Your rental. Their home. Both looked after.
Residential property management in Maroochydore, Mooloolaba and Buderim.
Mon to Fri, 8:30am to 5pm(07) 5550 0349
For owners
Looking after your rental
Noor looks after each home from the first appraisal to the last inspection. Grant, our principal, supervises every tenancy.
Start with a free rental appraisal
Noor or Saskia comes to see the place, then looks at what similar homes nearby are renting for. You get a weekly rent figure in writing. It’s our estimate, not a guarantee.
Asking for an appraisal doesn’t sign you up to anything. We only start once you’ve signed our written appointment.
- Finding a tenantPhotos, advertising you approve, open inspections, and checking applications on Queensland’s standard form.
- Rent and statementsRent goes into our trust account and out to you each month, with a statement that shows every deduction.
- InspectionsRoutine inspections, each with a written report and photos sent to you.
- RepairsBooked with licensed trades, within the spending limit you set. Above it, we ask you first.
- Renewals and moving outLease renewals, the bond paperwork and the exit inspection when a tenant leaves.
- Where
- Houses, townhouses and units in Maroochydore, Mooloolaba, Alexandra Headland, Buderim, Kuluin, Mountain Creek, Sippy Downs and Bli Bli.
- Not us
- Holiday lets, strata and commercial property. And we don’t give tax or legal advice.
Our fees, all of them
They’re the fees in the written appointment you sign before we start. We don’t charge anything that isn’t in it.
Schedule of feesEvery amount includes GST
Included in management
Collecting rent, a statement every month, routine inspections with photo reports, arranging repairs and keeping the invoices, and a yearly summary for your accountant.
Everything else we might charge
- Lease renewal
- $132
- When a tenant signs on for a new fixed term.
- Advertising
- At cost
- Approved by you before it runs. Listing an empty home on rental websites.
- Repairs and trades
- At cost
- Approved by you: within the limit in your appointment, or with your OK above it. We add no margin.
- Tribunal hearing
- $165
- For each hearing we attend for you, if a dispute goes that far.
- Ending our appointment
- No fee
- You give the notice your appointment sets out.
No monthly admin, statement or postage fees.
One month on your statement
An example, on a rent of $640 a week. Not an appraisal.
| Rent collected, 4 weeks | $2,560 |
| Management, 7.5% | −$192 |
| Plumber, kitchen tap (you approved it) | −$187 |
| Paid to you | $2,181 |
When a new tenant moves in at $640 a week, the letting fee is $640.
In writing, before we start. Queensland requires a written appointment (Form 6) before an agent provides any service. Ours lists these services and fees, and you sign it first. About the written appointment
Changing to us from another manager
Your tenants stay put and their lease carries on. Only the manager changes.
Check your current agreement
It says how much notice your agency needs. Noor can read it with you.
Sign ours, then give notice
Sign our written appointment, then give your agency notice in writing. We can draft the letter.
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The handover
On the changeover day, your old agency passes across:
- Records
- The lease, condition and inspection reports, invoices, and the keys.
- The bond
- Stays lodged. We handle the paperwork.
- Rent held
- Anything they hold for you is paid out with their final statement. Then rent comes to us.
Your tenants hear from us
Before the changeover, we write to them: from that day, who to call, how to pay rent, and the number for urgent repairs.
How soon? That depends on the notice in your current agreement. We’ll tell you the likely changeover day once we’ve read it, but we won’t promise a date your old agency controls.
Who looks after your property
Noor Rahimi
Senior property manager
Registered real estate salesperson, working under Grant’s licence.
Noor runs our rentals day to day: inspections, repairs, renewals, and the phone call when something needs your decision. Owners and tenants deal with her directly, not a general inbox.
Grant Ellison
Principal and licensee
Holds the agency’s Queensland real estate agent licence and supervises every tenancy. Complaints come to him.
Saskia Byrne
Leasing manager
Advertising, inspections and applications. Registered real estate salesperson.
When Noor is awayGrant looks after her owners and tenants, with the same files and the same phone number. We tell you before she goes.
For tenants Renting through us
Something needs fixing?
Urgent or not, you can tell us without logging in to anything.
Work orderNo. 0349
Urgent repair
Queensland law lists what counts as an emergency repair.
See the list on the RTA site
Not sure? Call anyway.
- Call
- (07) 5550 0349
The same number, day or night. After 5pm, at weekends and on public holidays it goes to the manager on call. - Then
- They send the nominated tradesperson for your home, and let the owner know.
- No answer
- Leave your name, address and what’s wrong. If you still can’t reach us or the tradesperson, Queensland’s rules let you arrange the emergency repair yourself, up to a limit, then ask us in writing to pay you back. Keep the invoice and photos. The RTA’s repair guidelines
Not urgent?
Log it in the tenant portal with a photo, or email repairs@mallowbend.example. Noor checks it, gets the owner’s OK where it’s needed, books the trade and tells you when they’re coming. Your rent, receipts and lease are in the portal too.
Looking for a home to rent?
See what’s available now, the weekly rent and the next inspection for each one.
Applying: free, and two ways
Every application uses Queensland’s standard rental application form, Form 22. We ask only what the form asks, with no extra questionnaire on the side.
- Online, on this siteFreeOur own secure form, set out like Form 22. No outside app and no account to make.
- On paperFreePrint Form 22 or pick one up at the office. Hand it in, or email it to Saskia.
We use what you give us only to assess your application, keep it secure, and destroy it on the schedule Queensland sets. How the RTA explains it
On Ocean Street
- Office
- Suite 3, 14 Ocean Street, Maroochydore QLD 4558
- Phone
- (07) 5550 0349
| Monday | 8:30am to 5pm |
|---|---|
| Tuesday | 8:30am to 5pm |
| Wednesday | 8:30am to 5pm |
| Thursday | 8:30am to 5pm |
| Friday | 8:30am to 5pm |
| Saturday | Closed |
| Sunday | Closed |
After hours, the same number is for urgent repairs only. It goes to the manager on call. Everything else, we’ll pick up when the office opens.
Questions we get a lot
Owners
What rent could my property get?
We look at the home, its condition and what’s included, and at what similar homes nearby are renting for. You get a weekly figure in writing. It’s our estimate on the day, not a guarantee.
Can I switch to you while tenants live there?
Yes. They stay, and their lease carries on. How the move works.
Who approves repairs?
You set a spending limit in your appointment. Under it, we go ahead and the invoice shows on your statement. Over it, we ask you first. An emergency repair is the exception: we act, then tell you straight away.
What happens if rent is late?
We follow it up with the tenant and let you know. If it stays unpaid, we take the steps Queensland’s tenancy rules set out and keep you told at each one. If you have landlord insurance, what it covers depends on your policy.
Tenants
How do I apply for one of your homes?
Online on this site, or on paper. Both use Queensland’s standard form and both are free. Applying.
Is my repair urgent?
Queensland law has a list of emergency repairs, and the RTA sets it out. If you’re not sure, call (07) 5550 0349 and ask.
How do I make a complaint?
Tell Grant Ellison, our principal, by phone, email or letter, whichever is easiest. It costs nothing, and we can help you put it in writing. Complaints.