Below is a list of commonly asked questions from investors. If you have any questions not listed here please contact us here.
How do you determine the best rent for my property?
At Allure Realty we aim to achieve the highest possible rental return in the shortest amount of time on the market. Renting a property quickly can be hard if your property isn’t priced according and in good condition.
There are a few factors that we take into consideration to determine the correct market price:
Demand – What kind of properties are in demand at the moment? This can be seasonal and depend on a variety of factors.
Availability – What properties are on the market at the moment? If what is in demand is in short supply you can achieve a higher rental.
Market Comparison – What are they being rented for at the moment? We compare and contrast your property against the rental market to determine an ideal price, taking into account the location and any extra features your property might have.
These factors allow us to give you enough information to set the right rent for your property.
We will also rely all feedback we are given from prospective tenants.
How long will it take to rent my property?
No specific time frame came be given, however if your property is priced according, in good condition with decent photos and has a proactive agent representing your property, it will be rented more quickly.
What insurances do I need?
It is recommended you take out Building Insurance and also Landlord Insurance.
Building Insurance covers you for unexpected events that damage your building, such as fire, storm and flood.
Landlord Insurance covers you for Tenant-related risks including loss of rental income, death of a tenant, damage by Tenants to your building and contents.
Can I maintain the smoke alarms myself?
If Property Owner’s decide to maintain the smoke alarms themselves, they must ensure:
- install smoke alarms complying with Australian Standard 3786-1993 outside sleeping areas and one on each level of the dwelling
- replace smoke alarms before the end of their service life (smoke alarms are required to have a recommended service life of at least 10 years under normal conditions of use)
- test and clean smoke alarms and replace any flat or nearly flat batteries within 30 days before the start or renewal of a tenancy
- repair/replace the smoke alarm during the tenancy if they are reported faulty
- must not remove a smoke alarm, remove the battery (other than to replace it) or do anything to reduce the effectiveness of the alarm (e.g. paint it).
- supply a written report to our office upon completion including – position and expiry date of alarms, date batteries replaced and alarms tested and cleaned etc.
Can I charge for water?
Water can be charged if your property is separately metered. Full water consumption charges can be charged for a property that has a water efficiency certificate, otherwise excess water can be charged. If the property is not water efficient, the Landlord can charge a reasonable amount of water to the Tenant, as stated on the Lease Agreement.
What happens if my tenant falls behind in rent?
We have a zero tolerance policy for late rental payments. We understand that sometimes there are unforeseen circumstances that may result in payments being late, although we will endeavour to accommodate these, there is a strict arrears management procedure that will be maintained, and we act from day one.
Can I sell my property while it is being rented?
You can sell your property during a tenancy however if you list your property within the first 2 months of a tenancy starting, the Tenant has the option of ending the agreement with only 2 weeks’ notice.
-In a fixed agreement, the Landlord cannot make the Tenant leave because they decide to sell the property. The Tenant can stay until the end of the term, and the new owner will become the new Landlord.
-If the Tenant is on a Periodic Agreement, and the Landlord requires vacant possession, they must give the Tenant 2 months notice to vacate, or upon signing the contract of sale, the Tenant must have at least 4 weeks’ notice to vacate.
How will you service my property, when you do not have a physical office?
99.9% of our appointments have always been out of the office. When we list new properties, for sale or rent, we complete what is needed at the property with the Clients, when a new Tenant moves in, we meet them at the property. We are happy to meet a location that suits you if the property is not available.
Gone are the days where people walked into the office to look at properties, everything is online now and everything needs to be in writing.
We offer a very personalised service, and we always put our clients and their needs first.
How do I change agents?
Changing Agents is easy. All you have to do is fill out the contact form or contact us direct, and we will arrange for you to complete the correct documentation, and we will handle the rest on your behalf.