It deserves Carolans Real Estate.
An investment property is not simply a house with a tenant in it. It is a financial asset that should be protected, professionally managed and continually positioned to deliver the strongest possible return for its owner.
At Carolans Real Estate, we believe exceptional Property Management begins with understanding exactly what your investment means to you.
You want the right tenant. You want your rent paid on time. You want your property maintained properly. You want to know that your rent is keeping pace with the market. You want expenses carefully considered and you want an experienced Property Management team making decisions with your interests at the centre of everything they do.
Most importantly, you want confidence that your investment is being managed properly without having to manage the Property Manager yourself.
That is where Carolans Real Estate is different.
MORE THAN 75 YEARS OF SUNSHINE COAST PROPERTY EXPERIENCE
Carolans Real Estate has been part of the Sunshine Coast property story since 1951, giving our agency a depth of local experience that very few real estate businesses can offer.
Our story began in Nambour when Jim Carolan and Bill Symons established the business that would become Carolans Real Estate. Since then, we have watched the Sunshine Coast transform from a predominantly rural community into one of Queensland's most desirable regions in which to live, work and invest.
Through changing property markets, interest rate cycles, population growth and enormous development across the region, Carolans has continued to evolve while remaining committed to the values on which the business was built.
Local knowledge. Honest advice. Strong relationships. Professional service.
Since 2008, Peter and Tamara Wrigley have continued that legacy, combining the experience and reputation of one of the Sunshine Coast's longest established independent real estate businesses with modern Property Management systems, technology and marketing.
When you appoint Carolans Real Estate, you are not simply choosing someone to collect your rent.
You are choosing a local property business that has been protecting property interests on the Sunshine Coast for more than 75 years.
PROPERTY MANAGEMENT WITH AN INVESTOR MINDSET
We understand that your investment property is a business decision and that every decision surrounding it can ultimately affect your return.
We understand that unnecessary vacancy costs money and that achieving the appropriate market rent can make a significant difference to the performance of your investment over time.
We understand that interest rates, insurance premiums, council rates, body corporate costs, maintenance expenses and changing legislation can all affect your cash flow.
We understand the importance of securing quality tenants and managing the tenancy professionally so that your property and your income are protected.
We also understand that an investment property should contribute to your long term financial goals, whether that means creating equity, building a larger property portfolio, generating income or holding property for future growth.
Our role is therefore much greater than simply managing a tenancy.
Our role is to help you protect the asset, maximise its potential and make owning an investment property considerably easier.
OUR POINT OF DIFFERENCE
We Manage Your Property As Though Its Performance Matters, Because it does.
Our Property Management team brings substantial industry experience together with detailed local market knowledge and a thorough understanding of Queensland residential tenancy requirements.
We continually consider the performance of your investment rather than allowing a tenancy to simply continue without review.
Rental values change, markets change and the cost of owning property changes. We believe your Property Manager should be paying attention to those changes and advising you when opportunities exist to improve the performance of your property.
STRATEGIC RENTAL APPRAISALS AND RENT REVIEWS
One of the most important responsibilities of a Property Manager is ensuring that an investment property is appropriately positioned within the current rental market.
We monitor local rental conditions and comparable properties so that our recommendations are based on current market evidence rather than assumptions.
Our objective is to help you achieve the best appropriate rental return while balancing market conditions, tenant retention, vacancy risk and the longer term performance of the property.
Your rent should never simply be forgotten because a good tenant is in place.
Your investment needs to continue working for you.
MARKETING THAT MAKES YOUR PROPERTY STAND OUT
Presentation matters when attracting quality tenants, which is why we believe your investment property should be marketed professionally.
Carolans Real Estate provides professional photography and video marketing for our managed properties at our cost, helping your property present at its best and attract greater attention from prospective tenants.
We combine strong visual presentation with major online property platforms and modern enquiry management technology to make it easier for prospective tenants to discover your property, enquire and arrange an inspection.
The objective is simple.
More qualified prospective tenants seeing your property, greater competition for well presented homes and the best opportunity to secure the right tenant within the shortest practical timeframe.
CONVENIENT ONLINE INSPECTION BOOKINGS
Our inspection technology allows prospective tenants to register and book available property inspections online at any time without needing to wait for our office to open.
Prospective tenants can register through their computer or smartphone and receive information regarding inspection opportunities and property updates.
Our existing database of prospective tenants also gives us another opportunity to introduce newly available properties to people already actively searching for a home.
In a competitive rental market, making the enquiry and inspection process easy matters.
TENANT SELECTION
Finding a tenant is easy. Finding the right tenant requires experience.
We take tenant selection seriously because the quality of the tenancy can have an enormous impact on the performance of your investment.
Applications are carefully assessed using a structured screening process that may include verification of identification, rental history, employment, income and references together with appropriate tenancy database checks where permitted.
Our objective is not simply to approve the first application received.
Our objective is to provide you with the information and professional recommendation required to make an informed decision about who will occupy your property.
While no Property Manager can guarantee the future behaviour of a tenant, thorough screening and experienced assessment can significantly improve the quality of the decision making process.
ROUTINE PROPERTY INSPECTIONS
Protecting your property requires more than collecting rent.
Routine inspections are conducted in accordance with Queensland tenancy legislation and provide an important opportunity to monitor how the property is being maintained while identifying visible maintenance or preventative maintenance matters that may require attention.
Following an inspection, we provide the owner with information regarding the general presentation and condition of the property together with relevant maintenance recommendations.
