Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Joel Robinson

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Fortis makes Adelaide debut with Otello as One Four Four Hutt records strong early sales

Landlords

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The investment value of your rental property is only as sound as the tenants you have in it.
Good tenants will take care of your property, keep you up to date with any maintenance issues and provide a reliable source of income. Bad tenants can disrupt your cash flow, prematurely age your property and will end up costing you more in property management fees.
Don’t underestimate the value of tenant retention. Each time you lose a tenant, you’re losing valuable cash while your property sits vacant.
Property Observer brings you five tips for getting and keeping the right tenants.
<ol>
<li>
Don’t set rents too high While slugging tenants with the highest possible rental rates might seem like the best way to squeeze cash from your investment, the practice may actually harm your tenant retention rate, costing you more money in the long run. If tenants are too pressed for cash or see something more affordable pop up on the market, they may move on, leaving your property empty while you search for new renters. Just because one tenant can afford to pay extra for now, that doesn’t mean that others will do the same once that renter moves on. Gary Triganza of Sydney agency Kelly &amp; Sons told Property Observer that landlords should consider keeping rents slightly below the market rate to retain a great tenant. “Landlords can then go to the full market rent with the next tenant,” he said. If you set rent at $590 per week rather than $600, it will cost you (and save your tenant) $520 a year – less than a single week on the market will cost you should they vacate. Setting your rents too high will also scare off good tenants. Beware of prospective renters that are willing to pay well above and beyond market prices – they may be desperate because they have poor rental histories. 
</li>
<li>
Don’t set rents too low Setting rents too low may leave you vulnerable when you decide it’s time make an increase, with a big jump in the rent likely to scare away your tenants. Gradual adjustments to market value over a long period of time are more likely to go down well with your tenants than a leap at the six month mark. Be cautious about setting your rent too low to attract tenants. If your tenant is living in your property only because it is affordable, rather than desirable, they may not take good care of the property. Remember, you probably won’t hold your investment property forever. When it comes time to sell, buyers will enquire about your rental yield – and will be turned off if it is well below market value. 
</li>
<li>
Keep up with maintenance Although rental markets in certain capital cities are tight, don’t underestimate your tenants’ need for quality housing. As a landlord, it is your responsibility to provide safe, clean and well maintained housing to your tenant. Don’t be fooled into thinking you hold on the cards because you are the property’s owner – they are paying you money in exchange for the provision of a service. If you want to maintain a good relationship with your tenants and your source of income, maintain your property. Don’t dodge calls from your property manager, don’t be stingy when it comes to required repairs and if you’re choosing to maintain the property yourself, make sure you show up on time. Properties all see inevitable wear and tear, regardless of the tenant. But when renters see that you are on top of the necessary repairs, they will be more likely to take good care of your property. 
</li>
<li>
Have a good relationship with your property manager Property managers are there for every step of the tenancy process, from sourcing good tenants to keeping them happy and finally guiding them out of the home when the time comes. Your property manager should be on good terms with your tenants and work hard to keep them happy. They should be on top of any necessary maintenance issues and quick to let you know if any issues arise. Don’t have <a href="/expert-insights/investing/property-managers-should-not-have-to-be-on-call-24-7">unrealistic expectations of your property manager</a>,  but do make sure that you are in regular contact. Unfortunately, not all property managers were created equal. Some will be easier to get into contact with than others, who never seem to be within answering distance of a phone. Make sure you <a href="/news/how-to-choose-the-best-property-manager">choose a good property manager </a>when you purchase your investment property, and don’t be afraid to change property managers if you need to.  
</li>
<li>
Let the bad ones go  Don’t think that you have to put up with bad tenants. If your tenant is failing to pay rent or causes damage to your property, you are able to take action. Depending on the state, you may be able to immediately evict a tenant if they are causing malicious damage to your property or after two weeks if they are late on rental payments. You may also be able to evict a tenant before the end of their lease if they are <a href="/expert-insights/investing/seven-ways-to-detect-if-your-investment-property-is-being-used-as-a-drug-lab">using your property for illegal activities</a>, putting their neighbours in danger or keeping other tenants in the property without your knowledge.
</li>
</ol>
Being a good landlord isn't just the right thing to do, but will end up making you more money in the long run. If you are a reliable landlord who takes care of your property, you can retain reliable tenants who do the same.
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jrichardson-uRX5hFdKfN

