The New Rules Around Pets

Under the new legislation, landlords can no longer simply refuse a pet request. They must provide reasonable grounds for refusal, such as the property being unsuitable for the type of pet requested.

Conditions Landlords Can Set

Landlords can set conditions such as requiring pets to be kept outside or ensuring the property is professionally cleaned and fumigated at the end of the lease. These conditions help protect the property while accommodating pet-owning tenants.

How to Protect Your Property

To navigate pet ownership effectively, landlords should create clear pet policies, include pet agreements in leases, and conduct regular property inspections. By being proactive and flexible, landlords can accommodate pet-owning tenants while protecting their properties from potential damage.

If you’d like any further information or guidance on rental properties, please don’t hesitate to contact Russell Peter on 0406 743 965 or russell@purere.com.au.

Have questions about managing pets in your Brisbane rental? Our team at Pure Real Estate property management can guide you through the new Queensland pet laws.

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What the New Standards Require

This includes having functional latches on windows and doors, ensuring all fixtures and fittings are in good repair, and making sure the property is weatherproof and structurally sound. These are baseline requirements designed to ensure all Queensland rental properties are safe and liveable.

How to Prepare Your Property

Landlords should conduct thorough inspections, prioritise necessary upgrades, and budget for these improvements. By proactively addressing these requirements, landlords can avoid potential fines and enhance the living conditions for their tenants.

If you’d like any further information or guidance on rental properties, please don’t hesitate to contact Russell Peter on 0406 743 965 or russell@purere.com.au.

Need help ensuring your Brisbane rental meets the new minimum housing standards? Talk to our Brisbane property management team today.

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Minimum Housing Standards: A Costly Burden

One of the most impactful changes is the enforcement of minimum housing standards. From September 1, 2024, all rental properties must comply with new safety, security, and functionality criteria. This includes ensuring all accessible windows and doors have functional latches, that fixtures and fittings are in good repair, and that properties are weatherproof and structurally sound​ (Residential Tenancies Authority (RTA))​​ (Ministerial Media Statements)​.

For many landlords, particularly those with older properties, meeting these standards will require substantial investment. Renovations and upgrades to bring properties up to code can be prohibitively expensive, especially in a market already strained by rising maintenance costs, interest rates and inflation. This financial burden could deter potential investors from entering the rental market, or push existing landlords to sell, ultimately reducing the availability of rental properties.

Rent Increase Limitations: Financial Strain for Landlords

The reform limiting rent increases to once every 12 months is another significant change. While intended to stabilise the rental market and provide predictability for tenants, this measure restricts landlords’ ability to adjust rents in response to market conditions​ (Housing.gov)​.

In an environment where property maintenance costs, insurance premiums, and mortgage rates are continuously rising, landlords need the flexibility to adjust rents to cover these expenses. The new limitations could lead to a situation where landlords struggle to keep up with their financial obligations, potentially resulting in a decline in property upkeep and maintenance.

Restrictions on Evictions: Reducing Landlord Control

The abolition of ‘without grounds’ evictions is designed to give tenants more stability. However, it also significantly reduces landlords’ control over their properties. Landlords can no longer terminate tenancies without a ‘valid’ reason, such as the end of a fixed-term lease or specific breaches of the agreement​ (Ministerial Media Statements)​.

This change can make it more difficult for landlords to address problematic tenants promptly. Situations involving minor but persistent issues – like consistent late rent payments or minor property damage – might not meet the threshold for eviction under the new rules. This could lead to prolonged periods of conflict and stress for landlords, affecting their overall investment experience.

Pet Ownership: Complicated and Costly Compliance

The new laws also make it easier for tenants to keep pets, requiring landlords to have reasonable grounds to refuse such requests. While promoting pet ownership is positive for many, it introduces additional challenges for landlords. Pets can cause damage that goes beyond normal wear and tear, leading to higher maintenance and repair costs​ (Ministerial Media Statements)​.

Landlords are permitted to impose reasonable conditions on pet ownership, such as requiring pets to be kept outside or demanding additional cleaning and fumigation at the end of a lease. However, these measures might not fully mitigate the potential damage caused by pets, placing an additional financial burden on landlords.

