Advertise My Property For Rent – How to Choose the Best Time

When is the Best Time of Year to Advertise My Property for Rent?

Advertise My Property for RentIf you’re a landlord, one of the most important questions you need to ask yourself is, “when should I advertise my property for rent?” You’re sure to agree there’s nothing worse than advertising when the market is slow and having to watch the weeks (and your profits) slowly dwindle, as your property sits empty.

Of course it’s entirely possible to have your investment occupied throughout the year.  However, it doesn’t happen automatically.  Timing your lease dates to occur at certain times can significantly raise your chance of success. This can be tricky.

For example, though it’s common practice to presume the winter months are best avoided, as people like to hibernate in the middle of the year, it’s actually one of the peak times to advertise property for rent.

Here’s where detailed research into the market makes sense, to understand the movements of possible tenants in the rental market. Your skilled and experienced property management team at Position One Property can help you identify the best times.  They know how to operate in accordance with your local area and tenant demographic.

For now, let’s take a look at the basics.

Advertise Property for Rent in the New Year

Along with ‘New Year Resolutions’, the months of January and February see many people turning a new leaf, making changes and moving forward in life. Plus, with school holidays and extended leave from work, tenants often deliberately time a change of location with the busy season. What does this mean for you, as a landlord?

A large pool of prospective tenants!

Delving further into available tenants, you may also find University students relocating at this time.  Not all properties are going to suit Uni students.  But if your property is appropriate for that market, this knowledge will benefit you. Many 12-month leases come up for renewal at the beginning of the year, so more people are looking to upgrade or change locations.

In summary, advertising in advance of a new year is nearly ideal as the peak period for rentals.

Winter is Prime Time to Advertise Property for Rent

It may be a tad colder and many people wish to stay put in the comfort of familiar surroundings.  However, from June to August is your next best bet. With regard to University students, mid-year marks a time of change. Because school holidays fall in this time, families with children often take the opportunity to move and upgrade to a more suitable property.

As tenants regularly look to sign leases at the beginning or in the middle of the year, many contracts expire at this time.  This means even more prospective tenants for you. It’s all about looking outside of the box to determine which demographic your property appeals to. This way, you can begin to understand their movements, in order to harness interest at various times of the year.

Get the Timing Right for Advance Rental Property Advertising

Depending on when your property is available to move into, it’s crucial to get the timing right, as to when you actually put the advertisement out. The timing may come down to what’s appropriate within your schedule, however no matter which month you choose, it pays to realise that advertising too early, or too late, could have adverse effects.

As the internet is so effective in serving options up on a visually attractive platter, tenants can search at their leisure, with the ability to pick and choose based on pictures and descriptions alone. This means there’s a lot of competition out there, especially at peak times.

So, the aim of the game is to get the perfect balance.

Striking That Perfect Balance

Generally speaking, tenants begin their search four to six weeks in advance. Therefore, you must consistently stay ahead of the ball, so you don’t miss out on eligible applicants. For example, most tenants, upon finding a home, need to give notice, pack and organise their schedules. They obviously want to have a new place lined up before any of that occurs.  So chances are they’ll fit into the four to six-week timeframe.

With the right information, the right planning and the Position One Property Team on your side, you’ll never again have to ask, “when should I advertise my property for rent?”

Though advertising much earlier than this may seem like the smart thing to do, it could result in drawbacks. If other properties offer an earlier date for occupancy, you might miss out on applicants who aren’t prepared to wait, due to similar competition. You also run the risk of your property being online for too long.  Prospective tenants could question why, and what’s wrong with it.

When you add it all up, with notice, inspections, screenings, applications and moving, it makes sense to advertise five to six weeks before the commencement of the lease. When you time your ad strategically, you have a fantastic chance of lining all the important dates up, for a successful outcome.

So, What’s the Bottom Line?

It’s all about getting the timing right from the beginning. Plan so it’s possible to arrange six to 12 month leases (as the general timeframe), around the two peak seasons. Then, there is every chance you’ll never again have to ask, “when should I advertise my property for rent?”

Happy Investors Know the Right Brisbane Property Manager

The Right Brisbane Property Manager Benefits Owners: Check Out 5 Reasons Why

Brisbane Property ManagerIf you’re a landlord or aspiring to be one, owning a rental property is an exciting venture.  So you’ll be concerned about how to choose the right Brisbane property manager.  You’ll  particularly be interested in how they can be a benefit to you. After all, you’re ready to sit back, collect the rent and retire to a tropical beach, right?

While that’s certainly a worthy dream, investment property management is also many other things.  It is a time-consuming, hands on job that requires knowledge, skill and the ability to stay on top of the variety of tasks necessary.  Keeping ahead of the game is essential to safeguard your valuable investment.

As a landlord you’ll still have your own busy life.  Add to that the possibility that you may also need to deal with:

  • tenants who refuse to pay,
  • late night phone calls about broken plumbing
  • and the stress of keeping your property occupied
  • not to mention the complexities of staying on top of negotiations and contracts.

The good news is, you don’t have to do it alone. A Position One Property team member can make your role as a landlord so much easier.

Let’s check out 5 reasons why.

