Our Little Red Book

Your Big Guide to Beautique Realty

Hi, I am Beau Miller

Business Owner Principal Licensee and Property Manager of Beautique Realty.

I started in Property management at the age of 17 driving prospective tenants

around Rental Properties in Tasmania.

I have worked in the industry now for over 15 years and in 2011 Beautique Realty

began; a boutique agency solely dedicated to Property Management.

It is my aim to provide the most comprehensive professional service to property

owners and to help as many people as possible to find a home to suit their needs.

I believe they key to being a GOOD Property Manager is open and honest

communication and having up to date information.

I can promise you that as your Property Manager you will have access to me

directly and as it’s my own business I have my finger on the pulse and treat your

property like I would treat my own rentals.

More information on me and Beautique Realty can be found on my website

at www.beautiquerealty.com.au and you can also find my personal resume http://www.linkedin.com/in/beauleamiller

I really look forward to working together for all your long term investment property needs.

This is just the start of your Big Adventure with this Little Agency….

What does a Beautique Property Manager cost?

Did you know that is the first question 95% of people ask!

So instead of making you read all the way to the last page I have put the Beautique Fee on page 2.

That’s because I am confident that our Fees are competitive, therefore very easy to swallow and I have no doubt that

your Beautique Experience will be worth every tax deductable cent!

Don’t believe me?

Try our service and if you’re not satisfied in the first 60 days we will refund 100% of your fee’s paid!

BeautiqueRealty

BeautiqueRealty

BeautiqueRealty

0411 439 437

07 3833 6844

www.beautiquerealty.com

.au

PO Box 4601, Springfield Qld. 4300

All Inclusive 10 % Management Fee

Beautique Realty offers you a choice of two options.

Either the ALL INCLUSIVE (10% including GST) fee which allows you to budget for your income and expenses

without having those added charges throughout the year.

Or the STANDARD FEE (8.5% plus GST(9.35%)) which is your most common fee structure you will come across

when comparing with other agencies. Standard fee’s traditionally will include a management and rent collection

fee, plus additional fees for services we performed such as Inspections, Financial Statements, Postage & Petties.

Both Options also include a Letting Fee for each time we find a tenant and a Web Portal Fee for a Feature Advert

with Realestate.com.au plus your property is listed on various For Rent websites plus BeautiqueRealty.com.au

So, how much will you pay and which fee works best for you?

The table below outlines how much you could expect to pay in fee’s to Beautique Realty using a property rented

at $350 per week.

Property Rented @ $350 which fee works for you?

All Inclusive @ 10% inc GST Standard Fee @ 8.5% plus GST

Management Fee $ 35.00 per week $ 32.70 per week inc GST

Sundry Fees

$ 7.70 per month inc GST

Lease Renewal Fees

$ 88.00 per renewal inc GST

Financial Year Fee

$ 55.00 per year inc GST

Letting Fee $ 352.00 per letting $ 352.00 per letting inc GST

Web Portal Fee $ 45.00 per letting $ 155.00 per letting inc GST

Fees Per Annum $ 2,217.00 per annum $ 2,444.10 per annum inc GST

Please note, additional fees may be payable should your property require renovation, insurance claim management or tribunal attendance be required, our hourly rate is $88 per hour

There is no catch it just depends on which fee structure suits your budget. The choice is completely up to you!

The Brag Files! Hear what our clients think of the Beautique way… Brendon Fredericks ( North Ipswich & East Ipswich Investment Properties) “I have utilised Beau for 2 years since moving my portfolio to her from another Real Estate Agent. Beau is the best property manager I have come across and you will get fantastic value for money from her services. She will always go that extra mile to ensure the property is managed to the above and beyond the required standard. Due to living interstate, I can have peace of mind that I did not get with other Property Managers. There are two aspects about Beau that have me promoting her services: Tenant selection; Beau will ensure that the tenants are absolutely up to scratch, she will not put a tenant in your home for the sake of having a tenant, and then three months down the track find that they are not suitable. Her screening and assessment of potential tenants is second to none. The other aspect of Beau that is rare in a Property Manager is the fact she has her own investment properties. Many Property Managers do not have their own investment properties. They are quite often those that have fell into the role due to lack of other employment prospects and have not idea about the business side of owning an investment property. Beau does, she knows the ups and downs of owning an investment property and will ensure that she always does the best thing by the owner. Beau will give you guidance on decisions that need to be made and will work through any problems with you in order to achieve the best possible outcome. In essence she manages your investment property as if it was her own.” November 2013

