Maximise your investment property income

Investing in real estate is a great investment which virtually ensures profit through capital growth and of course the tax advantages associated with owning an investment property. There are many ways in which the investor can maximise the income derived from their investment property. Most investors think that the only way to do this is …

How we assess the rental achieved on your property

When reviewing rents and tenancy agreements the question often arises “Should the rent be increased and if so, by how much?” When we review your rent, the first thing we do is determine the nature of the tenancy and then do a comparative market analysis to assess the rent the property may achieve on the …

EOFY is looming

Well, the End of the Financial Year is only three months away! Now is the time to review your property investment to ensure that you have got all your financial documentation in order such as all rental statements and invoices for expenses. It is also a wise time to be undertaking preventative repairs and maintenance …

Dressing up your property for lease

It has long been accepted that the styling of a property for sale optimises the sale value and reduces the period of time in which a property is on the market. The same holds true for rental properties. Careful thought and consideration should be made when marketing your property for lease. The first consideration is …

Take an interest in your Strata affairs

We often hear from our investor clients that they don’t know why their quarterly levy contributions have risen or why a special levy is payable. In such instances, we ask if the client attended the strata meeting or obtained the agenda and minutes of their strata plan’s meetings to gain an understanding of the changes …

Increase your rental returns

As a property investor now is the time to think about making the ultimate new years resolution, and that is to increase your rental returns. Take the time to review the past rental year. Did you have a vacancy and if so how long was the property vacant and did you get a rent increase …

The highest rent is not always the best option

Our role as your property manager is to maximise the rental return on your investment property – however, obtaining the best rent per week is just one component of ensuring that your investment delivers the expected returns. The term “best rent” refers to the optimum rent that your property can achieve without causing your tenants …

Fear wear and tear

A final inspection is done at the end of the tenancy to determine the final condition of the property and bond refund. When damage has occurred it could be as a result of ‘malicious damage’ or ‘accidental damage’ both of which are the responsibility of the tenant and the third is ‘fair wear and tear”. …

Audit Protection

With the Australian Taxation Office (ATO) crakcing down on investors, an insurance expert has suggested property managers could help landlords by paying property-related expenses such as rates and repairs directly. RentCover landlord insurance general manager Sharon Fox-Slater said it was important for investors to make sure their affairs were in order given the highly complex …

Selection the right tradeperson

It seems to be accepted that when appointing a contractor to do work on an investment property that the cheapest quote is always the best. This accepted rule of thumb couldn’t be further from the truth. We have found that the cheapest quote is not necessarily the best quote at all. When appointing a contractor …

Consider your tenant as well as your income

Your property manager understands that a secure tenant equals a secure income. If your tenant is on a fixed term lease, they will feel secure and that feeling will often translate into a renewed lease when it comes time to extend that invitation. Many people may never own their own home, either by choice or …

Top tips when choosing a property manager

Once you have found the investment property that you intend to purchase, there are many things that should be top of mind for every property investor. When thinking of appointing a property manager to manage your property, many property investors initially thinks that fee is the first and main thing to take into consideration. Of …

Professional marketing gets your property leased

When your property manager suggests professional marketing for your investment property take the advice for what it is. As in the marketing of properties for sale in which well-marketed properties sell quicker, the professional marketing of your investment property will capture the attention of quality tenants over the standard forms of rental marketing. Professional marketing …

Understand the benefits of renewing your tenants lease

Ensuring a continued tenancy is paramount in order for you to budget for regular and ongoing rental income. Not only this, but a tenant on a fixed term lease on an ongoing basis means more income, as the property will not become vacant or suffer additional wear and tear through the tenant vacating and a …

Are you aware of the equity in your investment property?

Many property investors are not aware of the current value of their property and as a result are unaware of the equity they hold in their property(s). By utilising the equity that you have in your investment property, you may be able to purchase another investment property and in some instances with no or little …

Rent reviews – To increase or not to increase?

We understand that prompt and ongoing rent payments are the lifeblood of property investors. We suggest that rent levels should be maintained at or slightly below market rent levels in order to keep pace with increasing costs and to ensure that the tenant does not vacate due to an above market rent increase. When recommending …

Getting a third quote is not the answer

It is natural to obtain more than one quote when undertaking major work around the family home or investment property such as replacing a stove, repainting and re-carpeting. In the majority of cases, most people obtain two quotes to ensure that the best deal is being obtained. All too often however, property investors call for …

Leading property managers of Australia 2014 Award for Excellence

The winners have been announced for the LPMA 2014 Awards for Excellence. Local property management business M Residential has won the Best Property Management Website Award. LPMA is an elite group of professionals made up of the very best property management practitioners and companies. They are at the forefront of Australian property management practice, and …

Should you invest in buying units or houses?

