A landmark former orphanage site in Surrey Hills could be transformed into a new residential community under plans lodged by <a href="https://www.apartments.com.au/developers/antipodean-land-developments">Antipodean Land Developments</a> that would deliver 76 apartments and townhouses while restoring some of the suburb's most significant heritage buildings.

The burgeoninng Melbourne-based developer has submitted plans for the 9,158 sqm site at 1 Kent Road and 24 Durham Road, home to the former St Joseph's Home for Destitute Children, a historic institutional complex dating back to the late 19th century. The proposal seeks to adaptively reuse several heritage buildings while introducing two new four-storey residential buildings set within extensive landscaped grounds.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> and Kerstin Thompson Architects, the project has been conceived as a contemporary residential village embedded within a restored heritage precinct. The development team describes the design approach as "The Village in the Garden," with new buildings positioned among mature landscaping by OCULUS and significant heritage structures.

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="44ec8c1b-c0b6-44ae-859e-5811b3e6a023" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design%20%281%29.png?VersionId=p.p1_KFh4iQoV4nisdnPfQBAsWNi7m79" />

The proposal would deliver 76 dwellings comprising a mix of apartments and duplex-style residences, significantly increasing housing supply on one of the largest privately held residential landholdings in Surrey Hills. The development includes 127 car spaces, 24 bicycle spaces and more than 1,000 sqm of communal amenity, with the existing chapel building earmarked for conversion into resident facilities.

According to the planning submission, the project centres on the restoration and adaptive reuse of the site's most significant heritage assets, including the original c.1889 St Joseph's building, the chapel designed by architect Augustus Andrew Fritsch, and the historic brick perimeter walls and entry gates. The proposal also incorporates the retention of other contributory buildings including the former infirmary and school building.

Tract Consultants, in the planning report accompanying the application, said the scheme had been shaped through extensive heritage analysis and design development.

"The shared vision for the Site by the project team has culminated in a scheme which successfully breathes life back into a historic site while delivering upon the objectives of Victoria's Housing Statement in a carefully curated and contextually responsive manner."

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="7263b7d8-95ea-400f-9531-6ca7d22c3c33" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design%20%282%29.png?VersionId=4cR1tiWOsDpgxEOwZi5vVFcyvvOsYkIE" />

The proposal is being assessed under Victoria's Significant Residential Development with Affordable Housing pathway. As part of the application, three per cent of the project's residential development cost would be contributed to the Social Housing Growth Fund. The development would also provide a diverse mix of one, two and three-bedroom residences targeting a broader range of buyers than typically found in Surrey Hills' detached housing market.

Sustainability initiatives include an anticipated 66 per cent BESS score, natural cross-ventilation to 80 per cent of apartments, 28 per cent deep soil landscaping and a canopy cover outcome exceeding local planning requirements. The proposal also sets aside more than 1,083 sqm for communal indoor and outdoor resident amenity spaces.

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="33fad46f-fe26-4d0a-acfd-6b776e1c6a3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design.png?VersionId=D9F6WVSyYCtGvSUmith35LRp6R7PQkw_" />

Planning documents describe the property as one of the largest underutilised residential sites in Surrey Hills, arguing it presents a rare opportunity to introduce "missing middle" housing in an established inner-eastern suburb while preserving and revitalising a significant heritage precinct.

Antipodean Land Developments has built a reputation for design-focused residential projects across Melbourne, particularly in the medium-density sector. Previous developments include Neighbourhood in Brunswick East, delivered with Breathe Architecture, and Balfe Park Lane, designed by Kerstin Thompson Architects.

They've been very active in site acquisition as they build out their future development pipeline. They recently launched Thornubury House, 45 apartments above a mix of commercial, retail, and food and beverage tenancies, and have plans for a boutique project in Fitzroy and another <a href="https://www.apartments.com.au/news/vic/antipodean-plan-apartments-for-deepdenes-missing-middle-on-whitehorse-road">"missing middle" project</a> on Deepdene's Whitehorse Road.

