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Thanks, I had found that link. A Vic agent from another forum was kind enough to forward a sample document. Their is no real difference between the NSW & VIC leases. Some legislation which is referenced is State based, otherwise they are similar leases.

Thanks guys. You are correct on the RLA. I am familiar with both the NSW & VIC versions of this act. In this case the premises are straight forward office space so it does not fall under the RLA. I will look into the Conveyancing act. I am still trying to track down a draft version of...

In NSW leases for small offices/warehouse where the term is lease then 3 years are often completed by the agent using an REI commercial lease commonly referred to as a ?yellow lease?. I assume the equivalent in Victoria is an REIV version. Some questions regarding the VIC version - Does...

We are not builders or tradesman but often we have to think like one. Often a tenants description of a problem is very vague or generic e.g. there is no water. Thus begins a series of questions to tease/trace out the problem, is it hot or cold water, are all taps effected etc. This is...

Mould is a complex area. What has to be determined is the cause of the mould e.g. inherent building problem, poor ventilation, leaks, tenant neglect or a combination of some/all of these. As a managing agent we conduct 6 monthly inspections and always follow up on mould. This past winter we...

An interesting thread. I also find the REIV version of lease poorly drafted and laid out. I have found the VIC practice of putting the schedule on the rear page of the document annoying. I prefer the NSW layout, where the schedule (which contains the most important information) is placed on...

RE.com have introduced various different pricing structures, all of them are extremely high. The most basic plan is monthly charge plus a per property listing. Other plans included unlimited standard listings. More expensive plans include premium listings, then elite listings and so on...

One of my favourite topics, fees. TMNT ? How can I justify higher fees. 1. I simply deliver a better service. A better all round service, from dealing with tradesmen, tenants, communicating with property owners to ensuring that paperwork is completed. In our office, everyone (owners...

Lone Wolf, You ask two important questions What are my returns? How to reduce fees to maximise my return? I think the questions should be How do I maximise returns and How do I reduce risks. In my above post I concentrated on communication, follow up etc as these are the areas...

Good question Dave. On a very simplistic level it comes down to a few points, Communication, follow up, attention to detail. In the larger picture, we look at your property not just as a rental investment, but where it sits in your wealth creation cycle. We meet (or talk) with our...

I will climb on my soap box and have a rant about fees. Before I start my rant; - I am an agent specialising in property management. - We provide a premium service to our property owners and tenants. Fees are important, it is an investment property after all, and you want to maximise your...

Whilst the amount of the fee does play a part in deciding, the real question is what service (or quality of service) are you receiving for the fee. At a minimum your property manager should; regularly review your rent, carry out routine inspections, follow up on repairs and maintenance...

I see this thread moving towards high/low fees vs service, or expectation of service. Rather then concentrating on the $ 25.00 being charged, it makes more sense to look at the overall charges and service you are receiving. Brisbane 04 mentioned that the tenants approached the agent for a...

Renewal fees From an agents prospective, there is a fair amount of work behind a lease renewal. In our office the procedure is as follows; - 1-3 months prior. Speak to tenants, to gauge intention. - Complete rent review. - Speak to landlord, seek instructions to lease terms and rent. -...

Tiles Some good responses above. Some areas to look at; - What type of construction is the house. Full brick, brick veneer, weatherboard ? - What is happening on the outside of the wall where the cracked tiles are? - In regards to piers, how much space is under the house? Can you get...

Professional Photos As a PM, I think the above posts can be summarized as follows. - Awful photos. Either poor camera or just plain lazy property manager or owner. Most smart phones can take better photos then the point & shoot I was using 10 years ago. - Average photos. Most people should...

When proof of insurance is needed, it is known as 'Certificate of Currency'. The insurance company will provide a document advising the policy is current and maybe a brief summary. Sometimes it is required that the landlords interest be noted on the policy. There is no way to stop the tenant...

Whilst % is important, the level of service and communication you receive is more important. The difference between 5.5% - 7.7% is slightly over 1 weeks rent. An inefficient property manager can easily cost you more then 1 week when you have a vacancy. Repairs are another area where an...

Mr Monopoly, Real estate agents are finally waking up to the fact the property management departments are a business in their own right, and not the ‘poor second cousin’ of the sales department. Accordingly the business has to be grown, a property manager does not have the time to generate...

Sorry for the double post.