Conclusion: Balancing Fairness with Practicality

While the new rental reforms in Queensland aim to protect tenants and create a fairer rental market, they also place significant new responsibilities and financial burdens on landlords. For real estate agents and property managers, it is crucial to navigate these changes effectively, ensuring that landlords are fully aware of their new obligations and the potential costs involved.

Landlords must be proactive in upgrading their properties, understanding the new legal landscape, and adjusting their financial plans accordingly. By doing so, we can help maintain a balanced and stable rental market that serves the interests of both landlords and tenants.

For more detailed information on the new rental reforms, you can visit the Residential Tenancies Authority and the Department of Housing​ (Residential Tenancies Authority (RTA))​​ (Housing.gov)​​ (Ministerial Media Statements)​.

If you’d like any further information or guidance on rental properties please don’t hesitate to contact Russell Peter on ‭0406 743 965‬ or russell@purere.com.au

Stay ahead of Queensland’s rental reforms with expert help. Our Brisbane property management team keeps landlords compliant and informed.

The post The New Queensland Rental Reforms: An Agent’s Perspective appeared first on Pure Real Estate.

Property Maintenance

Through routine inspections, property managers promptly identify maintenance or repair issues. By addressing them in a timely manner, they prevent problems from escalating and maintain the property’s condition.

Tenant Satisfaction

Regular inspections create an opportunity for property managers to engage with tenants, address concerns, and ensure their needs are met. This proactive approach demonstrates care for tenant satisfaction and fosters positive landlord-tenant relationships.

Compliance Monitoring

Routine inspections help property managers ensure tenants comply with the tenancy agreement and relevant laws. They verify adherence to occupancy limits, preventing property damage or engagement in illegal activities.

Early Issue Detection

Regular property inspections enable early identification of potential issues such as pest infestations, water leaks, structural problems, or safety hazards. Prompt detection and resolution save time, money, and potential legal complications.

Risk Management

Regular inspections aid in identifying safety hazards and potential liabilities on the property. Property managers can take appropriate measures to mitigate risks, such as addressing trip hazards, ensuring fire safety measures, and complying with building codes.

Property Value Preservation

Through routine inspections and timely maintenance, property managers preserve the property’s value. Well-maintained properties attract higher-quality tenants and maintain their appeal in the rental market.

By dedicating time and effort to these inspections, property managers effectively and proactively manage properties and ensure a positive rental experience for both landlords and tenants.

Make sure your Brisbane rental inspections are being done right. Our Brisbane property management team conducts thorough, regular inspections to protect your investment.

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Thorough Tenant Screening

Conduct comprehensive background checks, including rental history, employment verification, and credit checks. This process helps assess a tenant’s reliability and financial stability.

Reference Checks

Reach out to previous landlords or property managers to inquire about the tenant’s behaviour, cleanliness, and adherence to rental terms.

Clear Communication

Maintain open and transparent communication throughout the leasing process, clearly outlining expectations and responsibilities to potential tenants.

Well-Drafted Lease Agreements

Use robust lease agreements that cover essential terms and conditions, such as rent amount, duration, and maintenance responsibilities, to ensure mutual understanding.

Regular Property Inspections

Conduct routine inspections to monitor the property’s condition and address any maintenance concerns promptly.

By implementing these tips, property managers can increase the likelihood of finding reliable tenants who will respect the property and fulfil their obligations.

Finding great tenants starts with great property management. Discover how Pure Real Estate’s Brisbane property management keeps your investment protected and your property occupied.

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What Happens When Self-Management Goes Wrong

In a recent management takeover case, the owners had previously self-managed their property for five years and saved approximately $10,000 in management fees. However, during those five years, the owner did not conduct any routine inspections, which led to significant property damage. The tenant also stopped paying rent.

The Cost of Neglected Inspections

The damages identified on takeover included a kitchen that needed to be gutted or fully cleaned, a living area requiring a total repaint, busted lights throughout, missing doors, and exterior damage — all estimated to cost between $3,000 to $5,000. Without landlord insurance, all expenses were out of pocket, resulting in a total loss of approximately $40,000 to $50,000.

