Permanent Rental Management
Our property management team combined have decades of experience in the real estate industry. Specialising in property management, our passion, loyalty and dedication is evident in the level of commitment we offer our clients.
As the property management specialists on the south coast we have a team that is dedicated to providing superior customer service to property owners and their tenants.
We carry out regular rent reviews at lease renewal, ensuring that your property is positioned in line with current market trends and is achieving the highest possible return.
There is no doubt that Dodd & Page are the local experts when it comes to managing your property. We set a high standard by consistently reviewing and improving policies and procedures for permanent property rental.
Our Service to You
- We assist you to set the rental rates, ensuring that your property is positioned in line with the current market.
- Rental increases can occur, in line with legislation, at least 12 months from the last increase and with sixty days’ notice given to the tenant.
Management Commission of 10% on all monies collected, plus GST
- Collection of Rent/Rent Arrears control.
- Rental payments are collected and held in the Dodd & Page Trust Account until the final trading day of each month. The Trust Account is then closed, balanced and funds transferred into the Landlord’s account. This process usually takes 2-3 days to finalise.
- A monthly statement is mailed to the landlord outlining all debits and credits. The landlord will receive a year to date statement at the end of each financial year.
- Organisation of repairs and maintenance on your behalf - council rates, water rates, maintenance etc (there is a $4 fee inclusive of GST for each transaction).
Letting – 2 weeks rent, plus GST
- Preparation of lease agreements.
- Processing and lodgement of security bond (4 or 6 weeks’ rent).
- Ingoing inspection - photos are taken and a detailed report is completed stating the condition of the premises inside and out. This is then signed by the tenant and filed for future reference.
- Final inspections - careful checking of property and taking of photos to compile a report. Any damage caused by tenant negligence will be charged to the tenant.
- The concept applied at the final inspection will reflect the ‘fair wear and tear’ that will inevitably occur during the tenancy, even if proper care has been shown.
Advertising $150 GST inclusive
Dodd and Page staff will take photographs of your property for the internet advertising on realestate.com.au realestateview.com.au and doddandpage.com.au.
Your property will also be advertised on a rotation in the local newspaper The Times and in our permanent rental brochure displayed at our offices.
Quality Control – finding the right tenant
- Showing prospective tenants through your property.
- Comprehensive checking is carried out on all prospective tenants.
- Tenants are required to complete a 100-point identification check along with an application form that includes previous landlord details and references.
- After extensive vetting, we will contact you to discuss the application/s.
- When the right tenant has been secured for your property, all the necessary tenancy agreements are completed and 2 weeks’ rent is payable in advance. A bond of 4 weeks’ rent is also collected.
Please note: there are no re-letting fees charged for the extension of existing tenants’ lease agreements.
- Written report to landlord stating condition of the property, outlining any maintenance issues required and recommendations.
- Documented correspondence to tenant outlining any improved conduct or care of property if necessary.
- The tenant is responsible for maintaining the property in a reasonable state of cleanliness and to keep lawns and gardens neat and tidy.
Repairs and Maintenance
Dodd and Page employs qualified and registered tradespeople to ensure the protection and safety of your property.
It is the landlords responsibility to maintain the property in a reasonable state of repair .
Repairs and maintenance will be reported to you for approval however urgent repairs will be reported and carried out as required.
After Hours Service
Dodd and Page has a team of five qualified Property Managers who share the after-hours emergency phone calls from tenants.
The after-hours service is available Monday to Friday 5pm to 8pm, Saturday and Sunday 8am to 8pm. All calls will be monitored outside of these hours.
Tenants are responsible for paying all water usage and supply charges, adjusted for the period of their tenancy
Landlords are to required to pay the account in the first instance then we invoice your tenants for payment. Landlords can make a request to SA Water to have their water accounts sent direct to Dodd and Page for payment from the Trust Account.
Please ensure that the electricity and landline phone has been disconnected from your name prior to the start of tenancy.
As landlords and home owners, there is a legal requirement for all properties to be fitted with a smoke alarm that is fully operational and compliant.
Minimum legislative requirements for all residential properties:
- Homes owned prior to February 1, 1998 require a replaceable battery-powered smoke alarm.
- Homes purchased on or after 1 February 1998 require (within six months of purchase) a 240V hard-wired smoke alarm or a 10 year life lithium non-removable non-replaceable battery powered smoke alarm.
- Homes built on or after January 1, 1995 require 240V mains powered alarms.
- It is a requirement under the Development Act 1993 as amended, that you as the owner of a residential rental property install and maintain a current smoke alarm. Not installing a smoke alarm may attract a fine of up to $750 and a non-operative alarm may invalidate your insurance policy. Smoke alarms save lives and property.
- All fitted smoke alarms must be compliant; units are date stamped and have a life of 10 years separate to that of the batteries.
Please ensure that the rental premises are secure in terms of locks and security. If the tenant feels the need for increased security the landlord must meet the cost of any reasonable additions.
Dodd and Page require three full sets of keys - one to be kept at our office for emergencies and inspections and two for the tenants. The tenant is responsible for returning keys to the property manager at the final inspection.
Please ensure that you take out landlord insurance
Landlord Access and Tenant Privacy
It is important to remember that the tenant has the right to privacy to enjoy their occupancy at the rental premises in peace and quiet without any unexpected interruptions.
The landlord and the agent have the right to enter the property to ensure it is being looked after according to the Tenancy Agreement; or for some other specified reason.
The balance is kept by the tenant agreeing that the owner or their agent may enter the premises if notice of not less than seven days and no more than fourteen days is given, for a general inspection.
Entry must be permitted with notice to allow necessary or urgent repairs to be made and to show the property to prospective new tenants or buyers.