Property Management

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Previously, I looked at <a href="/expert-insights/buying/30232-the-pros-and-cons-of-investing-in-a-modern-duplex" target="_blank">the positives and negatives of duplex housing from an investor perspective</a>.

Today I'll explore a more recently evolved ‘sister’ property type to the humble duplex – the ‘dual-key’ property.

Dual-key properties are a fairly recent emergence; however they have existed for decades in places such as Sweden, Japan and the United States.

A dual-key property is effectively one main property, with one front entrance door/hallway. The property then has a living room, bathroom, kitchen and one or two bedrooms.

Sounds like any normal property so far; except that a dual key property has an additional dwelling inside of it. Usually there’s an extra bedroom that has its own door lock. Inside the bedroom is a studio apartment with its own small kitchen and separate bathroom.

Unlike duplexes, dual-key properties enable one space to be shared by two separate parties or tenants. The property may have only one entrance/front hallway, through which all occupants enter. Some dual-key properties have only this as a common area, however most typically have a shared lounge and kitchen. Usually each tenant will actually have separate keys that unlocks only their own bedroom and bathroom spaces.

The pros and of a dual-key investment:

<ul>
<li>Two income producing properties on one title (unlike some duplexes, townhouses and attached dwellings that may require separate titles).</li>
	<li>As the property unit owner will typically only need to pay strata for one property, not two.</li>
	<li>Each portion can still be let separately, offering investors great scope for maximum rental return.</li>
	<li>Arguably, in an ageing population that is also downsizing and urbanising, dual-key could be a smart play to reach into the urban dwellers who require extra space for a parent or elderly relative to live close-by (but still with some privacy and separation).</li>
	<li>Another target rental audience for these property types would be students. Most urban students desire to live within walking distance to everything; their campus, CBD centres, and transport hubs. Dual-key properties may be attractive to students who seek a well located, low maintenance/low common area cleaning property.</li>
</ul>
The cons and of a dual-key investment:

<ul>
<li>Because dual-key is a (relatively) new property type in the Australian market, many are being priced as such. It may be financially smarter, in terms of rental return, to simply buy two separate properties from the beginning.</li>
	<li>The jury is still out on whether this property type is high demand or not. The abovementioned student and extended-family demographics may appreciate this property type, but many others will not. Urban young professionals, for instance, may simply prefer to pitch in for a three or four bedroom share house instead.</li>
	<li>Banks and lenders may have reservations in approving mortgages for this property type.</li>
	<li>Dual-key properties may actually offer limited capital growth. However, some dual-key properties may be easily convertible back to a two to three bedroom single property later down the track.</li>
</ul>
It is a great sign of the times that dual-key properties are on the uptake. With limited urban space and continually high-demand to occupy it, this property type could be a good compromise between human density and quality of life.

As a prospective investment property however, like all property types, would-be investors need to crunch rental and capital growth numbers and consider all the issues a dual-key property type presents, before taking the plunge.

<h2>Check out our latest listings:</h2>

[smartcode_project:default project_id=22057]

[smartcode_project:default project_id=94811]

[smartcode_project:default project_id=24532]
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The pros and cons of dual-key investment properties

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Richard Wakelin, founder of Wakelin Property Advisory, has suggested properties with high yields tended to be more vulnerable than other properties to economic shocks, not less.
"They are often located in areas that struggle economically in the best of times due to a limited and narrow economic base and contain tenants who are more susceptible to bouts of unemployment," he wrote in his latest Fairfax Media column.
"Consequently, in downturns, there is a serious risk of rent arrears and extended vacancies that can bleed dry an investor's cash reserves and capital values that fall harder than elsewhere." 
<div>
Those properties essentially have high yields as compensation for the high risk the properties present, he warned.
</div>
<div>
"In these less certain times for property, I would much prefer to see a risk-averse prospective investor sit on the sidelines than opt for a high-yielding asset," he suggested before adding over the long term, sitting on the sidelines and not buying growth assets was a material risk to future retirement prospects.
He suggested few are able to "time the market" and buy at the bottom.
"So put aside the market cycle.
"Invest when you have the means," the Melbourne buyers' agent suggested.
<div>
Noting most capital city residential property markets are slated for little or even negative capital growth in coming months, Wakelin rebuked the suggestion that the promise of some income make high-yielding properties was the least bad asset to hold in a time of decline.
They were not the property market's equivalent of the equity market's unglamorous but safe defensive utility stocks that pay a significant dividend twice a year.
<div>
Wakeline said there had been "a hard few years for those seeking income yield" as property yields had, in line with most other assets, receded "almost remorselessly."
He cited CoreLogic charting a fall of capital city gross yields from 4.5 per cent for houses and 5.1 per cent for apartments back in March 2012 down to 3.2 per cent for houses and 4 per cent for apartments in December 2017, adding yields vary markedly from property to property, location to location.
"Yields for multi-million-dollar mansions in Sydney or Melbourne are often less than two per cent.
"By contrast, yields for student studio apartments or outback houses can be in excess of six or even seven per cent."
</div>
</div>
</div>
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j.ballantyne1990-6AQqhLzZaK