How a Property Manager Protects You

These issues could have been identified early on if the property had been managed by a professional conducting regular routine inspections. Russell urges property owners to seek professional help if they haven’t conducted routine inspections in over 12 months or are unsure of the condition of their property.

By getting professional help, you can avoid making costly mistakes and losing money in the long run. We encourage owners to take advantage of the current strong rental market and ensure their investment is well-protected.

Don’t risk your Brisbane investment without professional management. Discover how Pure Real Estate’s property management protects landlords every step of the way.

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As a property owner, you want to ensure that your investment is well-taken care of. Renting out your property may seem like an easy task at first, but there’s much more that goes into it than meets the eye. From finding tenants to dealing with maintenance issues, property management can be a full-time job. That’s where property managers come in.

Water and Rates Management

One of the most important aspects of property management is water and rates management. At Pure Real Estate, we take care of this for you. We ensure that water bills are paid on time and the tenant is charged for their usage. This ensures that there’s no delay in payment and the property owner doesn’t have to worry about the process.

Maintenance Management

Maintenance is another important aspect of property management. We have a team of licensed tradespeople across Brisbane who are available to handle any maintenance issues that arise. Our tradespeople provide competitive quotes, and we ensure that they have the necessary licenses to operate.

Rent Negotiations

Rent negotiations can be a tough process, especially when tenants are upset about rent increases. That’s where we come in. We find out the market rate for rent and negotiate with the tenant on your behalf. We explain to the tenant why the market has gone up and why the rent increase is necessary.

Handling QCAT Cases

QCAT cases can be stressful and time-consuming. At Pure Real Estate, we handle the process for you. Our team is trained to handle these cases and ensure that the property owner’s interests are protected.

In conclusion, property management is much more than just finding tenants. Hiring a property manager ensures that your rental property is well-taken care of, and that you have peace of mind knowing that your investment is in good hands. If you’re looking for a property manager in Brisbane, look no further than Pure Real Estate.

Disclaimer: The information provided is intended to be accurate and helpful. However, it is the responsibility of the reader to verify any information before making any decisions or taking any action.

Discover the Pure Real Estate difference. Our Brisbane property management team delivers proactive, transparent management for Brisbane landlords.

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Waterwise Certificate and Landlord Insurance

One important thing to do to maximise your rent is to get a waterwise certificate for the property. This will allow you to on-charge tenants for water usage and help with cost recoupment. Additionally, it’s important to have landlord insurance, which covers loss of rent, pet damage, and tenant damage. Although it may be an additional cost, we feel it’s worth it for the peace of mind it provides.

Professional Marketing for Your Rental

From a marketing perspective, it’s important to have professional photos and a Matterport 3D tour of the property. This will attract more potential tenants and allow them to see the property before they come to view it. Additionally, it’s important to price the property correctly. Do the necessary market research, understand the surrounding areas, and avoid pricing it too high as this might discourage potential tenants.

Choosing the Right Tenant

When it comes to choosing the right tenant, we recommend doing a tenancy history check, checking affordability (ideally 30% of combined income), and looking at the tenant’s rental history. The ideal tenant is someone with 30% or less of their income going towards rent, good rental references, and a strong rental history. This helps to ensure that the tenant will be able to afford the rent and is likely to take care of the property.

In conclusion, it’s important to maximise your rent while also minimising potential issues with tenants. By getting a waterwise certificate, having landlord insurance, professional photos, pricing the property correctly, and choosing the right tenant, landlords can increase the chances of having a successful rental experience.

Disclaimer: The information provided is intended to be accurate and helpful. It is the responsibility of the reader to verify any information before making any decisions or taking any action.

Looking for expert property management in Brisbane? Our Brisbane property management team helps landlords maximise returns and secure the right tenants.

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Air Conditioner Servicing

As summer approaches, tenants may begin to use their air conditioners more frequently, and it is not uncommon for us to receive calls regarding issues with cooling. To prevent this from happening, we recommend getting a yearly service done on air conditioners to keep them in good working order, clean and free of mould. This not only keeps the air conditioners functioning properly but also keeps tenants happy.

