Articles in Category: Property Management information

Article and information that are of interest to property managers. Note; some articles may be Queensland legislation focused.


Property Management Excellence (PME) system

When a chapter of PME is edited and updated, the version date is changed below for that chapter affected.

How to find the version guide of the 39 PME manual chapters

Login to www.realestateexcellence.com.au/memberonline and then download/review the latest chapter version guide as shown below, or email us as part of membership support services. 

 

Member online

(The following guides are recommended to print /review for ease of knowing what folder has what content).

DOWNLOAD how to search and use the PME system

DOWNLOAD the PME manual QUICK chapter guide here.

Download the PME manual DETAILED chapter guide here.

 The Sales Excellence manual is part of the PME system. 

Click here to review information regarding Real Estate Excellence membership services and benefits.

Real Estate Excellence PME system member offices;  The monthly member update service includes updates to any chapters, best practice form templates and or new best practice forms. Please refer to the bottom of the PME manual chapter (bottom of each page) to check the version guide of each chapter, and or email us if you have any questions and or require support. The chapters are updated often due to QCAT cases, best practice, improvements and or legislation changes. It is important your agency is using the most up to date version.

To access the PME system and Sales Excellence manual login to Member Online. 

Disclaimer

The information provided by Real Estate Excellence is of a general nature only and is not intended to constitute legal advice uner any circumstances.  Individuals should consider their own circumstances before proceeding to rely upon any information provided by Real Estate Excellence.  Whilst care has been taken in best practice advice provided, and the information contained in it has been obtained from sources that Real Estate Excellence believe to be reliable, Real Estate Excellence (including its directors, officers, employees and contractors) does not warrant, represent or guarantee the accuracy, completeness or fitness for purpose of that information. Real Estate Excellence (including its directors, officers, employees and contractors) accordingly does not accept any responsibility, liability, loss or damage whatsoever resulting from the use of the information provided. By using the services of Real Estate Excellence, Clients acknowledge that they have read, understood and accepted this disclaimer of liability. 

Thank a property manager day

Thank a property manager day 27 November 2020

Thank a property manager day is a day 'invented' by Stacey Holt in 2012. A day that is long overdue to celebrate. I know, everyday is thank a property manager day. The day is usually celebrated on the last Friday of November each year.

27th November 2020

 A day for all to stop, think, and celebrate the wonderful role that property managers play in society.

Organise a breakfast, lunch, morning tea, something, and stop and say thank you career managers of tenancy and property. Even if you have to thank yourself (if that is the case, contact me and I will thank you!)

I would love to see your photos of celebration!  #thankapropertymanager #thankapropertymanagerday

    Facebook page links below

Property Management Excellence

Stacey Holt Real Estate Excellence

Stacey Holt education and training

aaaaa tapm

Private training services in your agency

Property management risk management, compliance, time management and best practice

All education and training sessions are written and presented by Stacey Holt.

Queensland property management private training and consultancy services. 

"Property Management private training" services often also include consultancy and advice. As the training is interactive, with questions about systems and procedures asked and explored, the usual outcomes of most training in your office is revised systems and procedures for compliance, time management, risk management and best practice.  Contact us for a no obligation proposal  and to receive the 'private in agency training menu'. 

Click here to review the membership options for Queensland agencies. 

Latest Real Estate Excellence Industry Update

Emailed to Real Estate Excellence free industry mailing list and or posted on social media

Review the latest Real Estate Excellence member update here. 

Property Management Excellence podcasts - listen here.

19th October 2020

Good morning,

I have received a number of emails from Real Estate Excellence members expressing thoughts and some concerns regarding the new RTA end of tenancy email service to tenants. The RTA advised industry they were going to start this service on the 10th August via the news part of their website and email.

