Landlords Information
Our highly experienced and competent rental department is directed by Licenced Estate Agent Lynne Hayden of fifteen years and our senior Property Manager of 18months Karen Nelson. They have a vast knowledge of the complex laws governed by today's Residential Tenancies Act and are highly skilled in negotiating residential leases.
Karen Nelson skilfully manages the property management division and has proven to be a fast moving, hard working and highly motivated professional operator. She is both passionate about real estate and has an exceptional knowledge of the Residential Tenancies Act. She delivers a high quality standard of service to each client and has developed a flair for writing award winning advertising. She advocates that a well written advertisement will assist in attracting the right people to the right property in the shortest possible time frame.
Properties Managed By Torquay Links Property Team
We can boast we always have a high demand for all types of rental property and cover exclusively The Sands residential Golf estate, and OnShore Torquay part of the Crowne Plaza.
Current landlords are experiencing little or no vacancy when their investment property becomes vacant with Torquay Links Property.
Presentation
When leasing your property presentation internally and externally should be considered, that is, state of cleanliness, tidy garden, etc. Our agency would be most happy to provide you with personal recommendations on presentation to ensure your property attracts the right tenant at the highest possible rental figure.
Where Do Tenants Look For Rental Properties
Today with the advent of the internet in excess of 90% of prospective tenants will search for a rental property via the following sites:
As a faster moving agency, our technology ensures your property is displayed on the internet literally the minute the photography has been completed. This technology ensures prospective tenants the ability to view your property from anywhere in the world.
Corporate Clients And Relocation Agencies
We have established strong relationships with all major relocation agencies who are employed by large organisations to find suitable rental accommodation for their overseas and interstate executives transferring to Melbourne. We ensure our landlord's properties are leased to quality tenants by utilizing our good relationships with these relocation agencies.
It is our company policy to keep appropriate records of potential tenants waiting for quality rental properties on our database. We are constantly updating our database with daily requests from prospective tenants searching for property through our agency.
As a free service to you, our agency will prepare an in house brochure, similar to our "For Sale" brochure which is emailed to the relocation agencies and forwarded to clients on our waiting list looking for a property.
Private One On One Inspections
We offer a personalised service whereby we escort all potential tenants through all properties available for lease. Unlike most agencies, we do not hand over keys and allow prospects to view your property unaccompanied by an agent.
Most tenants today are time poor and prefer to inspect properties without the inconvenience of having to book an appointment with an agent. Therefore, we also conduct scheduled open for inspection times for our rental properties.
On the other hand, some relocation/agents prospective tenants prefer to inspect your property on a private viewing basis. We will always make ourselves available to suit each client.
Rental Applications (Selection)
All prospective tenants are required to complete a detailed tenancy application form which is thoroughly checked by our property management team. We engage National Tenancy Database who are endorsed by the Real Estate Institute of Victoria to provide a past rental history report and bank/credit history on prospects. We also request that each applicant provide current employment, past employment, current rental and past rental history. After careful selection, the reference checks are completed and then submitted to you for your approval. Upon approval, our agency prepares a residential tenancy agreement.
Condition Report
A written condition report is completed prior to a new tenant taking possession of your property. This establishes the condition of the property at the commencement of the tenancy.
A full set of colour photographs are taken of the interior and exterior of the property as a visual record. The extensive photography involved includes inside the oven, cook tops, toilets, fixtures and fittings etc. By keeping a correctly documented condition report ensures the property is returned in the same condition at the end of the tenancy. This is done for every property.
Residential Tenancy Agreement (Lease)
Once a suitable tenant has been selected we prepare a formal residential tenancy agreement. We use the prepared REIV tenancy agreement which has been specifically prepared by The Law Institute of Victoria in consultation with the Residential Tenancy Tribunal (Office of Fair Trading). We also incorporate a number of special conditions into the lease so as to tailor each lease to a specific property, i.e. swimming pool clause, open fireplace clause, no smoking clause, garden clause etc.
Direct Debit
We offer a direct debit facility to all tenants direct to the owner thus reducing any problem with rental arrears and ensuring you receive your remittance/electronic transfer of rent efficiently. We are vigilant in our monitoring of rental arrears and pursuing outstanding money for our landlords. If a tenant is late with their rental payment we will send them an email, letter via surface mail, SMS or telephone call to remind them that their rental payment is overdue.
