Thinking of making the switch to a pet-friendly rental property? You wouldn’t be alone.

Many tenants today have pets; and are in need of pet-friendly accommodation. Landlords are discovering that opening the door to pet owners can help a property to rent faster –and for longer than their no-pets counterparts. In many areas, saying ‘yes’ to pets will give you a distinct advantage over other properties on the market.

Of course, there are a few things that you’ll want to do before you have that pet clause added into the lease. In addition to adjusting your terms on the lease, you’ll also want to take steps to make your rental property as attractive to pet owners,and, while you’re at it, it may be worth pet-proofing some areas to help minimize potential damage as well.

With this in mind, let’s take a look at a few things that you can do to create the best pet-friendly rental on the block. Here’s how you can sweeten the deal! Woof!

Install Some Fencing

While it might not seem like a big deal to you, fencing can be a deal-breaker for many potential tenants who have pets. Fencing allows dogs to spend time roaming outdoors, which is vital for burning off extra energy. If you have a yard, adding fencing to your property would be a good way to move your rental to the top of the list.

Consider Your Landscaping

Next, you’ll want to consider the rest of the outdoors as well. Take a walk through your yard and look for potential problem areas. This might include gaps in fencing where a dog can burrow through, or any other places that could enable an escape. Once any holes are repaired, you’ll want to turn your attention to the types of plants that are growing on your property. A few plants that you’ll want to avoid include iris, daffodil, foxglove, lily of the valley, and monkshood –they’re poisonous to dogs.

Plants that get thumbs-ups from pups are lavender, rosemary, mint, blueberry bushes, and wheat grass.

Watch the Pesticides

If you’re allowing pets, you’ll also want to steer clear of harmful herbicides, fertilizers, and pesticides. Instead, stick to pet-safe organic versions, and dog-safe lawn care practices.

Add Pet-Friendly Walkways

If you’re thinking of adding a fence or doing some landscaping around your property, you’ll want to consider adding in some dog-friendly paths around the yard. Fence lines are a good place to add gravel since dogs tend to patrol the perimeters, wearing down the grass in these areas. When creating paths, look to use gravel or wood chips that won’t get stuck in fur.

Include Pet-Friendly Features

A surprisingly high number of cats fall out of windows, so if you’re going to allow cats make sure the screens are sturdy and properly installed. Another pet-friendly measure would be to install a cat or doggy door to provide animals with easy access to a fenced-in yard –well-exercised pets are much less likely to cause damage to the house. Finally, a flexible shower head hose for the bath is a must for bathing dogs!

Be Competitive With the Rent

Many landlords assume that since the pet-friendly accommodation is scarce, they can charge excessive rent. But while pet-friendly digs may be hard to come by, it’s important to keep your rent competitive too. Be sure to have a look at other pet-friendly rentals in the area to understand what they’re going for.

Emphasize Nearby Amenities

Is your rental close to dog parks or other open space where tenants could walk their dogs? Is it on a quiet and safe street? Be sure to emphasize the aspects of your property that will appeal to pet owners if you’re looking to attract people with pets.

Finally, if you’re thinking of allowing pets in your rental –don’t let this list scare you off! You don’t have to implement all of the above tips at once, ripping up the carpet and installing fencing. Instead, the best place to start is with small, do-able steps. Ensure that the window screens are all intact, and take stock of the yard to ensure there are no potential hazards or unsafe plants.

At Lot 42 we automatically include a pet clause in the lease whenever we rent a pet-friendly property, with terms including that any pet-related repairs to damages are to be paid for by the tenant, mandatory flea treatments upon vacating and generally not allowing pets inside the property.

Once you've decided you are happy to accommodate pets at your investment, the benefits of being a pet-friendly landlord are yours!

