1. Carefully select your tenants by thoroughly checking their application for tenancy including a rental payment history for each applicant.
2. Prepare your lease documents and bond lodgement forms.
3. Lodge bond monies with an approved Financial Institution.
4. Collect rent and issue notices of breach (if required).
5. Prepare and lodge advertisements for the availability of your property. Advertise your property on our Website as well as on our 24 hour 'info line'.
6. Hire and discharge all labour required for the maintenance of your property.
7. Prepare your monthly statement and place your rental proceeds directly into your bank account if preferred.
8. Pay your accounts if authorised (ie. council, water rates, etc.)
9. Invoice your tenant for additional costs (eg. water consumption).
10. Sue for, in the name of the owner, and recover sums due.
11. Organise quotes for capital works if required.
12. Conduct rent reviews where appropriate and issue relevant notices to your tenant in the prescribed manner
13. Organise building, contents and landlords protection insurance, if required and review premiums upon renewal.
14. Organise annual pest control maintenance, firebreaks and gutter cleaning if requested
15. Comply with all sections of the Residential Tenancies Act.

• the rental payment history is checked on each applicant over the age of 18 years through TICA and the Real Estate Institute of WA Data Base.
• employment is checked and wages confirmed (where possible under the provisions of the Privacy Act).
• previous rental history is checked through rental references.
• if a guarantor is required, all necessary checks are conducted on the guarantor through TICA and REIWA
• personal references

Confirmation With The Owner
Where requested, after the checks are conducted on the applicant and there is nothing adverse, we contact you with the details of the applicant for your consideration.

Security Bond
A security bond equal to four weeks rent is paid by the tenants at the commencement of the lease. Tenants are NOT permitted by this company to pay off bonds or have them transferred from other agents.

For properties that allow pets, a pet bond of $100 is charged to the tenant with an additional clause that they must spray for fleas upon vacating.

How Often Does Our Property Get Inspected?
At Trevor Clark Hills Real Estate, your property is regularly inspected, to ensure that your tenant maintains your property to the highest standard at all times.

The first inspection for a new tenant is six weeks after they move in and thereafter every three months. An inspection report is sent to you on each occasion together with any recommended maintenance.

Should the property not be kept to the required standard at the time of the inspection, your tenant is advised in writing of the areas to rectify and a re-inspection is conducted in 14 days. For serious problems, a notice of breach is issued and if not rectified in 14 days, a notice of termination can be issued.

What Is The Procedure If Our Property Needs Repairs And Maintenance?
As per an owners obligation under the Residential Tenancies Act 1987, an owner will: "maintain the premises and chattels in good repair and not break any law relating to buildings, health or safety"

Should repairs and maintenance be required on your property, we recommend that we initiate qualified tradespeople to attend to necessary repairs up to a value of $200. This enables the work to be done promptly by qualified tradespeople at a reasonable price. (See Clause 6 on the "Authority to Act as Managing Agents" form.) Maintenance items exceeding this amount will be notified to you first for your consideration.

For those owners who would like to attend to repairs themselves, Clause 6 on the "Authority to Act as Managing Agents" form can be altered. Owners in this instance must always be contactable and be prepared to attend to maintenance promptly.

Emergency repairs will be at the agent's discretion when you cannot be contacted. Please remember to keep us informed of any change of your address or telephone number.

For new properties, maintenance is initially referred to the builder under normal warranty periods.

Who Pays For Water Consumption On Our Property?
With government changes regarding the removal of the free water allowance for metropolitan residences, we recommend that owners contribute towards water consumption.

The arrangement, if agreed, is covered under item 7 of your "Authority to Act".

Should you have a reticulation system installed, operating details in written form should be left at the property. Your tenant can therefore maintain the regularity of watering and in turn, assume responsibility for this important task.

When Do We Receive Our Rental Proceeds?

At Trevor Clark Hills Real Estate, we pride ourselves on promptly preparing your rental statement at the end of each month. Rental proceeds are distributed on the last day of each month. We normally credit these funds electronically to your account but cheques can be written to you if you prefer.

Your statement will identify total rent received for the month less any expenditure for the month.