Belinda Tolete (Booval Investment Unit) "A colleague recommended Beau's property management to me as he was impressed with the level of service provided. I had previously been with two other property management organisations and was extremely disappointed with them. I wanted a service that was personal and would keep me informed of current or future issues that needed my attention. I am so glad I made the switch to Beautique Realty. Beau regularly keeps in contact with me and even informs me of things she feels are important that I am not aware of. I would highly recommend her services to anyone. I would not use anyone else! " - Belinda Tolete 7th December 2013 Maria & Michael Lennox – (Loganholme investment house)

“Beau is a true professional who is approachable, reliable and efficient. Beau treats our rental house with the highest

respect and communicates in a clear, transparent manner. Beau is solutions focused and works to her capacity to

minimize the difficulties that arise from poor management.

Since moving to Beautique Reality we could not be happier. We strongly recommend beau to our family, friends and colleagues.” – 17th December 2013

The Brag Files continued ….. Rena & William Tjio ( Redbank Plains, Calamvale & Warner Ipswich Investment Properties)

“We own rental properties in 3 states, and have done so for the last 10 years. In that time, we have experienced many different levels of service at various price points. When we found Beau, we learnt that there are reliable property managers that we do not have to constantly chase and can entrust to completely look after our properties. Beau offers a comprehensive research service which helps us maintain our rental at a competitive rate; she attends to maintenance issues which reduces our risk; and, ensures that the tenants pay their water bills on time. I wish she could look after all our properties in the other states!” - 14th January 2014

William Reeve B.V.Sc "Beau Miller has been looking after 3 rental properties of mine for a number years. She has proven to be efficient, thorough, reliable and is generally a pleasure to deal with. My 3 residential properties are very different from each other, but she has looked after each of them expertly. I would highly recommend Beau, to manage any type of residential property” – 9th January 2014 Lee Rasmussen (Lowood Investment Property) “Beau has been looking after our property since 2012 and we couldn’t be happier. We were considering selling our rental house because we had so much trouble with tenants and the previous agents. Beau runs a tight ship and has managed a very difficult default tenant including all of the relevant notices, court appearances, debt collectors, restoring the property to a rental standard, facilitating our insurance claim, and getting new tenants. Beau did all of this for our one off monthly fee. Our new tenant is great, the property is well managed and we are very happy. We would recommend Beautique Realty to any investor with rental properties.” – 12th January 2014 Emily & Ashton Knight (Brassall Home) "We had just received posting orders and had no clue what we were going to do with our home. We were very hesitate to go with a Real Estate company at first mostly because there is a lot around the Ipswich area we just don't know if you could trust with your home. Then we met Beau from Beautique Realty and there was just no other option she was amazing. Beau took the time to give is the run done on all things involved in renting out our home, from insurance to maintenance she has it all covered. Since then Beau has found appropriate tenants who are locked in and ready to go. Having Beautique realty manage our property has made the stress of leaving out home so much simpler, we have the highest confidence in Beau and Beautique realty to keep us informed and up to date with everything involved with our home. We simply cannot express the relief it has been having Beau as our property manager, knowing she is reliable and is as interested in looking after our property as we are."

Management Services Our specialised property management service is built on an open and honest relationship, and strengthened through ongoing

communication. We provide the highest level of customer service to all customers and clients. The next 8 pages cover in detail

the services Beautique Realty will perform as your Property Manager.

What does a Beautique Property Manager cost? ..................................................................................................... 2

So, how much will you pay and which fee works best for you? ................................................................................ 3

Management Services ......................................................................................................................................... 6

Finding your Tenant ................................................................................................................................................... 7

ADVERTISING ...................................................................................................................................................... 7

TENANT SELECTION ............................................................................................................................................. 7

THE LEASE AGREEMENT ....................................................................................................................................... 7

THE BOND ........................................................................................................................................................... 7

THE CONDITION REPORT ..................................................................................................................................... 8

During the Tenancy ............................................................................................................................................. 8

PROPERTY INSPECTIONS ...................................................................................................................................... 8

REPAIRS AND MAINTENANCE .............................................................................................................................. 8

URGENT REPAIRS ................................................................................................................................................. 8

