How To Deal With Emergency Repairs

eProperty Rentals advise our select portfolio of clients that keeping their properties in a well-maintained condition is good business sense. If you keep your investment well maintained, its growth value is assured. So is the happiness of your tenant. A happy tenant looks after your property better than an unhappy one.

Not only that, your maintenance and repair fees are tax deductable. You can see how spending a bit of maintenance money can result in a win-win situation. The bottom line is that we cannot predict some situations. An emergency can arise at the most inopportune moment. In some circumstances rendering a property’s inhabitants homeless.

What to do In Unforeseen Circumstances

Usually, if a large appliance is going to break down there will be evidence of a slow deterioration. Every now and then something out of the box will arise, creating an emergency situation.

To quote the residential tenancies authority (rta), an emergency is if one of the following should occur:-

Emergency repairs are repairs for:

  • a burst water service or a serious water service leak
  • a blocked or broken lavatory service
  • a serious roof leak
  • a gas leak
  • a dangerous electrical fault
  • flooding or serious flood damage
  • serious storm, fire or impact damage
  • a failure or breakdown of the gas, electricity or water supply to the property
  • a failure or breakdown of an essential service or hot water, cooking or heating appliance
  • a fault or damage that makes the property unsafe or insecure
  • a fault or damage likely to injure a person, damage property or unduly inconvenience a resident of the property
  • a serious fault in a staircase, lift or other common area or premises that unduly inconveniences a resident in gaining access to, or using, the property

All other repairs are considered to be routine repairs.

Available 24/7

As a small family run boutique business we offer service that is second to none.

Rest assured we are on the job 24/7 and can be contacted on our emergency number should one of these unfortunate events occur in a property we manage.

In the unlikely event that a tenant cannot contact us, our emergency contractors are listed on our website. Please see here Tenant Resources | e Property Rentals.

We have personally selected and qualified an experienced team of tradesmen who are only a call away, should you require any assistance. These include an electrician, plumber and locksmith.

The Importance of Condition Reports

If you are moving into rental premises, there are a few things you need to know so as not to get caught out by an unscrupulous landlord. If there is previous damage to a home, then you need to make sure these things are noted on the condition report so that you don’t end up financially responsible for the repairs. Sadly, there are a few out there who would take advantage of such situations if you are not careful. Renting through a professional property management company is definitely the best way to go in comparison to renting privately where all sorts of issues could arise. To prevent any issues, a lease agreement and an entry condition report should be completed by both parties to avoid any legal issues at the end of the lease.

What is an entry condition report, and why is it so important?

An entry condition report is a document that lists any previous damage or problems in a rental property. These things are listed so that the next tenant to rent the property is aware of any potential issues prior to moving in. The tenant should go through the home with the condition report to make sure he or she agrees with what is written on the report and add things they notice to the report as well. Once both parties have signed the condition report, it is legally binding. This means that the tenant will be responsible for any damage that is not on the condition report at the end of their lease agreement.

The Importance of Documenting Damage to a Property

This is why it is so important to make sure you document any damage you see that the owner or agent may have missed.It ensures that you will not be held legally responsible for the damage and potentially loose your bond. It does not matter if you are renting a property for commercial or personal use, if you fail to take the time to fill in the condition report, then you will be held responsible for any damages that were not mentioned on the condition report. This applies to damages that may have been caused by you or past owners / tenants. Renting through property management in Forest Lake professionals will make sure everything is fair and within legal boundaries.

Renting premises through property managers Forest Lake is a great way to ensure that you are in good hands. A property manager can make sure all the paperwork is taken care of and will also remind you about completing the condition report. Property managers can take the stress and worry out of renting.

Contact us for a FREE rental appraisal of your investment property.

What Landlords Should Know About Property Management

It is not easy being a landlord, especially with all the changes in the laws regarding a tenant’s rights and responsibilities along with those of the landlord themselves. It is a very fine line between each and sometimes a landlord can cross the line without realising they have done so. Most of the time, it is much easier and ultimately more profitable to allow a property management team to manage your rental investments for you, which leaves you free to pursue other interests. It will also help to reduce the stress that comes along with trying to manage your rental properties yourself.

Maximise your profits with an experienced property management company

The whole purpose of property management is to maximise your profits and get you the best possible results from your property management team. Property managers have a range of services they offer you for a small fee. There are many things they do to help you as an investor to get the most out of your investment, this makes owning a rental property a joy not a stress.

Property managers carry out duties such as taking care of the finance management which involves preparing budgets, estimating the costs of maintenance on a property and ensure the client gets high returns for their investment. Legalities such as taxes or bills on the property are also part of their duty as well as preparing lease agreements and making sure that compliance with the property laws is carried out. They find suitable tenants, collect the rent and deal with any issues the tenant may have. A property manager also has the responsibility to ensure any maintenance on the property is carried out as well as maintained by the tenant.

All of these duties are part of what a property manager does and if you cannot imagine yourself carrying out all that, let the professionals cater to your needs. They will take good care of your rental investment and make sure that it is properly tenanted. If you are interested in hiring a property manager then speak to real estate professionals to get the right advice for you. Owning rental property is a big job and can be overwhelming, so help yourself by letting the professionals handle this for you.

Allowing the professionals to handle the job for you will give you more time to spend with your family and friends, doing the things you like to do. Why not enjoy life while reaping the benefits and profits that come from letting the professionals do their job for you?

Contact us for a FREE rental appraisal.