1. Your Position One Brisbane Property Manager does the legwork for you

Rental Price & Occupancy

Initially, you want to make sure your property is rented at the highest possible price.  You also want to aim to have the property continuously and consistently occupied. With thorough knowledge of local rental markets, an experienced, intelligent and attentive property manager is able to give accurate rental appraisals, so you start off on the right foot.

The key term here is accuracy, because if the price is too high, you may be stuck waiting for a tenant.  If the price is too low, you may attract the wrong type of tenant and you’ll potentially lose money on your investment. You might also need to make adjustments to your property, to ensure higher occupancy rates. With access to data on comparable properties, advice on how to best present your investment and local expertise on your side, you can be confident with the price you set.

Marketing Your Property

Following an appraisal, access to internet marketing and lists of tenants ensures a pool of suitable people wanting to rent are on hand.  Occupancy rates can suffer if you’re scratching your head, wondering how to find those people who want to rent your place. Your property manager understands how to advertise and works to ensure you’re never short of rental candidates. This means you can move on to the next phase, quickly and without the headaches of deciphering the ins and outs of an ever-changing marketing landscape.

Property Viewings

One of the most time-consuming aspects of being a landlord is having to conduct viewings of the property. Many people wish to do so in the evenings or on the weekends, which can be inconvenient, to say the least. A property manager helps to free your time off, by showing prospective tenants the property, for you.

Applicant Selection

With a professional eye, and a rigourous application and selection process, they’re also able to determine the qualities required in a suitable tenant. This is an invaluable tool, as often stress, time-constraints or the need to ensure occupancy leads to rushed decisions by DIY landlords, which may negatively impact your investment in the long run. The number one priority to protecting your investment is undoubtedly tenant selection.

2. You Benefit From Superior Tenant Selection

It’s surprisingly easy to make the mistake of selecting the wrong tenants and one that’s hard to rectify. Property managers offer a wealth of experience in dealing with prospective tenants, having seen and analysed numerous applications.

For example, it’s imperative that stringent security and reference checks take place, via Australia’s database of defaulting tenants TICA. You also want to be completely confident your tenants have a proven record of paying on time and treating properties with the utmost care. A property manager ensures the suitability of all candidates, before submitting applications for your final approval.

Once you’ve selected your tenant, there’s no need to worry about the complexities of contracts either.  Your savvy and up-to-date Brisbane property managers at Position One Property make it their business to be up-to-date with legislative changes.  They know how to ensure contracts are properly initiated, terminated, and everything in between.

3. Your Property is Safeguarded

Whether you live locally, interstate or overseas, it can be hard to regularly check on your property.  You will undoubtedly wonder whether everything’s running smoothly. You can leave this in the hands of your local Brisbane property manager, as they conduct inspections on a regular and consistent basis.

Not only does this offer you peace of mind, it enables you to stay on top of any repairs and general maintenance that require attention. If your tenants are not meeting the terms of their lease, you’ll have all the help you need to find solutions to issues, for continued rental success.

4. You Stop Being the Bad Guy

Obviously, receiving funds in your bank account each month is paramount to maintaining your investment. It can be tricky and time-consuming to deal with tenants, who may have a variety of reasons as to why they can’t pay their rent on time. Worse still, you don’t want to have to embark on a drawn-out journey of tracking down rent.

With strict, professional policies in place, a property manager takes immediate steps to reduce the risk of rental arrears or necessary eviction. As they understand legislation, they can navigate the complexities of this, so you avoid messy legal problems.

5. You Get Your Life Back

It’s easy to become personally involved in your property or your tenants when you’re a landlord. As a business though, it’s much better to keep the relationship strictly professional. Not only does this free up your time, it helps to maintain the necessary processes that reduce any risks.

With a professionally managed property, chances are you’ll see less turnover of tenants, which means less outlay during the process. This is because our property management company strives to ensure tenants are happy also, so you benefit from the security of longer leases. Along the way, rental prices are reviewed, so you can stay competitive in the rental market.

A cleverly chosen Brisbane property manager acts as a ‘middle-man’ between you, your property and your tenants.  This means you can concentrate on making the most of the financial benefits your investment yields.

Can’t wait to get your life back?

Contact us today to experience what it’s like to work with a best-practice property manager.  And then watch your investments grow!




Telephone Connections: Property Management Specialists Answer Your Questions

property management specialistsWouldn’t it be handy to have property management specialists on hand to help answer difficult questions? Whether you’re a landlord or a tenant, having access to the experts is invaluable. When you’re new to renting, or to investing, there’s a minefield of information to wade through in order to determine vital issues.  Even the basics, such as: who pays for a telephone connection?

The great news is, rental property management Brisbane specialists, Position One Property, have already done the work for you. We know how to break down complicated situations in order to find the best solutions for everyone involved. To start you off, we’ll look at the responsibilities involved for both tenants and landlords with regard to phone connections.

RTA Guidelines

In terms of the basic rules, a landlord isn’t required to provide telephone, television and internet connections within the premises. However, when there are existing phone sockets, a landlord is required to ensure they’re in a reasonable condition.

Generally, the tenant then agrees to arrange for the connection and pay for the service. If the property is individually metered, a tenant can’t be charged more than the amount charged by the supplier and laws are in place to safeguard rights.