Five tips for keeping good tenants

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Defence Housing Australia could yet be privatised after the 2014 federal budget.
The budget provides $11.7 million for “scoping studies into future ownership option” for Defence Housing Australia, the Royal Australian Mint, Australian Hearing and the corporate registry function of the Australian Securities and Investments Commission.
Overall the government will axe 16,500 jobs over three years, by cutting 230 bureaucratic programs and 70 government agencies.
The DHA remains a likely target, although the influential head of the Australia Defence Association, Neil James described the pre-budget reported plans to sell off Defence Housing Australia as set to be a "broken promise" and a "betrayal."
It was The National Commission of Audit that recently recommended privatising Defence Housing Australia, which manages a portfolio of 18,300 properties valued at around $10 billion.
The DHA delivers annual profits to the Commonwealth of $100 million-plus.
The audit report suggested it be done in the first phase of any privatisations by the Abbott government. 
DHA currently provides housing and related services to Defence members and families in order to support the operational, recruitment and retention goals of the Department of Defence.
DHA constructs, purchases and leases houses for Defence personnel, manages dwelling allocation and tenancies and acquires and develops land to build mixed military and private communities.
Most of its funding comes from Defence, or Defence employees.
It finances additional capital investment by selling and leasing back dwellings, the sale of land and dwellings from developments and the disposal of surplus properties.
As at 30 June 2013, DHA had 18,300 houses under management, including over 3,800 it directly owned and around 12,500 leased from investors.
In 2012-13, DHA spent $305 million on a capital programme to acquire 590 new houses by construction or purchase, and $14.4 million on the acquisition of 38 apartments.
It also has a $360 million programme to upgrade and replace defence owned houses.
DHA currently has 12 major developments in progress, including in Sydney, Darwin, Townsville, Canberra and Brisbane. 
DHA was established to commercially manage and improve the defence housing stock as a result of criticism in 1986 of the poor standard of accommodation then available.
Since its creation, DHA has undertaken a major program to bring defence housing up to community standards.
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jchancellor-FAypfDUnLy

Defence Housing Australia (DHA) privatisation mooted, but not signed off, in 2014 federal budget

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Vacancy rates in Wollongong and the Northern Rivers are now lower than those in the Sydney inner city, according to the latest Real Estate Institute of New South Wales (REINSW) Vacancy Rate Survey.
The number of available residential rental properties available in Wollongong, the Northern Rivers and Albury all fell significantly last month. REINSW President Malcolm Gunning said that Wollongong offered an alternative to Sydney for renters.