If you and or your agency have any feedback for the RTA regarding this service, and or any other matter, I suggest clicking on this link and providing the feedback etc. www.rta.qld.gov.au/contact

The following information has been sourced from www.rta.qld.gov.au

 End-of-tenancy email for tenants

As part of supporting the end-to-end customer journey, the RTA has today launched an educational email, which will be sent to all tenants listed on a bond when our records indicate they are six weeks away from their tenancy end date.  

This educational email will:

remind tenants of their bond number, which is essential for transacting with the RTA

provide links to valuable resources to help tenants navigate the process when a tenancy is coming to an end

encourage tenants to update their details with the RTA

ask tenants to update their end-of-tenancy date if they’ve extended their tenancy, which will allow the RTA to better predict when there will be increased demand for our services, and to plan our resources accordingly.

13th October 2020

 Good morning,

As the industry is aware, the current Labor Government were very close to introducing a bill to make many changes to the RTRA Act after a lengthy consultation process. For more information regarding the consultation and proposed changes, click here.

We know we have a state election on 31st October. The LNP have communicated with me, and they do not support most of the Labor tenancy policies and future changes. To review the communication from the LNP, click here. It is expected that should Labor be re-elected, and once the Covid19 crisis eases, they will continue with the proposed changes which were paused due to the pandemic.

A reminder for Real Estate Excellence members regarding the October member update which included a 25 page overview of the Covid19 law changes etc., a lessor information guide regarding the laws and changes and more. Visit here for more information.

24th September 2020

Queensland is now the sole Australian state to not extend its ban on evicting residential tenants during the COVID-19 pandemic, with a new open letter signed by almost 40 peak bodies, unions and frontline community organisations urging the government to do so. Read more here.

22nd September 2020 - Watch short video on the changes that are coming and what we know here.

21st September 2020 - An updated September member update has been emailed to Members of Real Estate Excellence regarding the Covid tenancy regulation amendments. Latest Real Estate Excellence Member update here.

18th September 2020 - Real Estate Excellence members - please note I have withdrawn the September Member Update emailed to you and posted on member online 1st and 3rd September given the regulations will be updated. An updated September member update has been uploaded to Member online.  

1pm An update regarding the below video regarding the Covid tenancy regulations - the Covid 19 tenancy regulations will be amended. View short video here.

7am View a video explaining the 17th September post here.

17th September 2020

Good afternoon, you most likely have heard, seen etc. the media and other reports regarding ending of the rent eviction moratorium etc.

In early August, I began preparing my membership best practice guides for the end of September. This is when I first became aware of the issue before us come September 29.  How can a notice to leave for rent arrears be given to a tenant for rent given that a notice to remedy breach cannot be issued first under section 11 (2)?

(Please keep reading for further explanation as to why).

I contacted the RTA mid-August regarding my questions and concern and we met.  At no point did the RTA state my thoughts were incorrect, nor explain the lawful way a notice to leave for unremedied breach rent arrears could be given post September 29.

I have emailed the RTA just now seeking urgent clarification. I am emailing you in good faith and transparency given my recent advice.

Section 8  of the Covid regulations states ‘relevant period means the period starting on 29 March 2020 and ending on the earlier of the following days—

(a)29 September 2020;

(b)the last day of the COVID-19 emergency period.

My initial thought is September 29 is the earlier period (December 31, 2020 is the last day of the emergency period), however, section 11 (2) states ‘2)The lessor must not give the tenant a notice to remedy breach under section 280 of the Act but may give the tenant a show cause notice for the unpaid rent’.

Given the above (and the law in full below), I cannot see how a notice to leave for rent arrears can be given as a notice to remedy must be given first.

Rent arrears, Section 8 and 11  of the Covid regulations.

Residential Tenancies and Rooming Accommodation (COVID-19 Emergency Response) Regulation 2020

Reprint current from 24 April 2020 to date (accessed 17 September 2020 at 14:32)

  1. Part 2
  2. Division 1
  3. Section 8

8 Moratorium on evictions

(1)Until the end of the relevant period, a lessor or lessor’s agent must not evict a tenant for failure to pay rent as required under the residential tenancy agreement if the failure relates to the tenant suffering excessive hardship because of the COVID-19 emergency.

