difference to what can be claimed once a renovation has been completed.

Items that serve similar purposes, such as flooring, depreciate at different rates. Carpet installation with a $2,000 cost will result in $500 in depreciation deductions in the first full year compared with floating floorboards and tiles of the same cost, which result in $267 and $50 in deductions respectively.

Avoid overcapitalising when renovating

Investors should stick to a budget when selecting items as it’s easy to overcapitalise. This is particularly relevant in today’s property market, where according to CoreLogic dwelling values fell by 7.4 per cent from their peak in October 2017 to the end of March 2019.

As many capital cities have experienced price declines, investors need to be wary of recouping the dollars spent during a renovation, particularly if they are planning the work to help sell their property at a higher value or raise the cost of rent to increase rental income. Sticking to a budget is crucial.

Seek advice prior to starting work, particularly if living in the property while renovating

A specialist Quantity Surveyor can provide advice on potential deductions available including whether depreciation legislation changes passed in November 2017 have any impact on your personal situation.

If you’re living in a residential property whilst completing a renovation, work completed can impact future deductions should you rent the property later. Newly installed plant and equipment will be considered previously used if items are added to a residential property while living there. BMT data shows one in four people lived in their property before renting it out in FY 2018/19.

There are exceptions. Substantially renovated properties and capital improvements to fixed and structural items aren’t affected. Even if fixed and structural improvements were completed by a previous owner, a new owner can still claim these items in the future.

Source: https://www.bmtqs.com.au/maverick/mav-46-renovations-increase-rental-income-and-deductions

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Routine Inspection Guide

We will conduct a routine inspection at the property within the first 3 months of an initial lease commencing. If we are satisfied with the standard of the property, we will schedule 3-6 monthly inspections as necessary.

The purpose of a routine inspection is to provide a report to the owner that the residents are maintaining the property in good order, and also to check for any repairs that may be necessary. Please note, however, that it is the responsibility of a lease holder to report any repairs or maintenance through our on-line resident portal. We appreciate you taking the time to report such items!

Another reason for conducting routine inspections is to make any recommendations to the owner that will enhance the property where possible, thereby offering a safe and inviting home for our residents.

So let’s get to it!

What we look at inside

  • Walls / light switches / skirting boards /doorways and doors are clean from marks
  • Ceilings are free of mould
  • Carpets are stain free
  • Windows and screens are clean
  • Light fittings and ceiling fans are clean and free of dust and light bulbs are working
  • Kitchen are is clean and the oven / stove top is free of burnt on food and stains
  • Shower, Bathroom and toilet are clean, particularly, shower tiles, shower glass screens and door free of scum build up

What We look at outside

  • The lawns are cut and edged
  • Gardens are tidy, weeds removed, hedges trimmed to a reasonable height
  • Rubbish / lawn clippings removed
  • Oil stains removed from carports, garages and driveways
  • Swimming pool / spa – water and sides / bottom clean not GREEN

If you have an approved pet

  • Any droppings are picked up and removed
  • Any pet damage is repaired
  • Ensure your dog/s are properly restrained for the inspection please

 

Thank you for helping us to maintain the property and your home to the best that it can be.

Please let us know if you would like some further information on cleaning tips or ECO friendly products that are available now.

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New Year Annual Home Maintenance Checklist

Monthly

  • Inspect, and possibly change out home vacuum filters. Many experts will say to change the filters monthly, but that’s not always necessary. For smaller families without pets or allergies, you’ll likely be okay changing the filters every 2-3 months. If the filter is dirty, change it out, otherwise inspect it again next month.
  • Clean kitchen sink disposal. There are a number of ways to do this, but the handiest and best all-around solution seems to be vinegar ice cubes. Put some vinegar in an ice tray and let it freeze, then run the ice cubes through the disposal. It freshens it, but as a bonus, ice sharpens the blades. You’re welcome.
  • Clean range hood filters. If you’ve never thought of doing this, you’re in for a real “treat” when you get that filter off the hood to clean it for the first time. Simply use hot soapy water, let the filter sit for a few minutes, rinse it off, and you’re good to go.
  • Inspect your fire extinguisher(s). We’ll assume you have and know how to use an extinguisher. This inspection doesn’t require much: ensure it has easy access (not being blocked by a garbage can or anything else), that the gauge shows adequate pressure, and that it has no visible signs of wear and tear.
  • Pool cleaning and maintenance. Pools can be costly if not cared for properly. Please ensure cleaning is done regularly and water tests are conducted to ensure the PH levels are correct. Stay on top of your pool checks to enjoy your pool year round!

