V.3 Page - 1 -

Property Management Services

An Information Guide ForInvestment Property Owners

Contact:1050 Manly Road

(PO Box 2007)Tingalpa, QLD 4173

Phone: (07) 3907 9600Fax: (07) 3390 6483

Email: rentals@jdre.com.auWeb: www.jdre.com.au

V.3 Page - 2 -

Table of

CONTENTSJames Dean Residential Overview Page 3Office Profile Page 4Staff Profiles Page 5

Page 6Page 7Page8

Property Management Introduction Page 9Promoting your Property to Prospective Tenants Page 10

Page 11Page 12

Using the Latest Technology Page 13Selecting the Right Tenant Page 14Educating Our Tenants Up Front Page 15

Landlord Protection Policy Page 16Our Services to You Page 17

Page 18Service Guarantee Page 19

Page 20Rent Reviews Page 21Console Online Agent Page 22Payments and Statements Page 23Management Fees Page 24Additional (Optional) Fees Page 25

Page 26Management Agreement Page 27

Page 28Conclusion Page 29Notes and Questions Page 30

V.3 Page - 3 -

James Dean Residential

OVERVIEW

James DeanResidentialis a fourthgenerationfamilyownedbusinessdedicated toensuring anhonest,ethicalapproach toReal Estate.

James Dean Residential has evolved from James Dean Tingalpa

which commenced trading as a full service Real Estate Agency at the

current location in Tingalpa on 3rd

September 1973.

The family tradition in Real Estate began at Cleveland in 1920 with

Tony’s Great Grandfather, Edwin Dean. His Grandfather, Harding

Dean, then opened in Wynnum in the 1960’s. Tony’s father, James

Dean, opened the Tingalpa office in 1973. James, after 41 years in

the real estate industry, has retired and sold the business to his son

Tony.

The family tradition is based on a commitment to honesty and ethics

ensuring our landlords and tenants are completely satisfied with our

professional service.

Tony has over 25 years real estate experience across all sectors of

the property industry. He is a licensed Builder, Reg. No. 23466, and

holds a degree in Building Construction Management. He is a fully

licensed Real Estate Agent and is also a Justice of the Peace. Tony

has a broad knowledge of the local market and has a wealth of

experience in how to maximise your investment returns.

At James Dean Residential, we manage over 340 properties and have

a vision to manage 500 homes in our local trade area. We have

strategic alliances with companies such as Mirvac, Ausbuild & Fitini

Homes and Corporate Relocation companies. Our database is

professionally managed in house and is also a valuable tool when

searching for suitable tenants for your investment property.

V.3 Page - 4 -

Office

PROFILE

At James DeanResidential weknow what istruly important toyou…profit,protection andcommunication ata fairprice.

Choosing an agency to manage your property can be adifficult process, particularly if this is the first time you requireproperty management services, as property managementagencies offer the same basic services and commonly offersimilar fee structures.

How then should you determine which company best suitsyour needs? Employing Property Management services canbe likened to taking out insurance. While no guarantee canbe made that no problems will ever arise, effective propertymanagement minimizes risks to the landlord to the smallestpossible factor. How well this is achieved determines thequality of service provided to you and the level of successvaries significantly from one agency to another. It is at thislevel that you can make an educated decision as to who willbest represent your interests. At James Dean Residential oursystems have been developed to ensure that all risks arebrought back to the smallest possible factor.

Your Property Management Team at James Dean Residentialis fully conversant with the Residential Tenancies andRooming Accommodation Act 2008 (RTRAA) and otherassociated legislations, such as the Property Agents andMotor Dealers Act 2000 (PAMDA), the National Privacy Actand Anti-Discrimination Act. Our team will be acting on yourbehalf at all times to ensure we provide the highest level ofservice to minimize your risk. We do this in a number ofways;

Marketing Your Property Tenant Selection Educating Tenants Condition Report Detail Maximizing Potential Returns Landlord Risk Management

Rent Arrears Control

V.3 Page - 5 -

Staff

PROFILES

TONY DEAN – PRINCIPAL

Tony is the fourth generation of a long and proudfamily history in the Real Estate Industry. Tony’scommitment to custom service and client satisfactionis second to none and along with his thoroughunderstanding of the Real Estate industry, makesTony one of the most approachable and successfuloperators on the Bayside. Tony’s knowledge of thelocal market and personal experience in propertydevelopment and investments ensures you willreceive accurate advice to maximise your returns.Tony is a licensed Builder, Reg No. 23644, andholds a degree in Building ConstructionManagement. He is a fully licensed Real EstateAgent and is also a Justice of the Peace. As thecompany’s sole director, Tony has recruited anexpert team to manage your investment. He is a“hands on” Principal and is always available to listento your needs.