So, that’s a brief rundown of the guidelines, however it’s not a black and white situation and opinions can differ. A property management specialist can help to diffuse opposing opinions between landlords and tenants, by dealing with the individual scenarios that may occur. This, in turn, ensures clear communication is maintained and the responsibilities of both parties are understood and documented.

Responsibilities of Tenants

First of all, it’s the tenant’s responsibility to ensure that everything they require in a property is provided, prior to signing a lease. Upon inspection, tenants should check for phone sockets and enquire about connections, so there’s no confusion as to what is included.

For example, if there are no phone sockets installed and it’s not stated that they’re included, the landlord is not obliged to pay for them. Therefore, a tenant may have to pay for the installation, if the service is required.

If this is the case, tenants need to contact their rental property management Brisbane specialist, in order to gain approval to make alterations to the property. It’s very important that tenants wait for the ‘go-ahead’, or approval, before commencing installations or repairs.  This will avoid the possibility of losing part of their bond, or breaking lease agreements in doing so.

This also applies if tenants wish to improve previously installed services, in the way of extra phone points for convenience or increased internet reception. In this case, the landlord may or may not approve, however the expense would generally be the tenant’s responsibility.

To avoid any misunderstandings, it’s always best for tenants to note, on the condition report, that phone sockets don’t work.  This is also the time to note if extra facilities are required. This way, before commencing the tenancy, negotiations can take place as to the terms of having them fixed or included.

Responsibility of Landlords

For landlords, it makes sense to ensure a line connection is supplied for tenants. This increases the property’s appeal as it’s a primary necessity for most potential rental candidates. However, upon connecting the line, the tenant should then pay for the connection and the services used for the duration of the lease. Above all, these agreements need to be stated clearly prior to the rental agreement.

If, for example, a tenant has signed a lease on a property with a phone socket, but upon moving in discovers there isn’t a working landline, generally the landlord will need to provide one. The exception to this is if an exclusion was specified in the tenancy agreement.  If this were the case it would have been made known to the tenant prior to signing.

How Property Management Specialists Can Help

One of the ways a property management specialist – such as Position One Property – helps is to provide a buffer between the landlord and the tenant. Not only a buffer, but one that lends expertise to both parties in order to deal with any complications.

With current knowledge of rental laws and the rights of both landlords and tenants, we’re able to arrange agreements to suit everyone involved.  This applies before, during and at the conclusion of tenancy agreements.

There is an incredible amount of paperwork involved with property management.  Rules, regulations, contracts and specific agreements, are just a few of the basics. Leaving your investment property in the hands of a seasoned professional ensures every detail is covered. This is especially important in the initial stages of a property management.  Starting from the beginning, we’re able to pinpoint specific requirements from the outset, which saves time and money.  If there’s any chance of having disagreements in the long run, they’re most likely to be identified at this stage.

In terms of coordinating and managing repairs and installations, a property manager liaises between both parties.  This helps to ensure the process is easy and professional. This cuts out any unnecessary misunderstandings, which can occur from lack of understanding or knowledge of the applicable laws.

One thing you can be sure of is that property management specialists cater to both landlords and tenants.  This is to ensure all parties enjoy a smooth and successful rental journey.

Rental Property Management: Open Inspection or Private Viewing?

Rental Property ManagementEffective rental property management starts with fantastic tenants and fantastic tenants are those who are an ideal match with the property they have selected as their new home.

You don’t find those ideal tenants just by accident!  There is a definite science to it, and when you engage the experts you’re most likely to end up with a rental property – tenant match that works well.

So, just how do you find tenants who’ll pay their rent on time, look after your valuable investment and set your mind at ease?

Simply, with one of the most important marketing tools you have at your disposal as a landlord: property inspections.

Expert Rental Property Management Starts at the Beginnning

It can seem quite intimidating to invite people into your property and it’s often a scheduling nightmare if the current tenants are still living there. Here’s where your Position One Property manager Brisbane Team comes to the rescue.  Our Team has a wealth of solutions to ensure your inspections are easy and successful.

The first question many landlords have is whether to hold open inspections or private viewings. Both options offer benefits, however they each should be professionally managed, in order to avoid any issues.

Let’s take a look at the pros and cons of each, to help you decide.

The Pros for Holding Open Inspections

Up until recently, open inspections were the most commonly used way to efficiently manage time and show as many prospective tenants through a property, as possible. If you’ve ever attended an open inspection yourself, you probably noticed a lot of people cramming into apartments and houses, in the allocated timeframe. This is why they work, because your property is open to a wide range of buyers and, often, crowds attract crowds.  Not surprisingly, crowds imply demand and demand can lead to competition.  This means you may just get the ideal application for your property.

The main advantage, however, is that open inspections are publicly advertised, via newspapers, the internet and even word of mouth. This creates excitement around viewings, especially when the property is in a popular area. Even those little signs you see at the entrance to properties, advertising the inspection times, encourage ‘walk in’ traffic and could lead to more candidates. The more candidates you regularly have, the more competitive you can be, in the market.

Therefore, the pros list for open inspections includes:

  • Attracts a wide variety of prospective tenants.
  • Publicly advertised inspections generate significant interest.
  • Time efficient.