We have computer software to facilitate electronic banking at the end of each month for your rental proceeds. This means your funds are credited to your account faster and at no charge. Should you not wish to take advantage of this, your cheque will be forwarded with your monthly statement to your nominated address.

What Insurance Cover Do We Require?
It is a requirement under the Tenancy Agreement that owners insure their properties. Trevor Clark Hills Real Estate can organise this for you at very competitive rates.

We strongly recommend that minimum contents cover be arranged to cover carpets, curtains, light fittings etc. which do not form part of your buildings cover. Your insurance company also needs to be advised that the property will be tenanted.

"Landlords Protection" Insurance is also a policy that is available as extra protection for owners. We strongly recommend this type of insurance. The policy covers contents, loss of rent (ie. undue departure of tenant/defaulting tenant, legal liability and building gap cover resulting from loss or damage (ie. malicious damage caused by tenants.) This is an excellent policy and is tax deductible. We would be happy to arrange this for you.

1. PROMINENT ADVERTISING
Our advertisements, where possible are placed in a group format advertisement with a prominent logo at the top. This creates a larger profile in the Suburb which draws the attention of prospective tenants increasing the chance of your property being let quickly and reducing your advertising costs.

2. INTERNET SITE AND E-MAIL
We update all current available rentals onto our website weekly. This makes it easy for a prospective tenant to get property details 24 hours a day, 7 days a week. If they have an interest they simply e-mail us from our web site.

3. ADDITIONAL PROMOTION OF YOUR PROPERTY
Details of your vacant property are placed in our window display and a list of all properties 'to let' is available. In addition all properties available to rent are listed on our 'Infoline'

4. THOROUGH CHECKING OF APPLICATION FORMS
It is our policy to reject applications if the prospective tenant has a bad credit rating or an unsatisfactory previous rental history. Each applicant is checked through TICA and also through the REIWA data base. All references are also checked and employment and income where possible. We take no short cuts.

5. DETAILED PROPERTY CONDITION REPORTS
Our Property Condition Reports are very detailed. The report for an average home is generally around 16 pages in length. Every aspect of your property is recorded in fine detail to ensure minimal dispute with your tenant upon vacating. Both parties have a written report on the condition of the property at the commencement of the lease as well as photographs of the lawns, gardens and any other features or special conditions eg. a large chip in the wall or a particular stain.

This document is vital in the event of a legal dispute.

6. RELIABLE TRADESPEOPLE
We recommend that you elect for us to organise maintenance work for you as you can be assured that our tradespeople are both honest and reliable and very reasonable with their charges.

7. FREE DECORATING ADVICE
Should your property require an upgrade, we are more than happy to organise quotes and advice for you free of charge.

8. ADDITIONAL CLAUSES TO OUR LEASES
We annex additional clauses to the Standard Tenancy Agreement. These clauses are designed to protect you to the fullest extent - far more than the standard Tenancy Agreement, together with a Cleaning Guide.

9. TENANT WELCOME GIFTS
When your tenant first moves into your property, they are presented with a gift - an assortment of handy items such as tea, coffee, biscuits, detergent, light globe, etc. This is always well received and gets the tenancy off to a friendly start.

SELLING AND MARKETING YOUR PROPERTY

Why we believe Trevor Clark Hills Real Estate should be your choice of agent

Questions to Ask

Am I dealing with an established reputable Agent with an office in the area for more than 10 years?
Yes

Are they accredited REIWA Agents?
Yes

Do they have a high profile office for buyers to look at my property's photos and walk into?
Yes

Does the Agent offer open conjunctionals to all Agents so my property is promoted for sale with other Agents?
Yes

Do they have a large sales staff, all of whom have buyers for my property?
Yes

Do the sales staff live locally and support the area?
Yes

Do they offer the services of Property Management to investors who wish to buy and then rent out?
Yes

Are they keeping up to date with training and technology to assist me sell my property?
Yes

Is the Principal the owner/operator of the business and not an eastern states franchise group?
Yes

HOW WILL WE GO ABOUT SELLING YOUR PROPERTY?

Trevor Clark Hills Real Estate offers you a selection of Marketing options. Apart from our Guaranteed Marketing Campaign, you may wish to participate in our Value Plus Campaign which can provide something special to help achieve a faster sale or sometimes even a better price.

