Preparing your own home for other people to rent is not as simple as just moving out and putting a for lease sign out the front.

At Peninsula Property Specialists when you contact us to manage your property we will provide you with suggestions for achieving the maximum rental, and whether any items in the property represent any health or safety concerns. We will provide recommendations to ensure that you are not exposed legally.

Under the Residential Tenancy Act, a landlord must ensure that the rented premises is vacant and in a reasonably clean condition and a landlord must ensure that the rented premises are maintained in good repair.

So, why prepare your home to rent?

A properly prepared home will not only fetch a better weekly rent, and attract a better quality tenant, it will also help ensure the whole rental process is simple and easy from start to finish. There are things an owner would be happy to live with, knowing they will be fixed in time, that a tenant shouldn’t have to deal with.

So here’s our list of what you should consider before renting out your property.

If it’s broke, fix it

From the letterbox to the back fence, and everything in between, carry out any repairs to make sure your home is in tip top condition. A small repair or some maintenance now could save you a bigger problem in the future.

Inclusions

It is a legal requirement that any appliances left at the property for use by the tenant must be maintained in a working condition by the landlord. It is recommended that landlords retain the original warranty and appliance manuals and provide a copy to the tenants.

Cleaning

You want your property handed back to you in good condition, so set the initial benchmark high. Just as you would if you were going sell, before you rent out your property give it a good spring clean and make sure it’s sparkling.We also recommend that professional carpet cleaning be carried out prior to a tenant moving in. 

If we hand over the property with a high standard of cleanliness, we can ensure the tenants return the property to the same standard of clean at the end of the tenancy.

Presentation

Prospective tenants are the same as prospective buyers – they’ll be more attracted to a well-presented property. So while you might not want to go so far as to get the property stylists in, make sure you do your best to have it looking great for photos and that it is tidy for any viewings.

Don’t forget the outside

Are the gutters clean? Is the fence in good condition? Are there any pests or insects you need to deal with? And make sure you mow, sweep, rake, prune and have the garden looking neat and tidy.

Add value

New paint, carpet and light fittings can be a cheap but effective way to update a property. Adding heating and cooling like reverse cycle air conditioning can potentially add value to a rental property. And so can a new bathroom or kitchen if the old one is very outdated but you’ll need to do your own cost benefit analysis and work out how long it will take to recoup the initial outlay. We can provide you some advice on your particular situation.

Insurance

You’ll need to let your insurance company know you’re no longer living there and arrange landlords insurance. Your tenant will probably want to get contents insurance and many companies require door and window locks to be of a certain standard.

The fine print

Think about whether any aspect of your property might not meet current regulations or safety guidelines. For example, this could include pool fences, stairs, railings, balconies, blinds and curtains, glass and windows. Does the property meet electrical and water efficiency standards under the Residential Tenancies Act? Landlords are also required to provide working smoke detectors.

Because we are a boutique agency, we offer you exceptional levels of personalised service. A dedicated Property Manager will look after you, your property and all of your property management needs.

“You will experience the highest level of service and commitment as our Property Manager is the hands on business owner.”

When it comes to selling your home or investment property, preparation is everything. When you engage Peninsula Vendor Advocates we take a "return on investment" approach while focusing on reaching the property's target market and optimising its attractiveness to purchasers and maximise price.

An impartial set of eyes coupled with a creative approach can be worth a substantial amount to the final sale price.

For Owner Occupiers and Investors we consider the short, medium and long term benefits of work to be done, for example, strategic landscaping or a progressive maintenance schedule. With over 27 years of building and property knowledge on the Peninsula, let us help you gain the full potential of your properties worth.

We can assist with or completely look after various improvements to your property, including:

• Identifying any pest/building issues prior to listing to ensure no surprises
• Market research to determine the property’s target market
• Design and colour selection
• Staging and styling the property to appeal to the widest possible buyer profile
• Carrying out identified repairs that might otherwise deter buyers or provide avenues for price negotiation
• Undertaking recommended cosmetic work to lock in the value and provide positive first impressions including plastering and painting, plumbing, cleaning, decluttering and landscaping

Peninsula Vendor Advocates will collect competitive quotes, manage site access where necessary and "sign off" on your behalf once the job is complete. We keep you fully informed throughout the process and you can have as much or as little involvement as you prefer.

All properties are different and the work involved varies enormously from job to job and all fees are quoted on an individual basis. Peninsula Vendor Advocates project management service is designed to save you time and make you money by performing all the necessary activity to get your property to market without overspending on unnecessary work. We work with a team of vetted trades, services and stylists with one focus, your property.

The average Australian property cycle is 7 – 10 years. If you are serious about property investment, this is the time frame in which you should aim to create a positive cash flow from your investment. The other great thing about property is that the Federal government has continually supported property investors through tax incentives.