Maximum penalty—50 penalty units.

(2)Subsection (1) does not prevent a lessor ending a residential tenancy agreement under the Act

(a)for any reason other than a failure to pay rent as required under the agreement; or

(b)for a failure to pay rent as required under the agreement if the failure was not related to the tenant suffering excessive hardship because of the COVID-19 emergency; or

(c)as a consequence of having given a notice to leave, or applying to the tribunal for an order terminating the agreement, before 29 March 2020.

(3)In this section—

evict, a tenant, means—

(a)give the tenant a notice to leave; or

(b)apply to the tribunal for an order terminating the residential tenancy agreement; or

(c)cause the tenant to vacate the premises by any of the following actions—

(i)coercing the tenant into agreeing to end the residential tenancy agreement under section 277(2) of the Act;

(ii)preventing the tenant from freely accessing the premises, including, for example, by changing the locks or intimidating the tenant;

(iii)causing the tenant to vacate the premises because of false or misleading information given to the tenant by the lessor or by another person on behalf of the lessor;

(iv)causing the tenant to vacate the premises because of acts of intimidation carried out by the lessor or by another person on behalf of the lessor.

relevant period means the period starting on 29 March 2020 and ending on the earlier of the following days—

(a)29 September 2020;

(b)the last day of the COVID-19 emergency period.

11 Unpaid rent—show cause notice

(1)This section applies if—

(a)the rent payable under a residential tenancy agreement has remained unpaid in breach of the agreement for at least 7 days; and

(b)the lessor knows, or ought reasonably to know, the tenant is or has been suffering excessive hardship because of the COVID-19 emergency.

(2)The lessor must not give the tenant a notice to remedy breach under section 280 of the Act but may give the tenant a show cause notice for the unpaid rent.

(3)If the tenant is given a show cause notice for the unpaid rent, the tenant must do either of the following within 14 days after being given the notice—

(a)pay the unpaid rent;

(b)inform the lessor the rent is unpaid because the tenant is or has been suffering excessive hardship because of the COVID-19 emergency.

(4)Despite subsection (2), if the tenant does not comply with subsection (3) the lessor may give the tenant a notice to remedy breach under section 280 of the Act for the unpaid rent.

(5)If—

(a)the tenant does not pay the unpaid rent within 14 days after being given the show cause notice; and

(b)the tenant informs the lessor under subsection (3)(b) that the rent is unpaid because the tenant is or has been suffering excessive hardship because of the COVID-19 emergency;

      the lessor may request that the tenant enter into a tenancy variation agreement with the lessor.

(6)This section overrides section 280 of the Act to the extent of the inconsistency between this section and section 280 of the Act.

(7)In this section—

show cause notice, for unpaid rent by a tenant, means a notice, in the approved form, stating all of the following—

(a)the tenant has not paid rent as required by the agreement;

(b)the amount of the unpaid rent;

(c)that the tenant must respond to the notice, or pay the amount of unpaid rent, within 14 days of receiving the notice;

(d)that, in responding to the notice, the tenant must state whether or not the rent is unpaid because the tenant is or has been suffering excessive hardship because of the COVID-19 emergency.

Also, section 35 and 37 are the provisions for the lessor to give notice for owner occupation and or property for sale/sold. The RTA advice as at today is that ends on 29th September. I have asked for clarification as to where it states in the Covid regulations that it ends at this time.   Read the laws here.

We still have over 2 weeks to get this right. Thank you.

16th September 2020

Good afternoon, as per the industry update on the 11th September, the Housing Minister has announced the information below.

Plus, since we last wrote, the following has been recorded. Listen to a Podcast regarding a notice to leave without grounds and Covid affected tenancies here.