Rental Property Inspections
Our agency conducts six monthly property inspections on all properties as allowed by current legislation regardless of whether it is a $200.00 per week rental property or a $2000.00 per week rental property. This is conducted to monitor how the property is being maintained and to see if any routine maintenance is required. This is followed up by a written report forwarded to the landlord. We also conduct regular drive by inspections for the purpose of monitoring the condition of the exterior of the property.
Cost Effective Tradespeople
It is imperative that your property is maintained to ensure your investment continues to improve in value. By attending to maintenance matters on a regular basis, your property will present well and appeal to the wider marketplace if it becomes available for re-leasing.
Over the years we have compiled a comprehensive list of various reliable, competent, cost effective tradespeople. In most instances, we prefer to personally inspect your property first prior to recommending a tradesperson attend to the problem. Should the need arise, our office can obtain competitive quotations for any maintenance required for your approval. We can also engage your own tradespeople if preferred.
Insurance Claims
Should any repairs to your property result in an insurance claim, our agency will lodge the claim on your behalf. We will follow through the claim until it is resolved, keeping you fully informed along the way. There is no extra fee for this service.
Regular Monitoring Of Your Investment Performance
We understand the importance of ensuring your current rental return is comparable to similar properties. Our agency continually monitors your return and recommends rental increases as allowed under the Residential Tenancies Act.
Tax Deductable Items
Please talk to your accountant about tax deductable items allowable for your investment property.
Costs To Consider Claiming
- Advertising for tenants
- Agent fees and/or commissions
- Bank charges and interest
- Body corporate fees
- Borrowing expenses
- Council rates
- Decline in value of depreciating assets
- Gardening
- Insurance
- Land tax
- Pest control
- Telephone
- Repairs and maintenance
- Stationery
- Travel to inspect property
- Water charges
Fees
Our monthly management fees are charged six monthly and in advance. Leasing fees are charged when a new tenant is obtained and a residential tenancy agreement is prepared. Unlike most other agencies, we do not charge a re-leasing fee when an existing tenant's lease expires, a new rental figure is negotiated and a new lease is prepared.
Increase Your Investment Portfolio
We can help you purchase, upgrade, sell or project manage major renovations to your investment property. Many of our existing landlords call on us for advice prior to making another investment purchase.
Superior Communication and Reporting
We provide outstanding service to all landlords and tenants and ensure all telephone enquiries and emails are diligently handled each day. We provide you with an annual taxation report each year to assist you with your taxation return. We pride ourselves on our personalised ongoing communication with all landlords and tenants during the management of all property and ensure excellence in service is always delivered. Our expanding rent roll is largely due to our personal referrals provided from existing landlords and associated professionals. True testament of the excellence in the service that we provide.
Vendor Information
Preparing To Buy
- Decide what you would like to purchase in terms of size, location and price.
- Register your name and requirements with estate agents and ask them to let you know when suitable properties become available.
- Attend auctions and private sale properties open for inspection.
Regularly check local and daily newspapers plus the following web sites:
Inspecting A Property
- Consider having the property inspected by a builder or architect to assess whether there are any defects that might affect your decision.
- Look at the location and style of the property in relation to your requirements i.e. size of the property, proximity to schools, access to public transport etc.
- Once you have found a property, ensure you view the home during the week as well as on the weekend.
Organising Finance
- It is vital that you organise your finance before making an offer or bidding at an auction.
- Make arrangements to cover the deposit prior to making an offer to purchase or prior to bidding.
- Arrange to have the appropriate mortgage funds available for settlement.
- Confirm with your financial institution or bank the amount they are willing to lend you and calculate this with your capacity to repay.
- Home loan interest rates can move up and down, so you need to allow some leeway in case this should happen.
Vendors Statement (Section 32 Certificate)
- Section 32 of the Sale of Land Act requires the vendor to provide a statement about the financial, legal and planning details of the property, before a contract of sale or contract note is signed.
- The vendor and purchaser must sign the section 32 before the contract is signed.
Making An Offer
- The agent is duty bound to submit all offers to the vendor.