Joel Robinson

First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills

Developer <a href="https://www.apartments.com.au/developers/auyin-property-development">Auyin</a> is the latest to turn to the Victorian Government's Development Facilitation Program in an effort to secure approval for its long-planned, mixed-use project in Elsternwick.

In 2018, Auyin lodged plans with Glen Eira City Council for a 14-storey building, however Council approved a reduced eight-storey scheme. A subsequent VCAT appeal in 2019 upheld the eight-storey height limit.

The project was later amended to nine storeys, but Auyin is now seeking to revive something closer to its original vision. The developer argues that the planning context has evolved significantly over the past decade, particularly within the Elsternwick Activity Centre, where higher-density development has increasingly been encouraged along Glen Huntly Road.

The proposal would transform the 1,239 sqm site at <a href="https://www.apartments.com.au/new-apartments/7-12-horne-street-elsternwick-vic-3185">7-15 Horne Street</a>, opposite Elsternwick Railway Station, into a 13-storey residential and retail development designed by CBG Architects, with 40 apartments

The site currently comprises three commercial properties.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="5f465dd4-509b-4082-a669-0253b313914b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20podium.png?VersionId=72frWi0SmQ5AVJ3ARRhX5ILUYObhTm7x" />

The proposed apartment mix comprises 25 two-bedroom and 15 three-bedroom residences above 200 sqm of retail space at ground level. Residents would have access to a 90 sqm wellness facility, a 351 sqm communal indoor and outdoor terrace on the third level, and extensive landscaped areas throughout the development. A publicly accessible 135 sqm plaza would be created on the north-east corner of the site, providing seating, landscaping, and a new gathering space adjoining Horne Street.

The design adopts a four-storey podium that references the finer-grain character of the surrounding streetscape, with the upper tower recessed behind generous setbacks on all boundaries.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="e637e763-2abc-4c34-a0aa-5c7ad36fae18" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20open.png?VersionId=J1AoOpZgTyaF.KeeFSX6lMjEScX8KKRi" />

A key element of the proposal is the reconfiguration and widening of the surrounding laneways. Vehicle access would be retained from Lois Lane, with upgraded pedestrian connections linking Ross Street and Horne Street. The development would provide 58 residential car spaces, two retail car spaces, and 52 bicycle spaces across two basement levels and ground-floor facilities.

Architecturally, the building draws inspiration from the established character of Elsternwick Village. The façade combines dark charcoal brickwork, textured concrete, bronze-toned metal detailing, and extensive planting integrated into podium and tower levels. The design also incorporates a chamfered corner treatment and publicly accessible plaza intended to strengthen pedestrian activity around the station precinct.

Elsternwick's last new development completion was&nbsp;EVA Elsternwick by Pitard late last year. <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a> is working away on its nature-led neighbourhood, <a href="https://www.apartments.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick-vic-3185">Elsternwick Gardens</a>, on Gordon Street, with its first stage expected to complete next year.

First look: Auyin seeks mixed-use apartment project in growing Elsternwick Activity Centre

<a href="https://www.apartments.com.au/new-apartments/otium-parkdale-123-125-como-parade-east-parkdale-vic-3195">Otium Parkdale</a>, the 13-residence boutique development by&nbsp;<a href="https://www.apartments.com.au/developers/huxtable-property">Huxtable Property</a>, has entered its final stages of delivery, with completion expected within the coming month and more than half of the residences sold.

The Como Parade East project is nearing the finish line at a time when opportunities to purchase new apartments in <a href="https://www.apartments.com.au/developments/parkdale-vic-3195">Parkdale</a> remain exceptionally limited. Fewer than 10 per cent of dwellings in the bayside suburb are apartments, making developments like Otium a relatively rare addition to a market traditionally dominated by detached housing.

[smartcode_project:default project_id=134974 project_image_fid=5427]

The three-level development comprises 13 residences, including ten two-bedroom apartments and three larger three-bedroom homes, all positioned above a secure basement car park.

Designed by <a href="https://www.apartments.com.au/architects/almeida-architects">Almeida Architects</a> with a strong connection to its coastal surroundings, Otium combines red brick, exposed concrete and dark metal detailing with integrated landscaping and greenery. Expansive glazing, generous balconies and terraces have been incorporated throughout the design to maximise natural light and reinforce indoor-outdoor living.