 Greater certainty paves way for return to rent normality

Published Today at 03:00 PM

Minister for Housing and Public Works, Minister for Digital Technology and Minister for Sport
The Honourable Mick de Brenni

Several critical protections will stay in place to protect tenants as households continue to recover from the global economic impacts of the virus, Housing Minister Mick de Brenni said today.

These include:

  • Protections for tenants from being listed in a tenancy database for unpaid rent caused by COVID-19 impacts;
  • Tenants experiencing domestic violence being able to end their interest in a tenancy agreement quickly;
  • Limited reletting costs for eligible tenants who end their fixed lease early;
  • Entry restrictions and requirements that support social distancing requirements; and
  • Relaxed repair and maintenance obligations that recognise impacts on lessors while maintaining tenant safety in the rental property.

"These remaining COVID-19 protections for property owners and tenants will remain in place until 31 December 2020.

"The freeze on evictions was important in the residential sector when movement in Queensland was much more restricted," the Minister said.

"Because of our strong health response, we've been able to keep the economy more open and we've already started delivering Queensland's plan for economic recovery.

"This includes supporting businesses because that means supporting jobs.

"As a result, we've seen Queensland's economy fare better than other economies."

The RTA's latest COVID-19 conciliation data shows that tenants and property owners had worked together to resolve 1,677 disputes since April.

The volume of calls to the RTA has significantly reduced since the start of the year.

"Our free conciliation service will continue," the Minister said.

"We've seen 70 per cent of all conciliated tenancy disputes successfully resolved within an average of just over eight days.

"I want to congratulate property owners, managers and tenants for working together at what has been a difficult time for all Queenslanders.

"With the Australian property market expected to continue to change over the next period, we're asking all parties to continue to work together.

"I'd like to thank the Real Estate Institute of Queensland, Tenants Queensland, QShelter, Queensland Council of Social Service, and the Residential Tenancies Authority for their continued dedication to ongoing advocacy for their constituencies, whether they are tenants, property owners or managers."

For more information on assistance from the RTA, please visit rta.qld.gov.au/renting/covid-19-changes, read the Residential Tenancies Practice Guide, or call the RTA's 24/7 COVID hotline on 134 COVID (13 42 68).

The COVID-19 Housing Security Sub Committee, established by the government to monitor and advise on temporary measures during the global pandemic, will continue to observe impacts on the residential tenancies sector and recommend actions to support Queensland households.

Sourced from statements.qld.gov.au 

16th September 2020

Listen to a Podcast regarding a notice to leave without grounds and Covid affected tenancies here.

16th September 2020

QCAT update - sourced from QCAT website and posted on Real Estate Excellence Facebook page. For more information regarding this change, visit here.

QC

27th August 2020

Current public health alert for business activity (including for open homes and auctions) can be found here or Members email us please.

Good afternoon, 

The existing health alerts have not changed for Queensland agents and property managers regarding open homes.

Real Estate Excellence recommends members and industry to take extra caution and consider implementing additional procedures in reflection of recent events due to Covid19.

This may include best practice self-imposed restrictions of people entering property. 

 Current public health alert for business activity can be found here which includes information for agencies that began 24 July 2020. 

Real Estate Excellence members, please email us if your require any further support on this matter, or any other matter.

20th August 2020

Good morning, below are three free short training videos (each under 10 minutes in length). I hope you gain beneficial and of use.

PO Form 6 – tips and reminders – view here.

Form 18a – tips and reminders – view  here. 

Form 1a – tips and reminders – view here.

A reminder Property Management Excellence (PME)system member offices – there are many training videos at member online to assist with staff training and development. 39 chapters make up the PME system. If we can assist you, please let us know. Thank you.

12th August 2020

Good morning,

As the industry knows, 29th September is a key date for two reasons. The rent eviction moratorium ends and the requirement to extend Covid19 affected tenancies which expired prior to 29th September to be extended until 30th September. Tenants Queensland in recent weeks have begun lobbying for an extension and have started a petition to Government to extend these matters until 31st December 2020. Read more here.  