SHANE BOOTH – GENERAL MANAGER

Shane commenced his career at James DeanResidential in 1997 and has returned to ourcompany in 2007 to head the Property ManagementDepartment. Along with his extensive knowledge ofthe Residential Tenancies and RoomingAccommodation Act (2008) and other legislationsrelevant to the Property Management industry,Shane also has experience in the finance &insurance industry. Shane has a commitment toproviding his clients and customers alike, with anaccurate, reliable and prompt service which exceedsindustry standards and expectations. Shane willensure that your most valuable investment is alwaysin great hands.

V.3 Page - 6 -

ANDREW KIRBY –PROPERTY MAINTENANCE MANAGER

Andrew began his real estate career in April 2000with James Dean Residential as a Sales Consultant.Since beginning his real estate career, Andrew hasdeveloped a thorough understanding of not only theindustry and sales market but also the maintenanceaspect of houses through countless building and pestinspections. Andrew joins our Property Managementteam as the Property Maintenance Manager, which isa position dedicated to conducting our routinemaintenance inspections. In this specialised position,Andrew will ensure that you’re your property isalways well maintained and advise you of anymaintenance which is required or noted from theinspection as well as advise you of any preventativemaintenance that your property may require. Andrewwill also ensure that your tenants are adhering totheir tenancy obligations and advise you of anyissues in this regard should they arise. After anowner has approved an application, Andrew will carryout the Entry Condition Report prior to tenants takingpossession, and the Exit Condition Report aftertenants have vacated the property.

JADE WHITE – PROPERTY MANAGEMENTADMINISTRATOR

We are pleased to welcome Jade to our James DeanResidential team. Jade recently joined our team asshe believes that her previous experience in theindustry makes her ideal for this dedicated position.Jade has rapidly gained the experience required toeffectively handle all types of Property Managementscenarios in a professional and time effectivemanner. Jade is responsible for the administrativeside of our department and her ability to organize anddelegate the day to day running of the department isvital to the success our team enjoys to ensureproblems are kept at a minimum. As the first point ofcontact in most cases for our department, Jade iscommitted to developing a trusted relationship withclients and customers and helping you with all of yourProperty Management needs. Jade is also currentlyin the process of obtaining her full real estate license.

V.3 Page - 7 -

ZAC DEAN – LETTING MANAGER

Zac joins James Dean Residential as our LettingManager. Zac, who is the fifth generation of ourfamily company, has acquired an excellentunderstanding of the industry and is continuallygaining knowledge and understanding in this area.As our Letting Manager, Zac’s role is to showprospective tenants our available rentals and toensure that each prospective tenant application foryour property has been thoroughly checked to helpminimise any potential problems during the tenancy.Zac’s enthusiasm, attention to detail and strong workethic will ensure your property and best interests aremaintained at all times.

MICHELLE BOOTH – PROPERTY MANAGER

Michelle has been with James Dean Residentialsince 2007 as our Property Manager and hasacquired an excellent understanding of the propertymanagement industry. Michelle is responsible forvarious day to day duties involved in managing yourproperty and has worked alongside Shane for overeight years. She is very familiar with the intricateworkings of a property management department andher attention to detail and professionalism will ensurethat your dealings with the Property ManagementDepartment will be of a high standard. Michelle iscurrently working on a part time basis after being onmaternity leave.

V.3 Page - 8 -

JAMES DEAN RESIDENTIAL – SALES TEAM

All sales consultants at James Dean Residentialhave an extensive knowledge of the real estateindustry and current market conditions and also havea guaranteed service. Should you need to sell yourinvestment property at any stage or if you are lookingto increase your property portfolio, our salesconsultants will be more than willing to help you withyour needs.

JAMES DEAN RESIDENTIAL – PROPERTYMANAGEMENT TEAM

Our team of dedicated professionals, in conjunctionwith our guaranteed service, is committed to ensuringthat all clients receive the highest possible serviceavailable and that one of, if not your most importantinvestment or investments is always cared for as theproperty were our own. With years of experiencealong with honest and reliable industry knowledge,you can be assured that the management of yourproperty investments is in great hands.

V.3 Page - 9 -

Property Management

INTRODUCTION

Propertymanagementhas become aspecialised fieldwith vast legalimplications.

The need tohave yourpropertymanaged by aprofessionalpropertymanagementteam is nowmore importantthan ever.

The Residential Tenancies & Rooming Accommodation Act

2008 (RTRAA) and Property Agents & Motor Dealers Act 2000

(PAMDA) have complex rules and regulations relating to

property management.

These Acts place immense responsibility on whoever manages

a rental property to comply with these guidelines.

Failure to comply with these legislations can attract harsh

penalties, including large fines and jail time in extreme cases, to

either the owner (you) or the owner’s nominated managing

agent (us).