Warning that properties with high yields carry high risk in current downturn

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The McGrath share price is going to be 32 cents in a year's time, reflecting no change from its current lows, according to Bell Potter, the stockbroker who helped float the estate agency at $2.10 in late 2015.
The forecast came after McGrath updated the ASX on the deteriorating property market conditions.
McGrath provided a trading update that highlighted a number of factors which are negatively impacting the operating performance of the company.
Click here <a href="https://www.propertyobserver.com.au/images/2018/10/24/mcgrath1.jpg" target="_blank">to enlarge.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/24/mcgrath1.jpg" alt="">
McGrath did not provide any guidance for FY19 but did say it expects a much better result in 2HFY19 and “at least a breakeven position on an EBITDA basis” for the full year.
Bell Potter accordingly downgraded its FY19 EBITDA forecast from $5.1 million – which was consistent with underlying FY18 EBITDA – to a modest loss of $0.5 million which is below the company’s general guidance of at least a breakeven result.
It also downgraded its FY20 and FY21 EBITDA forecasts by 58% and 44% but continue to forecast positive EBITDA in both these periods and some improvement in market conditions.
"Our downgraded EBITDA forecasts mean we now expect a net loss in FY20 and a modest net profit in FY21," the stockbroker advised.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/24/Mcgrath3.jpg" alt="">
"The net result is a 16% decrease in our PT to $0.32 which is close to the current share price and so we maintain the HOLD recommendation.
"We note our PT is now modestly lower than the $0.33 valuation we apply to the annuity businesses but we do not see this valuation as the key driver of the share price as we do not expect these businesses to be sold."
The broker advised shareholders it "no longer forecasts a resumption of dividends in FY20 given we now forecast a net loss in the period".
Click here <a href="https://www.propertyobserver.com.au/images/2018/10/24/McGrath2.jpg" target="_blank">to enlarge.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/10/24/McGrath2.jpg" alt="">
Its determination of the price target for McGrath was base on its core DCF (discounted cash flow) and the valuation of the annuity businesses.
"McGrath has two annuity businesses – property management and mortgage broking – which generate recurring revenue and so a relatively reliable or dependable valuation can be applied to each.
"We value both businesses at b/w $55 - 60m which equates to b/w $0.33 - 0.36 per share and so provides some valuation support for the share price."
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McGrath share price supported by property management and mortgage commissions: Bell Potter

