Property Management
Why choose Cousins & Co?
Having been established in the local area for 100 years, our expertise and knowledge of the lower north shore's rental market will guarantee that you receive the best return from your investment property.
What makes us different?
At Cousins & Co our Licensee/Director Matthew Partridge is also the Senior Property Manager. He’s responsible for overseeing all aspects of your investment property. Matthew has been an integral part of Cousins & Co for the past two decades and has 22 years of experience in property management. Most importantly, he has a firm understanding of the local market and current legislation.
Our main objective
To ensure that we generate the best possible return from your investment as well as maintaining your property to the highest standard. We use the latest technology and methods to constantly upgrade our service.
Tenant selection
We consider our standard of tenant screening and selection to be quite simply second-to-none. We take meticulous care in screening prospective applications and carry out thorough reference checks.
Leases
Subject to specific client instructions, we aim to lease all property long-term. The main benefit is to minimise the vacancy rate and the potential loss of revenue, as well as reducing wear and tear that will inevitably occur with excessive turnover of tenants.
Inspections
We conduct regular property inspections, including:
1. Commencement inspection
2. Termination inspection
3. Periodic inspection
4. General maintenance inspection
Market rental reviews
Cousins & Co will ensure your rental return is our strongest consideration. Regular rent reviews ensure that this maximisation is a reality and not merely an aspiration. We will also ensure your property is cared for and maintained to your own high standards.
Repairs and maintenance
We will always endeavor to make our clients aware of any expenditure in relation to repairs prior to having works conducted.
Should you wish, we shall seek your approval before any repair works are carried out. Naturally, however, allowance must be made in extraordinary circumstances for emergency repairs.
We have a team of licensed trades-people on call who undertake repairs and maintenance on properties under our guidance and control. However, should you desire to make use of your own trades-people then we shall abide by those instructions.
Generally, repairs are inspected by our staff prior to approving payment of invoices. If we are not fully satisfied with the quality of the work, payment is withheld until satisfaction is achieved. The quality of work conducted and the cost effectiveness of all work are of paramount importance.
Rental payments
We aim to collect the majority of our rents on the first day of each month and disperse payments to our clients on the 10th day of that month. However, under the amended residential tenancy Act 2011, tenants now have the right to pay their rent fortnightly in which case, our clients will still receive their payments on the 10th day of every month.
Arrears
Naturally this is a topic we would all prefer did not exist, however hoping it will go away is hardly facing and dealing with the problem. We believe that to a large degree, arrears are mitigated at the outset of a tenancy purely through tenant selection processes. In addition, it is our practice to ensure that all tenants are clearly aware of the method and punctuality with which we expect and demand rents to be paid.
Statements
When dispersing rental monies to our clients, statements are issued itemising income and expenditure for each monthly period. These include payments made in respect of trade accounts, rates and levies, insurance and so forth, along with the originals of each invoice for inclusion with your tax return.
Statements can be remitted to any address our clients wish, and copies can be made available on a regular basis to accountants.
At the end of each financial year, a summary statement is produced and provided to our clients, for attachment to tax returns.
Bonds – inspections and claims
A thorough itemised check is undertaken at the beginning and end of each tenancy.
Should the condition of any property not meet with our satisfaction, it is then offered to the tenant to make good any cleaning or repair work at his or her own expense. However, if this is not possible or cannot be done without incurring a loss of rental, then we have our own trades-people attend and the resulting account is either deducted from the tenant’s bond or paid by them direct.
If a dispute arises, then we immediately lay claim to the bond and leave the option of contesting the claim to the tenant. Should the tenant protest and wish for the matter to be brought before the Tenancies Tribunal, we attend the hearing and dispute the matter on our client’s behalf.
Client advice
One vitally important aspect of our role as investment property managers is to provide up-to-date advice to our clients. This advice may include and relate to new legislation, changes to taxation, new council legislation, amendments to any relevant acts, market movements, trends and technology.
Summary
Our agency is proven to provide a very high level of expertise, enthusiasm, energy and experience necessary to successfully manage your investment.