Every property is different and most landlords' requirements are different. Our Property Managers are happy to discuss our fee structure with you. We use the latest technology to run one of the most efficient real estate offices in Victoria so we can pass these savings on to you.
Our management base covers most Melbourne suburbs. The majority of our properties are within a 10 km radius of Prahran but we successfully manage properties from Croydon to Bonbeach to Maidstone. Modern technology allows us to remain in contact with tenants and landlords alike.
The marketing of your property and the search for your new tenant commences the moment the necessary documents have been completed. Your property will appear on four internet sites within 24 hours providing we can obtain suitable photos during that time. Your property will be cross matched with all prospective tenants on our database.
Enquiry is generated primarily through the Internet. Our office is located on one of Melbourne’s busiest shopping strips and that in turn results in an enormous amount of foot traffic and general enquiries. Our For Lease Boards are a familiar site around Melbourne combined with our database of prospective tenants from open for inspections, existing tenants and current vacating tenants.
At Beller it is our job to ensure we choose the right tenant for your property. Our policy of rejecting applicants that fail our stringent criteria results in minimal tenancy defaults. All applicants are required to complete a tenancy application form that allows us to thoroughly check current and previous landlords/agents references and current/previous employer references. We also investigate rental histories through the NTD (National Tenancy Database). Once all the checks are complete we refer the application to you for final approval and discussion of any special conditions if required.
No agent can guarantee that a problem won’t occur. The key is to minimise the risk before things get out of control. Our property managers check their arrears daily and once a tenant is three days in arrears they are sent a reminder by SMS. If payment is not received by day five, the tenant is given a reminder call, another SMS and theya are sent a letter. This process continues until the rent is paid. Should the rent remain unpaid a 14 day Notice to Vacate will be issued, followed by an application to VCAT (Tribunal). Due to good tenant selection and aggressive arrears procedures, we seldom experience problems. We strongly advise that you have the appropriate Landlord Insurance to cover all contingencies.
Money can only be deducted from the bond if the tenant agrees. If there is a dispute between a landlord and tenant, an appropriate Application needs to be made to VCAT within 10 working days of the tenant vacating the premises. A member of VCAT will hear the case and make a binding decision based on the evidence presented. VCAT is the last resort in resolving disputes. There are costs associated in obtaining an Application and it can take up to one month for the hearing date. We encourage landlords and tenants to resolve any disputes before applying to VCAT.
Each client deals with their own portfolio manager. Our portfolios are kept at a manageable size, so each manager can spend an appropriate amount of time with their individual clients. An experienced head property manager assists the portfolio managers when required. This structure allows us to service each client’s needs at a very high standard.
Rent is deposited directly into your nominated bank account approximately 5-7 days after the due date. A statement is generated on the same day and will be sent to you through the mail, or we can email it to you. The funds we deposit into your account will clear overnight, allowing you to access your money the next day.
Beller Real Estate is a member of the REIV and licensed real estate agency. Our Trust Accounts are audited at least once a year and we carry professional indemnity insurance.
Beller Real Estate has an excellent Sales Department and they will work with you to achieve the best possible outcome for your property.
Transferring your property to Beller is a quick and simple process. When the appropriate documents are completed a letter is faxed to the current agent advising them of the change of management. In the letter we request all relevant materia, including the current lease agreement, tenant’s application, condition report, photos, contact details, payment history ledger, spare keys, remotes and any other information that pertains to your property. This is usually collected within 48 hours. On receipt of the information file we load the details onto our system, and contact the tenant advising them of the change of management and payment method. There is no need for you to contact the current agent during this process.
You can choose to have as little or as much input as you like into the management of your property. Your requirements will be discussed with you in detail and once agreed, we will ensure they are met.
Other than fees associated with the re-leasing of your property, our fees are charged on the rental received from the tenant. So no rental income for you means no fee for us. Remember our fees are a direct reflection of your gross rental income.
Every owner must have insurance cover on the building, contents and public liability. If the property is a Strata unit, the Body Corporate will insure the building accordingly. You will need landlord’s insurance covering fixtures and fitting such as carpets, blinds, curtains, light fittings and any appliances inside the unit. Landlord insurance also covers situations like loss of rental income and damage to your property caused by your tenant. Simply, Landlord's insuracne is imperative.
Tenant are responsible for insuring their own personal effects but not for the landlord's belongings.
We can pay all of your property related expenses, such as Rates, Body Corporate Fees, Insurance etc these are deducted from your rental income. This will allow you to enjoy a worry free investment. This service is provided to you at no additional cost. All you need to do is to contact the appropriate companies requesting all communication be redirected to Beller Real Estate at 92 Chapel Street Windsor 3181 for payment on your behalf.