Investing in residential real estate can give you access to great tax benefits and capital growth. Many investors see property as safer alternative to other forms of investment. This is because generally, the residential property market is considered to be less volatile than other investment platforms such as stocks and shares.

Investing in residential property also allows you to start at a level that is comfortable for you. It may be that your first purchase is an entry level investment such as a tenanted townhouse which you can use as a stepping stone to create further wealth.

Many property investors start out small and use their investments as a way of accumulating wealth so that they can buy their dream home, or retire sooner.

Residential property investment has the flexibility and wealth-creation potential to suit most investors – regardless of which stage of life they are in. If done properly, property investment is an excellent way to reach your goals and create a rewarding and secure retirement nest egg.

Contact Seachange Buyers Advocates today to discuss ways in which you can increase your property portfolio.

If you’re thinking about buying a property, no doubt you’ll soon be thinking about finding an area that fits with your needs and lifestyle.  Putting some extra thought into which location suits you could help you find your ideal spot. 

If you fancy a beach lifestyle less than an hour from the heart of Melbourne, it could be worth casting an eye over the Mornington Peninsula. Home to historic fishing villages as old as Melbourne itself, the Mornington Peninsula is a mix of seaside towns, urban development and rural living.

Be dazzled by the vibrant coastal villages and charming hinterland hamlets full of boutique wineries and acclaimed restaurants, art galleries, manicured gardens, geothermal springs and renowned golf courses.

Wind around the eastern side of Port Phillip Bay taking in vast ocean views, rugged coastal scenery and sheltered beaches. Stop along the way for coffee, wine or the freshest local produce and discover the laid-back charm and the village welcomes that are quintessentially Victorian.

Families, retirees and investors are drawn to the relaxed, family-friendly life in an area that boasts schools, colleges, hospitals, shopping, medical and sports centres.

The area’s appeal includes its affordability, natural reserves, public transport and proximity to the beaches. Quaint old weatherboards with cottage gardens meet designer units, sleek apartment complexes and cliff-side, daydream mansions with views to the horizon and back. There is so much variety on the Peninsula, there is sure to be a home to suit the fussiest purchaser.

Thinking about buying in the Mornington Peninsula area? 

Speak to Geoff Oxford from Seachange Buyers Advocates today on 0414 282 817. 

Those looking to purchase a home or investment in the current property market are in a good position. However with the ever growing number of purchasers in the market, the competition is fierce.

What is a buyer’s advocate?

A buyer’s agent works exclusively in the interest of the buyer and offers professional advice throughout the entire purchasing process – working to ultimately to secure you a property for the best price.

They can look for potential properties for you to buy, attend open inspections, bid for you at auction, negotiate the sale price with the real estate agent and even help with the legal work– essentially they can handle as much - or as little - of the sales process as is required.

Buyers Advocates also have access to properties that are not yet on the market. With their extensive contacts in the real estate and building industries, buyer’s advocates are often contacted prior to the property being available to the general public.

What are the benefits of a buyer’s advocate?

• Offers expert knowledge and experience in the property industry
• Takes the stress out of buying a property
• Saves you time
• Gives you access to “off the market” sales, ie: properties that aren’t publicly advertised for sale yet
• Offers professional representation at auctions

Buying a property can be one of the most stressful and important decisions you will ever make in your life. Seachange Buyers Advocates provides a comprehensive level of service focusing on you, the buyer. Contact us today for your Obligation FREE Consultation.

How to make a complaint

Seachange Buyers Advocates together with Seachange Property aim to make it easy for you to bring any problems or complaints to our attention.

You should first raise your issue with the agent, representative or property manager who is handling your business.

If you are not satisfied with the outcome, you can make a complaint to us by:

• telephone (during business hours): call 03 5911 2191 and ask to speak to Rebecca Coffey
• email: This email address is being protected from spambots. You need JavaScript enabled to view it.
• post: 49 Octavia St, Mornington VIC 3931

Please provide as much detail as possible about your complaint, including the outcome you would like.

If you need help to describe or send your complaint, or if you would like to discuss your concerns informally first, please feel free to contact us.

How we will handle your complaint

Our complaints officer will oversee the complaints process. This person is responsible for working with you and relevant agency staff, to ensure that the issues you raise are fully examined and that your complaint is handled in accordance with this process.

We will treat the process, and all the details of your complaint, in strict confidence. If we need to discuss any issues arising from your complaint with someone outside of the agency, we will obtain your consent first.

We will always try to give you a fair opportunity to explain your case. You should make your initial complaint as clear as possible. Sometimes we may want to meet you in person to discuss your concerns and try to find a satisfactory solution.