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Property owners with green thumbs will be out in full force over the Anzac Day break. With a long weekend up your sleeve, here are 10 tips to beautify your garden and add value to your property.
<ol>
<li>
Get weeding The least glamorous part of gardening is also the first task you need to tackle this weekend. Prise the plants from the paving and cull the clover before you get to the fun parts. Weed seeds often inhabit the ground beneath existing plants, so you’ll have to regularly dig out weed sprouts in addition to applying weed killer for a fair few months. If you are tempted to let things get a bit wild, make sure you tend to the weeds before they go to seed. 
</li>
<li>
Purge the pests Slaters, snails, bugs and birds will all take a bite out of your garden if you give them a chance. If you have fruit plants which you’re planning to harvest, try throwing some nylon netting over to keep birds away. You can take the netting off once harvest season is over to let the birds get at any spoiled or unused fruit, and they’ll also take care of lots of the bugs that plague your crop. Good planning can also keep the nasties away, with some plants deterring insects. If you’re going to try to kill some bugs, try to use natural pesticides where possible. 
</li>
<li>
Super soil Now’s the time to get the fundamentals right. This weekend, you can set up a worm farm to aerate your soil. A starter kit will set you back about $50. You can also start a compost heap that will fertilise your soil in the months to come. Commitment is the key to good compost. Make sure you have a designated scrap bucket to contribute to the heap every day, and turn your compost regularly. 
</li>
<li>
Feed and fertilise Most plants enjoy a good feed, but with seasonal demands, timing is everything. Research what your plants need coming into winter. Azaleas and Camellias will benefit from a small dose of watered in cow manure, but other plants will need less food before the cold season. 
</li>
<li>
Prune those plants Now’s the time to lop off any rosehips and dead flowers. Trim back spent flower heads, and remove any branches that are clearly dead to the world. In between plants, rinse of your secateurs to prevent spreading any disease. 
</li>
<li>
Go shopping Had big plans for al fresco dining that never quite materialised? Now’s the time to pick up some garden furniture, with demand (and prices) dipping after the summer rush. Before you head out, make sure you measure the available space and have a clear idea of what you want and can afford. 
</li>
<li>
Plan and plant Here’s the fun part: planting. If you’re set on laying down some new plants this autumn, make sure they’ll survive the winter. What’s best will depend on your climate, so take the time to check out one of the many autumn planting guides online. For much of the country, beetroots, silverbeet and lettuce will all do well if you’re after an edible garden. 
</li>
<li>
Be water wise Australian buyers are increasingly becoming aware of <a href="/expert-insights/gardens-exteriors/29503-buyers-want-water-wise-gardens" target="_blank">the need to conserve water</a>.  Now is the perfect time to buy and install a rainwater tank if your property has the room. With the winter rains on their way, a rainwater tank installed now will collect plenty of water for the dry summer months. 
</li>
<li>
Sweep Once you’ve done all the fun stuff, it’s time to clean up. Clear the garden paths, the footpath in front of your house and the driveway. You’ll be surprised what a quick tidy up can do for your home. Now that autumn leaves are starting to fall, a quick regular sweep once a week will save you a lot of time further down the track. 
</li>
<li>
Fix up that fence Side fence sagging? Perhaps that picket fence that looked so friendly when you first moved in is starting to rot. Replace and repair any rotted or broken sections of your front fence, and collaborate with your neighbours to fix the boundary that’s been falling down for the past ten months. While you’re at it, oiling the squeaky gate will only take 30 seconds.
</li>
</ol>
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jrichardson-uRX5hFdKfN

10 tips to beautify your garden this weekend

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Sunshine Coast home owner, Debbie Bresnahan, is one of an expected number of other property owners to take the state government to court after compensation for property damage from a water project.
According to The Courier Mail, Bresnahan is chasing a $500,000 sum after her property, on a 1.7 hectare block, was damaged from the multi-million dollar Northern Pipeline project that was constructed in a one year timeframe from 2010.
Reportedly there have been a couple of offers that she refused. The government has called these offers 'fair compensation'.
She told The Courier Mail that the pipeline went through her front yard, with the easement they have taken ruining the property and causing the value to plummet. This isn't the first time she has been unhappy about the project, previously voicing concerns to the ABC in late-2010, initially angered by the impact of the construction on her life.
Her case goes to Brisbane's Land Court today and is expected to be one of a number of complaints.
There were a total of 228 properties affected by the project.
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Sunshine Coast home owners chasing property damage compensation from government

