Property Management

At HART’s Real Estate we believe in accountability to great service. Many agents talk about guaranteeing their service but very rarely do you see anything in writing.

As a small family business we pride ourselves on looking after our clients well and we insist on excellence from our team. So we offer all of our Landlords the following written Service Guarantee.

We Will Inspect Your Property Every 90 Days And Provide A Detailed Report Clearly Stating All Issues And Highlighting The Important Ones So You Know Exactly What's Going On.

We Will Report Every Known Maintenance Issue To You With An Estimated Cost And The Opportunity To Repair Now, Next Month Or Add It To A Suggested Items List.

In The Event Of A Tenant Failing To Comply With The Lease Terms We Will Discuss With Tenants Immediately And Issue Breach Notices On The Specific Days Outlined By The RTA To Protect Your Position As Landlord.

And If We Fail To Do Our Jobs In This Respect We Believe We Do Not Deserve To Be Paid. You Will Be Entitled To 90 Days Free Management.

Please put us to the test and see if we can win your business for life!

Our Management Model

Our aim is to improve people’s lives through real estate. To do this we had to find a different structure to the rest of the industry. You see when we first started the sales business we looked at opening a rental business too but all the examples we could find had unhappy clients who were leaving them. Burn and churn is just not our style and their only answer was to find more clients, so we held off. We had to find a better business model that addressed the cause of the industry problems. If we could identify the main issues then we knew we could resolve them.

After doing quite a bit of research it turns out that Landlords leave their Agents over either;

  • Communication issues, or

  • Constant changeover of property managers.

We had a choice, either we could say we’re different or we could delve deeper to the underlying root of the problems, fix them and actually be different.

Rental management is a volume based business. The business needs each manager looking after a certain number of properties to be profitable. So typical agents pay base wages and then load managers with as many properties as possible to increase profits. We call this the Camel System. The outcome is burnout for the managers when the camels back breaks. Along the way they end up doing half of what should be done and within a year or two either leave the industry or change agencies hoping the grass is greener.

HART’s has created an entirely new business model, one that puts the clients first. We found that most owners want property managers that look after the properties well and stay for a long time. And they want exceptional client care so they don’t have to keep changing agencies. We’ve also found that most investors sell their properties at some stage and find it easier to use the same company if they’ve already been looked after.

At HART’s you will have two points of contact, your Property Manager for day to day things and a Client Care Manager for the bigger picture communication.

Client Care Managers provide accountability because part of their role is sales based. You see in sales our reward is very long term. We want to see you so happy with rentals now, that when you sell you choose us automatically.

Typical property managers always focus on the quick fix to solve the immediate issue in the short term but at HART’s our managers know that there is a very long term view from the Client Care Team so the standards are instantly raised.

To help reward Property Managers for excellent work and retain them we use a unique profit share program instead of the typical camel system.

Profit share with Property Managers means they take ownership and have a reason to do well and look after the properties and their owners. They get to have a say in how many properties they can handle while still providing ‘A’ class service. It also means they are some of the best-rewarded managers around.

  • Client Care Manager

  • Profit Share

So internally our success revolves around accountability and partnership. This, mixed with our promise of a better net return meaning more money in your pocket, has worked incredibly well to improve people’s lives through real estate.


Quick Tenancy


In a world of consumer information overload, it’s essential to consider the best possible way to rent your property investment, making it stand out among the hundreds of online advertisements prospective tenants will sift through.

Writing a compelling, charismatic real estate listing could mean all the difference in ‘selling’ the prospective tenant on why they should visit your rental, so we wanted to share these five insider secrets that experienced property managers use to capture the market and keep quality tenants.

1. Grab the Reader’s Attention.

The headline you choose for your listing can either compel or alienate your market in an instant. It’s like the opening line of a book – if the author makes it enticing enough, you don’t want to put the book down, but if it’s just ‘meh’, you’ll likely never get beyond that first sentence.

‘Stunning luxury at an affordable price’ reads better than ‘Cheap apartment for rent’.

Focus on keywords that appeal to the consumer’s emotion and grab the attention, such as spacious, luxurious, masterpiece and so on. And try to avoid over-worn cliche’s!

2. Don’t Restrict Your Tenant Pool.

Alienating prospective tenants with headline statements that suggest some level of exclusion, will only serve to decrease the amount of people stopping to read your rental property listing.