Inside, the residences feature engineered European oak flooring, natural and reconstituted stone benchtops, Bosch kitchen appliances, ducted heating and cooling, lift access and secure entry systems. The larger three-bedroom residences on the upper level have been designed with house-like proportions, while the two-bedroom apartments prioritise functionality, flexibility and low-maintenance living.

[smartcode_project:default project_id=134974 project_image_fid=5421]

The project is now in its final stages, with <a href="https://www.apartments.com.au/builders/labco">Labco</a> completing the remaining landscaping and external finishing works following the completion of the residences' interiors.

Otium's location within the heart of Parkdale continues to underpin its appeal. Residents will be just steps from local cafés, restaurants, shops and the newly elevated Parkdale Station, while the beach is less than a kilometre away.

With the project tracking ahead of schedule, buyers can currently secure a residence with a five per cent deposit and benefit from settlement terms of up to eight months. The advanced stage of construction also provides buyers with the opportunity to walk through the near-complete residences and experience the quality and finishes firsthand ahead of completion.

[smartcode_project_cta:default project_id=134974]

Otium Parkdale enters final month before completion as rare apartment opportunity nears sellout

A new boutique apartment development is entering the market in <a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a>, with Brisbane-based developer <a href="https://www.apartments.com.au/developers/ausdev">Ausdev</a> bringing 33 residences to a well-connected pocket of Brisbane's north.

<a href="https://www.apartments.com.au/new-apartments/parkdrive-apartments-chermside-25-sammells-drive-chermside-qld-4032">Parkdrive Apartments</a>, at 25 Sammells Drive, will comprise a mix of one- and two-bedroom residences positioned within walking distance of Westfield Chermside, The Prince Charles Hospital, and Bradbury Park.

Established in 1989, Ausdev has a long-standing presence across both development and construction, with Parkdrive Apartments representing its latest residential project in Brisbane's northern suburbs.

[smartcode_project:default project_id=152125 project_image_fid=363778]

The development has been designed around open-plan living and natural light, with residences featuring stone benchtops, timber cabinetry, BOSCH appliances, and private balconies that extend the living areas outdoors.

Kitchens are positioned as the centrepiece of the homes, incorporating natural material palettes and integrated appliances, while bathrooms have been designed with a focus on functionality and understated finishes.

Residents will have access to a communal barbecue and entertaining area on Level 3, providing shared outdoor space within the development. Secure parking and lift access are also incorporated into the building.

The project will deliver a limited collection of 33 apartments, with one-bedroom residences priced from $749,000.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Beyond the building itself, the location places residents within easy reach of several of Chermside's key amenities. Bradbury Park is around 350 metres away, while Westfield Chermside is approximately 1.3 kilometres from the site. The Prince Charles Hospital is located within 750 metres, and the Chermside Bus Interchange is around 1.5 kilometres away, providing connections across Brisbane.

Parkdrive Apartments adds to the growing residential pipeline in Chermside, a suburb that continues to evolve as a major retail, healthcare, and transport hub for Brisbane's north.

[smartcode_project_cta:default project_id=152125]