Gutter Maintenance Before Storm Season

Another important aspect to keep in mind as we approach storm season is the maintenance of gutters. It is crucial to make sure that gutters are clean and free of debris to prevent leaks. We recommend checking gutters at least once a year or every two years at a minimum to ensure they are in good condition.

Managing Increased Maintenance Requests Over Christmas

As Christmas approaches and tenants spend more time at home, we may receive more maintenance requests. We understand that this can be a busy time of year, but we strive to manage these issues as best we can to ensure that tenants are comfortable in their homes.

Maintenance is crucial to keep properties in good working order and tenants happy. By keeping air conditioners serviced and gutters clean, we can prevent issues from arising and address any that do in a timely manner. At Pure Real Estate, we are committed to providing the best property management services to our tenants and clients.

Disclaimer: The information provided is intended to be accurate and helpful. It is the responsibility of the reader to verify any information before making any decisions or taking any action.

Preparing your Brisbane property for sale? Get a free appraisal from Pure Real Estate and discover the presentation strategies that attract more buyers.

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Can Landlords Still Refuse Pets?

In the past, landlords had the ability to approve or deny pets in their rental properties. However, this has now changed, and landlords are no longer able to refuse a pet unless there is a prescribed reason. These reasons include having too many animals at the property, the property being unsuitable for a pet, or if it contravenes a bylaw. This change in legislation aims to provide more options for tenants with pets and makes it more difficult for landlords to refuse a pet without a valid reason.

Conditions Landlords Can Still Require

Landlords can still stipulate requirements for pet approval, such as professional carpet cleaning and pest control. These requirements ensure that the property is well-maintained and that any additional wear and tear is addressed. Additionally, it is important for landlords to check their insurance policies to make sure that pets are covered.

The Benefits of Pet-Friendly Properties

Despite the potential for additional wear and tear, tenants with pets tend to take better care of properties and stay longer. This is a win-win situation for landlords as the property is well-maintained and there is less turnover of tenants.

The changes in legislation related to pets in rental properties provide more options for tenants with pets and make it more difficult for landlords to refuse a pet without a valid reason. At Pure Real Estate, we strive to stay up-to-date on all changes in legislation to ensure we are providing the best property management services for our tenants and clients.

Disclaimer: The information provided is intended to be accurate and helpful. It is the responsibility of the reader to verify any information before making any decisions or taking any action.

Ready to buy your first investment property in Brisbane? Talk to Pure Real Estate’s property management team about what to look for in a Brisbane investment property.

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Two Months’ Notice Now Required

As of October 2022, tenants must be given two months’ notice before they can vacate a property. This is a significant change from the previous requirement of four weeks’ notice. This change in legislation is aimed at providing tenants with more notice and time to find a new place to live. It also allows landlords to plan for the turnover of tenants and to prepare the property for the next tenant.

Vacancy Restrictions After a Sale

Another change in legislation is that if a tenant is given notice to vacate due to a sale, the property cannot be re-rented for the next six months. This ensures that the property is only occupied by the new owner and not rented out during that time — giving the new owner time to make any necessary repairs or renovations before renting the property out again.

Vacating for Renovations or Owner Occupation

Tenants can also be asked to vacate for major renovations or if the owner or a family member wishes to move in. This provision in the legislation allows landlords to make necessary changes to their property. However, the landlord must still provide the tenant with the proper notice, as outlined in the legislation.

The changes in legislation regarding notice required before a tenant must vacate a property are aimed at providing tenants with more notice and time to find a new place to live, while also allowing landlords to plan for the turnover of tenants. At Pure Real Estate, we strive to stay up-to-date on all changes in legislation to ensure that we are providing the best property management services for our tenants and clients.

Disclaimer: The information provided is intended to be accurate and helpful. It is the responsibility of the reader to verify any information before making any decisions or taking any action.

Ready to upsize your Brisbane family home? Get a free property appraisal from Pure Real Estate and find out what your current home is worth today.

The post Pure PM Chat Episode 01: Changes to Fixed Term & Periodic Term Tenancies appeared first on Pure Real Estate.

