PROPERTY MANAGEMENT

Property, whether residential or commercial, is a valuable investment which needs to be effectively managed by highly qualified industry professionals to ensure the owner maximum potential and capital growth.

Carroll McKeddie's Property Managers possess sound local knowledge of the ever-changing Melbourne market.  Combined with their invaluable experience of the complex management processes, legislative procedures and regulatory controls of the Residential Tenancies Act, this allows them to offer clients a professional and stress free journey through the leasing process.

At Carroll McKeddie we deliver a consistent and superior leasing and management service to all of our clients whilst maximising rental return.

Tenant Selection

The key factors when choosing a suitable tenant are to ensure that rent is always paid in full and on time and that the property is well maintained.

At Carroll McKeddie all prospective tenants undergo a stringent screening process within 24 hours of receipt of their written application.  Previous rental history, employment and personal references are all fully checked.  We then contact the landlord to discuss the prospective applicant/s.

You can rest assured that Carroll McKeddie will make every effort to ensure the viability of your tenant.

Repairs and Maintenance

Another vital part of the management of any property is the maintenance.  We offer a flexible system where the client can either arrange repairs themselves or authorise Carroll McKeddie to oversee any works on their behalf.  It should be noted however, that as per Section 72 of the Residential Tenancies Act, when there are urgent repairs required we will arrange the necessary works on behalf of our clients.

There are a number of benefits to authorising us to arrange repairs.  Clients who choose this option do not have to worry about tenants calling them regarding maintenance issues and if you are not available your tenant will not suffer any distress or discomfort resulting from any delay to repairs.  Our clients can be assured that we will always endeavour to keep expenditure to a minimum.

We use only tried, trusted or highly recommended trades-people who are competitively priced.  Alternatively, we are happy to employ the services of any company or individual preferred by our client.

Routine Inspections

We inspect all properties on a regular basis to ensure that they are being well maintained and that the rental return remains in line with market value.

Following an inspection we supply our landlords with a comprehensive report on the condition of the property (with photographic evidence if required) along with an assessment of the standard to which the tenants are maintaining the property.  We will also make a recommendation, if appropriate, for an increase in rent.

Leases

It is usual for us to recommend that properties be leased on a 12 month basis with a rental review prior to the expiration of the lease.  Most tenants are aware that this is standard practice but we will always draw this to their attention to avoid confusion.

Under the provisions of the Residential Tenancies Act we are not permitted to insist that a tenant enter into a new lease at the expiration of the original agreement.  Unless they wish to do so, tenants can remain in the property on a periodic tenancy basis although they have a legal obligation to comply with all the covenants contained within the original lease.  In such instances there is no requirement for the rent to continue at the same level and an increase can be applied.

Monitoring Rental Payments

Our tenant screening processes are extremely thorough.  However, should it become necessary to take action against a tenant who has fallen behind with their rental payments, we will automatically initiate the following procedures:

Five days overdue -  the Property Manager will attempt to contact the tenant by phone.  If contact cannot be made, overdue notice is sent by SMS and email.

Ten days overdue - the tenant is sent formal notification that a Notice to Vacate will be issued should the arrears not be met within five days.

Fifteen days overdue - a Notice to Vacate is issued and an Application made to the Victorian Civil and Administrative Tribunal (VCAT) for a hearing at which an application is made for an Eviction Order to be issued.