Agents involved in property management (and owners who

manage their own properties) must possess a thorough working

knowledge and understanding of these Acts, as well as other

relevant legislation such as National Privacy Act and Anti-

discrimination Acts and as well as areas involving liability

issues.

Our staff are always thoroughly informed and highly trained in

these aspects of legislation to help provide peace of mind to

you; the owner. James Dean Residential gives you our

assurance that we will be acting in your best interests – legally,

ethically and financially, at all times.

V.3 Page - 10 -

Promoting your Property to

PROSPECTIVE TENANTS

Internet advertising is themost effective way ofattracting prospectivetenants.

All properties listed on ourwebsite www.jdre.com.auare automatically listed onthe 11 following websiteswww.realestate.com.au

www.domain.com.au

www.onthehouse.com

www.rent.com.au

www.abcrealestate.com.au

www.brolga.com.au

www.allhomes.com.au

www.rentfind.com.au

www.watersideproperty.com.au

www.homehound.com.au

www.homely.com.au

www.reiq.com.au

We will advertise your property on the internet at

www.jdre.com.au & each of the websites listed on the left

hand side of this page, on our full colour “Rental List” and on

our Office Window Display. Unless you specifically request

otherwise, we will also put a For Rent sign out the front of the

property. The costs for these forms of advertising are all

covered in the letting fee we charge (one weeks rent + GST).

We can also offer additional advertising including Courier Mail

or local paper advertisements (at cost price) as well as

upgrades to Premier Property, Highlight Property or

Feature Property Listings on www.realestate.com.au for an

additional charge.

The prominent position of our office maximizes exposure to

prospective tenants and the strength of our office working for

you also means that tenants come to us first and our clients

have the best choice of tenant. To complement this marketing

our office is open from 8.30am to 5.00pm Monday to Saturday

to allow prospective tenants to uplift our Rental List and

conduct inspections if required.

We only allow prospective tenants to view your property with a

property management representee present.

4/385 Hawthorne Road, Hawthorne, Qld 4171Townhouse: 3 2 2

$675p.w. On Market

Architecturally Designed, Executive Townhouse With Ducted Air ConditioningJames Dean Residential presents this architecturally designed, executive style, three bedroom, two storeytownhouse located in the prestigious suburb of Hawthorne. Ideally positioned with great access to thetrendy and extremely popular Oxford...

V.3 Page - 11 -

Promoting your Property toPROSPECTIVE TENANTS cont

Professional Photosvs

Standard Photos

A prospective tenant’s first impression of yourproperty will be a significant factor when deciding ifthey are going make an enquiry and/or arrange aninspection of your property. For this reason, it isimperative that you do everything possible to ensurethat prospective tenants, in such a competitiverental market, are “wowed” by your property.

Professional photographs of your propertycompared to standard photos, are a simple andeffective way of attracting more enquiry from youradvertisement and giving you an advantage overother houses that are being advertised that you arein competition with. It is also statistically proven,through research done throughwww.realestate.com.au that houses advertised withprofessional photographs attract more enquiry, havereduced ‘days on market time’ and can also help inachieving better prices.

From as little as $110.00 (prices are subject tochange), we can arrange a basic professional photoshoot of your property, which includes up to 8photos, prior to your property being listed for rent.These photos can then be used again when yourproperty becomes vacant in the future or if you needto sell.

When making a decision about the type of photosyou want your advertisement to have, put yourself ina tenants or buyers position. Then think about whatsort of advertisements are more likely to get yourattention.

If you are still unsure about your decision, the nextpage has examples of the differences in photoquality between the two options. (Larger sizes ofthese images are available upon request).

V.3 Page - 12 -

Promoting your Property toPROSPECTIVE TENANTS cont

Professional Photos Standard Photos

V.3 Page - 13 -

Using the Latest

TECHNOLOGY

What IT programsand software weuse to manageyour investmentproperty

To help us ensure that we are managing your property efficiently

and effectively, James Dean Residential are constantly investing

in the most up to date technology available to the industry. We

are also constantly researching new IT software and programs as

they become available, so that our office as well as you and your

property always have access to the best systems available in this

modern high tech society.

We use Console Gateway Live, one of Australia’s leading

property management trust account programs, to manage our

trust account database and Rockend FileSMART for our

document storage. FileSMART reads the data from our Console

Gateway Live database and collates owners mid monthly and

monthly statements with relevant documents for your property

such as tenancy agreements, invoices, official notices etc.

We also host our own emails and control our website in house

allowing us to make updates without delay. In conjunction with our

website, we use an impressive online program called

www.inspectrealestate.com.au . This program has multiple

functions including allowing prospective tenants to book

inspections for available rentals 24 hours a day/seven days a

week, text messaging for changes or delays to inspection times,

application progress tracking, instant reports for owners following

an inspection and much, much more.