The following marketing options are available:

1. GUARANTEED MARKETING CAMPAIGN
Our guaranteed marketing campaign is designed to achieve for you the best price possible in the shortest time frame and has proved successful over many years. The details are fully documented for your information.

THE GUARANTEED MAKETING PLAN

For the sale of residential property by private treatise.

We provide the following services to our clients as part of our Guaranteed Marketing Campaign:

1. A qualified property adviser inspects your property, usually in the company of a colleague
2. Research is undertaken of comparative sales from our own past sales, the Valuer General's Department and Multi-Listing Services. Properties currently for sale are then compared to the appraised property.
3. We provide an accurate and realistic market appraisal and provide an estimate of expected sale time
4. We present our marketing options and discuss in detail with you
5. We advise you on the various types of listing authorities. Exclusive Authority, Auction, Multilisting.
6. We accurately complete the relevant Authority to Sell
7. If the property is tenanted, we advise tenants and arrange inspections.
8. We discuss inspection arrangements with you and in particular your instructions regarding conjunctional arrangements..
9. We have our prominent 'for sale' sign boards erected
10. Photographs of the property are taken both externally and internally for our brochures, office window displays, website, quarterly newsletter etc.
11. We create attractive advertisements for the weekend classified newspapers, local paper and Homebuyuer magazine.
12. After liaison with you, we arrange and conduct Home Opens placing prominent directional signs on the day. Handout brochures are standard at all Home Opens
13. We promote your property to local agents and grant conjunctionals to co-operative agents and provide inspection details to them.
14. We arrange for our Company's Sales Consultants to all inspect your property within 7 days of listing
15. We place photos and details of your property in our Darlington Office window as well as in our additional window displays at Glen Forrest, Parkerville and Mundaring
16. We keep a record of all those who have inspected the property (for both safety and sales reasons)
17. We qualify prospective purchasers both financially and for their property needs before inspecting your property.
18. You are assured of regular weekly feedback and buyers comments
19. We arrange editorial coverage of your property with the West Australian or Sunday Times if appropriate
20. You are guaranteed of professional and responsible service at all times
21. We circulate information in your neighbourhood advising that your property is for sale
22. We prepare an offer and acceptance form for your property and other relevant documentation and present it to you for your consideration
23. We assist you to negotiate the highest possible price obtainable in the market at that time.
24. The buyer's deposit is receipted into our Trust account
25. We instruct your settlement agent and provide them with copies of the documentation
26. We negotiate extensions of time to variations to the offer (if relevant) at no extra cost to you.
27. We arrange access for finance valuers to assist with finance approval.
28. We monitor clearance of contract special conditions relevant to the sale.
29. We arrange final inspection visits for the buyer within a week of settlement.
30. We send funds to Settlement Agents to expedite settlement and assist with the settlement process.
31. We monitor the transaction with the Settlement Agent until settlement.
32. We arrange for keys to be handed over at settlement to the buyers.
33. We advise you once settlement has occurred.
34. We liaise with you after settlement to make sure there are no loose ends.
35. We have one last pleasant surprise for you!

2. VALUE PLUS CAMPAIGN
Our "Value Plus" campaign is appropriate for Vendors, keen on a faster result. This campaign is designed to reach a wider market and 'grab' the attention of the buyer.

THE VALUE PLUS CAMPAIGN

This Campaign features all the marketing methods of the Guaranteed Marketing Program PLUS:

1. A Colour Photo Signboard
2. Colour Brochures
3. Other marketing

Colour Photo Signboard "A picture is worth a thousand words". A colour photo signboard showing photos of views, internal shots, exciting features of the home, eg spas, greatly assists in increasing buyer enquiry and home open numbers. Many homes are not visible or have limited street appeal, but mass appeal once inside. These signboards bring out the property's best features. We have sold many properties as a direct result of this type of signage.

Colour Brochures Similarly, professional, coloured brochures which feature photos of views, etc. can assist in attracting buyers and enthusing them to buy. They are used at Home Opens and to circulate to a target market of the neighbourhood.

Other Marketing This may consist of further advertisements in the local papers/publications that appear to the desired demographics.