Quarterly

  • Test smoke detectors. Another simple task; your detectors should have a “test” button. If the alarm sounds, you’re good to go. If not, replace batteries immediately and test again. If it still doesn’t sound, it’s possible there’s simply corrosion on the battery terminal, and it won’t detect new batteries. Please contact our office immediately.
  • Test garage door auto-reverse feature. Test every month by placing a 2×4 on the ground where the door would close. It should reverse after a second or so when the door hits the wood. Also test the photo-electric sensors if you have them by placing something in front of them (not your body). If the door doesn’t immediately go back up, you have a problem.
  • Run water and flush toilets in unused spaces. This mostly applies to guest bathrooms, or any other sinks/water sources you don’t use on a regular basis. The idea is to prevent grime or any other kind of build up. Regularly running a little bit of water through will prevent this.

Biannually

  • Give your house a deep clean. Take one Saturday every six months with your whole family, and give the whole house a proper deep clean. Appliances, windows, dusting every nook and cranny etc. Keeping things clean and not letting dirt/grime/dust build up over years and years will help keep your home in tip-top shape.
  • Vacuum your refrigerator coils. The fridge can use up to 15 percent of your home’s total power, so you want it running as efficiently as possible. Over time, the coils get dirty and your fridge requires more juice. You can save up to $100 a year by doing this, and it’s not at all a difficult task.

This information was sourced from: https://www.artofmanliness.com/articles/keep-your-house-in-tip-top-shape-an-incredibly-handy-home-maintenance-checklist/

Visit their site for more handy tips!

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National Water Week

National Water Week is popping up again in the third week of October. The theme for 2018 is ‘Water for me, Water for all’, and is aimed at encouraging young people and the wider community to think about how we use water on a day-to-day basis and how we can protect it so we have it in the future.

Water usage is a particularly topical conversation in Australia, and more specifically, in Queensland at the moment, where drought is plaguing our shires. Currently 58.1% of the state is a drought-declared shire. Additionally, with a drier-than-average spring approaching, it is become more and more vital that we save water in all ways that we can.

We have compiled some tips from the Queensland Government Water Initiative to help you save water in your own home…

Bathroom

Up to 16 per cent of household water is flushed down the toilet. The following tips can reduce the amount of water used and in turn help reduce your water bills.

  • Don’t flush needlessly. Use the half-flush option on dual flush systems and never flush items other than toilet paper down the toilet.
  • Replace your older-style toilet suite with a 4-star WELS Scheme dual-flush system. This can save up to 8 litres of water with every flush.
  • Use tank water to flush. Talk to your plumber about having your rainwater tank internally plumbed to your toilet.

 

A standard shower can use 20 litres of water per minute, and accounts for up to 24 per cent of household water use.

  • Install a water-efficient shower head. A WELS Scheme 3-star rated shower head will use no more than 9 litres of water per minute.
  • Take a shorter shower. Shorter showers not only save water but help reduce the amount of energy associated with heating the water.
  • Insulate your hot water pipes. This means you won’t need to wait as long for the hot water to flow through—saving you both water and energy.
  • Make sure your hot water system thermostat is not set too high.
  • Use a bucket to catch water while the shower warms up. You can then reuse this water on your garden.

Laundry

Selecting the right washing machine is the best way to save water and energy. Choose a washing machine with a 4-star WELS Scheme rating or better; you could use up to 50 per cent less water.

  • There are a number of other ways you can save water in the laundry.
  • Try not to use your washing machine every day. Instead, sort clothes and wash bigger loads less frequently.
  • Pre-treat stains to limit the need to rewash.
  • When adjusting warm water tap flow, always turn the hot water down rather than the cold water up.
  • Use small amounts of water if washing clothes by hand and reuse this water in your garden.
  • Make sure that everyone picks up and sorts the clothes they wear each day so clean clothes don’t get washed by mistake.
  • Divert grey water from your washing machine for immediate use on your garden (except vegetables).

 

Kitchen

Water use in the kitchen contributes up to 13 per cent of total household consumption. There are many ways to save water in the kitchen.

  • Use the dishwasher with a full load. Running a full load in a water-efficient dishwasher uses less water than washing dishes by hand.
  • A 5-star WELS Scheme rated water efficient dishwasher uses as little as 7 litres of water.
  • Scrape your dishes and soak your pots and pans to remove food rather than rinsing them under running water.
  • If you have two sinks, half-fill the second sink with rinsing water. If you only have one sink, rinse the washed dishes in a pan of water.
  • Rinse vegetables in a bowl and then use the water on your garden.
  • Don’t use running water to defrost food. Place your frozen food in the fridge to thaw overnight.
  • Store drinking-water in the fridge—running the tap until it’s cool wastes up to 15 litres a minute.
  • Encourage children to empty water bottles onto the garden or pot plants instead of down the sink.