The Cons for Holding Open Inspections

Have you ever turned up to an open inspection and simply driven by, due to the amount of people waiting outside? It can be quite daunting to some future tenants, to feel like they have to compete with other people. Unfortunately, these could be just the quiet, responsible and reliable tenants you’ve been looking for.

Though attracting a wide variety of people is why open inspections work, it’s the very reason they often don’t. With a large crowd of people in the property, it’s hard to engage with anyone, in order to gauge their suitability. Plus, many of them could just be the neighbour next door who’s wanted to see inside your unit for years. Lastly, but most importantly, anyone who wants to attend an open inspection, can, which may leave you vulnerable to security issues.

Your cons list includes:

  • Large crowds can actually deter suitable tenants.
  • Engagement with prospective tenants is difficult during the inspection.
  • Security issues are a possibility.

The Pros for Holding Private Inspections

One of the keys to rental property management is superior tenant selection, to ensure your property is looked after. When you hold private inspections, it’s possible to screen applicants ahead of the date. During the inspection, there’s ample time to engage with these potential future tenants, in order to determine their suitability.

There’s much less possibility of security issues with private inspections.  This is because the applicants have already proven their serious intent to rent your property, via committing to a viewing. In terms of practicality, a rental property Brisbane specialist can arrange for a few people to attend the same private viewing, providing the time works for all parties.

To sum up, the pros list includes:

  • Ability to screen applicants ahead of time.
  • Increased ability to personally engage with tenants.
  • Reduced security risk.
  • Only attracts serious candidates.

The Cons for Holding Private Inspections

Though it’s possible to find someone to rent your property in the first private showing, it’s not always likely. This means more inspections are needed, which can be time-consuming and difficult to arrange if current tenants are in place. Private viewings also lack the impact of an open inspection, as it’s up to the candidates to initiate a viewing.  So you can’t rely on advertisements to attract a large pool of people.

In summary, the private viewing cons list includes:

  • May have to offer multiple viewings.
  • Time consuming.
  • Difficult to arrange with current tenants in place.

Make the Choice Easy with Rental Property Management

Position One Property has been a property management company in Brisbane since 2001 and has all the skills, experience and knowledge necessary to determine which type of inspection is right for your property.  Our  dedicated Team are expert at conducting viewings in a professional, efficient manner. We can advise you on safety and security issues, local market trends with regard to inspections and the best advertising methods.

Best of all, our rental property management includes the professional service of strictly screening all applicants, so all you have to do is look forward to a long and happy rental agreement!  Call Position One Property today on 07 3843 4511 and we will be happy to assist you with leasing and managing your property investment.

How To Get A Good Result At An Open House

Open HouseArranging regular times for prospective buyers to inspect sale properties in groups has proven to be a very effective marketing technique. While most people now search online for suitable properties, they still like to inspect in person, and an open house allows them to have a close look without feeling under pressure.

Large Visitor Numbers at an Open House Creates Urgency

The best result for an agent is to have large visitor numbers. This generates a sense of urgency among genuine buyers. Even if many of the crowd are just looking, people assume that everyone there is a potential rival for the property. Often, the buyer who gets the property will be the one who has decided to out-manoeuvre the others by offering more than originally intended.
To get such an excellent result there are a few things that need to happen and we have drawn on our experience as agents to offer some suggestions. Position One Property is a property agency serving the greater Brisbane area and we have found that some techniques work better than others to get a successful open inspection.

For Best Results, the Owners Should not be Present

We said earlier that potential buyers like this method because they can look around without feeling any pressure from an agent. This also goes for the owners as well, so it is important, if the property is yours, to make yourself scarce. Your agent will look after the place, so go to the movies, visit a friend or go for a long walk.

Temporarily remove all Signs of Pet Ownership

If you have pets, make sure all their toys, beds, blankets, water and food bowls are out of sight. The pets also need to be out of sight. A bird aviary in the back yard will not be a problem but a couple of large, protective dogs in the house will be. Leave them with a friend for the couple of hours of the open house.

Clean, Tidy and De-Clutter

It is surprising that some sellers leave beds unmade and dirty dishes in the kitchen sink during inspections. Please make sure that everything is neat, tidy and clean. First impressions are vital, so get rid of clutter. This allows buyers to assess the amount of space you have, which cannot be seen if it is hidden by unnecessary items.

Allow Light to Flood the Interior

The final touch is to turn on the lights, even during the day; open the curtains and pull up the blinds. Allow light to flood into the interior. This also adds to the feeling of spaciousness and eliminates any dark spots that detract from the overall ambiance.
We find that a well-organised and run open house can generate a lot of interest. Do your part in getting the property in tip-top condition and trust your agent to find genuine buyers from among the visitors.

Kitchen Storage A Top Priority In Brisbane Rental Properties

Brisbane Rental PropertiesEvery rental property owner wants tenants who pay their rent on time and take good care of the dwelling, so Brisbane rental properties need to be presented to the market with this goal in mind. In our local marketplace in current times, good tenants are discerning.  They are unwilling to accept a rental that does not have the features and comforts people have come to expect in our society today. Owners who want the best returns now seriously have to look to provide more facilities for their tenants.  One such essential facility in today’s market is storage space – and kitchen storage space at that.

