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Residential Rental Provider Information

“I want to provide a service to property owners where they truly never have to worry about their property. Our systems ensure all staff communicate effectively, promptly and in the best interests of our property owners at all time. Ray White Carnegie’s property managers understand the importance of stress-free, effective property management.”

– Matthew Hurlston – Principal & Director of Property Management

This information is intended to illustrate the importance of having your property comprehensively managed on a full time basis by qualified, competent staff. Our multi-award winning, close-knit team work together to ensure we exceed the needs of all those we come in contact with. Individually and collectively, this is a specialized team focused totally on ensuring your investment is working for you. We are a complete management solution for your investment portfolio or investment property.

Ray White Carnegie Property Management is peace of mind to rental providers. With rigorous internal policies, procedures and infrastructure, complemented by cutting-edge technology and tracking systems for the highest level of efficiency, our focus is delivering value & attention to detail, every day.

You Receive Personal Attention from the Principal of the Business
Principal Matthew Hurlston, who, in addition to owning the business, oversees the Property Management Department. This commitment and mentoring from the upper level helps ensure the team provides the highest level of service and support to its valued investors. Investors are provided with a single point of contact for streamlined communications and to eliminate the hassles and frustration most other rental providers’s experience.

FREE Sales Appraisals – Anytime – Anywhere.
We will keep you up to date with market trends and the sale value of your property. Should you need to sell your investment or have it valued, we have a market leading team of sales professionals, led by Principal Matthew Hurlston at your disposal. We work harmoniously with this team, providing a total package that can handle all your needs.

FREE Rental Appraisals – Anytime – Anywhere.
Annual rental appraisals are conducted on your property in conjunction with the rent review process, we can offer you accurate and in depth advise on whether your properties rent needs to go up or if you are better to simply engage good renter back into a lease. If you are looking to purchase a new investment property, we can offer you appraisals so you have an independent opinion on what the achievable rental will be before you make an offer.

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).

Our staff are thoroughly informed and fully trained in all aspects of the relevant legislation to provide peace of mind to you the owner.

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

We have 10 full-time property managers available to manage your property, who work alongside our dedicated Property Management Department Manager, leasing team and Business Development Manager – Ray White Carnegie has the largest property management team in Carnegie. 

Prior to each renter’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.

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 renters. Here, we can also suggest any preventative maintenance or improvements that will maximise your investment return.

Annual rental appraisals are conducted on your property in conjunction with the rent review process, we can offer you accurate and in-depth advice on whether your properties rent needs to go up or if you are better to simply engage good renters back into a lease.

Neglect of minor repairs can often lead to major expenditure and the loss of a good renter. 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 renters vacate the property, we carry out a final inspection ensuring that it is left in the same condition that it was received. Bonds will not be released until all parties are satisfied.

Correspondence is tailored to your requirements, whether it is phone, text or email, weekly updates or emergency calls only – it’s up to you.

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 renters. The benchmark is explained and documented at the start of the tenancy so all renters 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.

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 clarification.

Protection – Rental Provider’s Insurance & Smoke Alarm Servicing

Ray White Insurance

As the owner of an investment property, it is important for you to have peace of mind knowing that your physical assets and income derived from these are protected. You can relax, knowing that you are comprehensively protected against a broad range of events that will not affect your stream of income and all at an affordable price. Rental Provider’s insurance does not just protect from arrears and malicious damage. It can also protect you from things out of you and your renters 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 Insurance, together with Allianz (General Insurance Company of the Year 2009*), has a policy specifically designed to protect your investment. Rental Provider’s Insurance covers units, apartments and houses which are leased or rented to renters. * 2009 Australia and New Zealand Insurance Industry Awards.

Ray White Carnegie also work closely with Detector Inspector in arranging annual Smoke Alarm Servicing and every second year Carbon Monoxide Testing to ensure your tenants are safe.

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.

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

Our Thorough Selection Process

Finding a fantastic renter at maximum market rent, as quickly as possible, is our leasing team’s first objective.

Our detailed screening process aims to ensure renters meet the responsibilities of the General Tenancy Agreement. Renter 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. But most importantly, we keep you informed of applications, so you are in complete control of the selection and decision-making process.

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

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

Comprehensive reference checking is carried out on all prospective renters and a 100-point ID validation process used to confirm identity. All prospective renters are personally shown through your property, allowing us to further gauge their suitability.

Your Property Reaches More Prospective Renters
Should your property become vacant, it will be showcased on It will also receive the highest priority listing available at leading real estate websites and, giving you the most comprehensive access to prospective renters. We advertise on 14 different websites. Renters will be able to view your property online 24 hours a day, 7 days a week from anywhere in the world.

As soon as your property comes online over 4,500 prospective renters who have enquired on properties in the last 30 days are notified immediately. We have the LARGEST DATABASE of prospective renters in the area.

We have open inspections Monday – Saturday and all enquiries are responded to 24 HOURS A DAY – 7 DAYS A WEEK.
Prospective renters can book in for a mid-week inspection, with an open for inspection scheduled every Saturday. This means more people through your property! All enquiries receive a email and text message within 5 minutes of their submission with extended information about the property, the next steps and inspection times.

Your vacant property is always on our MIND.
Ongoing feedback, regular phone calls and email updates, as well as full inspection reports and weekly reports emailed to you including: number of registered, number of groups that attended, individual feedback, how many groups intend on applying, time of the inspection and the agent that opened the property.