PROFESSIONAL TRADESPEOPLE & INSPECTIONS ................................................................................................... 9

ARREARS CONTROL ............................................................................................................................................. 9

RENT REVIEWS EVERY 12 MONTHS ...................................................................................................................... 9

RENT COLLECTION AND PAYMENT TO YOU .......................................................................................................... 9

LANDLORD PROTECTION INSURANCE .................................................................................................................. 9

LION ASSET PROTECTION DEBT RECOVERY ........................................................................................................... 9

PROPERTY EXPENSES ........................................................................................................................................... 10

WATER RATES AND EXCESS USAGE ...................................................................................................................... 10

SMOKE ALARMS .................................................................................................................................................. 10

POOL SAFETY ....................................................................................................................................................... 11

At the end of a Tenancy ....................................................................................................................................... 11

NOTICE PERIODS ................................................................................................................................................. 11

THE FINAL INSPECTION ........................................................................................................................................ 11

RELETTING .......................................................................................................................................................... 11

Let’s get started! ................................................................................................................................................. 12

Finding your Tenant

ADVERTISING At Beautique Realty we know that in today’s real estate market an online presence is vital. Your property will be advertised on all Australian Real Estate websites to ensure maximum exposure to the rental market.

We use Twitter, Facebook, and have an up to date database of prospective Tenants. We will personally contact each person who is currently looking to rent. We use local notice boards and regularly promote our services in Defence News, and any local newspaper at your request.

Vibrant signage is used to present your property and gain maximum tenant inquiry. We can create a custom photo board if you prefer; just ask and we will arrange a quote for you from our professional printers.

We regularly advertise in the local newspapers to get high exposure and put your property in front of the maximum amount of prospective tenants as soon as possible.

We personally take photos of your property with a high quality digital SLR Cannon Camera, any prospective Tenants will be able to see more of your property with the images we take.

All descriptions are written to be informative and make the property stand out. We welcome you to have input in the description and add the features that sold the property to you in the first place.

TENANT SELECTION Every prospective Tenant is personally accompanied through your property; we do not hand out keys. This is the first step in our Tenancy selection process.

We have created very strict criteria for Tenant selection, which is supported by stringent reference-checking and database-searching. The selection process includes:

We collect 100 points of ID and we make sure the addresses on the ID match the application. A copy of payslips or income proof to ensure the tenant can afford the rent (ensuring the rent is not more than 30% of their income). References are obtained from their previous rental managers and private landlords as well as the one prior. If they live in the local area and it is feasible we will take a drive by their property to make sure they are maintaining the home.

THE LEASE AGREEMENT We prepare the lease in accordance with the current legislation and we include some additional conditions to provide for circumstances that might not be clearly set out in the Residential Tenancies Act.

We can negotiate additional clauses with the tenant on your behalf, in accordance with legislation.

THE BOND All residential tenancy bonds are forwarded to the RTA Residential Tenancies Authority. The bond is lodged with the RTA

and the maximum bond that can be charged is equivalent to 4 weeks rent. If the Rent per week exceeds $700 per week

the bond can be negotiated to reflect the tenancy. The bond may only be released to a tenant at the end of a tenancy

with the signature of both the tenant the managing agent.

THE CONDITION REPORT A detailed condition report is completed that states the condition of the property at the beginning of the tenancy. The tenant received a copy of the condition report which they sign and return to us within 3 days. Photographs will be taken of the property used as evidence of the properties condition prior to the commencement of the tenancy.

During the Tenancy

PROPERTY INSPECTIONS Routine inspections are conducted using the latest technology and then reported to you via email with images and a detailed report. We conduct inspections regularly; the first inspection is 6 weeks after the tenant moves in and then reoccurring every 16 weeks. If there is something urgent requiring attention at the property we will contact you that very same day.

REPAIRS AND MAINTENANCE Maintenance is generally identified by; Tenants contact, Routine inspections, Condition Reports, Neighbours or visitors.

By law, your properties maintenance is prioritised depending on the health, safety or essential security of the occupants.

It is the property owner’s responsibility to undertake repairs to ensure the property is safe, secure, and clean and fit to live in. We ensure that all of our properties are kept in reasonable repair at all times.

A tenant is responsible for keeping the property clean, rectifying any damaged caused and notifying us of any repairs required. Tenants may fix minor repairs if they are competent to do so, for example nailing loose fence palings, fixing loose handles or hinges, gluing a lifted tile. However in most cases, the property owner is responsible for keeping the property in good repair.