“Wollongong vacancy rates have hit lows last seen almost three years ago, with a decline of 0.8% to 1.5%. Across the Illawarra region vacancy rates are at 1.6%, down 0.5%,” said Gunning.
A <a href="https://www.realestateview.com.au/rental-properties/3-21-crown-street-wollongong/Property-Details-rent-residential-7080571" target="_blank">two bedroom unit</a> (pictured below) located close to WIN Stadium and the Crown Street mall is currently being offered to renters at $280 per week.
<img src="/images/2014/05/13/3-21-Crown-Street-Wollongong-NSW-2500-Real-Estate-photo-1-large-7080571.jpg" alt="">
“Wollongong is an attractive proposition for those who wish to relocate from Sydney. Its beachside location is a more affordable option for those who are seeking a more relaxed lifestyle and this is putting pressure on the number of properties available,” Gunning said.
The <a href="https://www.realestateview.com.au/rental-properties/14-flinders-street-wollongong/Property-Details-rent-residential-7032733" target="_blank">three bedroom house pictured below</a> is available to rent in Wollongong for $430 per week, at a rental yield of 4.3%. It’s a fourteen minute bus ride from Wollongong University, and a 10 minute walk to the beach.
 <img src="/images/2014/05/13/14-Flinders-Street-Wollongong-NSW-2500-Real-Estate-photo-1-large-7032733%201.jpg" alt="">
Gunning noted that low vacancy rates showed that the state’s housing issues extended beyond the capital city.
“It is important for new Premier Mike Baird to take a holistic approach to the housing issues facing the state. It is not isolated to Sydney,” said Gunning.
Vacancy rates for both Albury and the Northern Rivers fell by 0.5% last month. REINSW recorded an April vacancy rate of 1.6% for Albury and 1.5% for the Northern Rivers.
Albury now has the same proportion of properties available to rent as the Sydney inner city market, where the vacancy rate has risen to 1.6%. According to Gunning, the inner city remains Sydney’s tightest market, despite an 0.3% vacancy rate increase.
“In middle Sydney availability rose 0.4% at 2.0% and outer Sydney was up 0.2% at 1.7%,” said Gunning. The Sydney-wide vacancy rate was up 0.3% to 1.7% last month.
Newcastle also saw an increase in its vacancy rate, which rose 0.5% to 3%, despite vacancy rates down by 0.1% overall for the Hunter Region.
Vacancy rates also fell in the South Coast, which dropped by 0.3% to 2.2% for the month, and New England, down 0.1% to 3.4%.
The Central West region has the greatest proportion of rental accommodation available, with vacancy rates jumping 1.4% to 4.9%. Coffs Harbour also saw a slight downturn in its rental market, where the vacancy rate fell 0.2% to 4%.
Observer <a href="/expert-insights/investing/too-late-to-buy-sydney-try-wollongong-or-dubbo-tamworth-and-gunnedah-and-newcastle">Terry Ryder tipped Wollongong</a> as a potential hotspot, noting that the city has defied recession predictions following the downsizing of Bluescope Steel.
"A lot of infrastructure and property development money is pumping into Wollongong and real estate markets are rising," said Ryder.
Photo courtesy of Flickr/<a href="https://creativecommons.org/licenses/by-sa/2.0/" target="_blank">Creative Commons</a>.
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Wollongong rental market - tightest for three years - and lowest in NSW: REINSW