Ausdev introduces boutique Parkdrive Apartments to Chermside's growing centre

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Property Management

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GUEST OBSERVATION
Carbon monoxide, or 'the silent killer' <a href="https://www.forbes.com/sites/marijkevroomendurning/2013/08/20/carbon-monoxide-a-silent-killer-are-you-safe/" target="_blank">as it is often called</a>, is a highly poisonous colourless, odourless and tasteless gas that is caused by faulty or unserviced gas appliances.
But as fatal as it can be, it can also be easily prevented with regular maintenance and by recognising the signs and symptoms of when carbon monoxide is present. To ensure you are protected as a property manager, landlord and tenant, here is what you need to know to prevent and quickly identify carbon monoxide poisoning.
What you need to know as a property manager and landlord
The Residential Tenancies Act 1997 requires a landlord and property manager to ensure that rented accommodation is maintained in “good repair”. This includes all gas appliances provided by the landlord that must be safe to use and properly maintained.
Failure to ensure gas appliances are properly installed and safely maintained every two years according to the manufacturer’s instructions, can not only be harmful or fatal to your tenants, it can also cause extensive property damage, expose you both to legal action and jeopardise your landlord insurance.
It’s just not worth the risk, especially when it can be so easily avoided. To protect yourself, your property, your business and your tenants here are five tips to follow as a landlord and property manager:
<ol>
<li>Have gas appliances installed by a qualified gas fitter</li>
<li>Install a carbon monoxide alarm, like smoke alarms these save lives</li>
<li>Have gas appliances serviced every two years by a qualified gas fitter</li>
<li>Ensure there is adequate ventilation around gas appliances</li>
<li>Act on tenants concerns quickly</li>
</ol>
 What you need to know as a tenant
While gas appliances are one of the most effective and energy efficient ways to keep warm indoors and out, there are certain risks you need to be aware of and carbon monoxide poisoning is one of them.
While it is almost impossible to detect, it can give you subtle symptoms and signs that it may be present. Symptoms of poisoning start a like the flu, you can experience headaches, tiredness, nausea and vomiting, which can lead to confusion, unconsciousness and death in high doses.
The challenge is that gas appliances are used more frequently during flu season resulting in the symptoms of carbon monoxide poisoning going undetected or misdiagnosed as the flu. This is why it is vital to monitor your family’s health. If symptoms persist or you improve when you are away from home but feel worse when you return, carbon monoxide may be present.
To protect yourself and your family here are five tips to follow as a tenant:
<ol>
<li>Ask when gas appliances were last serviced by a qualified gas fitter</li>
<li>Request a carbon monoxide alarm, as said above these save lives</li>
<li>Only use gas appliances in the way they are intended, don’t bring outdoor appliances indoors</li>
<li>Report your concerns promptly and in writing. Don’t hesitate to follow up, your safety could be at risk</li>
<li>Know the signs when carbon monoxide might be present</li>
</ol>
 How to identify if carbon monoxide might be present in your home
For the safety and wellbeing of all involved it pays to know the signs that can present when carbon monoxide is in your home or investment property.
If you have:
<ul>
<li>Pilot lights that frequently go out</li>
<li>Excessive condensation</li>
<li>A blue flame that starts to burn yellow or orange</li>
<li>Sooting, or yellow or brown staining around your appliances, ceilings or walls; and/or</li>
<li>Improved health when you are away from home but worsen on your return</li>
</ul>
Carbon monoxide may be present and you need to report your findings to your property manager and landlord immediately.
As a property manager or landlord, if you know the gas appliances in an investment property are due for a service organise a qualified gas fitter to inspect them as soon as possible, you might just save a life.
Frans Sterk is a qualified gas fitter, carbon monoxide specialist and owner of Gaswatch. For more information and safety tips on carbon monoxide head to <a href="https://www.gaswatch.com.au/">www.gaswatch.com.au</a>
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Carbon monoxide: What you need to know as property managers, landlords and tenants

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It is certainly important to consider the vacancy rate of the suburb you’re considering investing in, but you should also consider prospective property managers’ vacancy rates.
According to PhilipWebb property management division head Sophie Lyon, you need to be asking plenty of questions of your property manager.
“Your property manager should know their stuff, and easily be able to describe the tenant demographic and suburb profiles,” said Lyon.
“How many properties do they manage in the area? How many are similar to yours? What is the agency’s occupancy rate?"
She explained that the way your investment property is marketed to tenants directly impacts the number of days it’s available on the rental market – and therefore your own cash flow and financial situation.
“You need an agency with a track record of high occupancy rates. The less time it is vacant, the more profitable your investment,” she said.
Ask property managers the rental occupancy rate on their books and compare it to that of the area.
“This is one of the most important factors to look at when choosing a property manager,” she said. She also noted that the quality of the tenants will also directly impact on your return.
“Landlords should regard having a good property manager as having good insurance,” she explained.
“A lot of what property managers do is behind the scenes. We deal with fallen trees, gas explosions, fire and even murder suicides.”
Maintenance, mediating disputes, emergency repairs and communication are all in a property manager’s daily lot.
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Property manager’s vacancy rate as crucial as area’s: PhilipWebb