Lots of Possessions Need Lots of Space

As a consumer society, some would say we have become obsessed with collecting possessions.  Often it’s for no reason other than to have them! To keep our belongings in good condition, they need to be stored carefully.  Tenants looking for suitable Brisbane rental properties are no different from home owners in this regard.
We know this because we are a specialist property management agency. Position One Property manages a full portfolio of rental properties across all Brisbane suburbs. When potential tenants make enquiries about any available rental properties, one of the first questions they ask is about the amount of storage.  This applies not only in the bedrooms but also in the kitchen areas.

Brisbane Rental Properties Ideally Need Plenty of Kitchen Storage

Having plenty of easily accessible storage in a kitchen is a real plus.  It gives a rental property a distinct advantage over a similar property with limited storage. Gone are the days when a few cupboards under the kitchen sink and a small pantry would suffice to keep kitchenware and food until needed. In these times, there is far too much in the way of pantry goods, appliances, plastic ware, cooking utensils and other kitchenware, all of which needs appropriate storage.
Tenants who like to entertain friends and family look for kitchens that make this easy. Lots of bench space to prepare meals, dark places to store root vegetables, shelves to display glassware and favourite crockery items, are all factors in the decision making process for discerning tenants.

In some trendy downtown areas of cities of the world we hear of apartments and chic pads that have done away with kitchens altogether.  Everyone goes out to eat.  Not so in Brisbane!  Brisbane rental properties need kitchens and ideally great kitchens at that!

Clean and Functional Kitchens Attract Good Tenants

This does not mean that the kitchen must be absolutely brand new.  It must be clean and functional.  The interiors of the cupboards should be wiped clean and be ready to fill by the new occupants.  They’ll  need to receive the many cooking pots, baking trays and dishes, measuring jugs, cake tins and all the other paraphernalia common to the average household.

Appliances Need Storage Away from the Benchtops

A modern kitchen now contains a range of appliances, where once an electric jug and toaster would have been enough. Blenders, slow cookers, sandwich makers, 4- and 6-slice toasters, coffee machines, food processors and other appliances that appear with every new food fad, all need storage lest they clutter the bench tops.
A property becomes much more desirable as a rental with adequate and functional kitchen storage. It is worth providing to get the perfect tenant.



Statistics Prove The Value Of Listing Property Online

Real Estate SearchIt is surprising that some property sellers are still reluctant to list their properties online.  Most real estate search activities today start exactly there! Rather than embrace the latest marketing techniques they still prefer a couple of photographs in the window of the local real estate agent.  Minimal spending on advertising is often a goal. They are relying on that “perfect buyer” walking into the agency office and asking to inspect the property they saw in the window.

Benefits are in the Real Estate Search Statistics

However, when we provide some real estate search statistics to clients reluctant to list online, they usually change their minds. Position One Property recommends online listing to all our clients because it is the quickest and cheapest way to showcase the features of a property and present it to the maximum number of people. 86% of people searching for property do so online.  Whether people are looking for a house to rent, or a house to buy, they’ll start looking online.  Sometimes, it’s fair to say, the house they eventually buy they may come across another way.  Like having it suggested to them by the agent they talk to, but no one can look past the fact that whether they found their desired property this way or not, they will at some stage in their search be looking online.

Online Searches Available Around the Clock and on Multiple Devices

Apart from the sheer numbers of prospective buyers looking for properties online, there are other benefits. These days, people searching online do so using multiple devices. In fact, most users in Australia switch between devices during the day depending on where they are. At work or at home they would typically use laptops or PCs. However, the portability of mobile phones, tablets and other wireless devices means they can now search in any situation where they have time available, or time to fill.

This means that a property advertised online is available for viewing around the clock. These visits can be measured so we can show our clients a year-on-year growth in viewing habits, especially on mobile devices. Listing online is the only way such constant exposure to buyers is available to sellers.

Video Tours Online Offer a New Experience

We know from television advertising history that a video has much more impact on a target market than simply a static photograph. Online listing offers sellers the opportunity to not only have photographs of their property on display, but also a video. Virtual tours online take viewers on a journey through the property as if they were actually there. This extends the reach of the marketing campaign beyond the local buyer, to interstate or even overseas. No amount of print advertising has this kind of impact.

Database Filters Find the Genuine Buyers

Finally, an online listing holds property information on a database. The following information all form part of the search:

  • the street number and name,
  • suburb and postcode,
  • asking price,
  • the number of bedrooms and bathrooms,
  • car accommodation

This allows prospective buyers to filter the information so they see only those properties that have their interest.

All properties Position One Property has available for rent are able to be viewed on our website at this link: .  Also, any properties being marketed for sale are available for viewing at Armani Estate Agents.

Online real estate search listings reach more people, have more visual and psychological impact and weed out the “tyre kickers” from the genuine buyers. Sellers can still choose how much or little they spend on their marketing program, and with an online presence, their money is well spent.



Brisbane Property in Winter

Brisbane PropertyThe sub-tropical winters in Brisbane are mild and balmy compared to winters in other parts of the globe. We do have agreeable temperatures during the daytime and above freezing temperatures at night.  However, the winters here can still wreak havoc on your Brisbane property, whether a rental investment or your own home.