Routine inspections are visual inspections and are not building, electrical, pest or structural inspections. Where specialist advice is appropriate, we can assist in arranging suitably qualified contractors.
Regular communication about the condition of your property helps you make informed decisions before smaller maintenance issues have the opportunity to become larger and more expensive problems.
RENT ARREARS MANAGEMENT
Cash flow matters, which is why rental payments are monitored closely.
Carolans Real Estate takes a disciplined approach to rental arrears and follows the processes available under Queensland residential tenancy legislation when rent is not paid as required.
Our team monitors rental payments and communicates with tenants when arrears arise, taking appropriate action in accordance with the Residential Tenancies and Rooming Accommodation Act and current Residential Tenancies Authority requirements.
Consistent arrears management protects both the integrity of the tenancy and the financial interests of the property owner.
LEASE RENEWALS AND RENTAL REVIEWS
A lease renewal should never simply be an administrative exercise.
Before an existing tenancy approaches expiry, we consider the tenancy, the owner's intentions and current rental market conditions before providing our recommendation.
This allows you to make an informed decision regarding the continuation of the tenancy, the appropriate rental amount and the future management of your property.
Our objective is to give you enough information to make the decision that best suits your investment strategy.
REPAIRS AND MAINTENANCE
Good maintenance protects your property, protects your tenant and can protect the long term value of your investment.
Our approach is proactive and practical, with maintenance managed according to the instructions contained within your Management Agreement and the requirements of applicable legislation.
Where appropriate, we can coordinate experienced contractors, obtain information or quotations and keep you informed regarding recommended works.
Where an item may be covered by a supplier warranty or insurance policy, we can also assist with the relevant process where applicable.
We recognise that every owner has different preferences regarding maintenance expenditure, which is why your instructions regarding expenditure limits and approval requirements form an important part of the management process.
The objective is not simply to fix problems.
It is to manage maintenance sensibly, control unnecessary costs and help protect the condition and value of your property.
CLEAR FINANCIAL REPORTING
Property Management involves considerably more than collecting rent and transferring money to an owner.
Carolans Real Estate provides detailed owner statements showing income and relevant expenditure associated with your investment property.
Where instructed and appropriate, payments associated with the property can also be managed through the rental account, which may include expenses such as council rates, body corporate levies, landlord insurance premiums and approved repairs and maintenance.
Good financial reporting gives you greater visibility over your property's performance and helps simplify record keeping for your accountant and taxation requirements.
Owners should obtain independent taxation advice regarding deductions and the taxation treatment of investment property expenses.
PROFESSIONAL LIAISON BETWEEN OWNER AND TENANT
One of the significant advantages of professional Property Management is having an experienced third party manage communication between the property owner and tenant.
Property matters can occasionally become emotional, particularly when maintenance, rent, property condition, breaches or other tenancy issues arise.
Our role is to manage those conversations professionally, fairly and in accordance with the tenancy agreement and relevant legislation while protecting our client's interests.
You receive professional representation without needing to personally manage difficult conversations or day to day tenancy matters.
WHAT GOOD PROPERTY MANAGEMENT SHOULD GIVE YOU
Good Property Management should give you confidence that your property is being professionally managed while allowing you to concentrate on everything else in your life.
It should give you confidence that the rent is being monitored, the property is being inspected, maintenance is being managed and the rental value is being reviewed.
It should provide advice when market conditions change and communicate with you when a decision needs to be made.
It should protect your time as much as it protects your property.
Most importantly, you should never be wondering whether your Property Manager is actually managing your investment.
THE CAROLANS REAL ESTATE PROPERTY MANAGEMENT ADVANTAGE
When you appoint Carolans Real Estate, you benefit from more than 75 years of Sunshine Coast property history combined with experienced Property Management, local rental market knowledge, professional marketing and modern technology.
You gain a team focused on protecting your property and helping you achieve the strongest appropriate return from your investment.
You gain experienced professionals who understand that vacancy, rent, maintenance, tenant selection and communication all have financial consequences for an investor.
You gain an agency that has built its reputation on the Sunshine Coast over generations rather than years.
And you gain the peace of mind that comes from knowing someone is genuinely paying attention to your property.
YOUR PROPERTY IS AN INVESTMENT. IT SHOULD BE MANAGED LIKE ONE.
There is a considerable difference between having your property rented and having your investment professionally managed.
If you already own an investment property, we would be delighted to provide a complimentary review of its current rental position and discuss whether your existing management strategy is delivering what it should.
If you are purchasing an investment property, speak with us before you lease it. Our team can provide rental advice, discuss tenant demand, presentation, expected rental value and help you prepare the property for market.
Even if your property is currently managed by another agency, you are welcome to speak with us confidentially about what Carolans Real Estate could do differently.
Changing Property Managers may also be considerably easier than you expect, and our team can guide you through the process.
REQUEST YOUR COMPLIMENTARY INVESTMENT PROPERTY HEALTH CHECK
Is your property achieving the right rent?
Is your current Property Manager reviewing your investment strategically?
Could your property be performing better?
Are you receiving the level of communication and advice you should expect?
Let Carolans Real Estate take a fresh look at your investment.
Our complimentary Investment Property Health Check provides an opportunity to review your property's current rental position, market conditions and management strategy without obligation.
Because after more than 75 years in Sunshine Coast property, we know that successful Property Management is not about simply looking after a tenancy.
It is about looking after your investment.
CAROLANS REAL ESTATE
75 Years of Property, People and Community. Since 1951.Local experience. Professional management. Better property decisions.
Contact our Property Management team today and discover what your investment could look like in the hands of Carolans Real Estate.