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Managing your own investment property has its advantages. You get to maintain control of the process and it can save on agent costs but there are traps that investors need to watch out for.
Property Observer talked to NSW Department of Fair Trading senior customer service officer Hollie McPherson about the common mistakes that self-managing landlords make.
<ol>
<li>
Access One of the most common complaints the NSW Department of Fair Trading receives about self-managing landlords relates to accessing the property without permission. “Because it’s a significant investment that people make when they buy and investment property, sometimes the landlord will not let go of the property and turn up without providing sufficient notice,” McPherson says. Retaining control over management does not mean you can ignore the rules about access. Landlords need to remember that tenants have rights and must obtain permission to access the property, except in some special cases. Landlords often face problems with tenants failing to grant access for the landlord or others to come to the property to carry out repairs, for example. If the tenant fails to provide access after the landlord has given the proper notice, the next step for the landlord would be to go to the dispute service offered by the Department of Fair Trading. 
</li>
<li>
Bonds Another common mistake that self-managing landlords make is not lodging rental bonds with the Department of Fair Trading, McPherson says. Landlords in NSW must lodge bond money with Fair Trading. Some landlords keep rental bonds in their own personal bank accounts, which can make it difficult for tenants who are leaving a property to recoup their bond. That’s not allowed. Landlords sometimes request more than four weeks’ worth of rent to be held as a bond but that’s also against the rules. 
</li>
<li>
Documentation “Sometimes landlords forget [a rental property is] like a business,” McPherson says. “You do need to have things in writing. It’s a protection for the tenant and for the landlord.” There’s no requirement in NSW to have a written tenancy agreement in place when renting out a property. When there’s no rent agreement, the lease reverts to a six month agreement that applies to both landlord and tenant. The landlord can’t increase the rent during that period and the tenant can’t stop paying the rent. While it’s not a requirement to provide a written tenancy agreement, it’s a good idea to have one. It’s difficult to prove that someone is a tenant and not a guest if there’s no tenancy agreement in place, McPherson warns.  A tenancy agreement should show what’s included under the lease agreement. It should also include a condition report that documents any damage or flaws in the property when the tenant moves in and out. “It’s an investment property so you want to keep track of what condition the property was in at the start of the lease,” McPherson says. Take photos for evidence. When the tenant moves out agree a time to inspect the property. If there’s damage the landlord can get works done and show receipts to the tribunal to have the repairs paid for out of the bond money. “Without that it’s really hard for the landlord to prove who caused the damage,” McPherson says. With rental payments, McPherson says it’s wise to provide rent receipts to the tenant or keep a tenant ledger, although some landlords fail to do this. “Keeping a tenant ledger is good for the landlord because it shows if the tenant is up to date also it’s good for the tenant because they can use it for future rental applications,” McPherson says. As a landlord, you’ll probably need to keep track of rental payments for your own tax records anyway. 
</li>
<li>
Charging for utilities Landlords sometimes make the mistake of trying to charge for utilities when they are not allowed to. “There are clear rules for when you can and can’t charge for water usage,” McPherson says. If there’s only one water meter for multiple residences, such as in an apartment building, you can’t charge utility bills, for example. 
</li>
<li>
Staying in touch Another common mistake is that landlords will only provide a mobile number to their tenants which can make it difficult for the tenant to get in touch with them. “It’s important for the landlord to give [the tenant] their full name, address to write to, telephone number or email address,” McPherson says. If something goes wrong, it’s important to try to contact the tenant to try to have a discussion about the problem. Keep a written record of what was discussed, including a diary of conversations and communication with the tenant. Record details such as when repair works will be completed, or why modifications won’t be made if the landlord chooses not to do work that the tenant requests. “It doesn’t matter how good the relationship was at the start things can go sour,” McPherson says. 
</li>
<li>
Seeking help If landlords are not sure of what to do, they can contact the Department of Fair Trading for advice, McPherson says. There are also fact sheets on the website that can assist. Fair trading can negotiate with the tenant on the landlord’s behalf, free of charge. Mediation is mostly conducted by telephone but if required Fair Trading can facilitate to face-to-face meetings. “If [landlords] make an effort to resolve issues, keep records in writing, then the service we offer is quite effective in negotiating the outcome,” McPherson says. If the problem can’t be solved through mediation, the next step is to go to the NSW Civil and Administrative Tribunal for a binding decision. It costs $47 to lodge a case with the tribunal.
</li>
</ol>
Note that this story refers to processes and rules in NSW only. The details will be different in other states and territories but the basic principles are still the same.
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The six most common mistakes self-managing landlords make