V.3 Page - 14 -

Rental History(Agents/Owners)Confirming and verifying;

- Was theproperty welllookedafter/presented

-- - Was all the

bond refundedto the tenant.

- - Was all rentpaid on time.

Personal ReferencesDatabase ChecksTICA Default Database.

Income/RentRatioWe set amaximum ratio ofrent payments notexceeding morethan 33% of theapplicant income.

ID Check- Copy of Licence- Proof of Address

Income Verification- Period Employed- Income Amount- Full time/ Casual/ Part Time

Selecting the

RIGHT TENANT

We areparticularlydiscerning whenit comes tomaintaining thequality of tenantsfor our managedproperties.

Successful property management starts with the best possibletenant selection. We will not compromise our reputation ofproviding our clients with the most suitable tenants to leasetheir properties.

Our philosophy is to always be critically selective with tenantsbecause our aim is for you to have a worry free tenancy. Ourdetailed screening process aims to establish that tenants canmeet the responsibilities of the General Tenancy Agreement.Tenant selection is in accordance with laws coveringdiscrimination, residential tenancies and privacy.

Once an application has been received and processed, wewill contact you to discuss the details of the applicants ingreat detail. Based on the reference checks, we will makerecommendations and give you our opinions as to the prosand/or cons, as well as the overall suitability of the applicantsfor your property. By involving you with the applicationprocess and allowing you to make the final decision about theapplication, you can always be assured that you have controlof the people who will be renting your investment property.

Tenant Selection Criteria

V.3 Page - 15 -

Educating

TENANTS UP-FRONT

Tenants mustbe made awareof all areas oftheirresponsibilities.

Rental arrearsare checked ona daily basis.

It is standard procedure to spend time with our new tenants when

signing the tenancy agreement to ensure that they are fully aware

of their responsibilities with the following:

Essential terms, special conditions and responsibilities of

their lease and under the Residential Tenancies and

Rooming Accommodation Act 2008;

Reporting maintenance to us quickly to minimise damage

and expenditure as well as preventing any potential

liability issues to an owner.

James Dean Residential provides tenants with a number of rent

payment options including EFT, Direct Debit, Bank Cheque /

Money Order, or B-Pay, allowing tenants to make payments 24/7.

Should a tenant’s rent fall into arrears we initiate formal action at

the earliest opportunity possible under the Act. Any arrears are

dealt with quickly and efficiently with less than 3% of rental paid

requiring issuing any Arrears notices or formal action.

Arrears Control – Rent PaymentsRent Paid Weekly OnTime 96%

Notice To RemedyBreach 3%

Notice To Leave 1%

V.3 Page - 16 -

Landlord

PROTECTION POLICY

At James Dean Residential we understand that insuringproperties you own but don’t live in can be a complicatedprocess. While we take all possible precautions to preventdefault risks, sometimes circumstances arise which arebeyond our control such as significant change incircumstances, relationship breakdowns, loss/transfer ofemployment and death.

That’s why comprehensive ‘Landlord Protection Policies’tailored to protect the owners of investment properties areavailable. We can provide further details upon request andarrange policies if needed through certain insurers.

These policies are specifically designed to mitigate anyfinancial or out of pocket expenses you may have as a resultof a defaulting tenant’s actions.

The Landlord Protection Policy offers a range of benefits andfeatures in addition to those found on standard policies, all ata competitive price. The question is, can you afford not tohave it?

For more information on this policy or other policies availablein the market place, please contact your PropertyManagement Team.

It is a legal requirement that all rental properties must have acurrent building and public liability insurance policy (minimum$10M). If you require further information on this coverage,your property manager will provide you with some brochuresor alternatively contact your insurance company or broker.

Please contact us should you require a brochure with thisinformation.

V.3 Page - 17 -

Our

SERVICES TO YOU

Regularinspections are amajor part of theongoing care ofyour investmentproperty.

We Conductinspections threemonths after thetenancycommencementand then everyfour monthsthereafter.

Prior to each tenant’s occupancy, an entry condition report

is prepared that thoroughly details all aspects of the

property. The quantified detail of this report is a major

factor used to minimize risks as it is this report that

determines how the property is to be left at the end of the

tenancy. A copy of the completed report will be sent to you

with your monthly statements after a tenant takes

possession at your property. We can also take numerous

digital photos reflecting the condition of the property to

accompany the entry report for a small additional charge of

$75.00 inc GST.

Routine inspections of your property are carried out three

(3) months after a Tenancy commences and then every four

(4) months thereafter. The purpose of these inspections is

to check that the property is being looked after as well as to

bring to your attention any immediate maintenance needs

and to inform you of any preventative maintenance.

Owners can then forecast and budget accordingly, for any

upgrading work suggested in the report. You will also

receive digital photos from each inspection to accompany

your report.