How long will it take?

We will try to resolve your complaint as soon as possible. However, how long this takes will depend on the nature and complexity of the issues you have raised.

We will send you acknowledgment of receipt of the complaint within two business days. We will give you an estimate of how long it may take us to deal with the matter and we will try to finalise the matter within five business days.

What action will we take in response to your complaint?

If we decide that your complaint is justified, we will then decide what action we should take in response. We will always try to match our response to the nature of your complaint and your desired outcome, but this may not always be possible.

Some of the things we might do include:

• take steps to rectify the problem or issue you have raised
• give you additional information or advice so you can understand what happened or how we have dealt with it
• take steps to change our policies or procedures if your complaint identifies a problem in the way we are doing things.
  
  

What if you’re still unhappy?

Sometimes it will not be possible to resolve a complaint to everyone’s satisfaction, and you might want to escalate the matter to the Estate Agents Resolution Service (EARS) at Consumer Affairs Victoria.

EARS can deal with enquiries and complaints about real estate agents and offers information, advice and dispute resolution services on real estate issues.

You can telephone EARS on 1300 73 70 30 weekdays to discuss your complaint.

"I can't speak highly enough about the effort Seachange Buyers Advocates went to, to find something that suited our needs. Their local knowledge not only gave us an advantage when it came to negotiating, but it helped to shape our thinking toward a solution that really suited what we were looking for. Having someone that always took our call, never hesitated to look at a property and went the extra mile to understand our preferences was invaluable."
— Aidan Geysen

"Not having complete knowledge and insight of the area of our choice and having little time for lengthy searching and negotiation we began to research the role and benefits of the Buyers Advocate on the Internet.

We were met by Geoff and Rebecca in their Mornington offices at the start of our search for a new home and felt immediately relaxed by their informality and genuine friendliness. We actually 'Connected' immediately with Geoff and very early within the initial briefing felt comfortable, assured and confident by his positive dialogue.

Geoff provided his vast 'Industry' experience and delivered constant reporting and updating throughout the entire process. Working on a budget is never easy, however after viewing many properties Geoff was able to deliver us a delightful and exciting new home actually within budget and without the usual stress, anxiety and sleepless nights.

For anyone looking for a consultant, negotiator and advocate when purchasing property, we could not more highly recommend Geoff Oxford, Rebecca Coffey, their team and indeed, the whole concept of a Byers Advocate".

— Jeanette MacPherson & Neil Johnson

"Looking to take that next step in property and want to ensure you're stepping in the right direction?! Geoff Oxford at Seachange Buyers Advocates is the one to guide you. From his passion and energy to his expertise and wealth of knowledge (pardon the pun), Geoff is the best person to assist you in achieving your dreams- no doubt. Don't second guess yourself on this one- just do it, opportunity is knocking."

— Chantelle Steffens

"Geoff is so passionate about the Mornington Peninsula he will go out of his way to help you, highly recommend his professional and friendly service, local expert!"

— Kirsty Mantel

"Geoff Oxford specialises in all things property especially in and around his beloved home turf of mornington peninsula. His passion for life, family and property along with his ethical standings, integrity and professionalism make Geoff the perfect partner to have by your side if you are thinking of moving to your next dream home, developing or simply down sizing. I highly recommend Geoff Oxford and fully trust his experience, knowledge and integrity."

— Steve Taylor

"We recently decided to move from Melbourne to the Mornington Peninsula for a lifestyle change; a decision we had been discussing for the past 10 years.

We decided to use a Buyers Advocate as even though we had spent many days and the occasional holiday on the Peninsula we did not really know all the areas and what each one had to offer.

We discovered Geoff Oxford from Seachange Buyers Advocates through his Website.  He sounded very knowledgeable regarding the Peninsula and its surroundings.  We arranged a meeting and signed up with Geoff on the spot.

Geoff is extremely passionate about all aspects of the Peninsula and his knowledge in our opinion is second to none.  After explaining our brief, Geoff worked tirelessly to find our dream home and helped us to realise exactly what we wanted.  We leant very quickly which areas had the best facilities including medical, eateries, wineries, beaches and entertainment, which gained more sunlight, which were exposed to strong winds, the more social areas and the quiet isolated areas. Geoff took the emotion out of buying and we found the whole process quite stress free.

As a builder Geoff knew which houses and land were worth looking at and which were to be avoided. But most importantly Geoff secured an amazing price on a home that we never dreamed we could afford.

Geoff’s energy and upbeat demeanor is infectious.  Together with his honesty and integrity we would not hesitate to highly recommend his services to anyone who is moving to the Mornington Peninsula."

— Tim & Lucy Dalrymple