WELCOME

Our “Points of Difference”

With so many property managers seeking to manage your property, why should you choose us? Not all property managers offer the same level of service, have the same experience, or the same stability of staff.

A decision should never be made purely on the fee structure. The difference for example of 1% in management fees (the cost of one cappuccino a week) may influence you to select a property manager whose poor management of your property may end up costing you thousands of dollars in damage or loss of rent.

• We only lease and manage properties
Our business is dedicated solely to PROPERTY MANAGEMENT. We are not a rental office in the back office of a larger, sales oriented real estate agency. Therefore our concentration is always 100% focused on looking after your property.

• Continuity and experienced staff
Established since 1992, Liz, the business owner , has been with the company since 1999 and Jocelyn, since 2006. This ensures that we know all there is to know about your property. With many property managers changing employment on an annual basis, it’s often hard to know who is actually looking after your property - luckily we don’t have this problem.

• We guard the value
We constantly assess and review the return being charged on your property to ensure you are receiving the maximum return on your investment and also capital growth.

• We ensure the rent is paid
We operate a direct debit rental payment system whereby we debit the tenant’s bank account on a nominated day. This is the only form of rental payment we accept.

• We give you your money when you want it
We can transfer funds to your account on a fortnightly or monthly basis (subject to your tenant’s payment schedule). This means you can access your funds straight away, without having to wait until the end of each month.

• We keep things streamlined
We act as a registered agent for the Residential Deposit Authority (RDA) and will collect security bonds and lodge these along with the appropriate paper work. It is a legal requirement that all bonds are held at the RDA. The majority of property managers will insist that tenants pay these security bonds via Service Tasmania, an unnecessary inconvenience for your new tenant, particularly if they are relocating from interstate or overseas.

• We keep them fair
We call for tenders for all maintenance work on an annual basis to ensure that we are receiving the best possible rates and service to pass on to you. We have dedicated handymen/ builders available for all those “odd” jobs at very reasonable rates. We don’t add a surcharge on top of maintenance accounts - any savings are passed directly on to you.

• We prepare a environmental / energy efficiency audit on your home
At Charlotte Peterswald Property Management we realise that in order to assist in sustaining the environment, we also need to play our part. As a result we have joined an initiative – Goes Green, where we conduct environmental audits on all rental properties. The audit looks at whether or not there are water saving showerheads, energy saving light globes, draught protectors fitted, insulated hot water cylinders to name but a few of the things we look for. We can also provide information on government rebates available for solar or gas alternatives.



• We have loyal clients
Many terrific tenants, especially our corporate clients, prefer to rent a property that is managed only through a recognised & respected Property Management business. They trust an impartial 3rd party and may be reluctant to rent through a private owner.

• We have a central, visible location
We are based in Magnet Court, Sandy Bay – a prime location within a thriving boutique retail centre.

• We are the industry leaders in corporate furnished rental accommodation
We identified the growing consumer demand for furnished properties many years ago and were the first agency to take on this more detailed and complex side of property management.

• We are available 24 hours a day, seven days a week.
Liz is available 24 hrs a day via both mobile phone and email to deal with any emergencies that may arise.

• We have strong links with Charlotte Peterswald for Property Sales
Through their prominently located offices in both Salamanca Place and Kingston, we gain additional exposure and introductions to new clients, many of whom are looking to lease prior to purchasing.

The Team
Liz Walch – Principal
Liz joined the company in 1999, and purchased the business in 2010. Liz has built the business up to be one of the most highly regarded and successful property management businesses in Hobart. Liz holds a Diploma of Real Estate and has made a career of property management since 1995. With so many property managers changing companies every few years, it is reassuring to know that Liz not only offers that continuity of service that is so essential in property management, but also that you are dealing directly with the business owner.

Jocelyn Sanderson – Senior Portfolio Manager
Jocelyn joined the team in 2006 as a receptionist and her attention for detail was quickly noted and she was promoted to the position of Portfolio Manager in 2008. Jocelyn ensures all procedures are meticulously followed, ensuring a trouble free tenancy. Jocelyn specializes in the Kingborough, Mt Nelson, Tolmans Hill, South Hobart & Battery Point areas.

Vickie Douglas – Property Portfolio Manager
Vickie joins us with a wealth of experience in many areas of Customer Service and property management and has owned and run her own hospitality business. Vickie specializes in the Sandy Bay area, from one bed flats to six bed mansions and also has a wealth of practical knowledge to share as she is renovating her own home.

Sophie Dare – Property Portfolio Manager
Sophie’s previous experience in retail has provided her with an excellent customer service base to ensure that all your property management expectations are exceeded. Sophie enjoys all aspects of property management and looks after properties on the eastern shore, north and west Hobart suburbs in conjunction with Liz.