URGENT REPAIRS Urgent repairs are where the health, safety and security or the property will be further damaged if works are not carried out quickly. The law lists a variety of situations that are considered emergency repairs, including:

A burst water service or serious water leak A blocked or broken lavatory system A serious roof leak A Gas Leak A dangerous electrical fault Flooding or serious flood damage Serious storm, fire or impact damage A failure or breakdown of the gas, electricity or water supply to the premises A failure or breakdown of an essential service or appliance on the premises for hot water, cooking or heating, and A fault/damage that is likely to cause injury, undue inconvenience or which makes the premises unsafe or insecure (for example broken stairs)

If there is an emergency and the tenant is unable to contact us. The tenant by law can arrange for a suitably qualified person to carry out the repairs to the maximum value of two weeks rent. We provide tenants with our preferred tradespeople or yours if you provide these.

PROFESSIONAL TRADESPEOPLE & INSPECTIONS We personally select experienced professional tradespeople to attend to all maintenance at your property on your behalf. All of our Contractors are ABN registered and carry appropriate public liability cover.

We will act with your instructions in mind on all maintenances items and you can be involved as much or as little as you want.

All maintenance over a $500 value or upon request will be inspected.

ARREARS CONTROL With excellent Property Management Software in place we have proven daily systems to monitor arrears and minimise Tenant default. You can expect the following:

3-4 days an SMS is sent

5 days a phone call is made

7th day we contact you to advise further action is required

8th day a Notice of Remedy Breach is Issue

If not remedied within 7 clear days a Notice to Leave is issued giving 14 clear days for the tenant to remedy the breach or vacate the premises.

It is imperative that the above process is followed without delay to ensure minimal rent loss to you as the Property Owner. We will work with all parties to ensure a successful outcome as quickly as possible. Rent Arrears are not tolerated at Beautique Realty and acted upon immediately.

RENT REVIEWS EVERY 12 MONTHS We consider the rent per week for your property every time we inspect your property but more importantly every 12 months a formal rent review will take place. The review will be carried out using up to date data on new leases gained in your properties local area. We also take into account current market conditions and other factors, to ensure your maximum rent per week and minimal vacancies. Depending on how much or how little input you would like in management of your property, we will liaise with you and on your instructions, negotiate with the tenant for a higher rent if this is feasible.

RENT COLLECTION AND PAYMENT TO YOU We will transfer your rent income via electronic funds transfer on a FORTNIGHTLY basis on every second Wednesday.

Your statement will be emailed to you including a copy of any accounts that have been paid in this period.

We will provide a Yearly Financial Statement summarising your annual income and expenditure which you can use for Taxation purposes. We will mail your financial year statement with all original accounts to you at the end of the financial year.

LANDLORD PROTECTION INSURANCE Landlord protection insurance is an important part of owning an investment property. We recommend AON insurance and can arrange for an annual subscription with AON on your behalf.

LION ASSET PROTECTION DEBT RECOVERY LION Asset Protection work with Beautique Realty and Property Owners to assist with recovering Debts unrecoverable by the Residential Tenancy processes. The cost is $10 per annum for this service and we will organise this on your behalf.

PROPERTY EXPENSES We can pay the property rates, water bill, insurances and any other accounts that relate to your property on a regular basis. These

accounts will then be reported on your monthly and financial year statement for easy accounting. A copy of all accounts will be

provided via email.

If a plumber has determined your property is water efficient we can charge your tenants for excess water usage. If your property is

not water efficient we can arrange a plumber to complete and inspection and carry out any necessary changes to make it water

efficient.

WATER RATES AND EXCESS USAGE An Owner can pass on the full water consumption costs to tenants if:

the rental premises are individually metered (or water is delivered by vehicle), and

the rental premises are water efficient, and

the tenancy agreement states the tenant must pay for water consumption.

As the owner you must pay for all fixed charges for water supply and if your property is water efficient the tenant can then be then

asked to pay for all water consumption charges for the period.

It is recommended, however not law (unless a dispute arises) that a water compliance certificate is completed by a registered

plumber. We will be happy to provide you more information on making your property water efficient.

