Quality property management
Buxton is committed to providing you with the highest standards of professional property management to give you all the benefits of property investment, without the stress.
Our experienced, purpose-trained and highly organised property managers understand the importance of careful tenant selection, timely and honest communication, prompt and cost-effective maintenance, scheduled property inspections, legislation compliance, and regular rent reviews that ensure you enjoy the maximum return on your investment, and true peace of mind.
And while our advanced property management systems and technology are at the forefront of the industry, our success has been built on establishing and maintaining trusted, long-term partnerships with our landlords and tenants, based on our provision of expert, personalised advice and outstanding service.
Careful tenant selection
Getting the right tenant into your property can minimise tenant changes (and resulting vacancy periods), eliminate rent payment issues, and keep your property in the very best condition. Subsequently, we take great care with tenant selection – seeking those with a strong rental history, and stable, secure employment.
All tenants are required to complete a detailed application form and a face-to-face interview, and they must also supply recent, credible references. We screen and verify the accuracy of the information they have provided, via stringent background, reference, and employment/ business checks, along with applying practiced industry insight, to establish an appropriate tenant shortlist.
If requested, we also carry out a search of the National Tenancy Database and Credit Reference Association of Australia.
We will also ensure that the prospective tenant acknowledges their responsibilities, and will take proper care of your property – safeguarding your valuable asset.
Only the most suitable tenants are ever recommended, and of course we will always consult you – and seek your authority – prior to placing a tenant in your property (unless you request otherwise).
Buxton can handle all the necessary paperwork and pre-rental logistics necessary to ensure new tenants make a smooth transition into your property. We can:
- Prepare REIV-approved lease documents
- Prepare any special conditions pertinent to the property
- Complete a detailed condition report of the property, including the condition of all rooms and fixtures, before the tenant moves in
- Provide the tenant with a copy of the Department of Consumer Affairs rental guide booklet, which explains the rights and responsibilities of both tenants and landlords
- Supply an information pack to the tenant regarding your property, which clearly outlines the tenant’s responsibilities
- Collect the bond and complete the Bond Lodgement form, as required by the Residential Tenancies Bond Authority
- Provide the local water company with tenant details, to ensure usage charges are billed to the tenant correctly (providing the property is separately metered).
Routine inspections are carried out at regular intervals to ensure that the property is being cared for appropriately, and to check if any maintenance is required. We then provide you with updated inspection and progress reports on the tenancy.
For further peace of mind, each year Buxton organises a professional inspection of all rental properties’ smoke detectors to check they are correctly positioned and working properly.
Rent collection, statements and arrears
Buxton collects rent on a monthly basis unless otherwise negotiated. A fully itemised statement is forwarded to you each month and an annual statement is provided at the end of each financial year. Copies of maintenance invoices are also provided for your income tax records and we automatically credit the monthly rental into a nominated bank account.
Our property managers make a daily check of arrears, and once a tenant is a number of days in arrears, they are contacted to arrange payment. If payment is not received with the week, the tenant will receive a warning that a final notice will be served if they do not meet their legally binding rental obligations. Should rent still be not be forthcoming, we will work to recover payments in accordance with the requirements of the relevant legislation, which can include an application to the Victorian Civil Appeals Tribunal (VCAT).
Thanks to Buxton’s thorough tenant selection and payment processes, we experience very few problems with non-paying tenants.
Repairs and maintenance
We listen to how you would like us to manage your property and arrange maintenance accordingly. In the case of non-urgent maintenance, we will either refer all matters to you before taking action, or organise the required repairs on your behalf up to an agreed cost.
Under the Residential Tenancies Act, certain repairs are considered to be of such a serious nature that action must be taken immediately. The limit for these urgent repairs is $1800. Should such a situation arise, we will make all reasonable attempts to contact you. However, if we cannot reach you, we will arrange necessary repairs up to this cost limit.
We have a full range of reputable tradespeople available who have been providing quality, reliable service to us for many years. All are qualified, professional and covered by the appropriate insurance. If there are tradespeople that you would prefer to use, we are happy to record their details and contact them when required.
Vacating tenantsIf your tenant is vacating, we will:
- Provide them with a cleaning guide, as well as a list of recommended cleaners and steam cleaners, to ensure a hassle-free exit for all concerned
- Liaise with the vacating tenants to co-ordinate inspections for prospective tenants
- Conduct a final inspection and review the condition report that was completed at the start of the tenancy, to ensure the property is left as it was found, with the exception of fair wear and tear
- Inspect the property thoroughly, report on its condition, and recommend if any work is required prior to re-letting, to ensure your property is maintained
- Organise for the bond to be returned to the tenant in accordance with the Residential Tenancies Act.