Real Estate Excellence members, I recorded a podcast this morning regarding the September member update and comprehensive information coming to you soon. Listen here.

The Housing Minister has been quoted in a Brisbane Times article today stating “government would be guided by national cabinet about the temporary protections, set to expire on September 29”.

We shall advise the Industry and particularly Real Estate Excellence members accordingly of any developments.

A reminder for Platinum PME and Platinum non PME members regarding the many best practice guides regarding all you need to know regarding the Covid laws are available at Member Online, (view a short video here) or please email us if we can assist with any best practice support on these, and any other matter.  

4th August 2020

Good morning, we hope this note finds you well. We thought you and the team may benefit from the below information.

‪Growing the rent roll in uncertain times and some thoughts, plus tips for overcoming management and let fee objections.

‪Apologies for little jumping around of me at beginning of video! I’m not used to sitting down 🪑.... hope these thoughts assist. 9.30 minutes view  here.

Domestic violence and Queensland COVID19 tenancy laws video 8.30 minutes view here.

Platinum PME and Platinum non PME member offices. COVID19 resources at member online video 3 minutes view here.

August Real Estate Excellence member update podcast 2.30 listen here.  Valued members the latest member update is now available to download at Member Online and will be emailed to you Thursday 6th August.

Thank you.

Latest Real Estate Excellence Member Update

Emailed to members and available at member online

The latest (and past) Real Estate Excellence member updates can be downloaded at Member online in the latest member update folder. For the general FREE industry emails which members also receive, click here.

The Covid tenancy regulations have been amended as per the Housing Minister statement (16th September) and commenced 30th September 2020.

Property Management Excellence podcasts - listen here.

27th October 2020

Contents of the Real Estate Excellence member update for November 2020 below. The member update can be downloaded from the latest member update folder at Member Online.

November member update

 

7th October 2020

Members emailed the updated RTA practice guide, Covid regulations, what has changed and what remains best practice outline, lessor update regarding the laws and the updated QCAT Form 2.

1st October 2020

The October Real Estate Excellence Member Update contains the following information.

A 25 page overview of the changes and what has remained. 

A lessor guide to the changes (to email your clients)

The Covid regulations (laws)

New QCAT Form 2

The lessor guide and comprehensive overview were emailed to members at noon 30th September.

They can be found at www.realestateexcellence.com.au/memberonline, the latest member update folder, October 2020 Member update, and or email us.

covv

30th September 2020

Noon update

An email is being sent to members now (shown in part below)

cov

5am An email has been sent to the main contact for the Member office with this information. Queensland covid tenancy law amendments September 30 2020. Podcast listen here.

29th September 2020

Real Estate Excellence members - Once the amended Covid19 tenancy regulations have been released by the Government, I shall be emailing a best practice guide of what has changed, what has remained and more. Keep an eye on your inbox for important changes. The best practice guide will also be uploaded to the latest member update folder at Member Online.
Covid members update
 
28th September 2020

An email sent to members regarding the upcoming changes (reminder) shown in part below.

mem

21st September 2020

Members - as of 18th September, the member update from September 1, and September 3 has been removed given my email to you 18th September 2020. Read more HERE. A revised September member update has been uploaded to Member online and can be found in the Latest member update folder and emailed to you 21 September 2020.

 

Contents of the Real Estate Excellence member update for September 2020 Part 2 below. The member update can be downloaded from the latest member update folder at Member Online.

 

September Part 2

Contents of the Real Estate Excellence member update for September 2020 below. The member update can be downloaded from the latest member update folder at Member Online.

SEPTEMBER MEMBER UPDATE

Contents of the Real Estate Excellence member update for August 2020 below. The member update can be downloaded from the latest member update folder at Member Online.

Jul

Contents of the Real Estate Excellence member update for July 2020 below. The member update can be downloaded from the latest member update folder at Member Online.

 

july