When tenants vacate the property, we carry out a final

inspection ensuring that they leave the property in an

acceptable condition referring back to the entry condition

report. Bonds will not be released until all matters relating

to the tenancy are finalised.

V.3 Page - 18 -

Our

SERVICES TO YOU

Continualincome is amajor factor inthe success ofyourinvestmentproperty.

Fixed termleases play asignificant rolein achievingthis goal.

Once a successful applicant has been approved for your propertyand becomes a tenant they will enter into a fixed term TenancyAgreement, usually for a period of six or twelve months.

We highly recommend that all owners to try to keep their tenantson fixed term tenancies where possible, as this is one significantarea that reduces the risk liability while increasing incomecontinuity to you.

A fixed term Tenancy Agreement runs for a fixed period and isbinding with both parties for the term of the agreement. Either theowner or tenant can choose not to renew the Tenancy Agreementin which case two months written notice is required to be given tothe tenant or two weeks notice by the tenant to the owner. If afixed term Tenancy Agreement expires the tenancy becomes aperiodic lease, often referred to as a month-to-month lease, andsignificantly disadvantages the lessor as shown, as the tenantscan vacate by giving only two (2) weeks notice.

Tenants can givetwo weeks’ noticeand terminate thelease at any time.

Is committed for the termof the lease.

Has the option as towhether to offer a newlease to the tenant. Alsowhether to seek newterms.(eg: increase in rent)

Must give two months’notice to the tenant toterminate at the end of thelease.

Provides an owner withincome continuity for theperiod of the lease.

Must give the tenant aminimum of two monthsnotice to terminate the lease.

Two months notice is theminimum period required tobe given to the tenant for anyalteration to theterms/conditions to theperiodic lease.

Is committed for the term ofthe lease.

Has the option as to whetherto enter into a new lease withthe lessor.

Can give two weeks’ notice tothe lessor to terminate butonly at the end of the fixedterm lease.

Landlord

TenantTenantLandlord

Leases – Fixed Term vs Periodic

Many people talk of “month to month lease” when in fact no such lease exists. There areonly two types of leases which are periodic (often referred to as month to month) and fixedterm. A fixed term lease provides the best options and benefits for a landlord and webelieve that keeping a tenant on a fixed term lease is another important factor in minimisingrisk to a landlord.

Fixed Term Lease Periodic Lease

V.3 Page - 19 -

Service

GUARANTEE PART 1

Your “No Risk”ServiceGuarantee

Our Guarantee– If we fail tomeet any ofthesestandards, thenext threemonths’management ofyour propertywill beprovided toyou FREE OFCHARGE

What can you expect from us? We offer to youthe following service commitment in writing:

Your interests are our prime concern; we are a clientfocused business and are always working for you.Remember, we are your employees!

Your Property Management Team are your point ofcontact that has a broad understanding of all facets of theResidential Tenancies & Rooming Accommodation Act2008 and has full knowledge of all matters relating to yourproperty.

Your Property Manager is available to you five days aweek either by phone or email.

If your Property Manager is unavailable at any time duringbusiness hours and you leave a message, it will bereturned within 48 hours excluding weekends and publicholidays.

Email messages will be replied to within 48 hours. We will use the most efficient systems available for rent

collection and in the event that your tenants ever fail topay the rent, we will pursue the arrears with the maximumspeed the law will allow.

We will deposit your monies into your nominated bankaccount within two working days of our disbursementclose off date.

All agreed property outgoings will be paid in the strictestconfidence and will not be released to a third partywithout written authorisation.

All personal information will be held in the strictestconfidence and will not be released to a third partywithout written authorisation, unless required to do sounder law.

The highest standards of honest, integrity andprofessional practise will be conducted in compliance withthe Code of Conduct of the Real Estate Institute ofQueensland (REIQ).

V.3 Page - 20 -

Service

GUARANTEE PART 2

Your “No Risk”ServiceGuarantee

Our Guarantee– If we fail todeliver on anyof thesestandards orour promises,you canterminate theagreementwithout withthe minimum30 days notice

Renting & Managing Your Property

If you list your property exclusively with our agency andadvertise at our recommended appraised weekly rent,should the property not be rented within three weeks; wewill allow you to list the property with other agents orterminate the agreement. Should the other agent locate asuitable tenant, you will be released from our agreementwithout penalty or cost.

Throughout the duration of the management with ourcompany, if you feel that you are not receiving the highstandard of service that you expect from our company,provided that you outline the reasons behind yourdecision to us in writing, we will release you from theAgreement and reduce the 90 day written terminationnotice requirement to 30 days. (Due to legislationrequirements and legal liabilities, we are unable to reducethis period to less than 30 days as our office is still liablefor management matters in relation to your propertyduring this period).