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Land tax, lawn mowing and legal fees sit among the lengthy list issued by the ATO of landlord rental expense claims.
Australia's 1,895,775 property investors own 2.71 million rental investment properties, according to the latest figures from the ATO.
NSW leads with 812,000 properties, followed next by Queensland and Victoria. 
<img src="/images/2014/05/01/invesotr-may-1-one.jpg" alt="" style="line-height: 1.3em;">
The statistics for the 2011–12 income year show the extent of rental property expense claims on the properties.
Some 2 million plus properties were subject to claims by landlords for interest on loans, averaging an $11,500 claim.
The data shows council rates is the most claimed expense with 2.51 million claims from the 2.71 million rental property pool. The typical council rates were $937 a year.
Water charges averaged $530 a year, the second most utilised expense with 2.17 million properties.
The lowest number of landlord claims on the 19 expenses check list was for lawyers which was utilised by 69,590 properties at a $620 average expense. Pest control was also not that utilised, in second last place, with a typical $210 average cost.
Some 582,000 properties - 21% - were hit by land tax with the average expense being $1,270 a year.
Some 12% of tenancies were requiring advertising for new tenants at a typical cost of $230.
The highly scrutinised travel expense refund was claimed for 804,000 properties - around 30% of properties - with a typical $480 travel claim.
(Claim type                                  no of properties           $ total landlord claims)
<table style="width: 460px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="209">
Council Rates
</td>
<td valign="top" width="137">
2,517,370
</td>
<td valign="top" width="144">
$2,360,548,979
</td>
</tr>
<tr>
<td valign="top" width="209">
Water charges
</td>
<td valign="top" width="137">
2,170,135
</td>
<td valign="top" width="144">
$1,155,573,028
</td>
</tr>
<tr>
<td valign="top" width="209">
Interest on loan(s)
</td>
<td valign="top" width="137">
2,087,570
</td>
<td valign="top" width="144">
$24,102,668,712
</td>
</tr>
<tr>
<td valign="top" width="209">
Insurance                                      
</td>
<td valign="top" width="137">
2,086,740
</td>
<td valign="top" width="144">
$1,062,276,520
</td>
</tr>
<tr>
<td valign="top" width="209">
Repairs and maintenance
</td>
<td valign="top" width="137">
2,020,540
</td>
<td valign="top" width="144">
$2,073,635,655
</td>
</tr>
<tr>
<td valign="top" width="209">
Property Agent fees/commission
</td>
<td valign="top" width="137">
1,855,500
</td>
<td valign="top" width="144">
$2,098,084,871
</td>
</tr>
<tr>
<td valign="top" width="209">
Plant depreciation
</td>
<td valign="top" width="137">
1,780,500
</td>
<td valign="top" width="144">
$2,028,038,155
</td>
</tr>
<tr>
<td valign="top" width="209">
Sundry rental expenses
</td>
<td valign="top" width="137">
1,489,575
</td>
<td valign="top" width="144">
$894,509,695 
</td>
</tr>
<tr>
<td valign="top" width="209">
Capital works deduction
</td>
<td valign="top" width="137">
1,054,175
</td>
<td valign="top" width="144">
$2,139,156,047
</td>
</tr>
<tr>
<td valign="top" width="209">
Stationary, telephone and postage
</td>
<td valign="top" width="137">
935,455
</td>
<td valign="top" width="144">
$59,486,951
</td>
</tr>
<tr>
<td valign="top" width="209">
Body Corporate Fees
</td>
<td valign="top" width="137">
852,805
</td>
<td valign="top" width="144">
$1,667,073,259
</td>
</tr>
<tr>
<td valign="top" width="209">
Travel expenses
</td>
<td valign="top" width="137">
804,925
</td>
<td valign="top" width="144">
$388,233,963
</td>
</tr>
<tr>
<td valign="top" width="209">
Borrowing Expenses
</td>
<td valign="top" width="137">
585,395
</td>
<td valign="top" width="144">
$242,502,146
</td>
</tr>
<tr>
<td valign="top" width="209">
Land tax
</td>
<td valign="top" width="137">
582,300
</td>
<td valign="top" width="144">
$739,311,332
</td>
</tr>
<tr>
<td valign="top" width="209">
Gardening/lawn mowing
</td>
<td valign="top" width="137">
409,145
</td>
<td valign="top" width="144">
$165,738,793
</td>
</tr>
<tr>
<td valign="top" width="209">
Cleaning Expenses
</td>
<td valign="top" width="137">
342,015
</td>
<td valign="top" width="144">
$192,405,834
</td>
</tr>
<tr>
<td valign="top" width="209">
Advertising for Tenants
</td>
<td valign="top" width="137">
331,470  
</td>
<td valign="top" width="144">
$76,681,158
</td>
</tr>
<tr>
<td valign="top" width="209">
Pest Control
</td>
<td valign="top" width="137">
269,325
</td>
<td valign="top" width="144">
$57,307,475 
</td>
</tr>
<tr>
<td valign="top" width="209">
Legal Fees
</td>
<td valign="top" width="137">
69,590
</td>
<td valign="top" width="144">
$43,177,549
</td>
</tr>
<tr>
<td valign="top" width="209">
Total Net rental income
</td>
<td valign="top" width="137">
2,696,785
</td>
<td valign="top" width="144">
-$8,034,540,412
</td>
</tr>
</tbody></table>
</body></html>