Heavy rainstorms and wind combined with indoor heating and poor ventilation can quickly cause your rental properties to deteriorate and succumb to damages like mould growth and leaky roofs. Your insurance company may question any claims you file if you fail to properly prepare your rentals for winter weather. Rather than take on such a risk, you can follow these tips to winterize (to utilise a US term!) your rental properties and protect your rental income.

Tree Maintenance – Critical to Brisbane Property

When it comes to properly maintaining a rental property Brisbane owners almost always find it helpful to trim and prune trees. If you have large trees growing on your Brisbane property, you should cut away limbs that are rotting or those that could break and fall on top of the house.  Fallen trees are commonplace in storms at any time of year and can cause considerable risk to life and limb – and particularly inconvenient damage to property.  The full-grown height of a tree is the distance away from the house that it should be planted.  Any closer and the owner should seriously consider removing the tree, not least of all because the roots will be getting under the house foundations and interacting with plumbing.  Tree roots and plumbing are not a good mix!

You also should prune trees that have grown over the home’s guttering or stretch onto the roof. The overgrowth could break and fall into the guttering, causing expensive damage like leaks or holes. The overgrown limbs likewise will shed leaves onto the roof and into the gutters and cause water to back up into the home if the leaves aren’t routinely removed.

Roofing Inspection and Repairs

Along with pruning tree limbs away from the rooftop, you should also inspect (or engage someone to inspect) your rental homes’ rooftops each year for signs of damage. Some of the damages that you should look for when examining the roofs include:

  • Broken or missing tiles
  • Loose tiles
  • Cracks near chimneys, vents and skylights
  • Damaged joins on tin roofing
  • Blocked or rusted flashings, ridges and valleys

Any of these damages could cause moisture to get into the house or compromise the structural integrity of the home. Rodents such as snakes (including large ones), rats, possums (their toilet habits are horrendous) and lice-carrying birds can also get in and make a home in the roof space. Well before winter starts, you should look for these examples of disrepair and fix them before the winter grows colder.  If there’s anything more annoying than having to do emergency maintenance on a rental property in Brisbane, or anywhere you own one, it’s having to attend to an emergency that was entirely preventable in the first place by sensible maintenance.

Gutter Maintenance and Repairs

After you fix your roof, you should then look to the guttering on your rental home. Many people dislike cleaning out the gutters. However, as loathsome a chore as it may be, it is still a vital part of keeping a house in good repair in winter and in summer.

You should sweep out leaves and other debris from the gutter so that it properly carries water away from the house. You should also inspect the gutters’ down-pipes for leaking or misalignment. Check to see if the down-pipes are dented, cracked, or full of holes, and replace them immediately if so.  This ensures that the gutters work properly during the windy and wet weeks of Brisbane winter.  Backed up down-pipes, filled gutters with no place for water to escape inevitably causes leaks INSIDE the house, which is much more difficult to deal with.

Exterior Inspection and Maintenance

The outside of your Brisbane property should also get plenty of attention when you want to prepare it for the upcoming winter weather. Your examination of your house should include looking for chips, cracks, and other damages in the cladding, window sills, and door frames.

This disrepair could allow rain and wind to get into the home. You should replace damaged cladding and caulk or reseal window sills and door framing to prepare the house for the winter.

You should also examine any outdoor fixtures like pergolas, patios, fences, and handrails. These fixtures should be sturdy enough to withstand heavy rainstorms and wind. If you notice warping, loose railing, missing fence posts, or other damages, you would be best off to make the needed repairs before the winter arrives.

Mould Prevention

One of the greatest risks that comes with failing to winterize your rental properties involves the potential for mould growth. Mould can take root in your homes anytime of the year. However, the conditions can be particularly ideal for this dangerous fungus during the wintertime.

Once mould starts growing in a home, it can put the tenants’ health in jeopardy. It is known to cause respiratory distresses like asthma and allergies. It can also trigger rashes in people who come into contact with it.

During the winter, people tend to close off their homes in a bid to keep their houses warmer. These warm, closed-off conditions compromise the ventilation that is needed to keep mould growth at bay, however.

Without proper ventilation, humidity and moisture caused by activities like cooking, showering, or using indoor heaters cannot escape. This retained moisture leads to conditions that are ideal for mould growth.

You can discourage the growth of mould by installing exhaust fans where possible.  It is also worth encouraging tenants to leave a window opened just a small amount.  This is to encourage proper ventilation in the home. Ideally the window should be opened anytime an indoor heater is being used or when the occupants are cooking or showering.

Good practice is to also remember to wipe down and dry off the bathroom’s walls, shower stall, shower curtain, and bathtub every day to discourage mould from taking root in the home. This reminder, along with keeping the home’s curtains, blinds, and doors open regularly throughout the day to let in natural sunlight, helps keep mould at bay and allows the inside of the home to remain safer and more sanitary during the winter months.

Take Preventative Measures Now

Despite Brisbane’s winters being relatively mild, they still can invite havoc into your rental properties if you fail to take preventative measures now. These winterizing tips can help you keep your homes in good, tenantable condition, keep your tenants safe, healthy and happy and allow you to protect and maximise the income that you gain from leasing out your properties.  At Position One Property we take all of this into account when managing a Brisbane property for a landlord client.  The condition and maintenance of the property is of utmost importance to both owner and tenant, and is something we take very seriously in the course of carrying out our property agent duties.