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a with our team have about your investment goals

Are you wondering whether Kenmore a good suburb to live in? Perhaps you’re looking to move to Brisbane from interstate, or are getting out on the weekend and want to find a new rental home? Well, as Property Managers who live and work in this leafy paradise we can tell you that it is a great place to live! We take a snapshot of the average rents in the area, the amenities, schools and even feature our favourite coffee shops – because after all, what’s more important than coffee? So let’s dive in to renting in Kenmore!

LOCATION, LOCATION

For those who might not know exactly where Kenmore is – it’s approximately 11 kilometres from Brisbane’s CBD. But unlike Sydney and Melbourne, 11km in Brisbane is just the right distance from the city to strike the perfect balance between convenience and serenity. A drive into the city from Kenmore should take you around 20-25 minutes.

HOUSING

The average rental home in Kenmore will set you back about $530 pw. Most homes are quite large though, so if you are looking for a small home or a townhouse, you might find one for around the mid to late$400’s per week. Generally Kenmore homes are on quite large blocks, with many older homes still available on ¼ acre blocks. Most of Kenmore was developed during the 1950s and 1960s, so the suburb is a mixture of this era, and newer housing where parcels of acreage have been subdivided. Most of these older homes have had extensive renovations to bring them into the 21st Century. Do bear in mind that riverfront properties are fairly rare on the rental market.

FOR NATURE LOVERS

The Western Suburbs follow the Brisbane River and Kenmore is nested right next to it. There’s plenty of trees around, and the streets are quiet, so it’s a great place for families to make a home. Its leafiness means it’s a perfect place for creatives to work from home, or for professionals who work in the city but want a more chilled lifestyle on the weekends. There are plenty of parks in Kenmore, and you might even spot the odd koala! It is only a short drive to the gorgeous Lone Pine Sanctuary in Fig Tree Pocket, after all.

For more outdoor fun, Akuna Oval is a great place to take the kids and have a kick around. They also do Saturday morning football here.

TRANSPORT

Buses are your main mode of public transport in Kenmore. You can take a bus straight into the city, and directly to the nearby University of Queensland. This means Kenmore is a great choice for families with older kids who will be heading off to Uni soon, as well as students themselves who don’t want the hustle and bustle of campus life.

A new tunnel at the end of the Western Freeway has cut peak hour traffic down immensely as an alternative to Moggill Road.

SCHOOLS

There are 3 well-established primary schools in Kenmore:

Our Lady of the RosaryKenmore State SchoolKenmore South State School

As well as secondary school Kenmore High School.

Neighbouring schools in the Western Suburbs also include:

Brisbane Montessori School – Fig Tree PocketAmbrose Treacy College – IndooroopillySt Peter’s Lutheran College – IndooroopillyBrisbane Boys’ College – ToowongBrigidine College – IndooroopillyThe Glenleighden School – Fig Tree PocketBrisbane Independent School - Pullenvale

SHOPPING AND DINING

Up and down Moggill Road, we have some amazing restaurants to tempt your taste buds. For a night off from cooking – you can’t go past Neighbourhood Pizza, serving delicious pizza and drinks in a funky setting. Or the Burrito Bar, for yummy Mexican food (including the amazing Mexican fries!).

For a great cup of coffee and gourmet food and groceries - try Simon’s Gourmet Gallery, or the Single Guys Café Co (a great breakfast can be had here too!).

Kenmore is also home to a lively shopping centre, Kenmore Village on Brookfield Road. The local council library is also attached. As well we have some great little boutiques and gift shops – including Vintage etcetera on Moggil Road, and Julia’s Pantry for home-baked goods and coffee.

Of course, if you can’t find what you need right in Kenmore, the busy Indooroopilly Shopping Centre is only a short drive away.

So you can see why Kenmore is quite a popular area to live in. Why not stop by or give us a call to see properties available to rent in the area? We’d love to hear from you. As it is quite sought after, we are happy to keep you in the loop about any upcoming homes through our rental alerts system. Happy house hunting!

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a with our team have about your investment goals

The characteristics of a great rental property vary greatly from those of a property that you may buy to live in yourself. The greater the quality and appeal of a property, the higher the rent acchieveble for it – tenants also tend to treat these properties with greater respect.