 

Pool

As pool and spa owners, you can reduce water consumption in several ways.

  • Use a pool cover. A properly fitted pool cover can stop up to 97 per cent of evaporation and reduce the amount of chemicals required to treat the water.
  • Check your pool for leaks. A tiny leak could result in a large amount of water loss.
  • Build your pool in an area that is shaded during the hottest parts of the day. This will reduce evaporation and help avoid the sun’s harsh rays while you swim.
  • Maintain the correct chemical balance in your pool and clean it regularly. Top up your pool with rainwater runoff.

 

For more great tips visit: https://www.qld.gov.au/environment/water/use/home.

 

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Spring Sales Season! Are You Ready?

It’s spring. The sun is shining, the flowers are in bloom, the birds are chirping, the grass is green, and you are feeling considerably more cheerful as the cold months have come to an end. With the bloom of the jacarandas comes a reinvigoration in the property market for those on a house hunt. Not only does spring give you a great excuse to declutter and commence a spring clean, but it also provides the perfect environment for an open home.

If you are considering selling your property this spring and wondering how you should prepare your home to sell in the property sales boom, we’ve compiled some useful tips to ensure you’re ready!

Bedside table due for decluttering

Declutter

Probably the easiest and cheapest alteration you could make to your home is to declutter it.
Reducing the number of personal items filling your home not only allows for a cleaner feel but it also allows visitors to envisage themselves living in the property, not to mention the wonders it does for your closet and cupboard space!

 

 

Image of owner cleaning kitchen floor with mop

Embrace the spring clean

Ensure your windows and mirrors are sparkling, wash the curtains and blinds, have your carpets professionally cleaned, polish tap fittings, hardwood floors and door knobs, rake the lawn and trim the bushes. Attention to detail is vital in making your home look its best (and only requires a bit of one-on-one time with the dustpan and brush)!

Image of flower on the bed side table

Set your home apart from the rest

The finer details might not be glaringly obvious to a buyer; however, these small touches are a cost-effective way of setting your home above other options on the market.

Set out fresh flowers or freshly clipped lilac branches, integrate towels, throws and pillows in complementary colours throughout your house, offer an outside mat for guests to clean their shoes, fill the sink with ice to chill bottled water for visitors or set out individually wrapped treats in cellophane or ribbon. Each of these small gestures are not only cost-effective but will ensure your guests feel at ease in your home.

Use a Real Estate Agent

 

As buyers and sellers spring into action, the property sales race is likely to be very tight. Utilising a real estate agent will help you to be at the front of the pack. At Arrive we have an amazing team of professionals ready to value your house, suggest a niche method of marketing tailored to perfectly suit you and you home, and to offer you a suite of services to mold your house into an irresistible property.

If you are interested in finding out more on how to sell your home this spring, please feel free to contact us at Arrive. We have a number of professionals with a wealth of skills and knowledge, ready to help you in your sales journey!

Contact

Arrive Team: 3374 3737

Trent Ray – Sales Agent: trent@arrivehome.com.au

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How to Paint over a Patched Wall

Painting over a wall patch so it looks invisible isn’t easy—ask anyone who’s tried it. It needs to be done carefully in order to look good.

As a property manager or landlords, we have all seen this too often:

    1. Paint ripped off when tenants are trying to remove double sided tape wall hooks
    2. Doorknob smashing hole in the wall.
    3. Cracked Walls
    4. Nail Holes

Can you repair this by just painting over the spot? Well, it depends. Will anyone ever looks at it? Sorry, but it will be painfully obvious what you did. So this depends on how critical the observer is. If I was your landlord and I saw a poorly done patch when you were moving out, I’d mutter a few obscenities under my breath, then quietly mention to you about how you just forfeited your bond unless you have it fixed.

The problem is that paint won’t match that well. The colour difference will be obvious. Plus, due to the hole in the surface, there will be small shadows that will be quite obvious, so you will need to fill in the surface so it is smooth, BEFORE painting. Anyway, if you tried to paint in just that small area with a brush, one would easily see the texture differences from painting with a brush compared to what was an original roller applied paint surface.

However, maintaining the rich colour and smooth finish of your home’s interior doesn’t mean you have to repaint the whole room to fix the dents, dings, scratches and marks that can, over time, mar your walls’ surfaces.

By using the proper technique and the right colour, you can touch up select spots of your wall paint, and keep your walls looking flawless and freshly painted again.  however, in most cases, it’s easier just to repaint the entire wall.

How Nice Would it Be to Work With Us?

Paul De Groot
Project Manager
Premiere Painters & Contractors Group
M:0438 783 739
www.premierepainters.com.au
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