Advantages of Further Investment by Owners In Marketing Using the brochures, we can canvas around the property, mail to investors who have property in the area and also to "Target Market" buyers who may live in other areas.

The brochures and signboard presentation also assist in presenting your property in the best possible way and assists in selling for the highest possible price.

These methods set your property apart from its competition as a "cut above".

3. AUCTION CAMPAIGN
The focus here is that owners market their properties for approximately three to four weeks and set a date as for auction. On that day, competitors bid until an acceptable price level is reached at or above the Reserve Price.

4. SEALED BIDS CAMPAIGN OR TENDER
Similar to (3) but all offers are written throughout the marketing period and offered at a future point of time.

GENERAL

WAYS TO MAXIMISE YOUR PRICE

First impressions are vital. Many buyers have driven off rather than inspect the property because of a poor first impression.

Here are some hints to help you prepare your home for marketing.

Exterior

Take dogs out for a walk when buyers are inspecting. This allows the buyers to talk freely when inspecting and remember some people are nervous of dogs.

ADVERTISING

As well as the usual advertising in the weekend newspapers, we are able to take advantage of the Home Buyer magazine's, Prestige Properties Section, The Perth Real Estate Guide, the Local Hills Gazette and weekend newspaper feature articles.

All properties are listed on our website and your property can be displayed as our "Feature Property" for a week. The website of the Real Estate Institute of WA is accessible directly from our website.

Our window display in Darlington is a well visited site as it is in the heart of the Darlington Village. We have three additional window displays throughout the Hills, each in a prominent walking traffic area. The Parkerville General Store, the Glen Forrest Video Store and the Mundaring Shopping Mall.

Darlington Village	Glen Forrest Video Store
Mundaring Shopping Mall	Parkerville General Store

SCHOOLS IN THE AREA P = Private School
Darlington	Darlington Primary School Helena College Junior School P Treetops Montessori School P	Amherst Ave Ryecroft Rd 12 Beenong Rd	9299 6888 9299 6626 9299 6725
Glen Forrest	Glen Forrest Primary School Helena College Senior School P	Tillbrook St Bilgomen Rd	9298 8202 9298 9100
Greenmount	St Anthony's Primary School P Greenmount Primary School	Innamincka Rd 96 Innamincka Rd	9255 1133 9294 1155
Guildford	Guildford Grammar School (Boys) P	11 Terrace Rd	9377 9222
Lesmurdie	St Brigids College (Girls, Primary Secondary & Boarding) P Mazenod College (Boys, Boarding) P (Special buses operate to both)	200 Lesmurdie Rd Gladys Rd	9291 8222 9291 6500
Middle Swan	Swan Christian College P	381 Gt Northern Hwy	9274 6811
Midland	Swan Midland Christian School P Governor Stirling High School	401 Gt Northern Hy Ford Street	9274 4930 9274 5299
Mt Helena	Eastern Hills Senior High School	Keane St	9295 2722
Mt Lawley	Perth College (Girls - Special bus operates) P	31 Lawley Cres	9272 1222
Mundaring	Mundaring Primary School Sacred Heart School P Mundaring Christian School P	Steven St Coolgardie St Walker St	9295 1072 9295 1562 9295 2688
Parkerville	Parkerville Primary School	24 Windoo Rd	9295 4268
Sawyers Valley	Sawyers Valley Primary School	Barlow St	9295 1434
Swan View	Swan View Primary School Swan View High School	380 Morrison Rd Gladstone Ave	9294 1522 9294 1844
Viveash (Midland)	La Salle College P	La Salle Ave	9274 6266

LOCAL MEDICAL CENTRES
Darlington Surgery	3 Owen Road, Darlington	9299 6398
Glen Forrest Medical Centre	Hardey Road, Glen Forrest	9298 8555
Greenmount Medical Centre	490 Gt Eastern Hwy, Greenmount	9255 1284
Helena Valley Medical Centre	Lot 103a Scott Street, Helena Valley	9255 1161
Mundaring Medical Centre (Operates in Mt Helena each Tuesday)	5 Nichol Street, Mundaring	9295 1988
There are a number of Doctors, Medical Centres and Specialist's Rooms in and around Midland.
Swan Districts Hospital is a maternity hospital as well as an Emergency Centre.