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<li>A tenant must be 14 or more days in rental arrears for you to begin formal eviction proceedings, which begins with a Notice to Vacate. At this point, you need to wait a further 14 days before any action can be taken. Alternative payment arrangements with either the landlord or property manager can halt this process. 
</li>
<li>You cannot lock a tenant out and personally evict them, or change the locks. The only authority that can do this is the police, and they will need to have obtained a valid Possession Order and a Warrant of Possession (from VCAT in the state of Victoria). If you try to do this, the tenant can apply for a Restraining Order and can call the police. 
</li>
<li>Tenants can put in a claim for compensation for inconvenience, loss or damages if the landlord has acted unlawfully when attempting eviction proceedings. 
</li>
<li>The tenant should still be paying you rent until the termination of the tenancy, which tends to be when they move out. 
</li>
<li>There are some instances where you can apply straight to Tribunal for a possession order, without the usual circumstance of notifying the tenant. These include, but are not limited to, serious damage to the home or neighbouring homes, injury to the landlord, agent or a neighbour by the tenant, use for illegal purposes (such as drug manufacturing) and a number of other serious circumstances. 
</li>
<li>A landlord's case can be thrown out of Tribunal if they have not abided by the rules required surrounding dates and notice periods. Be sure to know what the required number of notice days is for your particular state or territory (where the property is located) and any extra days required for postage. Keep postal receipts and clear documentation for future reference. 
</li>
<li>If a tenant tries to rectify a breach, a Tribunal may not decide to grant the termination. For instance, Tenants New South Wales notes that "If you can show that you have fixed the breach or taken steps to fix it, NCAT may decide not to end the tenancy." 
</li>
<li>Sub-letting without permission can be grounds for eviction. 
</li>
<li>You cannot dispose of a tenants' items or "goods left behind" straight away. Perishable goods and rubbish may be thrown out, however personal documents must be disposed of after 90 days notice, by returning them to the issuing authority or in another lawful manner and not in a way that makes information publicly available. Other goods require 14 days notice, and they may be sold or disposed of. You must keep a record of the goods disposed of. 
</li>
<li>The tenant will not pay the landlord's legal fees at Tribunal if they are unsuccessful, unless the Tribunal orders otherwise, such as in a case of unreasonable disruption.</li>
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10 things to know about evicting a tenant

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New residential buildings will have 12 months to make the required changes to smoke alarms.
The new Building Code of Australia (2014) will require all new smoke alarms to be interconnected when there is more than one alarm in a residential dwelling. When interconnected, if one fire alarm is triggered, the others in a home should also be activated.
Western Australia’s Building Commissioner Peter Gow has confirmed that the 12 month transition period will see the requirements coming into effect on 30 April 2015.
“Some building and electrical industry stakeholders were concerned about their ability to comply with the new requirements, so we have applied the one-year transition period that was built into our new Building Act to give the industry time to adjust their operations,” said Gow.
If dwellings are approved for construction before 1 May 2015, they will not be required to include interconnected smoke alarms. However, old dwellings will still need to have smoke alarms or heat detection alarms no older than 10 years old installed before they can be sold, transferred, hired or rented. 
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Investor alert: Changes to smoke alarm requirements for new residential buildings