Michelle Barker – Administration & Customer Service
Michelle joined us as a receptionist in January 2010 and we quickly appreciated her excellent administration skills. Having moved down from Queensland, her biggest challenge has been learning her way around Hobart’s suburbs (and coping with the cold).

Bec Cavenagh – Customer Service
Bec has had an extensive career in hospitality and knows the importance of excellent customer service. Bec is always cheerful and helpful and loves the challenge of matching tenants to properties during the initial enquiry. Bec and Michelle are both licensed assistant property managers.

What happens first? Appraising your property
If possible, we will meet you at your property, so that you can show us any particular features or maintenance issues. After inspecting the property, we will forward a detailed report. Our aim is to get the best possible rent for your property in the quickest timeframe. We achieve this by our realistic approach to an achievable rent. We don’t offer inflated rental amounts just to gain your business – there are no winners when the property remains vacant for weeks on end. Our aim is to get the best possible rent for your property in the quickest timeframe. We take the following factors into consideration.

• General demand for similar properties and current vacancy levels.
• Seasonal demand - expected inquiry levels for the time of year.
• Rent obtained for similar properties currently leased.
• Rent asked for similar properties currently available.

How should I prepare my property for rent?
It is important that the first impression of your property is a good one. Take the time to critically assess the appearance of your property from the road - does the mail box need a lick of paint, is the front lawn neat and tidy, does the property look inviting and well maintained? Take the time to replace tap washers and blown light bulbs. Attend to any other minor faults - you may have grown to accept them, but a paying tenant may not! Carpets and rugs need to be steam cleaned and the house left clean - that way we can enforce the same standard when the tenant vacates the property. Windows need cleaning, as do chimney flues - we can provide a detailed checklist to assist you. If this all sounds too daunting - don’t worry we have a team of professionals who can attend to these matters at very reasonable rates.

How Green is your investment? - Environmental & energy efficiency audit. We are finding an increasing demand by tenants for energy efficient properties. We prepare an environmental audit whilst preparing the condition report. The audit looks at whether or not there are water saving showerheads, energy saving light globes, draught protectors fitted, to name but a few of the things we look for. We then provide you with a copy of this report. There is no pressure or obligation to make any changes, the choice is down to each individual.

How secure will my property be?
All viewings of properties are done by appointment only. We do not hand out keys for potential tenants to look through the property unsupervised. We personally accompany all potential tenants, which ensures the utmost security and helps us to sell the best features of your property to the best tenant. We can also offer an “open to view” inspection on a Saturday to help maximise the exposure of your property, but only if the property is vacant and if you are comfortable with this idea. This is not the easiest of policies but one we feel is definitely worth it!
How do we market your property?
This is the most important aspect of successfully leasing your property. Through our extensive advertising networks, Charlotte Peterswald Property Management is able to expose your property to as many prospective tenants as possible. This gives us a greater selection of quality tenants from which to choose. To achieve this we offer the following:

• Extensive promotion of your property including color photos on our website, view at www.cppm.com.au




• To gain maximum exposure to clients nationally and internationally, your property is also listed on Australia's most popular Real Estate web sites; www.realestate.com.au and www.realestateview.com.au

• Advertising in “The Mercury” on either Wednesdays or Saturdays in the “To Let” section can also increase the visibility of your property. We can also offer larger display ads at your request.

• A “For Lease” brochure is produced in our office that includes substantial details and colour photos of all properties which are available to lease. This brochure is made available 24 hours a day from the front of our office

• Our prime office location has striking signage in Magnet Court, Sandy Bay creating a large volume of walk-in enquiries. Each property has its own colour display at ground floor level, guaranteeing full exposure.
• We have developed an excellent relationship with many companies who look to us first when placing their top level employees in rental accommodation.

• We offer an ‘email alert’ system to people looking for a property to rent. They register their requirements and we email them details on all new listings as soon as they are listed.

How do we select the best tenant?
We show each prospective tenant through your property personally - this helps us to select the most suitable tenant for your property. We can also answer questions and queries they might have on site and see how they respect a property initially – do they offer to take their shoes off for example?

Once a prospective tenant decides to apply for your property, a detailed application form is completed. This is a comprehensive questionnaire that provides us with a full background. The following steps are then taken:
• An online enquiry is done through national tenancy databases to see if the tenant may have defaulted on rental payments previously.
• Previous and current landlord/agent references are checked and verified.
• Employment references and income are checked and verified.
• A credit report is obtained and proof of identity is verified.

This process enables a full picture of the applicant to be obtained. We then contact you, the property owner, to present the applications (often more than one) for your approval or selection. You have the final say on tenancy selection – it is your property – we will simply put forward our recommendations.