If we employ a tradesman other than those stated in yourManagement Agreement without your prior authority(unless in emergency circumstances), we will reimburseyou for the amount of the invoice.

If we renew a Tenancy Agreement at your property andthere is an error in relation to the renewal instructions i.e.at a weekly rent lower than your requested amount,provided you have written evidence of your instructions,we will discount our fees to cover the costs of our mistaketo ensure that you are not out of pocket for the term of thetenancy.

V.3 Page - 21 -

Rent

REVIEWS

We want yourinvestmentworking for you.

That’s why yourtenancyagreement iscloselymonitored toensure you gainfull advantage ofcurrent rentalmarket trends.

Your Property Management Team constantly monitors the rental

pricing market and review the rental prior to the expiration or

renewal of each Tenancy Agreement.

This allows us to apply increases in rent in line with the current

market ensuring that the yield from your property does not lag

behind its potential.

We want to ensure that you achieve the highest return possible

on your property investment whilst also maintaining income

continuity.

Our staff will contact you on these occasions to present the

options available and make a recommendation that is best for

you and your property.

V.3 Page - 22 -

Console

ONLINE AGENT

Access your basic propertyinformation online 24 hours a

day, seven days a week

James Dean Residential uses the Console/On The HouseGateway Live property management program to manage ourtrust account. Console/On The House is the leading provider ofreal estate software to real estate agents in Australasia, withover 3,000 agencies using their software.

Through Console/On The House Gateway Live, we are able toprovide owners (and tenants) with online access to yourinvestment property. The OnlineAgent web portal is a portalprovided by Console/On The House which integrates withJames Dean Residential’s Console/On The House’s GatewayLive and real estate software and gives you (and your tenants)the ability to monitor your residential investment property 24hours a day, seven days a week.

Instead of having to get in touch with your PropertyManagement Team, you can view, search and download thedetails you need, all from your own home, laptop or officecomputer in your own time.

Console OnlineAgent gives landlords and tenants the ability tolog in and see information on their rental property, drawing thisinformation from James Dean Residential’s Gateway Live realestate software.

Owners: Can access details about each of their rentalproperties, such as maintenance orders, routine inspectiondates, rent arrears, lease expiries, download copies of previousstatements or send an email to their property manager on line.

Tenants: Can view any rent arrears, upcoming inspections, rentreviews and lease commencement and expiry dates. They canalso review current property maintenance progress and lodgeonline maintenance requests, as well as get information on thelocality, such as local shops, parks, hospitals and train stations,with Google maps showing locations.

V.3 Page - 23 -

Payments and

STATEMENTS

To helpmaximiseyour rentalreturn, weensurepayments areforwarded toyou promptlyeach month.

Each month, we forward you an itemized statement showing all

rental income and payments made on your behalf. Included with

your statement will be any relevant documents associated with your

statement like invoices, council rates, tenancy agreements etc. for

your own files and tax purposes.

We can also arrange for your rental income to be paid into your

account on the 15th of each month in addition to the payment at the

end of each month. Mid Monthly and Monthly statements will have

the original invoices attached. Council rates, body corporate levies

and landlord protection insurance premiums are just some of the

accounts that can be paid on your behalf from received rental

monies at no additional charge.

We also encourage and educate the tenants to pay the full rental

amount due, to ensure that your investment is working for you.

However, should tenants fall into arrears, we know about it the

same day, because of our daily arrears management routine as

previously outlined.

V.3 Page - 24 -

Management

FEES

Our fees,which arefully taxdeductible,are inaccordancewithlegislationand reflect thepropertymanagementservices wecan provideyou.

What do you get for your money…

Letting Fee (One weeks rent plus GST);- Property management time in showing the property- Preparation of photo for website and rent list- Processing new tenant applications- Checking tenancy database for history checks- Preparation of lease and bond documentation- Preparation of entry condition report- Lease and tenancy obligations explained in detail- Lodgement of bond to RTA

The total “rent collection commission & management feecommission is 7.5% + GST (or 8.25% inc GST) but is separatedbelow as certain fees are regulated.

Rent Collection (5% plus GST);- Collection of rent- Control of rent arrears- Organizing tenant direct banking- Bank fees to provide this service

Management fee (2.5% plus GST);- Routine inspections with written report and photos- Maintenance supervision- Invoice, rate and levies payments as authorised- Overall management- Fixed term lease renewal negotiations- Organize minor insurance claims when required- Finalizing vacating tenants at end of lease- Organizing landlord insurance and debt recovery- General liaison with Landlord

NB: We will make every possible attempt to contact you before anyrepairs/maintenance requests are approved.