The top 19 rental expenses that landlords claim from the ATO

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It sounds unpalatable, and certainly no one would wish for it, however if a tenant dies in your rental property, there are a number of implications that you should be prepared for.
While landlord insurance can cover you in the event of a tenant's death, different policies offer varying levels of cover, explains EBM Insurance Brokers' RentCover division general manager, Sharon Fox-Slater.
“The financial costs vary depending on the situation. There can be direct costs, in terms of lost rent and clean-ups, and indirect costs if a property is slower to re-lease because of the associated stigma. Most landlord insurance provides some cover if a tenant dies, although the extent varies depending on your insurer," Fox-Slater explained.
She cites the example of a pay out they made to one investor, in the tragic event of a murder suicide in Melbourne, where a $50,000 repair bill and further $22,000 of lost rent over a 10-month period were funded by ther policy.
New carpet, tiling and repainting was required. Other claims included a $17,000 loss of rent over 11 months due to a tenant in Perth's passing and the real estate agent's difficulty tracking down next of kin to recover their goods.
Another case mentioned by Fox-Slater included a Melbourne tenant who committed suicide and had no next of kin. In this case, the State Trustee becomes responsible and the landlord was unable to access the premises until the possessions were auctioned and a funeral had been held. The lost rent paid out in this case was $11,000.
Frequently, for tenants living alone, the landlord or the property manager can be the person making the discovery of a death, when looking to find out why rent has not been paid.
“Dealing with a family that is grieving can make negotiations around issues like clearing out possessions quite difficult. However, many property investors aren’t in a position where they can afford to lose money indefinitely," she said.
10 tips to bear in mind in the event that a death may occur:
<ol>
<li>Be tactful, sensitive and compassionate in all dealings with the tenant’s family and friends. 
</li>
<li>Contact the next of kin and pay your respects. 
</li>
<li>Ask the next of kin who they would like you to deal with regarding the property. 
</li>
<li>Contact your insurer to ask about your cover and what paperwork is required to make a claim, for example a death certificate or published funeral notice. 
</li>
<li>If police are involved, liaise with the officer in charge of the investigation as to when access can be expected. 
</li>
<li>Organise a meeting with the person nominated by the next of kin about plans for vacating the property. Approach the conversation tactfully. 
</li>
<li>Offer the person contacts for firms who might be able to help pack, sort and store possessions until the family is ready to deal with them. 
</li>
<li>Be sensitive about the timing of any open for inspections or other contact – being mindful of events such as the funeral. 
</li>
<li>When the property is vacated, clean it, using specialist assistance if necessary, and re-advertise it for lease. 
</li>
<li>Keep all receipts and records to assist in your landlord insurance claim.</li>
</ol>
Source: RentCover
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Don't fear the reaper: 10 things to do if your tenant dies

<html><body><ol>
<li>A tenant must be 14 or more days in rental arrears for you to begin formal eviction proceedings, which begins with a Notice to Vacate. At this point, you need to wait a further 14 days before any action can be taken. Alternative payment arrangements with either the landlord or property manager can halt this process. 
</li>
<li>You cannot lock a tenant out and personally evict them, or change the locks. The only authority that can do this is the police, and they will need to have obtained a valid Possession Order and a Warrant of Possession (from VCAT in the state of Victoria). If you try to do this, the tenant can apply for a Restraining Order and can call the police. 
</li>
<li>Tenants can put in a claim for compensation for inconvenience, loss or damages if the landlord has acted unlawfully when attempting eviction proceedings. 
</li>
<li>The tenant should still be paying you rent until the termination of the tenancy, which tends to be when they move out. 
</li>
<li>There are some instances where you can apply straight to Tribunal for a possession order, without the usual circumstance of notifying the tenant. These include, but are not limited to, serious damage to the home or neighbouring homes, injury to the landlord, agent or a neighbour by the tenant, use for illegal purposes (such as drug manufacturing) and a number of other serious circumstances. 
</li>
<li>A landlord's case can be thrown out of Tribunal if they have not abided by the rules required surrounding dates and notice periods. Be sure to know what the required number of notice days is for your particular state or territory (where the property is located) and any extra days required for postage. Keep postal receipts and clear documentation for future reference. 
</li>
<li>If a tenant tries to rectify a breach, a Tribunal may not decide to grant the termination. For instance, Tenants New South Wales notes that "If you can show that you have fixed the breach or taken steps to fix it, NCAT may decide not to end the tenancy." 
</li>
<li>Sub-letting without permission can be grounds for eviction. 
</li>
<li>You cannot dispose of a tenants' items or "goods left behind" straight away. Perishable goods and rubbish may be thrown out, however personal documents must be disposed of after 90 days notice, by returning them to the issuing authority or in another lawful manner and not in a way that makes information publicly available. Other goods require 14 days notice, and they may be sold or disposed of. You must keep a record of the goods disposed of. 
</li>
<li>The tenant will not pay the landlord's legal fees at Tribunal if they are unsuccessful, unless the Tribunal orders otherwise, such as in a case of unreasonable disruption.</li>
</ol></body></html>