You can rest assured that we have your very best interests at heart when we take care of you as our client.  Whether one of our owner clients, or resident clients, we are well versed with your rights and responsibilities and sensitive to your needs and wishes.  Please contact us at the Office on 07 3843 4511.  We will be only too happy to discuss your requirements further.



Property Management in Australia

Property Management in Australia

Have you ever wondered why there is a need for property management in Australia?  We live in a privileged society, with a highly regulated property industry.  Property and tenancy legislation is in place, and we have protection offered to both tenants and landlords.  All around the country, including right here in Brisbane, we have a healthy rental market.  There is a wide choice of properties, and a constant demand for new rentals.

But we have all heard the horror stories – on all sides of the property equation.  For example:

  • Tenants who have damaged a rental property and failed to make good on repairs
  • Landlords who do not adequately maintain their property to the detriment of the tenants
  • Property managers who fail to keep landlords informed of vacancies, and so on.

These scenarios are no longer necessarily a part of your rental experience because of the rise of specialist property management agencies in the Brisbane area.  Fortunately, no longer should you expect a real estate sales office to provide the best property management solution.

Typically, property investors spend considerable effort in finding exactly the right property in exactly the right location.  Or at least – we hope they do!  Trouble is, oftentimes investors would give little or no thought to the management of that property.  Neither was consideration given to the most appropriate tenants, or the correct rental appraisal.  In the old days, a property investor might choose a property manager from the same company as the sales agent, in the mistaken belief that the sales agent would understand the local rental market.  Whilst this statement is true of the property sales market, it is not always a given that the sales agent would be acquainted with the rental market.

Or the investor might try to reduce costs by choosing the cheapest property manager, or do away with a manager altogether, and attempt to do their own property management.

Times have changed in Property Management in Australia

As we all know, purchasing a rental property in Brisbane, or anywhere in Australia these days has become a serious investment, so that much hasn’t changed.  Fortunately, the options to find a professional property management agency have improved significantly with the rise of specialist – or dedicated – property management agencies.

If the purchase of an investment property is serious business, then the management of that property should also be viewed as a serious business, because you need to maximise the return on that investment.  A specialist property manager is more like a business partner, to assist you in the business management of your investment, and to provide the best advice in how to maximise your return, and to provide you with the best outcomes and long term advice.

What is Property Management?

Property Management in Australia is the process by which a property owner can assign responsibility for the property to a qualified manager.  This is usually in the event that the property is leased or rented to a tenant.  The appointed property manager will usually be accountable for controlling, operating, managing and overseeing all aspects of the land, and the building/s on the land.

Why Do I Need Property Management

We really are blessed to live in a country like Australia with a high standard of living.  Along with excellent social amenities, we have a high standard of housing available.  We are blessed to have ample opportunity to work, rest and play.

We live in an orderly sensible society – so why do you need a property manager to look after a rental property?

The answer is that there is a lot more to managing a rental property than simply collecting the rent payments each week.  Property Management is more about correctly matching the needs of the tenant and the landlord, as well as the type of property.  No two properties are exactly the same, and neither should you expect your property manager to be a one size suits all solution.

So do some research to find a good property manager in Brisbane.  Be sure to ask some questions of the property management department!

  • Do you offer specialist property management services?
  • Do you provide a dedicated property manager to manage my property?
  • How much experience does your property management team have?
  • Are your property management team property owners themselves?
  • Are your property management team investment property owners themselves?
  • What areas do you specialise in, or have experience in, in Brisbane?
  • How do you screen prospective tenants?
  • What is the procedure for handling rental arrears?
  • How do you appraise my property for the weekly rental?
  • Do you provide inspection reports?
  • What is your maintenance policy and who are your preferred contractors?
  • Typically how many rental properties is each property manager required to manage?

Do I need a Property Manager?

It is a common conundrum for many landlords. It seems that there are some who fail to appreciate the relationship with their property manager is actually akin to an ongoing business partnership.  Historically, investors would spend hours searching for properties and doing due diligence on potential property purchases.  However, as soon as a deal was struck, the same investor would spend minimal time in the selection of a property manager.  Unfortunately, this is generally in the mistaken belief that rental returns will flow automatically.  Or worse – that they would be able to manage the property themselves.  Almost always, this is not the case.

Landlords tend to decide on a property manager due to the costs of the property management services offered by prospective managers.  But this fails to take into account the success rate for finding tenants, the vacancy rate for keeping tenants, and the overall costs of managing your property in the long term.  This selection method also completely misses the point about the level of maturity and experience of the property manager.

Some property owners decide to try without a property manager and try to do the property management tasks by themselves.   This is risky when they may not realise that property management is much more than just visiting your property every now and again.

Maximise returns from your property – minimise vacancies!

Not only is there more to property management than just doing a cursory visit, there is more to reducing the vacancy rate of your investment property than meets the eye.  To effectively maximise the return on investment from your investment property, it requires specialist property management expertise from your chosen manager.  Because we live in the information age, it is no longer a requirement that your property manager be located in exactly the same Brisbane suburb as your investment property.  However, it is reasonable that you expect your property manager to have experience in that location and good knowledge of the surrounds.