If you pay your water rates accounts then please ensure you send a copy of the water usage notice within 7 days to us so we can bill

your tenant, failure to do so may mean we are unable to forward costs to the tenant.

SMOKE ALARMS Changes to the Fire and Rescue Service Act 1990 require that all homes and units throughout Queensland must be fitted with

smoke alarms. This mainly affects homes built before 1997 since, from that date, all new homes and those substantially renovated,

must have hardwired smoke alarms installed. It is a landlords responsibility to:

Test and clean the smoke alarm in accordance with the manufacturer’s instructions within 30 days before the start or

renewal of a tenancy.

Replace each battery that is flat or which the landlord is aware is almost flat within 30 days before the start of the tenancy.

Replace the smoke alarm before the end of its service life or if it reaches the end of its service life replace it immediately.

Under the Australian Standard a smoke alarm should have a service life of 10 years. However cheaper alarms often only

offer warranties of 2 or 3 years. The warranty is a good practical guide to the service life of an alarm.

There are various smoke alarm inspection companies specialising in smoke alarms who will visit your property as many times

necessary for an annual fee. At Beautique Realty we use 1300 Smoke Alarms at a cost of $59.00 per annum. We will arrange this

service on your behalf.

POOL SAFETY Pool owners have until 30 November 2015 to comply with the new pool safety laws, or earlier if they sell or lease their property

before this time. Different rules apply depending on whether the pool is a shared or non-shared pool. Spas that are capable of being

filled with 300 millimetres or more of water, have a volume of 2000 litres or more and a filtration system, are covered by the new

laws. However, this does not include bathroom spas that are used as baths.

If you have a pool and will be renting it out then we can arrange for a Pool Safety Inspection and currency certificate for your pool.

Only pool safety inspectors who are licensed by the Pool Safety Council can issue pool safety certificates. Pool safety certificates are

valid for one year for shared pools and two years for non-shared pools regardless of how many times the property is re-leased

during this period.

At the end of a Tenancy

NOTICE PERIODS Tenants are required to provide 2 week’s notice if they wish to vacate. On the other hand, as the property owner you are required

to provide 2 months notice. Therefore 3 months prior to the end of the tenancy we will be in touch with you to start the ball rolling

for either the tenancy renewal or notice to vacate.

At the end of a fixed term agreement, the rent can be increased. In negotiation with all parties, we will increase the rent per week

for your property. A notice period of 2 months is required. The bond can also be increased at this time for a maximum of up to 4

weeks rent.

THE FINAL INSPECTION An exit condition report will be conducted when the property becomes vacant. We will complete a full and proper inspection and

consult with all parties to complete any cleaning and repairs to enable finalisation of the bond refund (after fair wear and tear is

taken into consideration).

Tenants are given reasonable time to go back and make good any items noticed on the vacate inspection. We give 48 hours time as

reasonable notice. A bond claim form is completed and provided to the tenant once all outstanding items are satisfactory and in

consultation with you.

At this time it is important that you are financially prepared to have a period of no rent during change over. There may also be

maintenance or improvements that are suggested at this time.

RELETTING We contact you providing plenty of notice to decide if you wish us to relet your property. If so we will review the rent and follow

the same process to find a suitable tenant with your instructions in mind.

If you decide that you wish to sell the property we can recommend or arrange a number of agents in your area to provide

a market appraisal. We will also provide you an estimate of your properties value so that you’re armed when dealing

with prospective sales agents.

If you are moving back into your property, then we can arrange any repairs or maintenance that you require at

a small percentage of overall invoice costs.

Let’s get started! Let us know the Property Address if you haven’t already and a CMA “Comparative Market Appraisal” will be

prepared for your property.

Property Address ......................................................................................................

Best Contact Details

Email .........................................................................................................................

Phone ........................................................................................................................

Postal ........................................................................................................................

Emergency Contact Person .......................................................................................

...................................................................................................................................

Choose your Fee

All inclusive 10% including GST

Standard Fee 8.5% plus GST and additional fees

Tell us where you want your rent paid to

Bank ______________________________________________________

Account Name ______________________________________________

BSB ________________________________________________________

Account Number _____________________________________________

Any special instructions for the tenancy, including appliance warranties

____________________________________________________________________________________

____________________________________________________________________________________

Yes arrange dedicated Landlord Insurance with AON

Yes organise 1300 Smoke Alarms

Yes take out LION Asset Protection Debt Recovery Solution