10 things to know about evicting a tenant

<html><body>
GUEST OBSERVATION
Although property investment remains very active well into 2014, this does not mean each and every investor is guaranteed success. Once you have found or developed the perfect property, the next step may be to attract and rent it out to quality, reliable tenants as opposed to selling it straight away for a profit.
Needless to say, a property that is well presented will attract tenants who will care for it as if it were their own.  And this is where home staging goes a long way to ensure appropriate presentation of your property.
<blockquote>
Finding the right tenant is not difficult if you determine your target market, create a good impression and screen candidates.
</blockquote>
Furnishing and styling a house, or rather staging it, was once only used to sell off new developments. Today, an increasing number of savvy property investors are using it to showcase a property’s strong points to good quality prospective tenants.
Attracting the right type of tenants is essential to maximising your property investment.  In addition, if you intend to sell an investment property, having top quality tenants ensures that property is even more appealing to buy for other investors.
Finding the right tenant is not difficult if you determine your target market, create a good first impression and screen prospective candidates appropriately.
Step one – Determine the right type of tenant for your property
It is crucial you understand the location of your property, who is living in the area and who wants to live there.
In order to do this, ask your local expert agent.  Look at the schools, transport and other services in the area to try and determine your potential tenant profile.
Are they likely to be young professional couples or families with kids?
Knowing who the renter is and making your place the one that ticks all or at least most of the boxes will mean you will find the right tenant faster.
Step two – Stage your property to make a great impression
The type of tenants who take care of their rental will most likely look for a property that's in great condition to begin with. So take the time to ensure your property is in top shape before listing it for lease.
In addition you want the right people to connect emotionally with your property.  
So, create a space where a prospective tenant can see them selves and they can imagine and aspire to the lifestyle that the property affords.
Staging a property that is for rent is even more important in the sense that people need to know what they can do to the place that is not permanent. 
<blockquote>
You want the right people to connect emotionally with your property. 
</blockquote>
After all their instinct would be to make the space shine and homely, and a perfect spot for them to spend their time. When renting this needs to be done without making huge or permanent changes.
Most of all in pre-sale or rental market property styling, there is the trend to focus on styling for a lifestyle. So if a property has a great outdoor space, don’t leave anything up to the imagination. Style the space to show people how they can use it and enjoy it!
Step three – Finding the right tenant for your property
If you are not confident in finding tenants on your own, sign up an experienced, reputable property manager. Your time is money so the expertise a property manager brings can be very valuable.  
So do your research and find out:
<ol>
<li>Who manages most of the properties in the area</li>
<li>How often they inspect your property</li>
<li>Their mode and frequency of communication and feedback with you</li>
</ol>
Finally, whilst a high quality presentation is no guarantee of a high quality tenant, there is no doubt it gives you the best possible chance of achieving a higher rent, quicker and a higher quality tenant.
Staging your house will attract the tenant you want to be in your house. Your success as an investor depends on the type of tenant you have living on your property.
Naomi Findlay is the award winning founder of the <a href="https://www.instituteofhomestaging.com.au/" target="_blank">International Institute of Home Staging</a> (IIHS) and SILK Home Staging &amp; Styling. She is also the author of a bestselling book, Ignite Your Property Mojo.
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Staging your investment property for a great rental return on investment

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While owner occupiers tend to have their insurance policies cut out for them (protect your home, yourself, and your stuff), landlords don’t have it quite so easy.

How much protection are you obliged to provide for your tenants? And how do you protect yourself?

Your exposure to risk as a landlord comes from two sources: potential damage to your property and assets, and damage to your tenants. Thankfully, standard building and contents insurance and landlord’s insurance will cover you should either of those situations eventuate.

Most landlord insurance policies will cover damage made by people external to your property. So if your rental property is vandalised by strangers, your landlord policy will most likely cover the repairs. But if your tenant or their guest takes a texta to the walls, the bond is your best bet. If you feel your bond doesn't provide enough cover, some insurers also provide extra tenant protection on top of your landlord insurance, which can cover malicious damage by your tenants or their guests, theft, or the loss of rental income if your tenants default on your rent.

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In general, your lease agreement will override your insurance policy. Most basic landlord insurance policies state that the insurer will not cover fixtures and fittings that the tenant is responsible for as part of your tenancy agreement. If you are considering landlord insurance, make sure you go through your prospective policy agreement with one eye on your lease.

Some landlord insurance policies will also reimburse you for lost rental income should your property become uninhabitable due to accidental damage.