To save you time and inconvenience, you can arrange for Buxton to pay the following expenses on your behalf from your monthly rental income:
- Council rates
- Water rates
- Body corporate levies
- Insurance premiums
- Any other property-related charges.
Victorian Civil and Administrative Tribunal (VCAT)
While we work hard to resolve any dispute that might arise between a landlord and tenant, occasionally an application to VCAT might be required. In the event of a dispute we can:
- Apply to VCAT for resolution
- Attend any tribunal hearing on your behalf to present the case.
A member of VCAT will hear the case and make a binding decision based on the evidence presented.
We recommend all landlords take out property insurance to cover the building, and its fixtures and fittings. In addition, we suggest you look into public liability and landlord insurance, the latter of which can help protect you against loss of rent and tenant-related damage to your property. Buxton property managers can provide a list of insurance specialists.
Buxton manages thousands of rental properties, and completes scores of rental property appraisals every week, giving us an exceptional knowledge of rental prices in our operating regions – enabling us to recommend the best possible rental rates for our landlords.
Certified valuations and market appraisals can also be arranged for dispute resolution, family law property settlement, refinancing, probate or for accounting purposes.
Advertising and marketing
At Buxton, we understand that while your rental property is vacant, it is not earning you an income. Thankfully, our advanced marketing and advertising strategies, and extensive multi-office network, will ensure your property is leased to an excellent tenant – and generating the maximum rental income – as quickly as possible.
To put it simply, our goal is to lease your property at the maximum possible rent, to the most appropriate tenant, in the shortest possible time. To achieve this aim, we will build an effective marketing campaign using an array of proven and effective marketing channels, that include:
b >alert: Our innovative b >alert email and SMS property-notification service targets the right tenant for your property by instantly matching tenants in our extensive database.
Internet: To ensure your property receives the best possible online exposure, it will be listed on buxton.com.au and the leading real estate portals, including:
Your web listing will include a detailed property description and photographs.
Newspapers: We advertise in The Age and local papers each week and will advertise your rental property upon request.
Rental list: Your property information - including a photograph - will be included on our rental lists, which are available at Buxton offices right across our extensive multi-office network.
For Lease boards: We can supply you with high-impact ‘For Lease’ signage for your property (subject to Body Corporate approval).
Executive and corporate leasing
Thanks to our trusted reputation, Buxton helps leading organisations and discerning company executives secure quality furnished or unfurnished rental homes and apartments in all price ranges – for both medium and long-term tenancies.
We have strong ongoing relationships with a number of Melbourne’s leading corporate relocation companies, so that prospective executive tenants are informed of suitable properties as soon as they become available.
Landlords and tenants are notified prior to the lease expiration. At this point, a new lease can be negotiated, or the tenancy can continue on a month-to-month basis. The high quality of Buxton’s property management service means that many of our tenancies renew beyond the initial term, helping our landlords to minimise vacancy periods and maintain their rental income.
We offer a range of comprehensive services and options, with the flexibility to satisfy every client. Please contact us for more information.
Thanks to the high-tech, automated Buxton b >alert system, you can receive regular e-mail updates of recently leased properties that match your specific criteria. These updates include a brief description of the property and the rental amount. To register and take advantage of this valuable free service, simply click here.
To find our more, arrange an appraisal of your property, or discuss a management package that suits your requirements, please contact the Property Manager at your nearest Buxton office.
When looking for a rental property, consider factors such as:
1. How much you wish to pay
2. Property type
3. how many bedrooms you require
4. Your preferred location
You can then begin looking for suitable rental properties by inputting your key criteria into the fields on our rental search page.
If you don't find your ideal property first up, you can register your requirements with Buxton b >alert and we will e-mail you newly listed rental properties that match your requirements - as soon as they become available.
Each rental property shown on this site includes details on how to inspect the property and make an application.
How to apply
Once you have physically inspected and selected a rental property that meets your requirements, you will need to lodge a written application.
This can be done in a number of ways...
- Apply online via the 1Form web site click here
- Download and print an application form, click here and submit it to the relevant Buxton office in person, by mail or fax (for office details, including fax and phone numbers, go to contact us)
- Collect an application form from your nearest Buxton office, complete and submit it to the relevant office in person, or by mail or fax (for office details, including fax and phone numbers, go to contact us)
Please note that you must be over 18 years of age. Proof of your identity is required and it is the landlord who will make the final decision on the tenant for their property.