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GUEST OBSERVATION
So you’ve made it to the crucial stage of selling your home: the inspection.
Think of the open house as a first date with your prospective buyer, you only get one chance to make a lasting impression.
While it is common knowledge to de-clutter and clean every nook and cranny in the house, what is the key to making your home stand out so that it has the best chance to sell for a great price quickly?
It’s important to remember that a well-presented home gives buyers the impression that the property is well maintained and therefore, chances of encountering hidden problems post-sale are minimal.
You are permanently on show
Although you will not be letting people into your home all day, every day, there is a good chance you will have people driving by to look at the home and assessing the street appeal from the minute the property hits the market.
In some cases, this is a way that properties are shortlisted. If a potential home buyer likes photos of your home, they might go ahead and do some research on the street appeal and what other houses in the street are like before they attend an inspection.
You always have a chance to make an impression before the buyer contacts an agent, so here are some “housekeeping habits” to get into in order to maximise your chances of drive-by buyers wanting to see more:
<ol>
<li>Make sure your front gardens and lawns are well kept and maintained; 
</li>
<li>Remove all junk mail and newspapers from the letterbox and yard as they arrive; 
</li>
<li>Park the cars in the garage, if possible; 
</li>
<li>Avoid having rubbish out for collection on the kerbside, and; 
</li>
<li>Each night before sunset, turn on all outdoor lights.</li>
</ol>
Set the mood
You might not know what the potential home buyer is thinking, but you can do your best by making them feel positive and by creating a welcoming and comfortable atmosphere in your home.
A great way to set the mood is to think about the senses; what the prospective buyer will experience when inspecting your home.
For instance, you can open all windows at least an hour before an inspection to chase away any “house smells”. You can also try placing a cinnamon stick in a cup of water in the microwave for two minutes, or plugins, candles and oils to add a subtle fragrance in your house.
To add to the mood you can play some non-offensive music in the background, keeping in mind that everyone has different tastes.
And do remember to adjust room temperature accordingly, making sure that it is comfortable for visitors walking in and out of the house.
All trimmings great and small
Whether you already accessorise or not, it’s the little things that help create a great impression.
For example, sprucing up cushion covers, putting your newest towels in the bathroom and clearing your paperwork off your desk [no matter how neat it is] go a long way in creating a large but lasting impact of the house and its owners.
Other tips and ideas include:
<ol>
<li>Buy fresh flowers, even if it is simply a centerpiece for the dining or coffee table. 
</li>
<li>Straighten and align photographs and art on walls. 
</li>
<li>Turn off all electronic devices such as computers and televisions. 
</li>
<li>Leave toilet seats down. 
</li>
<li>Leave all internal lights and lamps on during inspection.</li>
</ol>
A home that is a fresh, cared for, low-maintenance property is a something most people are very attracted to so the day your home goes to market should be the best it has ever looked.
Inspection time is the moment to make your home shine and stand out from the competition and where you aim to gain the maximum price in the shortest time period.
Naomi Findlay is the award winning founder of the <a href="https://www.instituteofhomestaging.com.au/" target="_blank">International Institute of Home Staging</a> (IIHS) and <a href="https://www.silkstaging.com.au/" target="_blank">SILK Home Staging &amp; Styling</a>. She is also the author of a bestselling book, 'Ignite Your Property Mojo'.
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jake-cSmGT7VXVf

Open house inspections: Applying the finishing touches

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GUEST OBSERVER
We are all painfully aware that asbestos is nasty, really nasty. According to the Australian Mesothelioma Registry there were 612 cases of <a href="https://www.cancervic.org.au/about-cancer/cancer_types/mesothelioma" target="_blank">mesothelioma</a> diagnosed in 2011.
By 31 August 2012, 310 of those diagnosed in 2011 had died – more than half.
Yet as this amazingly versatile, but lethal, building material is being progressively cleansed from our building stock, it seems that complacency is beginning to set in.
This is likely to be one of key the reasons for the introduction of the asbestos related elements of The Work Health and Safety Regulations 2011.
Now for the legal bit - these regulations implement the model Work Health and Safety Regulations (the model regulations) in the Commonwealth jurisdiction and form part of a system of nationally harmonised occupational health and safety (OHS) laws.
Since 1 January 2013, it has been a legal requirement that every workplace constructed on or before 31 December 2003 has an asbestos register held at the subject site. Anyone involved in the ownership, management or occupation of a building is liable under the regulations.
To emphasise the obligations, there are penalties of up to $18,000 for non-compliance with each or all of the following obligations under clause 425 of the regulations:
<ol>
<li>A person with management or control of a workplace must ensure that a register (an asbestos register) is prepared and kept at the workplace. </li>
<li>The person must ensure that the asbestos register is maintained to ensure the information in the register is up to date. </li>
<li>The asbestos register must:</li>
</ol>
(a) record any asbestos or asbestos containing material (“ACM”) identified at the workplace under regulation 422, or likely to be present at the workplace from time to time including:
(i) the date on which the asbestos or ACM was identified; and
(ii) the location, type and condition of the asbestos or ACM; or (b) state that no asbestos or ACM is identified at the workplace if the person knows that no asbestos or ACM is identified, or is likely to be present from time to time, at the workplace.
Given that the regulations have been in force for over 15 months now, it is really surprising to find that there are many managers of commercial and industrial property who are unaware of the requirement for an asbestos register, and even more concerning that there are owners who, once advised of the requirement, will not authorise the expenditure to have such a register compiled.
It’s not expensive, it’s not complicated, and the penalties are high. It’s time to put asbestos back on the agenda.
John Preece is <a href="https://www.knightfrank.com.au/" target="_blank">Knight Frank</a>’s national director - project management and building consultancy.
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kjiminez-eaYKfU7qd2