Preparing a Home for Tenants

If you have made the decision to rent out your property then you are about to take on a great responsibility. Providing a home for someone for income means that you will have a lot more to think about in terms of that particular property.

It is the right of a tenant and the responsibility of the owner to ensure that the home is safe, liveable and clean. You will have a few items to take care of before you should deem your property fit for rental. Enlisting the services of a reputable agent to manage your property is highly advised.

E Property Rentals are specialists in their field and offer all clients friendly and personal service. They can advise you on areas you might like to focus on when preparing your home for rental; however, in the meantime, here is some basic advice.

Preparing your Brisbane property for renting

Safety is Paramount – Check your property for any repair needs

The nightmare that would follow in the event of a tenant suffering an injury over something faulty in your home could be endless. Aside from it being the right thing to do, for your own sake, you want to ensure that the premises are safe.

If you have the knowledge you can check yourself but if there is anything you are unsure of then it might be a good idea to have the building checked by a professional such as a building and pest inspector. They can check for structural faults and anything untoward where electrical items, amongst others, are concerned and they will advise of any repairs required.

Aesthetic Appeal of your Property

The better the condition of your home, the more likely you are to attract responsible, long-term tenants. There is no need to go overboard but if your property has peeling paint, worn carpets, torn bathroom curtains or a well-worn kitchen benchtop, making adjustments to fairly minor things like these can go a long way to improving your rental income.

Cleanliness of your property

If you have ever been a tenant yourself you would know that upon leaving you are required to have an exit clean carried out. It is therefore fair for a tenant to move into a home that is clean. If you lack the motivation or time to give the home a good scrub and clean yourself, then hiring a cleaner to do the heavy work is an ideal alternative.

If you would like your home to be among the best real estate properties available for rent, visit E Property Rentals online and ask for a FREE rent appraisal.

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Rent Arrears

Rent Arrears in Brisbane can be a scary scenario especially if you self manage your property. If you dont follow the correct procedure it can be very difficult experice chasing the tenants for the money that they owe.

Below is the procedure that E Property Rentals (Brisbane property management specialist) use:

When tenants are in arrears our property management team will touch base with them on a daily basis to follow up and find out why they haven’t paid rent and when their next rental payment will be made.

Loss of rent is one of the main claims made under a landlord insurance policy and our strict arrears management procedure is aimed at protecting your rental payments.


  • Days 1-7: Daily phone calls are made to tenants to follow up their arrears and confirm when we can expect their next rent payment. No further action can be made until the 8th day.


  • Day 8: A From 11 ‘Notice to remedy breach’ is issued to the tenants on the 8th day. This gives the tenants 7 days (plus postage time) to rectify the arrears problem, we will also continue with our daily follow up procedure during this time.


  • If the breach notice expires and the tenants have not rectified the problem you have the choice of either terminating the agreement by issuing a Form 12 ‘Notice to leave’. You may decide that you do not want to force the tenants to leave in which case we will try and put them on a payment plan or contact the RTA to start a dispute resolution request. The RTA will then act as a mediator between the tenants and ourselves.


  • If you decide that you would like us to issue the notice to leave. This gives the tenants 7 days (plus postage) to vacate the property. If the tenants do not vacate on or before the due date we can apply directly to QCAT (Queensland Civil and Administrative Tribunal) for an urgent hearing. At the hearing we will request that a warrant of possession be given for rent arrears. Once the warrant of possession has been given only the police have the authority to enforce it.


When considering a Brisbane Property Management Specialist, Eproperty Rentals and their property management team should be the first name that comes to mind.


Preparing To Rent Your Home

Preparing your home to rent is not that different from buying a handyman’s dream, doing some cosmetic work to it, and renting it out.

Everything still applies. If you want to attract a quality tenant you need to present a quality property. A big spring clean is definitely in order.

If it needs a lick of paint, lick it. If it needs a nail, hammer it; if it’s looking dull polish it; if it’s looking tired consider replacing it and if it’s getting long, cut it.

You may even want to consider if there are any improvements you can do that will add value to the property’s return.

Presentable Attracts Presence

Just to break it down a little further for you, E-Property Rentals are offering this list as a guide only, regarding the improvements you could make to your home to make it as attractive as possible to attract the best tenant.

· Paint anything that needs painting in the house both interior and exterior.

· Repair rusty or broken hinges or slats on doors, fences and gates.

· Ensure your paths and gardens are neat, trimmed and easily manageable.

· Ensure all appliances such as the dishwasher, air conditioner or oven are in a working order.

· Clean out the gutters of the home and outbuildings.

· Consider installing fencing, paths, step or balustrades.

· Ensure there is enough safe car parking.

· A very detailed clean of the property

· Clean the Carpets and all Floors.

A Good Tenant Makes a Happy Landlord

It is expected that a tenant will maintain the home and property in a similar condition to what it was at the time of occupation. The rent will be paid on time and all maintenance issues reported immediately.

A tenant of this calibre is much desired by all property owners. Many mutually satisfying agreements have been achieved in conditions such as these.

Impartiality is Essential

E-Property Rentals are able to manoeuvre the waters that lie between the property owner and tenant and keep these waters placid and still.

An impartial third party can be a great assistance in emotive situations that can appear on the horizon of any happy tenancy agreement.

Having the steadying hand of someone who can not only act as a third party but who knows the laws and by-laws of the industry well is always the best way to do business—even between friends.