The health and wellbeing of your tenants is your other main concern as a landlord. As the owner of a leased property, you may be legally liable for accidents that happen within that site. While your legal liability cover will differ depending on your policy and provider, in effect it works like public liability insurance.

If someone is injured in your property and successfully sues you, your standard landlord’s insurance will provide $10 million worth of cover to help you pay for this. While $10 million may seem like a staggering number, consider the potential costs for disability support your tenant may have to pay if they are permanently injured on your property. Bear in mind, landlord insurance will usually not cover the costs of any legal proceedings themselves. 

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What protection your landlord insurance policy should offer:

<ul>
<li>Damage from animals to the interior of your property, not including your tenants' pets or vermin and pests</li>
	<li>The effects of natural disasters or fire</li>
	<li>Sudden and unexpected impacts, like falling trees or cars colliding with your property. Note, this normally won't cover any damage that happens as a result of contracted works.</li>
	<li>Vandalism and theft by someone who didn't have the consent of you or your tenants to enter the property</li>
	<li>Your legal liability for claims arising from accidents onsite which result in bodily harm or death of someone on the property, not including you or your family.</li>
	<li>Your legal liability for claims where your tenants' or their guests' property was damaged in the rental</li>
</ul>
Before you decide to become a landlord, make sure you are adequately covered. Australia has a competitive insurance market, with plenty providing landlord coverage, so take the time to shop around for comprehensive and cost-effective policy. If you aren't sure what level of coverage is best for you, your property manager can give you some guidance.

 
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What insurance policy do I need as a landlord?

<html><body>
Complying with your legal obligations is crucial, regardless of whether you use a property manager or self manage your properties.
With this in mind, we're sharing 10 'must know' things from the Residential Tenancies Act in New South Wales and encouraging you to provide your own. Next week, we'll tackle Victoria.
<ol>
<li>
That the following terms are not allowed in your agreement:  - A requirement for the tenant to have the carpet professionally cleaned, or to pay for the cost of this service, at the end of the tenancy. - This may not apply if the tenant has pets. That the tenant needs any sort of specific insurance.  - That any rebate may occur if the tenant does not breach the agreement, and, on the other hand, that a tenant is liable to pay all the remaining rent, increased rent or a penalty if they breach the agreement. 
</li>
<li>
Your tenant has anti-discrimination rights.   While this can be a broad topic, you must not discriminate against tenants on the basis of your tenant's race, religion, sexual oritenation, age or any disabilities. Discrimination can be seen as broad, and may include undertaking extra inspections due to a tenant's age. 
</li>
<li>Pet bonds are not allowed. </li>
<li>
You do not have to allow sub-letting.  If a tenant is sub-letting without your consent, that is having another resident in the house pay rent to themselves, this is against the agreement. 
</li>
<li>
Tenants must be provided 60 days of written notice for a rent increase.   When 'written notice' is mentioned, you must allow time for postage if this is your intended method. It is recommended that landlords and property managers keep clear records of when notices have been sent, to avoid a breach. 
</li>
<li>
The property must be in a reasonable state of cleanliness, and it must be habitable, when provided to the tenant.   While this is a debatable point, it's largely worth remembering the state of a property you would be happy to inhabit, and emulate this. Remember to focus on making the property compliant, safe and clean. 
</li>
<li>
Tenants are required to report the need for repairs and maintenance.  They must also not make material additions or changes, such as the alteration of locks or security devices, or fly screens, without the consent of the landlord. 
</li>
<li>
There is a limit on the amount of bond you can charge a tenant. In New South Wales, this limit is up to four week's of the rent you have agreed to pay. As a landlord or property manager, a bond lodgement form is required to be provided to the tenant. 
</li>
<li>
A landlord must tell tenants 'material facts'.   These material facts include whether the home has been subject to serious flooding or bushfire in the past five years, if there are any health/safety risks or if the home has been the scene of a violent crime in the past five years. 
</li>
<li>
A tenant should be provided with a condition report. The tenant should be provided two copies, one of which is for their records, the other is for the property manager. They should be given seven days in which to complete and return this form.
</li>
</ol>
Do you have any "must know" facts from the Residential Tenancies Act? Share yours below.
</body></html>

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