Asbestos is back on the agenda

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The investment value of your rental property is only as sound as the tenants you have in it.
Good tenants will take care of your property, keep you up to date with any maintenance issues and provide a reliable source of income. Bad tenants can disrupt your cash flow, prematurely age your property and will end up costing you more in property management fees.
Don’t underestimate the value of tenant retention. Each time you lose a tenant, you’re losing valuable cash while your property sits vacant.
Property Observer brings you five tips for getting and keeping the right tenants.
<ol>
<li>
Don’t set rents too high While slugging tenants with the highest possible rental rates might seem like the best way to squeeze cash from your investment, the practice may actually harm your tenant retention rate, costing you more money in the long run. If tenants are too pressed for cash or see something more affordable pop up on the market, they may move on, leaving your property empty while you search for new renters. Just because one tenant can afford to pay extra for now, that doesn’t mean that others will do the same once that renter moves on. Gary Triganza of Sydney agency Kelly &amp; Sons told Property Observer that landlords should consider keeping rents slightly below the market rate to retain a great tenant. “Landlords can then go to the full market rent with the next tenant,” he said. If you set rent at $590 per week rather than $600, it will cost you (and save your tenant) $520 a year – less than a single week on the market will cost you should they vacate. Setting your rents too high will also scare off good tenants. Beware of prospective renters that are willing to pay well above and beyond market prices – they may be desperate because they have poor rental histories. 
</li>
<li>
Don’t set rents too low Setting rents too low may leave you vulnerable when you decide it’s time make an increase, with a big jump in the rent likely to scare away your tenants. Gradual adjustments to market value over a long period of time are more likely to go down well with your tenants than a leap at the six month mark. Be cautious about setting your rent too low to attract tenants. If your tenant is living in your property only because it is affordable, rather than desirable, they may not take good care of the property. Remember, you probably won’t hold your investment property forever. When it comes time to sell, buyers will enquire about your rental yield – and will be turned off if it is well below market value. 
</li>
<li>
Keep up with maintenance Although rental markets in certain capital cities are tight, don’t underestimate your tenants’ need for quality housing. As a landlord, it is your responsibility to provide safe, clean and well maintained housing to your tenant. Don’t be fooled into thinking you hold on the cards because you are the property’s owner – they are paying you money in exchange for the provision of a service. If you want to maintain a good relationship with your tenants and your source of income, maintain your property. Don’t dodge calls from your property manager, don’t be stingy when it comes to required repairs and if you’re choosing to maintain the property yourself, make sure you show up on time. Properties all see inevitable wear and tear, regardless of the tenant. But when renters see that you are on top of the necessary repairs, they will be more likely to take good care of your property. 
</li>
<li>
Have a good relationship with your property manager Property managers are there for every step of the tenancy process, from sourcing good tenants to keeping them happy and finally guiding them out of the home when the time comes. Your property manager should be on good terms with your tenants and work hard to keep them happy. They should be on top of any necessary maintenance issues and quick to let you know if any issues arise. Don’t have <a href="/expert-insights/investing/15011-not-all-property-managers-are-the-same" target="_blank">unrealistic expectations of your property manager</a>,  but do make sure that you are in regular contact. Unfortunately, not all property managers were created equal. Some will be easier to get into contact with than others, who never seem to be within answering distance of a phone. Make sure you <a href="/news/28735-how-to-choose-the-best-property-manager" target="_blank">choose a good property manager </a>when you purchase your investment property, and don’t be afraid to change property managers if you need to.  
</li>
<li>
Let the bad ones go  Don’t think that you have to put up with bad tenants. If your tenant is failing to pay rent or causes damage to your property, you are able to take action. Depending on the state, you may be able to immediately evict a tenant if they are causing malicious damage to your property or after two weeks if they are late on rental payments. You may also be able to evict a tenant before the end of their lease if they are <a href="/expert-insights/investing/30886-seven-signs-that-your-investment-property-is-being-used-as-a-drug-lab" target="_blank">using your property for illegal activities</a>, putting their neighbours in danger or keeping other tenants in the property without your knowledge.
</li>
</ol>
Being a good landlord isn't just the right thing to do, but will end up making you more money in the long run. If you are a reliable landlord who takes care of your property, you can retain reliable tenants who do the same.
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