Whilst it’s difficult to put a figure on how much small improvements would increase your rental return, keeping your property well-maintained and up-to-date makes it more attractive to tenants, and puts your property ahead in the tight rental market.

It's important to know which upgrades are going to increase the value of your asset in order to avoid overcapitalising – By considering who your property best suits, you can create the perfect setting to attract the right tenant, in the shortest time: If your property is located in a family-oriented area, then updates to outdoor entertainment areas, additional storage and low maintenance gardens are more likely to be noticed. If your property is within the city area where professionals tend to reside, installing time-saving appliances such as a dishwasher or dryer can better attract this busy and often time-poor demographic.

We’ve listed some simple yet effective ideas below to consider. If you’re not sure where to start with any changes, contact one of our friendly property managers for a personalised on-site appraisal and helpful advice!

CURB APPEAL

Your tenant’s first impresson is lasting! What people see first is the outside and you want this to be attractive enough to entice people to look inside: Pruning and cutting shrubs and overgrown plants, ensuring the lawns are maintained, checking that the driveway is tidy, the letterbox clean and in working order, and the front door area clean and inviting really add to the outside value of your investment.

Many tenants are time poor and often appreciate low-maintenance gardens. If the gardens require additional attention, consider hiring a gardener and including the cost in the rent.

NEUTRAL TONES

Painting can be a very cost-effective way to really overhaul the look and feel of internal spaces. Neutral tones easily match any type of décor making them appealing to everyone, and these days hardware stores generally stock a large range of brands and colours to suit any budget.

New blinds or curtains in white, cream or light brown colours are a good touch, and tenants are then also far less likely to DIY the window coverings.

SPRUCE UP THE BATHROOMS & KITCHEN

Replace frosted shower doors and walls with clear glass, upgrade the lighting fixtures, replace worn or rusted taps with sleek stainless steel ones and scrub up the tile grout. Check for any leaks and if you think waterproofing may be required then it’s definitely worth a second opinion! Once leaks are established they can do a lot of damage, so prevention is definitely key. Your property managers will check these things during their routine inspections, but as mentioned prevention is always best!

If kitchen cabinets need renovating, consider just replacing the front cabinet doors: This can make a great difference for little outlay. Check existing appliances including the oven, dishwasher, insinkerator and stove tops to ensure they’re in working order and consider whether they are in need of repair or replacing.

ADD STORAGE

Storage space is always high on the list of requirements for tenants. Consider installing wardrobes into the bedrooms if built-ins aren’t already there, otherwise a backyard shed could be a worthwhile investment. Offer alternative storage such as a cupboard under the stairs, shelving racks in the garage or a cupboard in the laundry area.

AIR CONDITIONING & APPLIANCES

Another tenant must-have is air-conditioning! In Australia’s harsh climate, tenants will pay more for a property with air-conditioning. Sometimes they wont even look at one without it. Split systems are cost-effective and can heat and cool the place quickly.

Adding a dishwasher could earn you an extra $260 in rent a year – almost half the cost of a mid-range machine. It’s an even better return when you consider that the average life of a dishwasher is between nine and 12 years. With stores such as appliancesonline.com.au offering free delivery & installation and very competitive pricing, they’re a quick, easy and cost-effective addition. Top-of-the-line appliances aren’t necessary for rental units: Basic, trustworthy brands in stainless steel or all-white finishes are sufficient.

FLOORING CHOICES

Changing the flooring can have a drastic impact on the appearance of a room: Replacing worn or dirty carpets or cracked tiles will give the space a clean, well maintained feel.

Choosing the right type of flooring in a rental property is crucial – the function of the room and location of the property are leading factors: Installing the proper flooring in the proper space can help reduce maintenance. Carpet can be appropriate for bedrooms and hallways, and there are many different options available. In the warm Brisbane climate, tiles are a popular choice for living and dining areas, and have the added benefit of being easy to maintain whilst keeping the house cool.

