Landlord FAQs

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

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

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.

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.

How do I become a good landlord?

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.

Legislation constantly changes. Are you updated?

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

Who does the maintenance of my property?

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.

How often do you check the state of my property?

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.

How often should I visit my property?

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.

What are the tasks that a property manager is expected to perform?

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
  • Set up advertising
  • Arrange for maintenance
  • Represent you at tribunal in the event of a dispute
  • Maintain records

How much does a property manager cost?

  • 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).

What happens when a tenant is late in paying rent?

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.

What if I decide to sell my investment property while it is occupied?

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.

Why is my property vacant?

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.

What are the risks if my rental property is left vacant?

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.

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