- The property remains on the market while the vendor considers all offers. If your offer is the first one submitted it doesn’t necessarily mean that it will be accepted.
- You can make an offer that may include a date by which it will lapse if the vendor does not accept it.
- An offer may be made subject to a finance clause i.e bank approval, Owner Corporation building extension, sale of an existing property or another condition such as a builder’s inspection.
- You can make your offer conditional on certain items being included or excluded from the contract. Any special conditions such as these must be written into the contract.
- An offer is not legally binding on both parties until the buyer and seller have signed a contract of sale or contract note.
- A contract of sale or a contract note must contain details of the property, the price, the deposit and settlement terms.
- The agent is not obliged to give you another opportunity to increase your offer.
- It may be worthwhile making an offer for the property before it goes to auction as this gives you an opportunity to negotiate through the agent and perhaps to stipulate any particular conditions you require in the sale.
Cooling-Off Period
- You are entitled to a cooling off period of three business days. This means you are legally allowed to withdraw from the contract if you change your mind during this time.
Exceptions To Three Day Cooling Off Period
- The property exceeds 20 hectares in size and is used mainly for farming.
- The property is used mainly for industrial or commercial purposes.
- You received independent advice from a solicitor before signing the contract.
- You previously signed a similar contract for the same property.
- You bought the property at or within 3 clear business days before or after a publicly advertised auction.
- You are an estate agent or a corporate body.
Cancelling The Contract Within The Cooling Off Period
- Should you cancel the contract you will be required to provide written notice to the vendor or the vendor’s agent within the cooling off period.
- The Purchaser is entitled to a full refund of all money paid, except for $100.00 or 0.2% of the purchase price - whichever is greater.
Costs Associated With Buying A Property
- Legal/conveyancing fees.
- Government stamp duty on the transfer of property.
- Stamp duty on the mortgage.
- A loan application fee.
- Property insurance.
- Adjustments such as council rates and water rates.
Please note this is general information only. You may wish to contact your solicitor for specific advice prior to buying.
Seller Information
After gaining extensive real estate experience of some 12 years, Lynne decided to open her own real estate office. The business commenced in 2007 with an objective to provide the highest standard of professional, personalised and accountable real estate service for The Sands, Torquay.
Lynne Hayden takes enormous pride in offering a unique VIP service to each client. The company’s outstanding work in the industry has been acknowledged for their unrivalled success in marketing and selling property and their sophisticated property management services. Recognition has been received by several sales and property management awards from the Real Estate Institute of Victoria.
These awards are highly sought after by many agents in Victoria and judged on the agencies overall marketing strategies, free editorial content, budgeted advertising, descriptive text, quality photography and finally the price achieved. Our personal attention to every detail assures our clients of successful, award winning advertising.
The company offers a balance of skills lead by Lynne Hayden and her team. All staff at Torquay Links Property are highly trained and experienced and takes great pride in keeping fully informed of changing legislative amendments.
Sensational Sales Results
Lynne Hayden are most pro active when engaged to market property listed for sale or auction. We have an unrivalled sales success rate in selling all properties listed with our agency. The sales team’s extensive experience, personal service, attention to detail and negotiation skills all contribute to the company’s achievements and great success for our clients.
One on One Inspections
We maintain a large databank of qualified prospects keen to purchase a property, this is updated daily. We initially offer your property to our prospects at the arranged quote price and organise a personal one on one inspection. We always make ourselves available to assist each client.
Auction or Private Sale
We specialise in selling property by private sale. In this market we find this delivers the best result for our vendors, the property and their circumstances. There are pros and cons for both methods of sale. However, research has shown that more than 90% of buyers prefer to purchase by private sale.
Where Do Purchasers Look To Purchase Property
Today with the advent of the internet in excess of 90% of prospective purchasers will search for a property to purchase via one of the following sites:
As a faster moving agency, our technology ensures your property is displayed on the internet literally the minute your photography has been completed. This technology ensures prospective purchasers the ability to view your property from anywhere in the world.
Advertising
We are constantly developing new strategies for marketing incorporating innovative advertising with creative style therefore ensuring all properties marketed by Torquay Links Property stand "head and shoulders" above the rest. Our advertising is prepared by our most experienced staff ensuring each advertisement is correctly written to target the right marketplace.
