The expanding Canberra rental market has become increasingly competitive over the last 5 years. To succeed in our market, you require an experienced team of leasing consultants who intimately understand the best strategy and key areas for focus.
Luton Properties' leasing team is committed to matching the needs of prospective tenants with properties and is flexibly available at times to suit prospective tenants. This differs to standard industry practice, where prospective tenants are often lost when property managers are unavailable. Both tenants and investors benefit from the convenience and minimised vacancy rates our quality service provides.
Most importantly, we do our best to ensure a good relationship with the tenant so that they will be amenable to private inspections prior to vacating, expediting the re-leasing of your property and minimising vacancy.

Increasingly, savvy tenants will make leasing a property conditional on a particular offer or specific individual requests. For this reason, we ensure all of our consultants are highly skilled negotiators who will constantly communicate with you to achieve the best outcome from each opportunity.

Luton Properties view stringent tenant selection as the key to responsible management of your precious investment property. We initially apply a rigorous 100-point check system (similar to that used by financial institutions); your property manager then confirms with both employers and previous real estate agencies/private landlords all details relevant to tenant suitability.

Your property manager will ensure all tenant documentation is fully in accordance with current legislation as required by the Residential Tenancies Act 1997.
An essential part of any rental agreement is your property's Inventory and Condition Report. Our own highly trained Inventory and Condition Report Administrator prepares this report, together with a comprehensive selection of digital pictures of your property, so that it completely details the condition of your property at the commencement of any tenancy. Your property manager then updates it between each tenancy to ensure currency.
Tenants are required to pay a security bond at the commencement of a tenancy, which is equivalent to four weeks' rent. This insures against any damage that may occur during the tenancy. We lodge this bond with the ACT Office of Rental Bonds, where it is held in trust for the term of the tenancy, in accordance with legislation.
At the commencement of every tenancy we send you a copy of the executed Residential Tenancy Agreement and signed Inventory and Condition Report. We also provide each tenant with a Luton Properties Welcome Tenancy Pack, including copies of their Residential Tenancy Agreement and other documents that outline our expectations for a smooth tenancy. At Luton Properties we know that a secure tenancy is the cornerstone to your investment success. Thus, we emphasise 'getting it right' from the very outset of each tenancy to ensure all parties are satisfied and aware of their responsibilities.

The Internet
Effective marketing is the critical factor in finding you a suitable new tenant in the least amount of time. With online mediums having changed the way prospective tenants view and source properties, it is vital that properties are listed online to ensure rapid, maximum exposure.
At Luton Properties our focus is to maximise these opportunities and remain at the forefront of our industry in the use of technology, providing you with the very best online real estate marketing tools. We provide prospective tenants a unique 'Homesearcher' service on our website www.luton.com.au, enabling them to receive automated Luton Properties listings as soon as a property is launched on our website, and allowing you to reach your target market instantly.
Statistics show that properties without digital photos are clicked on less often and take longer to rent. Luton Properties distinguish ourselves with through presenting superior photographs of your property, taken by our own professional photographer, attracting higher clicking rates on every website that we advertise your property on.
The great benefit of internet advertising is its immediacy. The Luton Properties website will display your property within an hour after your tenant gives notice of their intention to vacate. We also advertise on five other websites, meaning your property is being comprehensively marketed worldwide, 24 hours a day, and 7 days a week.

Corporate Clients
In our market, the corporate world provides a valuable source of tenants. We have established strong relationships with a number of blue-chip corporate clients as well as an excellent track record with relocation agencies across Australia, invaluable in tenanting high-end properties. Our tenancy clients are frequently time-poor and technology-rich, so we speak their language, professionally presenting your property by delivering uncompromisingly professional service and sending constant e-market updates to relocation agents and corporate clients Australia-wide.

Systems, Systems, Systems
Property management can be complex. To ensure all goes to plan, Luton Properties have developed an exhaustive system with a detailed series of checks and balances to ensure everything runs smoothly during tenancies.

Respecting our tenants
Tenants are also our valued clients. We pride ourselves on dealings and communications with tenants that are always professional and welcoming. At the time of signing a tenancy agreement, we spend time establishing the rules to ensure relationships will be conducted in good faith. We believe that the respect that we show our tenants will be returned through the respect that they show your investment property.

User-Friendliness
As part of showing tenants respect, we make it easy for them to deal with our agency. Tenancy Applications are available online as are all repair request forms, intention to vacate checklists and other forms and guidance.

Rental Payments
It is Luton Properties' policy that tenants pay their rent via direct debit. This allows for the automatic deduction of rent from tenants' nominated bank accounts on the day their rent is due.
We recognise that is important that ongoing clear communication is maintained with the tenant. We find that in 90% of cases, rental arrears are due to a change of tenant circumstances, so our processes are all designed to ensure open communication lines, not only with the tenant but also with you, the investor.