Here is a list of some of the factors that should be important in your choice of property manager:

  • Location specific experience in your Brisbane suburb
  • Industry specific knowledge in the marketing of your property
  • Location and industry skills at rental market appraisal in Brisbane
  • Choice of rental rate to match your property with the best tenant
  • Selection of tenant to meet the long-term objectives of both the tenant and the landlord
  • Choice of lease agreement to be fair to both tenant and the landlord
  • Screen prospective tenants to find the most reliable tenant for the type and location of the property
  • Policy for conduct of repairs and maintenance
  • Professionalism as a business partnership to maximise your return on investment.

Why choose Position One Property?

At Position One Property in Brisbane, we pride ourselves on providing specialist property management services to our loyal clients.  We strive to be your number one business partner in property, and we aim to deliver the best return on your property investment.

We achieve this ambition by matching the best tenants with the best and most appropriate rental properties in Brisbane.  Furthermore, we believe that by accomplishing the best outcomes for tenants and landlords alike, that we will achieve the best long-term outcomes for all of our clients.

What this means is that Position One Property management services are the best choice for your investment property.  This means we take very seriously the responsibility for the property under our management.  At Position One Property, property management is our business specialty.  Most of all, we strive to earn the right to be your trusted business partner in the management of some of your most significant investments.

We Treat Your Property Like Our Own

At Position One, we treat all of our clients as valued customers, and that includes tenants and landlords alike.  The reason is that we treat each of our managed properties as if it were our own property.  That means we manage each and every occurrence with the importance that you would place upon your own property.

We will keep you informed and up to date, whether it be:

  • a routine inspection,
  • rental appraisal,
  • preventative maintenance,
  • or an impending vacancy.

If you wish to be involved in making decisions or prefer to leave it to us, we understand.  We keep your priorities uppermost in mind.

Are you new to the property investment market?  Or you have an existing property with an existing tenant? Or any situation in between these two?  We can discuss and arrange a tailored solution to meet your needs, and to help you maximise the returns on your investment property.

Get in touch with one of our Brisbane property management specialists today at Position One Property on 07 3843 4511!




Dealing With That House For Rent in Brisbane

House for Rent in BrisbaneAt Position One, we love Queenslanders!  As a professional property management specialist in Brisbane, we confess that we have a passion for Queenslander style houses.  We love matching these gorgeous character homes with people who also have a passion to live in them.  If you have a Queenslander style house for rent in Brisbane, we’d love to help you find a suitable tenant.

We also love modern homes, units, apartments, new, old or in between.  It’s fair to say that what we love is matching people from all walks of life with their ideal homes.  And the possibilities are endless.  Whether you are looking for a house to rent in Brisbane or you are a property owner with a house to rent in Brisbane, you will find Position One Property to be your ideal choice of Property Management Agency.  We say this because we consider each and every client as though they are the only One.

Whether you may or may not be into Queenslander style homes, Position One Property will find the style to suit you.  If you are looking for a house to rent in Brisbane, we have a large variety of properties and styles to suit you.  Take a look at our available rentals (at ) for the location, style and property features that suit you.  If you can’t see what you need, please contact us so that we can tailor a search for your requirements.

If you are a landlord placing a house for rent in Brisbane, or if you have a forthcoming vacancy, please feel free to visit our agency (or click this link to our Property Management Agency at

Whether you are looking for a house for rent in Brisbane or whether you have a property looking for a tenant – Position One Property is the best placed agency to help you.  When you think of a house for rent in Brisbane, think of Position One.

For tenants:

At Position One Property, our priority is to list properties that we have available for lease on our website as soon as we have them approved for release.  In some cases, this happens before they become available!  We encourage you to contact us quickly if you are interested in any particular property – they can be snapped up quickly.  Always register for an inspection, in case the situation changes with the property and we need to contact you.  We provide all property information to the best of our knowledge.  We provide clear, recent photos to represent the property as best we can prior to inspection.  If you can’t find what you want immediately, please feel free to consult with one of our friendly property consultants, and we will endeavour to find opportunities for you, or to check the database for upcoming vacancies.

For landlords:

At Position One property, we like to prepare for property listings before they become available so that we can list them on our website with plenty of time.  That is the secret to keeping increased tenancy rates for our landlords!  The earlier we can present your property, the earlier we can address potential tenants.  Character checks can be underway, and reference details obtained on your behalf.  Thorough condition reports are always conducted.  We ensure that we have clear and accurate photos that represent the property well.  The goal is that the photos show the property in its best possible light to prospective tenants.

Dealing With That House For Rent in Brisbane

At Position One Property, we always strive to be meeting your expectations.  We will endeavour to match a suitable tenant for your property as quickly as possible.  This is always done keeping in mind we try to match tenants and properties appropriately.  It takes focus and attention to always do the proper checks on prospective tenants.  We do this to ensure your investment is protected, and that vacancies are minimised in the long term.

If you are a passionate Queenslander like us and you are looking for a house for rent in Brisbane, Contact Us!  Of course, if you are from any other State or country, we warmly welcome you.  We’re only too happy to help you settle in.  Or, if you are a property owner and want to rent out your Brisbane home, Position One Property is the number one property management agency in Brisbane.

Please give us a call on (07) 3843 4511 today.  One of our expert property consultants will be pleased to help.