Advantages of Selling with a Tenant in Place

• Consistent income: One of the biggest advantages of selling a property with a tenant in place is that it provides a consistent income stream. This can be especially valuable if the property is currently generating positive cash flow.
• Reduced marketing costs: When a property is occupied, it is often easier to sell because potential buyers can see how the property is being used. This can reduce the need for staging or other marketing costs.
• Reduced vacancy risks: If a property is vacant, it can be difficult to sell, especially if it is located in a less desirable area. By keeping a tenant in place, the property is more likely to sell quickly, which can help to reduce vacancy risks.

Disadvantages of Selling with a Tenant in Place

• Limited control over the property: When a property is occupied, the homeowner has limited control over the property. For example, it may be difficult to make repairs or improvements, which can make it harder to sell the property.
• Tenant disruptions: Another disadvantage of selling with a tenant in place is that the tenant may be disruptive during the sales process. For example, they may be resistant to showings or may have loud parties that make it difficult for potential buyers to view the property.
• Tenant rights: In some states, tenant rights are very strong, and it can be difficult to evict a tenant, even if the property is being sold. This can make it harder to sell the property and can delay the sales process.

Advantages of Selling a Vacant Property with a Furniture Package

• Increased control over the property: When a property is vacant, the homeowner has more control over the property, which can make it easier to make repairs or improvements that can help to increase its value.
• Flexibility in marketing the property: When a property is vacant, it can be more easily staged and marketed to potential buyers. This can increase the chances of selling the property quickly.
• Higher sales price: In some cases, vacant properties with furniture package can sell for a higher price than occupied properties.

Disadvantages of Selling a Vacant Property with a Furniture Package

• Increased marketing costs: When a property is vacant, the homeowner may need to invest in staging or other marketing costs in order to make the property more attractive to potential buyers.
• Increased vacancy risks: When a property is vacant, it can be more difficult to sell, especially if it is located in a less desirable area. This can lead to increased vacancy risks and can delay the sales process.
• Higher costs: Selling a vacant property with furniture package is generally more expensive than selling an occupied property, as the owner needs to pay for furniture rental, cleaning and other expenses.

Ultimately, the decision of whether to sell with a tenant in place or as a vacant property with a furniture package will depend on the specific circumstances of the property and the homeowner. Both options have their advantages and disadvantages, and it’s important to weigh them carefully before making a decision.

Whether you’re selling with a tenant in place or as a vacant property with a furniture package, our agents will use their knowledge and expertise to help you navigate the process and achieve the best possible outcome. With Pure Real Estate, you can rest assured that your property is in good hands and that you will receive the best possible service and support throughout the sales process.

Need advice on selling your Brisbane property with a tenant? Talk to our Brisbane property management team — we handle landlord-tenant transitions every day.

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Professional photos

High-quality marketing materials are essential to attract top-notch tenants. At Pure Real Estate, professional photos are included in our standard leasing fee.

Proper pricing

Proper pricing is key to minimizing vacancy periods. At Pure Real Estate, we regularly conduct market appraisals to ensure your property is competitively priced.

If you have any questions or want to learn more about our leasing process, don’t hesitate to reach out to us.

Before you lease your Brisbane investment property, make sure it’s set up for success. Talk to the team at Pure Real Estate property management.

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Step 1: Receive the Notice to Vacate in Writing

Make sure to receive the notice to vacate in writing, whether via email, post, or in person. This ensures there is a clear record of the vacate date and protects both parties.

Step 2: Confirm the Vacate Date and End-of-Lease Requirements

Confirm the vacate date and end-of-lease requirements with your tenants. This is a good opportunity to thank them for taking care of your property and to provide them with any tips on how to get their full bond refund.

Step 3: Communicate the Key Details in Writing

Communicate with your tenants in writing, including confirmation of the vacate date, any outstanding rent balance, and the date of the final inspection. If you have a vacate checklist, share it with your tenants.

Step 4: Start Advertising the Property

Start advertising your property as soon as possible to minimise the risk of a long vacancy between tenancies. Coordinate with your tenants to schedule open houses at convenient times.