Laminate may also be a good choice – there are a wide variety of laminate flooring looks that can really brighten a room, and is a great low-maintenance, low-cost option.

OUTDOOR ENTERTAINMENT AREA

An outdoor entertaining area is strong bait for tenants of all ages and demographics! Tile a courtyard, extend the veranda or construct a gazebo out the back and not only will you add value to the property, but you’ll also increase your rental returns.

Alternatively, investors on a tight budget can purchase shade-cloth and hang it outdoors to offer an escape from the sun in the summer months. A safe, shady play area will be particularly attractive to the family tenant market.

When renovating rental properties the big question to ask is whether the expenses are capital in nature or a deduction. Please take the time to check this with your accountant or financial advisor before you start the renovations!

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a with our team have about your investment goals

A property manager can play a vital role in the rental process of an investment property. The property manager will seek to maximise weekly rental income and source high quality tenants who will best take care of your asset. It is therefore crucial to choose wisely when deciding who should represent you and your property.

To ensure that you appoint the most suitable agent to manage your property it is important to do your research and meet with a few agencies before making a final decision. Once you have shortlisted a few potential property managers you should meet with them individually and ask them some key questions to make a more informed decision. Below are some of the key questions we feel are important for you to ask before you make that final decision.

Hiring someone to manage your investment is a big decision, so you need to do your research before choosing one. Important qualities to look for include organisation, honesty and actual experience.

Is a director/owner of the agency overseeing the property management department?

How focused is the agency on property management? The more important property management is to an agency, the more successful they may be at effectively managing your property.

Can you provide me with a written comparison of rental values in the market?

An experienced and knowledgeable agent will be able to benchmark comparable rental properties on the market and advise you of the optimal rental return you should receive from your property.

What is your process for reviewing potential tenants?

How do they determine whether the tenant is suitable for a property? Do they conduct police checks, or checks regarding their past rental history, current employment, etc?

What are your fees?

Enquire about management fees as well as any other costs a property manager may charge. Typical fees you may incur include those related to sourcing tenants, ongoing management of property and monthly statement fees.

Will you go to court to represent me if needed?

In the case that you experience difficult tenants, you may need to go to court to resolve certain issues about the bond or other matters. The property manager you decide on will need to be experienced and willing to support you in these times.

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a with our team have about your investment goals

Do you treat your property investment as a serious business and want to maximise your returns? If so, then appointing the right property manager is vital.

Your property is a valuable asset and should be tended carefully, taking into consideration your special needs and specific instructions. Poor choice can change a great investment into a troublesome asset.

Don’t chose an agent with your decision based just on their fees – in today’s complex property market and legislative environment property management fees should be viewed not as a cost but as an investment. Professional and proactive property management can considerably increase the return of your investment.

Leasing checklist

1.Do the agency staff members personally show prospective tenants through properties?

2.How does the agency market available properties for lease?

3.Request some examples of recent internet listing? (looking at quality of ad copy & images)

4.How much information is obtained from the applicants for properties & what’s verified?

Management Checklist

What documented systems are in place for property management?What is your process for rent arrears?What is your process for reviewing & negotiating the rent on my property?What is your process for dealing with repairs and maintenance?What steps do you take to ensure that all contractors working on my property are properly licensed and insured?What steps do you take to ensure that all maintenance work is competitively priced?What is the experience level of the staff members who will be leasing and managing my property & how much ongoing training do they have?Do you send rent statements by email and deposit rental funds electronically?

Customer Service Checklist

What testimonials or references do you have from satisfied clients?Do you provide a service guarantee?Does the agency have documented service standards?What back-up staff are there in the event my property manager is sick or on holidays?How frequently will you communicate with me and what form will this take?Does a Senior Property Manager personally check my Rent Statements prior to finalising?

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a confidential chat with our team have about your investment goals

Choosing a property management company for your investment home is an important decision, and one most landlords don’t take lightly. You could choose the large franchise names, or a small or ‘boutique’ firm. Which one is right for you? We outline 5 great benefits in choosing a small firm to manage your property, as well as give you some great questions to ask of any property manager.