Administration and Accounting ($5.00/month plus GST);- Phone and fax charges- Bank charges for electronic banking- Monthly statements- Electronic storage/email lease expenses- Postage charges

Title Search Fee ($35 inc GST)- Official title search of the property- Reveals encumbrances or easements relevant to the

property which may affect the tenancy

Queensland Civil & Administrative Tribunal (QCAT) Fee ($200plus GST) + Parking & Court Lodgement Fees – Only ifrequired;

- Preparation fee- Travel & time expenses- Representation fee

NB: This is a maximum charge per claim. This charge cannot be claimed back froma tenant.

V.3 Page - 25 -

Optional Extras

FEES

The followingservices areavailable foryou atrequest.

Digital Photos For Entry Condition Reports - $75.00 inc GST

Upon your request, your Property Management Team will take numerous anddetailed digital photos at the beginning of each tenancy, which willaccompany the Entry Condition Report. While the agent is required tocomplete written reports on the standard forms at the beginning and end ofeach tenancy, digital photos are not mandatory. In the event of a dispute,normally after the end of a tenancy, digital photos can provide a clear anddecisive indication of the general condition of property. Comprehensivephotos in many instances can greatly improve your chances of having adispute settled in your favour before requiring the need to go through disputeresolution with the Residential Tenancies Authority (RTA) or QCAT. In theevent that a dispute is unresolved and requires mediation through the RTA oris referred to QCAT, digital photos can again greatly increase your chances ofa dispute settlement in your favour. Photos are taken before thecommencement of each new tenancy to give you the utmost protection in theevent of a dispute. These photos are copied onto a CD and given to thetenants for their reference when the collect the keys and the entry conditionreport. Should you need a copy of the photos for your own use, the originalsare stored on our server and can be provided to you upon request for a smallcharge.

Upgraded Advertising – Prices Quoted Upon Request

While our Letting Commission (one weeks rent + GST) covers all basicadvertising including a standard internet listing on www.jdre.com.auwww.realestate.com.au , www.domain.com.au , www.onthehouse.com,www.rent.com.au, , www.abcrealestate.com.au , www.brolga.com.au ,www.homely.com.au , www.allhomes.com.au , www.rentfind.com.au,www.homehound.com.au , www.watersideproperty.com.auwww.reiq.com.au , colour advertisement in our window display and rental listin our office, you may like to upgrade your advertisement to a PremierProperty, Highlight Property or Feature Property on www.realestate.com.au .We can also place an ad in the Courier Mail or local paper at theadvertisement cost. Additional advertising costs can be deducted from youraccount once tenants are accepted on your property. To take advantage ofthese additional types of advertising, please let your Property ManagementTeam know at the time of listing. Prices will be quoted upon request as theseare continually changing.

V.3 Page - 26 -

Optional Extras

FEES continued

Smoke Detector Servicing (Water Meter Readings asRequired)

Smoke Alarm Servicing $75.00 inc GST

Under legislation, all rental houses must be fitted with an electrical safetyswitch and at least one smoke alarm per level of the property. It is the ownersobligation to ensure that, within 30 days of a Tenancy Agreementcommencing or being renewed, that all smoke alarms must be tested andcleaned. To assist you in complying with your obligations under legislation,your Property Manager can arrange the required servicing to be carried out byProactive Property People at the above costs. As a part of their service, theywill test (using smoke in a can and pressing the test button), clean withcompressed air, do a decibel reading and replace the battery in each smokedetector throughout your property if it does not test in the “good” range.Should the smoke alarm require replacing, this will incur an additional chargeand a licensed electrician will be required to replace or install any hard wiredsmoke alarms. PPP will provide you with a written report which will includeany recommendations about the positioning of the smoke alarms if necessary,for your records. If you would like to be responsible for the servicing of thesmoke alarms in your property, we will require you to sign an “opt out” form atthe commencement of your management so that we are legally covered.

Water Meter Readings

Under the current Residential Tenancies and Rooming Accommodation Act,owners of a rental property can pass on either excessive or full water costs tothe tenant dependant on whether the property is deemed to be watercompliant. Your Property Management Team can discuss these options withyou at the commencement of your Management Agreement. Should youchoose to charge for water usage, a water meter reading must be carried outat the beginning and end of each tenancy so that the exact water usage canbe determined. Proactive Property People will do these water meter readingsin conjunction with the smoke alarm servicing as required for no additionalfee. This will also include a final reading at the end of each tenancy so that weare able to calculate water usage between ratable periods. Refer to FactSheet at end of book.

V.3 Page - 27 -

Completing the

PAMD FORM 20a

A copy of a basicproperty managementagreement can beforwarded for yourperusal.

The Property Agents and Motor Dealers Act 2000 (PAMDA)Form 20a Appointment of Agent – Letting and PropertyManagement agreement sets out the responsibilities andundertaking of both parties. The agreement is in two partswith the first four pages (Appointment of Agent) dealing withthe agency appointment, and requires an initial on page 2 anda signature on page 4. The second portion, (PropertyManagement Schedule - pages 5 – 11) deals with the termsand responsibilities of the agreement relating to your property.There are some areas in the management authority thatprovide more than one option and these are listed as follows.