Step 5: Complete the Exit Report and Finalise the Bond

Complete the exit report and finalise the bond refund once your tenants have returned the keys. Check for any damage or necessary repairs during the exit inspection, and let your tenants know if they need to do any additional cleaning or tasks to receive their full bond refund.

By following these steps and maintaining open communication with your tenants, you can ensure a smooth transition when they decide to move out.

When your tenants move out, Pure Real Estate handles every step of the process. Learn about our Brisbane property management approach to end-of-tenancy management.

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1. Reliance on Inexperienced Staff

One of the most indicative traits of a bad property manager is their reliance on inexperienced or junior staff to cut costs. This is often done without providing adequate training, which can lead to major inefficiencies and poor service. This not only impacts the quality of the property management services offered, but it can also cause major headaches for property owners and tenants.

2. Lack of Effective Operating Software

Another trait of a bad property manager is their lack of effective operating software. This can lead to massive inefficiencies and can make it difficult for property managers to keep track of important information and manage their properties effectively. It can also make it difficult for property owners and tenants to access important information and communicate with the property manager.

3. Inability to Support Invoices and Expenses

A third trait of a bad property manager is their inability to support all of your invoices, rates, and expenses. This can create major problems for property owners, as it can lead to overcharging or undercharging, which can result in lost revenue or unexpected expenses. It can also create problems for tenants, who may be charged incorrectly or have their payments mishandled.

4. Lack of Regular Training on Legislation

A fourth trait of a bad property manager is their lack of regular training and updates on legislation. This is important because the property management industry is constantly changing, and property managers need to be up-to-date on the latest laws and regulations. Without regular training, property managers may not be aware of important changes that could impact their ability to manage properties effectively.

5. Limited Property Inspection Reports

A fifth trait of a bad property manager is their limited property inspection reports. Property inspections are an important part of property management, as they allow property managers to identify and address any issues with a property. If a property manager only provides two inspection reports per year, they may not be able to identify and address problems in a timely manner, which could lead to costly repairs and unhappy tenants.

6. High Staff Turnover and Frequent Management Changes

A sixth trait of a bad property manager is their high staff turnover and frequent changes in management. This can create major problems for property owners and tenants, as it can lead to a lack of consistency and a lack of knowledge about a property. It can also make it difficult for property managers to develop a good working relationship with their clients, which can impact their ability to provide effective property management services.

Choosing the Right Property Manager

In conclusion, it’s important for property owners to be aware of the indicative traits of a bad property manager. By avoiding property managers who exhibit these traits, property owners can protect their investments and ensure that their properties are well-managed and well-maintained.

When it comes to choosing a property manager, it’s important to consider all of your options and select a company that will provide high-quality services and support. Pure Real Estate is one of the leading property management companies in the industry. They have an experienced and knowledgeable staff, use advanced technology, and are committed to providing excellent customer service.

Is your current property manager delivering? If you’re experiencing any red flags, talk to Pure Real Estate about switching to better Brisbane property management.

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Do Your Due Diligence Before Purchasing

Thoroughly research the location, market conditions, and potential rental income to ensure that you are making a sound investment. Understanding the local rental market before you commit is essential to achieving strong returns.

Set the Right Rental Price

One of the biggest factors that will determine your rental income is the price you set for your property. Be sure to do your research and set a competitive price that is fair to both you and your tenants.

Keep Your Property Well-Maintained

Regular maintenance and upkeep is essential to ensuring that your property stays in good condition and continues to generate a steady rental income. This includes keeping the property clean and well-organised, as well as addressing any repairs or issues promptly.

Choose Your Tenants Carefully

The quality of your tenants can have a big impact on your rental income. Be sure to carefully screen potential tenants and select those who have a good rental history and are likely to take good care of your property.

Consider Hiring a Property Manager

If you don’t have the time or expertise to manage your property yourself, consider hiring a property manager to handle the day-to-day tasks. A good property manager can help you maximise your rental income and minimise headaches.

At Pure Real Estate, we are dedicated to providing our clients with the highest level of service and expertise to help them achieve their investment goals. We invite you to contact us to learn more about how we can help.

Want better returns on your Brisbane investment property? Talk to the team at Pure Real Estate property management about maximising your rental yield.

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