‘The perfect family home’ immediately implies this is not a place that anyone without children should bother giving much thought to, meaning you’ve immediately lost a large number of younger renters.

Likewise, suggesting your investment is ‘Ideal for sharing’, or informing your audience of a ‘No pets allowed’ policy, will further eliminate a large portion of potential tenants.

When you consider that a recent survey found over 85 per cent of Queenslanders own at lest one pet, it’s apparent that this might not be a great way to increase your listing traffic.

3. Make it Visually Impressive

Wherever possible, always use professional photography to best capture the visual components that will most appeal to your market in the listing.

Rooms need to look bright, spacious and inviting, and the experts know how to ‘stage’ a dwelling to bring out its best features.

Remember, first impressions are everything in today’s information age.

4. Tell a Compelling Story

Try to relay the experience of living in your investment, along with all the benefits and features prospective residents can look forward to. Create a sense of urgency for the reader.

Why is this a ‘must rent’ property?

What makes it unique?

You want to highlight the special elements tenants will be sacrificing if they don’t snap up your property. But you also need to avoid playing on people’s fear too much with cautionary headlines such as ‘Last opportunity!’ and ‘Don’t miss out!’ This just screams desperation.

Instead, try to tell a story about the experience of living in the home.

5. Sell the Suburb

The vast majority of tenants will prioritise location first and foremost when searching for rental accommodation, followed by price and property suitability. Hence, it makes sense to really highlight all the area has to offer, in terms of things like infrastructure and amenity.

Talk up aspects of the lifestyle and ambience a local resident can expect to enjoy, paying close attention to features that will most appeal to the location’s predominant demographic, such as a strong cafe culture, good public transport links or well regarded schools for the family market.


Our Story


IMPROVING PEOPLES LIVES. That is what we do. 
Mark Twain wrote, “The two most important days in your life are the day you are born and the day you find out why.” I couldn’t agree more.
We see ourselves as helpers, real estate helpers.
Real estate agents get paid very well, sometimes too well. The type that are only in it for the money stand out glaringly. They’re pushy, rude and only in it for what they can get out of ‘the deal’ for themselves.
Don’t get me wrong, like most people, I got into real estate for the money. But that’s not why I stayed.
I first became involved with real estate in the late 1990’s. I was first attracted to it as a career by a big salary and the potential to double it if I did well enough. But there was something more to it. The company I chose to work with had a training program that promoted ‘Ethics in Real Estate’. Something just felt right.
Several years after I’d successfully established myself in real estate and won some performance and client care awards came a moment of enlightenment. I always knew I enjoyed real estate as a career, and I knew I was okay at it, but I was so busy living it that I didn’t realise why it worked for me.
Dad ran his own manufacturing business til age 85. At that point I had the amazing opportunity to run the family business. I stepped into an entirely different industry and learned why I love real estate so much.
In real estate, I was used to helping people who appreciated it. Clients would send me Christmas cards and thank you gifts. In Dads business to business manufacturing industry not only would his competitors knife him in the back but some of his clients would have too, if they could. It was heartless and cold.
I love helping people and improving their lives.
The appreciation and sincere thanks you get in return is worth its wait in gold. Buyers love you for helping them find the right house. Sellers love you for helping them get the best price for their home and successfully navigate the way to their next home.
Real estate is full of warmth and love.
When I realised that I loved improving people’s lives my life changed too. My cousin John gave me some great advice once. “Find out who you are and revel in it.” I realised that the more people’s lives I can improve the better life gets.
I began studying business and leadership. In 2012 it came time to build a team who cared about people as much as I did so we could help even more people. I have never been so pleased.
To be surrounded by a team that want to learn and grow so they can help people in real estate through better marketing skills, better negotiation skills and be able to  improve their clients lives by making it an easy process for them is an absolute joy.
Having now earned the trusted Jenman APPROVED accreditation we continue to put our clients interests first as part of an alliance of over 50 independent offices throughout Australia.


3 Tips For Landlords


1. Welcome Gifts & Notes

Finding the right tenants can be hard enough at times. There are some very nice people out there who actually care for properties. They treat them as if they owned them or sometimes even better.

The work and expense that these people put into a property often goes unnoticed. Like anything good that goes unappreciated soon enough it will fade away. Either the desire to impress dwindles or they become frustrated and leave.