Dispute Resolution
It is not often that a situation reaches a stage where representation at the Residential Tenancy Tribunal is required. However, should this occur, Luton Properties has the skills to advocate for you at the Tribunal, and the staying power to fully commit to the task until the matter is resolved.

Repairs and Maintenance
Your property manager will facilitate repairs and maintenance on your behalf. We use a trusted team of fully qualified and insured tradespeople who have a long relationship with Luton Properties. Where required, we will organise quotes and keep you fully informed of progress at all times.

Payment of outgoings
Luton Properties will organise payment of all of your outgoings including repairs, and statutory charges such as Land Tax, Rates, Water Supply Rates and body corporate strata levies (if applicable). Details of these transactions will appear on your monthly statement and your end of financial year report.

Monthly Statement
Each month we provide a comprehensive statement of account detailing all transactions and all supporting documentation for your easy reference at tax time. A copy of your statement can also be emailed upon request, should you want an electronic copy and immediate details of monies deposited into your nominated bank account.

Annual Revenue & Expenses Summary
Your accountant will appreciate our annual income and expenditure report, summarising all of the year's transactions. The report is sent out each July and also available electronically upon request.

It's Your Money
Our investors are paid once a month by electronic transfer - faster access to your money means you can make the most of your investment income.

Landlords Insurance
Your property investment requires protection!
Luton Properties recommends landlords' insurance for all investment properties, to cover building, public risk liability, minimum contents and loss of rent. Due to recent regulatory changes, real estate agents are now unable to effect insurance on landlords behalf, therefore it will be necessary for you to initiate the correct cover. There are a number of insurance companies who offer this type of policy and we have listed some who specialise in this type of cover below:

Terri Scheer Insurance Brokers Pty Ltd 1800 351 788 www.terrischeer.com.au
Landlord Protection & Collection 1300 572 199 info@landlordprotection.com.au

Proactive Property Management
Luton Properties has developed a comprehensive process to ensure proactive management of your property. This process is called 'Inspect, Review, Re-sign' and is undertaken every 6 months. It involves three elements:
1. A physical inspection of the property. The landlord is provided with a written report of the condition of the property, which outlines any relevant maintenance issues requiring attention. It also provides an opportunity to assess the tenant's attitude towards the care of the property.
2. A review of the current rental level every 12 months with a view to considering an increase in accordance with the Residential Tenancies Act 1997.
3. Negotiating with the existing tenant to re-sign a new Tenancy Agreement. It is our view that tenants should be on fixed term agreements as much as possible, providing investors with security of tenure.

'How much notice is required to give to the tenant if I want to move into my property?'
Should you wish to occupy your property, you need to check whether your tenants are on a fixed term tenancy agreement. If there is a fixed term agreement in place, you cannot issue your tenants with any notice until the first day that the lease term has expired.
Once the fixed term agreement has expired, you are able to issue the tenants with a minimum of four weeks written notice to vacate. If time permits, you may serve the tenants with 26 weeks' notice to vacate, to apply to the end of the fixed term tenancy agreement. If the tenants are in a 'periodic tenancy' you may issue four weeks' notice to vacate at any time.
'How do I go about selling my property during the tenancy?'
As the owner of the property, irrespective of any tenancy agreement in place, you have the right to sell the property at any time. However, you may need to consider some aspects of the tenancy agreement before listing your property for sale, so you should speak to your property manager about these first. They can also put you in contact with one of our sales agents who specialises in the area your investment property is located.
'How much notice is the tenant required to give me at end of their tenancy?'
At the end of the tenancy agreement the tenant is required to provide you with a minimum of 21 days' notice in writing.
'What is the difference between a fixed term and a periodic tenancy agreement?'
A 'fixed term' is the specified period that both the tenant and the lessor have agreed to tenancy for the property. This is commonly 26 or 52 weeks, however, it can be any period that both parties agree to.
A 'periodic tenancy' is a non-specific period, during which tenants have the right of occupancy and are also obliged to comply with the requirements of a tenancy contract. The non-specific period entitles the tenant to remain in occupancy for an indefinite period, until either they issue their 21 days written notice to vacate or the lessor issues a notice to vacate, as the Residential Tenancies Act 1997 permits.
'Can I terminate the tenant if the tenant does not sign another fixed term agreement?'
No - under the Residential Tenancies Act 1997, as the lessor you are provided with very specific guidelines about what you may issue the tenant with in any notice to vacate. Tenant failure to re-sign a further fixed term lease does not permit you as lessor to vacate the tenant. The tenant has the right to continue their tenancy on a 'periodic tenancy' basis.
'How often can I increase the weekly rent?'
You can only increase the rent once every 12-month period from the anniversary date of the lease or thereafter. You must give the tenant a minimum of 8 weeks' notice in writing of the rental increase. In addition to this, you must ensure that your rent increase is not excessive, nor places your property's rental above the market rate. Please note that a tenant does have the right to dispute a rental increase, if they consider it unfair.