We prepare a specialised marketing schedule within a set budget to suit each property. This incorporates all promotional content including the board, brochures, local paper, The Age newspaper and internet advertising. We have great expertise in maintaining advertising budgets to an absolute minimum cost to all vendors without jeopardizing the final sales result.
Free Editorial Coverage
We generally receive one free editorial per property and have even obtained as many as seven free editorials for certain property. Upon listing your property for sale, we would forward several colour photographs and editorial text to the following newspapers requesting a free editorial feature.
- Surf Coast Times
- The Age
- The Sunday Age
- The Domain
- Herald Sun
- The Financial Review
- Herald & Weekly New Home Magazine
- The Weekend Australian
Presentation
A well presented home says "welcome" and should reflect the lifestyle buyers often dream about. It does not have to be a "show place" but it should appear clean and comfortable and smell fresh and free of any odours. First impressions count and will contribute to the number of prospects wishing to view your property and will result in the final price achieved. Experience shows that vendors who make the extra effort in presentation usually achieve a quicker sale. As an added service, at no extra cost, we would be pleased to inspect your property and advise you on correct property presentation to maximise the sale price.
The Outside
- Look at your home as if you were a buyer. First impressions are lasting impressions.
- Remove any junk mail from your letterbox.
- Have all minor repairs done. Sticking doors and windows, loose door knobs, faulty plumbing, peeling paint etc. may affect your sale. Make sure all gates open easily.
- Arrange outdoor furniture so that it looks inviting.
- Tidy flower pots and have plants looking healthy and watered. Trim shrubs, mow lawns, weed flowerbeds, sweep leaves etc.
- Put instant colour into your garden by planting annuals.
- Clean out the gutters, wash windows, doors and awnings.
- Spread gravel on unsealed driveways and lay pine bark on unsightly surfaces.
- Sweep (pressure clean if necessary) driveways and patios. Remove any washing from the clothes line.
- If you have a pool, make sure it is sparkling clean.
- If you have a dog, take it for a walk during inspections.
The Inside
- Healthy indoor plants in various rooms or freshly cut flowers can be an added attraction.
- Oil squeaking doors, ensure the front doorbell works and all doormats are clean and in position.
- Repair dripping taps, fix loose or broken tiles and ensure all tiles, showers, hand basins and baths are clean and free of mould.
- Open all curtains and blinds to allow as much light in as possible. This will make your rooms appear more spacious.
- De-clutter and remove any unwanted furniture.
- Spring clean your house internally including inside all kitchen cupboards and built in robes in the bedrooms.
- Ensure the kitchen sink and kitchen bench tops are free of unwashed dishes.
- Touch up paintwork, walls should be free of marks, blue tack, etc.
- Vacuum carpets throughout and steam clean if necessary.
- Remove kitty litter trays and any cat or dog food bowls.
- Present your bedrooms with your best bed covers and place cushions or soft toys on the childrens beds.
- Lock valuables and personal items away.
- Arrange a fruit bowl of fresh fruit on the kitchen bench.
- Internally your house should be gleaming and should smell clean and look inviting.
Remember
- Turn on some classical music, open the blinds and curtains, turn on lights or lamps and leave the house during open for inspection times.
- Be prepared to allow your agent to show prospective purchasers through your home at all reasonable times.
Fees
Fees can be discussed at the time of signing the authority. You will be surprised at how little the right service and advice can cost.
Vendors Statement (Section 32 Certificate)
Section 32 of the Sale of Land Act requires the vendor to provide a statement about the financial, legal and planning details of the property, before a contract of sale or contract note is signed. The vendor and purchaser must sign the section 32 before the contract is signed. It is recommended that you arrange for your solicitor to prepare the section 32 prior to commencing the marketing.
Market Trends
Our extensive research into current and future market trends is enhanced by our utilisation of the comprehensive resources at the Real Estate Institute of Victoria (REIV) who are known for their research.
The REIV data is also forwarded to the Reserve Bank, the ABS, the Commonwealth Department of Treasury and most major banks who rely on the information for their publications and reports.
By analysing recent sales results, median house price surveys, market patterns and independent economic advice we are able to formulate effective sales and marketing strategies personally tailored to suit each individual property. |