It doesn’t take much more than a kind word to differentiate yourself from other Landlords. If the tenants know you care, not only for the house but for them and the level of enjoyment they get while they are there, they will continue to feel inclined to look after you and your property.

Notes of appreciation to the tenant after a routine inspection report are a beautiful gesture as are welcome gifts to incoming tenants.

2. The Right Tenant is BETTER Than the Right Rent

Most new investors are very nervous about cashflow, and rightfully so, their first desire is to meet all the expenses that come with owning a rental property. Things like council rates, mortgage repayments, water supply charges and body corporate bills keep accruing whether a tenant is paying rent or not.

In order to cover all these items the first mistake new landlords make is to advertise rent at an unrealistically high amount. This leads to few applications, if any, and then desperation leads to choosing a tenant that may not be suitable just to get rent coming in again.

The two biggest causes of income shortfall have nothing to do with the amount of rent received each week. The difference between having a cue of prospective tenants and being hard to rent can be as little as a change of 10% in the rent amount.

The first major cause of poor cashflow is having no tenant at all for sustained periods of time. Weeks without a tenant can mount quickly and easily set you back 20% in year end cashflow.

The second big loss stems from wear and tear. Tenants are certainly liable for damage they cause but there is no recourse against wear and tear. The difference in cost over the long term between great tenants and average tenants can be double. Meaning you may need to repaint and replace carpets, amongst other things, twice as often with the wrong tenants. Apart from care and concern the next big contributor to wear and tear is frequent changeover of tenants. Moving large furniture items in and out of a house every six months takes its toll.

Our best recommendation is find the right tenant at a fair rent who stays for years and cares for your property then make it worth their while. Care for them in return.

3. Act Quickly

One of the most common ways Landlords get offside with tenants, usually without even knowing it, is through minor maintenance. Many times the requests will be small and seemingly insignificant. Often these tiny things get swept aside in light of other more pressing issues in life.

Tenants don’t forget.

We can act quickly and show the tenant we care or we can procrastinate leaving small things ignored. Either way the precedent is set.

Tenants are much more likely to show care for a property if they know the owners care too.


3 Investment Tips


Safety First

1. Protect your family home
Be wary of any expert who tells you to use the equity in your home to buy an investment. Yes, lots of people do it; and yes, it can look good on paper. But the whole purpose of investing is to give you more security. And security is owning your family home with no mortgage. Your family home is precious. It should be sacrosanct.

2. A Loss is a Loss
Taxation and negative gearing is another huge consideration for investors. Expenses can be offset against income, lessening the blow. However, the accountant Austin Donnelly summed it up best when he said, “You are better off sharing a profit with the tax department than keeping a loss to yourself.”

Safe Investors make sure that all the costs – mortgage, rates, the whole lot – are covered by the rent from the property. They never use negative gearing. This way, if they lose their jobs, they are safe. They are always playing it safe. They keep saving and buying, saving and buying, usually for many years. Sure they break the investment rules of the experts. But here’s the irony: these investors are worth a lot more than most experts. There’s a clue here.

3. Yield
Many would-be investors are caught out when they purchase an investment property.
The reason being the yield is simply miscalculated in many cases, leaving the new investor having to find additional finances in order to cover the mortgage repayments.

The stated return in the agent’s advertisement seemed a plausible 6% pa. With interest rates at around x%, the investment seems to stack up. But does it really? It all depends on what basis the yield is based on. The gross yield, or the net yield?

The quoted gross return of 6% can be whittled down to as little as 3% when expenses are factored in. Whilst the investor takes 6% pa, after expenses they are only keeping 3%, leaving an unexpected gap in between income and repayments.

Gross Yield

Annual Income divided by Purchase Price x 100 = Gross Yield %

Net Yield

Annual Income minus all expenses divided by Purchase Price x 100 = Net Yield %

There are some positive cashflow properties out there even based on the asking price. But you can easily create a stress free investment buy adding in more deposit so the rental income covers all outgoings. Then, to be even safer, make sure there’s three months expenses in the mortgage account. That way even if the tenant leaves theres plenty of time to find a new tenant without having to worry.

For help finding the right investment property contact us on 07 5580 9989.


(07) 5580 9989

155 Varsity Pde, Varsity Lakes, QLD 4227

©2020 HARTs Property