Units or houses? Why not both? There are theories that say investing in units is better while others say houses are better. What is best for an individual comes down to personal motivation for purchasing. A house will typically offer many more options to increase capital value and rent yield, like adding a deck or …

Winner – Best property management website

We are extremely proud to say that M Residential was presented with an award at the LPMA (Leading Property Managers Australia) Gala Awards: BEST PROPERTY MANAGEMENT WEBSITE 2014 We were also one of five Finalists for PROPERTY MANAGEMENT COMPANY OF THE YEAR 2014. For award-winning service, contact M Residential to find out more or visit …

Keeping ahead of the rest

M Residential prides itself on providing the very best in customer service in property management by implementing the latest in technological advances and by simply doing what we say we will do. To maintain this exceptionally high level, we make sure we attend the best conference’s available. LPMA (Leading Property Managers Australia) puts on an …

The Perth market for investors in 2014

The last year has seen the median house price in Perth jump by around 10% and if current trends continue, a similar rise can be expected during the coming year. This is a fantastic result taking into account that the Perth inflation rate is around 2.6%. When you add in rents to capital growth, property …

Property Management Finanlists – LPMA

M Residential is very excited about being announced as Finalists AGAIN through LPMA (Leading Property Managers Australia) for TWO awards: Property Management Company of the Year – 2014 Best Property Management Website – 2014 This follows up being a Finalist in 2013 for Best Property Management Website. If you have an investment property or want …

Rental market update – South Perth

REIWA data shows that during the December quarter the metropolitan vacancy rate grew further to around 3.2 per cent as more than 700 additional rentals came onto the market. That’s an increase of 135 per cent since late 2012 with more than 4,800 rental properties currently available for lease through REIWA member agents alone. In …

The start of New year

We, at M Residential, hope everyone enjoyed a safe and enjoyable Christmas & New Year. With the Festive Season behind us, it is back to normal trading assisting our clients – past, present & future – with their real estate needs in selling, buying & property management throughout South Perth, Como, Kensington and surrounds. We …

Have a very M Christmas and New year

From the management and staff of M Residential, we would like to wish all our current, future and past clients a wonderful Festive Season and Happy New Year. Thank you for your support during 2013, we look forward to continuing assisting you with all things real estate – property management, leasing, buying or selling.

Market snapshot for November: Perth median beaches new record rents slide

Current data from the Real Estate Institute of Western Australia show that sales turnover lifted during both October and November pushing Perth’s median house price to a new record. The data show sales had returned to normal levels and indicate that for the three months to November Perth’s median house price climbed to around $530,000 …

Placing a good tenant – Part 3

This brings me to my third point when it comes to buying rental property, tenants. This is something that most people overlook when they are shopping for their property. You see, a good quality tenant will just make your life easier. They will take care of the house and communicate if anything is wrong. If …

Part two: Potential problems with the property

After you have decided that the property will make you money it’s then time to take a good close look at it. The first things you want to look at when buying rental property are the things that would cost you the most money to fix. Things of this nature would be the plumbing, electrical …

What to look when buying rental property

When it comes to buying rental property there are 3 main things you need to consider. First you need to be sure that the property you want to buy will make you money each month above and beyond expenses. Second, you want to consider the overall condition of the property. Third you want to consider …

Pets at my property

If I allow pets at my property, what expectations will be given to the tenant? M Residential always signs pet conditions with your tenant on their tenancy agreement. This obligates them in 4 ways: 1. No additional pet may occupy the property without prior permission. 2. The pet may not come inside the property. 3. …

Rental Market

Recent data shows that the rental system is cooling with median rents dropping by around 1% as the metropolitan vacancy rate rests at a normal 3.1% of available properties. At M Residential, our vacancy rate sits around the 2.45%. We now have around 3,843 rental listings in the market place which is down by about …

How to maximise rent

With increases in today’s market resulting in more rental properties being available, landlords will need to up the ante to compete for tenants. This Increasing supply of rental property can leave owners sitting high and dry as tenants pick the eyes out of the market. The longer a property sits vacant, the more stale it …

Selling property with tenants

There are both positives and negatives to placing a property on the market with tenants still in residence. With a tenant still in residence, the period between the sales listing and the sale can be fraught with complication. Even the most accommodating tenant is likely to be stretched by the extra requirements that come with …

Getting Pre-approved finance before buying

A pre-approval is one of the greatest assets a home buyer can get. Pre-approval is a written assessment of your worthiness for a loan. When you seek pre-approval for a home loan, your lender will assess your ability to pay, as well as your credit history, to decide how much they are willing to lend …

Videos in Property Management

Imagine knowing that your investment property is available to be ‘viewed’ 24 hours a day, seven days a week. Curious? Our Landlords at M Residential South Perth are already reaping the benefits of this type of marketing. We use the latest in technology to video your investment property followed by launching it through YouTube so …

10 Costly Property Management Mistakes

We at M Residential have put our heads together and come up with some of the more common mistakes that landlords make by not hiring a qualified property manager. 1. Underestimating the time investment required to manage your investment property 2. Not being fussy enough with tenant selection 3. Forming a direct relationship with tenants …

Property Manager VS DIY Landlord

Self-managing your investment property can help you save a pretty penny in management fees – but dealing with tenants, coordinating repairs, conducting property inspections and chasing up rent can cause a few headaches. And not to mention the legal minefield of the Residential Tenancies Act, ensuring correct notices are provided and that the management does …

Presentation tips for rental properties

It may seem incredibly obvious, but some landlords don’t make the effort to present their investment property in the very best light. It’s a big mistake and can result in not obtaining the highest rent possible. When putting your property on show and up against other properties on the rental market, you hope that someone …