ONE ON ONE ATTENTION

If you are looking for personalised service, a smaller property management agency is most often the best choice. A small business often has the freedom to spend more time interacting with their clients and customers, without the pressures of productivity KPI’s. Many large agencies burden their property managers with too many properties to save on employing more staff, leading to burnt-out, over-worked managers who are unable to handle the workload and thus the management of your investment is often left open to mistakes, lapsing due-dates and frustrated tenants.

If a manager knows you and your tenants well, they care about your outcomes and better placed to make good decisions on your behalf. At Lot 42, we are able to offer a more personalised service as we keep our portfolios small to allow us the time to really get to know our landlords, tenants and their properties: With us, you're never 'just a number', your property is important to us and we work hard to ensure it's always our priority.

GREAT COMMUNICATION

If you currently have a problem getting feedback or any kind of communication on your properties, then switching to a smaller agency may help. A manager who has fewer properties to service, may be better placed to give regular feedback on your queries. Many large agencies field their calls and often you're met with reception and leaving a message that is never returned. If you as a landlord are frustrated, think of how your tenants must feel!

Our communication and service extends to your tenants, too. Sometimes tenants can be seen as 'issues' when really, they're the reason you invest! We give your tenants a direct contact to their property manager, and they are easily able to call, email or text for anything they need. Happy tenants more often than not lead to long-term tenants and because they feel heard they are more often happier, more respectful and caring of your investment.

SMALL AND MIGHTY SERVICES ON PAR WITH THE LARGER AGENCIES

Whether it's taking on QCAT (Queensland Civil & Administrative Tribunal) or advertising your property for rent, smaller agencies have the same power and presence - if not more - than some of the larger firms.

At Lot 42, we're 'small but mighty' - we offer premium advertising packages on realestate.com.au and six other leading rental websites and include professional photography and large, bright signage as standard, because we have the knowledge and experience to know how best to approach advertising your investment to attract the best tenants.

We keep a large, regularly updated database of prospective tenants to get your property rented fast. We also have the time to meet with prospective applicants and carefully process their applications to ensure all relevant background checks and references are carried out to ensure you're confident with the tenants placed in your property.

So if size doesn't matter, what does?

QUESTIONS TO ASK YOUR PROPERTY MANAGER

“What is your property to manager ratio?” Even more important than how many properties the agency has on their books, is how well they can service the ones they have. A low ratio will mean better, more personalised service for you.“How can I get feedback from you?” A great company has great systems in place to ensure landlords get timely information on their property. Ideally, you should be able to access it whenever you need it.“Can I call you directly?” As well as structured feedback, it’s important to be able to call your manager on an ad-hoc basis. An offer of a mobile number is ideal.“What is your tenant screening policy?” This is a great question, and will bring forth varied answers. Apart from the usual checks, is the company treating tenants like humans? Beware those companies who seem unduly harsh towards their tenants. A property manager’s reputation always precedes them, and your property.“What kind of policies do you have in place to help my property?” This will give you a good indication of the day-to-day things they do for their landlords from maintenance to vacancy timing, and rent collection. Ensure you’re happy with the way they’ll be running your investment.“How would you handle the go-wrongs?” As much as we wish they didn’t happen, unfortunately from time to time things go wrong with your property. Getting your prospective manager’s policy on how they handle emergencies, repairs, damage, lost rent and disputes will give you great insight into the type of company you are dealing with.

A the end of the day, finding a company who will go the extra mile for you, and treat you and your tenants with respect is a great company to have on your side, regardless of their profile.

Lot 42 Real Estate is a 'boutique' rental agency based in Kenmore, in Brisbane’s West. We are 100% focused on property management and our core business is to get you the highest return on your asset and assist you in achieving your investment goals. If you have a property you are looking to lease, make time to have a with our team have about your investment goals