It doesn’t end there…
Once an application has been approved the following steps are taken:

• A tenancy agreement is completed using the Real Estate Institute of Tasmania’s prepared lease document. Any extra clauses may be added to cover specific requirements of the property or tenant, as long as they comply with the Tenancy Act.

• A comprehensive report is completed and photos taken of the condition of the property before keys are handed over to the tenant. The tenant is then given two working days to check, sign and return the report to our office. This same report is then used to check the condition of the property when your tenant vacates, after allowing for fair wear and tear. An inventory is also taken of all items remaining in the property, also noting their condition.

• A bond, calculated at four times the weekly rent, is collected before keys are released. This security bond, along with the appropriate paper work, is lodged with the Residential Bond Authority (RDA) until the end of the tenancy.

How we manage your property and let you relax

Rental Payments
Our method of rent payment from tenants is by Direct Debit from the tenant’s bank account. This is controlled from our office, collecting the rent from the tenant’s bank account on the day the tenant nominates. This is at no cost to the tenant and most tenants welcome it as a simple and effective way of paying rent. It also obviously cuts back on any likelihood of rent arrears. Tenants are required to pay rent fortnightly in advance, although some may opt to pay monthly in advance.

Payments to property owners
We will transfer rental funds to your nominated bank account on a fortnightly or monthly basis (depending on the schedule of rental payments received from the tenant).

A detailed statement is emailed to you each time a payment is transferred to you and will have any invoices relating to work at your property attached, so you are always fully informed.

• Payments can be made to more than one nominated bank account
• All of our fees can be claimed as tax deductions, as they are an expense incurred in obtaining property income.

Payment of outgoings
As a part of our service, we are able to make payments for the following on your behalf:
• Council Rates
• Water Rates
• Land Tax (where applicable)
• Creditor accounts (for repairs and maintenance carried out)
• Payments into mortgage accounts
• Body Corporate levies
• Any maintenance costs
• Insurance
• Special requests


Financial Year Statement
An annual profit and loss statement is prepared at the end of each financial year, which summarises all income and expenditure, to assist with the preparation of taxation returns. This statement will be emailed or posted to you and we can also arrange to forward a copy direct to your accountant.

Regular inspections
There are many areas of your property that may require constant attention. If these areas are not looked at regularly, it may result in loss of income or damage to your property.

• Routine inspections: The 1st inspection is carried out approximately six weeks after the start of the tenancy and enables us to gain an early “snap shot” of the tenancy. By this stage most people will have unpacked and settled in and it enables us to quickly address any issues that may become a problem later, if left unattended.

• Inspections are then carried out at four monthly intervals with a report sent to you detailing the results of the inspection. We will also email photos. During these inspections we check that your tenant is looking after the property appropriately, that nothing appears to be damaged and assess if any preventative maintenance is required.

• Repairs/Maintenance issues are arranged with qualified tradesmen, after consulting you. If you have your own preferred tradesman, we are happy to use these people, as long as they are registered in their trade and hold appropriate indemnity insurance.



How do I continue to attract quality tenants?
As with your own home, a certain amount of wear and tear is unavoidable and we recommend a repairs and maintenance program, which will ensure that your property continues to achieve the maximum rental return, attract quality tenants and minimize any vacancy periods. Consider the following suggestions:–

• Budget to paint internally each five to seven years – depending on tenancy turnover.
• Clean gutters regularly – a buildup of leaves can cause internal leaks and allow rust to develop in the gutters.
• Re-grout tiles in bathrooms and kitchens to freshen appearance
• Select good quality, hard wearing carpet in a neutral color with quality underlay when replacing carpet.
• Select a stove with coil elements as the new solid type element requires greater care and treatments during a tenancy.
• Assess upgrading the security on your property. Security screens on all windows and doors and window locks are very appealing to tenants especially when arranging their own insurance.
• Budget to freshen up the garden and yard between tenancies. Cut back trees that are near gutters or fences and lay fresh pine bark on garden beds
• Between tenancies freshen up the exterior of the property by having the property professionally “washed down”. This will lengthen the life of the paintwork, particularly in areas where mildew is a problem.

We have a wide team of tradesmen that we use on a regular basis and we call for tenders for all our maintenance work on an annual basis. This ensures the best service and prices are passed on to you.

Renewing a lease?
We will make contact with you at least 60 days prior to the lease expiry date and seek your instructions. We will make our own recommendations to you on renewal periods and current market rent. We then send a lease renewal document out to your tenant to sign or make preparations for vacant possession of the property. Please note that tenants must receive a minimum 60 days notice in writing for any rent increase.