Appointment of Agent (pages 1 – 4)

Page 1 –Part 1: Client Details – This section states the full names ofthe registered owners of the property including contactnumbers, email and mailing addresses. A title search will becarried out to confirm this informationPart 2: Agent Details – This section states the companydetails of our agency.Part 3: Property Details – This section states the details andaddress of the property you intend to rent. Lot, plan and titlereference numbers can be inserted by your agent by doingand RP search.Page 2 –Part 4: Appointment of Agent – This section verifies therelevant services our company will perform for you, the typeof appointment, the desired rental charge for your property(which approximate commissions will be calculated on) and ifthe agreement can be assigned if needed.Page 2 & 3 –Part 5: Commissions – This section sets out theapproximate rent collection and letting commissions chargesbased on the weekly rent amount under part 4.3 and whenthey are charged.Page 3 -Part 6: Fees & Charges – This section sets out the fees andcharges payable under the agreement and includemanagement fee, administration fee, tribunal fees and titlesearch fees.Part 7: Expenses – This section sets out the additionalexpenses which are not covered by the letting and rentcollection commissions. These expenses are optional andgenerally refer to upgraded advertising options. This sectionalso discloses the rebates and commissions we receive fromvarious companies for referral of business.

V.3 Page - 28 -

Completing the

PAMD FORM 20a – continued

A copy of a basicproperty managementagreement (PAMDForm 20a) has beenincluded with thisinformation.

Property Management Schedule (pages 5 – 11)

Page 5 -B: Rent – can be paid in the middle of the month in additionto the normal end of month payment.F: Disbursements - Allows an owner to indicate the variouspayments that they want the agent to pay from the list.Page 6 -G: Services - The tenant pays the telephone, electrical andgas bills. If the property is certified as being water efficient toa 3 Star Water Efficiency Level Standard (WELS) rating thetenant can be charged for full water usage. If the property isnot certified as being water efficient, the owner can chargethe tenant for excess water usage only. This means that theowner will be liable for the first 55KL of water used perquarter) and the tenant is liable for any excess water usageabove this figure. Water access and sewerage charges arepayable by the owner.Pages 6 - 7H: Emergency repairs - This applies to Section 124 of theAct, which defines circumstance classed as emergencies thatrequire being remedied immediately.Page 7 -J & K: Pets & Smokers - Authorises your agent to approveapplicants with pets and/or smokers as per your instructions.L: Pool Safety – Due to recent law changes, all propertieswith a pool or spa must have a pool safety compliancecertificate. If your house has a pool or spa, this box mustbe tick and a pool compliance certificate supplied to youragent before tenancy commencement.M: Special Conditions - If you require any special conditionsfor your tenancy, please contact your Property Manager todiscuss these. Standard special conditions are automaticallyincluded in all Tenancy Agreements for your added security. Ifyou would like a copy of these special conditions, please askyour Property Manager.Page 8 -N: Insurance Details - It is highly recommended thatlandlords have an adequate and comprehensive landlordprotection insurance policy (tenant default) on the property.Under the Act, a landlord must have building and legal liabilityinsurance for each property. We will require a certificate ofinsurance confirming this policy is in place when completing amanagement agreement.O: - Body Corporate Details – If you own a strata-titledproperty, insert the body corporate details here. A copy of theby laws must also be provided to the tenantQ: - Lessors Emergency Contact – Insert the details of yournext of Kin.

V.3 Page - 29 -

Conclusion

Your financialwell being is ourhighest priority.

This information booklet is not intended to be exhaustive withregard to all of the property management services offered byJames Dean Residential.

However, it is intended to give you sufficient information toemphasize the importance of having your propertycomprehensively managed on a full time basis by qualified,competent staff. We have discussed how property managementhas become a very specialized field requiring a sound knowledgeof all relevant legislation.

Individually and collectively, this is a close knit and specialisedteam focused totally on ensuring that your investment is workingfor you.

We trust this proposal will provide you with the necessaryinformation to make an informed decision as to the futuremanagement of your largest investment asset.

Should you have any queries or require further information, wecan be contacted on any of the following:

Property Management Department

Tingalpa Office:

Phone: (07) 3907 9600Mobile: 0409 557 509 (Shane Booth)Fax: (07) 3390 6483Email: rentals@jdre.com.au

Sales Department

Phone: (07) 3907 9666Mobile: 0418 732 885 (Tony Dean)Fax: (07) 3390 6483Email: sales@jdre.com.au

James Dean Residential –Legendary in Real Estate!

V.3 Page - 30 -

Notes