Once your application has been received, it will be processed by the Buxton property management department, which will confirm the information you have provided.
Your application, together with any others that might have been received for the property, will be referred to the owner.
You will be contacted by the relevant property manager and advised of the outcome.
Once your application is approved, you will need to sign leases and provide the following payments.
- Bond in the form of a bank cheque or money order made payable to The Residential Tenancies Bond Authority (RTBA)
- The first month's rent in the form of a bank cheque or money order (payable to Buxton).
You will be provided with information concerning your rights and responsibilities, after-hours emergency maintenance procedures, a copy of the lease agreement, and general advice that will help you with your move.
If you would like help (at no extra charge) with the connection of utilities at the rental property, such as gas, electricity, telephone, water, broadband and pay TV, this can be arranged when you sign your lease, through our alliance with Fast Connect.
When you start your tenancy, you'll also be given keys, a rent card and a Condition Report that sets out the condition of the property. It is important that you check this report, make any appropriate amendments (if required), and return it to your property manager within three business days of commencing your tenancy.
This report will be referred to at the end of the tenancy to determine whether the condition of the property has been maintained. This will in turn have a bearing on the disbursement of the bond.
If you have a requirement for maintenance or a non-urgent repair, simply complete a maintenance request. Under the Residential Tenancies Act 1997, all maintenance requests MUST be provided in writing using this maintenance request form You will then be contacted by a Buxton property manager or tradesperson to arrange for the work to be completed.
If your maintenance issue is urgent, please go to Urgent Repairs.
Utility connection via 'YourPorter'
'YourPorter' offers a free service that helps take the hassle out of moving. In one simple step, the company can arrange connection of your phone, electricity, gas, water, broadband and pay TV. For more information contact us or speak to your property manager.
Your bond and first month's rent must be paid by either bank cheque or money order (the bond should be made payable to Residential Tenancies Bond Authority, and the first month's rent made payable to Buxton).
Rent is payable on a monthly basis (unless otherwise negotiated). A lease is a legally binding contract, and it's important that rent be paid in accordance with the terms outlined in the lease.
Rent can be paid in a number of ways. Your various payment options will be explained at the time of leasing.
As the tenant, it is your responsibility to advise your property manager of any changes in the tenancy (e.g. one of the occupants is moving out, or a new person is moving in).
Third-party tenancy advice
When you start your tenancy, Buxton will provide you with a booklet published by the Office of Fair Trading and Business Affairs that clearly sets out your rights and responsibilities as a tenant. This booklet contains contact details of who to contact if you require further information about your tenancy rights and responsibilities. Excellent information for tenants and landlords is also available at consumer.vic.gov.au
Under the Residential Tenancies Act, rent can only be increased at six-monthly intervals, and the tenant must receive 60 days' notice of any increase.
From time to time, we will conduct routine inspections of the property. You will usually receive one week's notice and we value your cooperation.
If you change the locks, you must provide your property manager with a key. If you have any other key-related questions (e.g. lost keys), please speak to your property manager.
We strongly recommend that you arrange adequate insurance to cover the contents of the property.
Most residential leases in Victoria are for 12-month terms. If you're after a shorter lease, it's best to contact us before making an application. It is important that you read the lease and all other documents very carefully before signing. Once you've signed the lease, it is legally binding. If you have any questions, please contact us.
Urgent repairs are serious problems affecting the safety or security of the rental property, or failure of any essential service or appliance.
If repairs are urgent, the tenant should first contact their Buxton property manager to fix the problem. If you cannot get a response (for example, if the emergency occurs outside business hours) you should refer to the emergency contact details provided by your property manager. If you can still not make contact, you are entitled to organise repairs, up to a maximum of $1800.
You must then provide the landlord with 14 days' notice to refund the money. The types of urgent repairs you can organise to have fixed (if you are unable to reach your Buxton property manager or one of our listed tradespeople) include:
- a burst water service
- a blocked or broken toilet system
- a serious roof leak
- a gas leak
- a dangerous electrical fault
- serious storm or fire damage
- flooding or serious flood damage
- a failure or breakdown of any essential service or appliance provided by the landlord or agent for hot water, water, cooking, heating or laundering
- a failure or breakdown of the gas, electricity, or water supply
- any fault or damage in the premises that makes the premises unsafe or insecure
- an appliance, fitting or fixture which is not working properly and causes a substantial amount of water to be wasted
For more information contact us to speak to your property manager.