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Landlord Information

Ray White Carnegie Property Management is peace of mind to landlords. Results are achieved, service is delivered and you can deal directly with the business owner when you need.  Correspondence is tailored to your requirements, whether it is phone, text or email, weekly updates or emergency calls only – it’s up to you. Be assured that we provide value. With rigorous internal policies, procedures and infrastructure, our focus is attention to detail, every day.

Expect your expectations to be superseded – your property is our business.

Our Office
At Ray White Carnegie we understand the significance of your decision to invest in residential real estate. Equally, the decision to appoint an agent to manage your investment is not one that should be taken lightly.

Where every agency is aiming to have the lowest fees, we aim to provide the highest level of service for our clients. While we are not the cheapest, we do have the best services and the best team in the business, and if you read nothing else, I ask that you Google our agency and have a read through the feedback that has been given by our vendors, landlords, buyers and tenants.

If you are still reading it is because you have seen the wonderful reviews that have been written about us by our valued clients and would like to know more. Please take the time to read the following information package and allow us to demonstrate why we are the best at what we do.

An Introduction to Property Management

The Residential Tenancies & Rooming Accommodation Act has complex rules and regulations relating to property management. It places immense responsibility on whoever manages the rental property to comply with these guidelines. Failure to do so can attract harsh penalties 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 this Act, as well as other Acts of Parliament. Our staff are always thoroughly informed and fully trained in all aspects of the relevant legislation to provide peace of mind to you the owner.

Many agencies we feel forget that they are not just managing a tenancy, they are managing your investment.  Our agencies comprehensive, what I like to call ‘all-round’ service means we don’t just collect the rent.

And, while we are experts in all aspects of managing your tenancy, our expertise does not stop there. We want you to get the most out of your investment and can help you organise tax depreciation schedules, re-valuations and re-financing, even if you just want a second opinion or a reminder that it has been 12 months since you last had this looked at. We are particularly a favourite with first time landlords who want an expert investment manager to help them become an expert investor.

Ray White Carnegie gives you our assurance that we will be acting in your best interest – legally, ethically and financially, at all time.

From the beginning we will ensure that you are informed and have the tools you need to protect your investment – and your tenants.

Landlord insurance does not just protect from arrears and malicious damage. It can also protect you from things out of you and your tenants control including alternate accommodation in the event of any major issues at your property.  It is highly recommended to protect your property from the unexpected and we can put you in touch with Insurance experts that can make sure you are covered as comprehensively as possible.

Ray White Carnegie work closely with Smart House Fire Solutions in arranging annual Smoke Alarm Servicing and every second year Carbon Monoxide Testing to ensure your tenants are safe.

Did you know that Smart House is the only preferred Smoke Alarm provider of the Real Estate Institute of Victoria?

Promoting Your Property
Internet advertising on various high-traffic websites is the primary form of marketing employed, however there are many ways we’ll help achieve the best possible return for your money.

We advertise on 14 websites including Premier on,

We have the largest database of tenants in the area looking at our properties, they will be notified as soon as a new property is signed up with our agency – meaning increased enquiry and traffic at your open inspections.

Your property will also be included in our bi-monthly e-newsletter, which reaches several thousand households both nationally and internationally.

Finding a fantastic tenant at maximum market rent, as quickly as possible, is our first objective.

Tenant Selection
We are critically selective with tenants because our aim is for you (and us!) to have a worry free tenancy.

Our detailed screening process aims to ensure tenants meet the responsibilities of the General Tenancy Agreement. Tenant selection is in accordance with laws covering discrimination, residential tenancies and privacy.

In addition to this, all applications are screened on various national tenant default databases that we annually subscribe to. Essentially we probe as much as we are legally able to ensure we have the best quality tenant for your home. But most importantly, we keep you informed of applications, so you are in complete control of the selection and decision making process.

Prior to each tenant’s occupancy, a thoroughly detailed condition report is prepared with extensive photos of the property. The initial preparation for a tenancy is key to ensuring you are protected and the property will be returned to you in the same condition it was received.

We have a variety of services we can offer to your new tenant to make their experience as stress free as yours. We conduct detailed sign ups, have online portals for those moving from overseas, FREE UtilitiesConnection including telephone, electricity, gas, water and pay TV and a welcome pack. This means your tenants are set up to succeed from the start.

We have a vested in placing the best quality tenants in our managed properties. We want to make yours a stress free experience.

Calculating rent (an example)

Taking $300 per week:

  1. $300/7 days = $42.86 per day

  2. $42.86 x 365 days (per year) = $15,644 (rounded up to the nearest round figure)

  3. $15,644 per year / 12 months = $1304 per calendar month

Should you be unsure about the calculations feel free to ask your leasing consultant or property manager for further clarifications.

Our Services to You
Routine inspections of your property are made 3 months into a tenancy and every 6 months thereafter and a comprehensive report with photos will be provided.

These inspection reports will give you an accurate indication of how your property is being maintained by the tenants. Here, we can also suggest any preventative maintenance or improvements that could increase your investment return.

Neglect of minor repairs can often lead to major expenditure and the loss of a good tenant. Our attention to maintenance will ensure that problems are resolved quickly, by qualified tradespeople and at a reasonable price. You are in total control of the decision-making process.

When tenants vacate the property we carry out a final inspection ensuring that it is left in an acceptable condition. Bonds will not be released until all parties are satisfied.

Routine inspections are a major part of how we care for your investment property.

Your Income
Each month, we forward you an itemised statement showing all rental income and payments made on your behalf, with copies of invoices attached to this statement.

We are able to pay rates, water service charges and owners corporation invoices on your behalf – free of charge!

We take a no nonsense approach to late paying tenants. The benchmark is explained and documented at the start of the tenancy so all tenants are aware they will be rigorously pursued from the first day of overdue payments using SMS messages, phone calls and breach notices. The firmest of action is taken with rent arrears and legal guidelines are strictly adhered to.

We understand that the collection of rent is the reason you have the investment.