What happens if my tenant has to vacate?
It is essential that the following steps are taken to ensure swift re-letting of your property and to make sure the condition of your property is maintained:
• We advise you immediately when we are notified that your tenant is vacating to discuss what you would like to do.
• A review of the rental price is carried out based on current market conditions.
• Marketing and promotion begins immediately. We are able to show prospective tenants through the property whilst it is still occupied.
• A bond inspection is carried out immediately after the tenant vacates, referring back to the condition report completed prior to the commencement of the tenancy.
• The bond release form is only completed and signed when we are totally satisfied with the condition of the property.

Pets
We are the first to agree that pets are not suitable at a lot of properties, particularly those in an apartment complex, or with strict body corporate rules in place. However, some properties may be suitable to accommodate pets and we may on occasion recommend a tenant who has a pet. This recommendation would only be put forward after thoroughly checking all references. If a pet is accepted a strict pet clause is added to the lease covering issues such as damage caused by the pet, complaints concerning the pet from neighbors, fumigation of carpets etc. Please note that as per the Tenancy Act, we are not allowed to ask for an additional pet bond.

What if the tenant breaches the tenancy agreement?
A tenant may breach the tenancy agreement in a number of different ways. It may be by non-payment of rent, causing a disturbance, or keeping pets on the property without an owner’s permission. With any breach of the agreement, the tenant will be served with a Notice to Vacate the property. If the tenant then rectifies the breach within 14 days, the Notice to Vacate has no effect.

A property owner may also unintentionally breach the tenancy agreement if maintenance is not carried out within the time frames set down by the Tenancy Act. Breaches can also be caused by the owner if an incorrect notice period is served upon a tenant when entering the property for sales inspections, or if wishing to conduct “open homes”. It is important to ensure that your Property Manager has a thorough knowledge of the Tenancy Act and the most recent amendments which came into effect July 2009.

What Insurance policies do I need?
No matter how meticulous the screening and selection process, problems can still occur. The best people can do the wrong thing when faced with changes in circumstances such as job loss or family breakdown. Landlord policies provide coverage against loss of rent and malicious damage to building and contents. A number of companies offer excellent landlord polices – please ask us for more details and brochures.

Building insurance is compulsory and even if a property is being leased as “unfurnished” we do require you to maintain a minimal home contents insurance policy to cover against damage to curtains, carpets etc, as well as full building insurance. It is also important to have public liability insurance, should an accident occur and a tenant decides to sue, the damages awarded can run into millions of dollars.

Testimonials

“I’d like to tell you, just how pleased I am that I gave you my property to manage. Everything is functioning so well. Thank you for everything “ B. Petz

“Many thanks for looking after our property for the past 18 months or so. We were more than happy with the service we received from yourself and your company and would certainly recommend you”. A.Walker

“A personal Thank you Liz for acting so quickly and professionally. I know my parents have been extremely impressed with your efforts in securing a suitable tenant. ”
S Passmore

“I feel very fortunate to have found my place and have found it so easy to work with you and Charlotte Peterswald Property Management and value your professionalism.”
T Hagar

“And thanks for managing the property for me - you were always very professional and I would recommend Charlotte Peterswald to anyone as managing agents”. R Gibbs

“Since I’ve began leasing through Charlotte Peterswald I have always had first rate professional service and I thank you sincerely”. T Lloyd

“Thanks for that and thanks for all your professional property management throughout the leasing of my property it has made it a pleasure to deal with you”. J Thompson

“thank you Liz for your professionalism . Thank you and to your staff. It has been a worry free property thanks to you and your great colleagues”. J Dawson

“We have especially appreciated the way the property has been managed…very low key, low stress and unobtrusive! I personally will use you for my future property management needs”. C Hood

“Thank you very much for carrying out the inspection and for your management of maintenance issues. I appreciate the care that you take with my properties very much”.
P Little

I thank you for your professional effort and time in managing my property Jocelyn. I am very appreciative of your skill and talent in this matter.” R Watson-Vaughan

“As a tenant who has rented properties over a period of 20 years or so, I would rate highly and recommend the services of Charlotte Peterswald Property Management. Liz has always responded to any questions or issues raised in a prompt, professional and efficient manner. Charlotte Peterswald Property Management have made us feel important and cared for as tenants and not just like a number or a revenue earner. I would have no hesitation in choosing another rental property managed by Charlotte Peterswald or in the future when we purchase an investment property, appointing them to manage my own investment Property.” R Duffy, CPC, Licensed Conveyancer

I really appreciate what you’ve done for us here. I wish you, Vickie and all the CPPM staff all the best in the future. Your company really cares about its customers and that is well known around Hobart. Again thank you. Michael & Lacey.