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Victorian real estate agencies Barry Plant and hockingstuart have partnered to launch YourPorter.
The new industry-run business allows real estate agents to connect renters with electricity, gas, water, telecommunications and pay television services, and delivers benefits YourPorter to agents. 
According to Nigel O'Neil, managing director and chief executive of hockingstuart, agents will receive commissions and equity in exchange for referrals to utility suppliers including AGL, Origin, Telstra and Foxtel.
“Agents are the sole source of leads for utility connections businesses, yet traditionally their commissions have been relatively low,” says O'Neil.
“YourPorter’s mandate is to ensure that real estate businesses derive maximum value from utility connections on both an income and capital basis.
“We’re doing this by paying industry leading commission rates and allocating 47% of the equity in the YourPorter business directly to the agencies that refer utility connections. This type of opportunity does not exist with our competitors,” he explains.
Barry Plant Real Estate chief executive Mike McCarthy says "YourPorter is about regaining a level of control over our data and relationships", given the "concerning level of influence" third party businesses like property portals have with clients. 
"As real estate agents, we’re increasingly realising the importance of leveraging our client relationships to create value in our business," he notes.
Tony Zarka, the former national business manager of Direct Connect Australia, will oversee YourPorter as general manager. He claims the service is a "game changer".
"It’s taking the reins off external providers and provides consumers with a service that is convenient, fast and reliable because it’s in the hands of the people who really understand the property market and the dramas of moving house – real estate agents,” he says.
The business offers a same-day connection guarantee, and an emergency accommodation option if required. Through the "Porter Club" incentive scheme, individual real estate agency offices can also give employees "points" that can be converted into dollars on a personal debit card.
YourPorter had a "soft launch" in late 2013 across Barry Plant and hockingstuart agencies, and is now offered to the national real estate industry. According to O'Neil, Buxton, Hodges, Fletchers and Jellis Craig have supported the business.
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Barry Plant and hockingstuart launch utility connections service for renters

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Tenants and landlords are equally responsible for gas and appliances in rental properties, according to First National Real Estate’s Amanda Kohler.
Kohler warns investors not to be lulled into a false sense of security even as Winter ends, and warns that gas ovens, cooktops and hot water systems need a close watch to avoid potential injury and property damage.
State legislation varies, however safety and good repair should be ensured by the landlord and property manager.
“Managing agents should make sure they arrange periodic appliance checks, using qualified inspectors, in all managed rental properties. They should also educate their landlords regarding their legal obligations,” she said.   “Equally, tenants are obliged to use appliances in accordance with instructions and report any faults or suspected faults to their landlord or managing agent immediately.”
A qualified technician should ideally service the appliances once every second year, as faults can produce carbon monoxide – which can be lethal.
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Investor alert: Double check your gas and appliances this weekend

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Property managers are not always seen as important as they are when it comes to your investment properties.
While some recognise the strength of a savvy PM, others will settle for the cheapest option.
There are certain skills that make truly excellent property managers stand out. Here are five of these qualities and skills that Property Observer considers non-negotiable in the individual. However, it’s worth bearing in mind that often multiple property managers will be assisting with your property and each company has a different set up. Be aware of who is truly looking out for your interest in the first place.
Picking a property manager is very important (you can read <a href="/news/how-to-choose-the-best-property-manager">our how to on selecting the best one here</a>).
Here are the four skills and qualities that we suggest you look for:
<ol>
<li>
Negotiation skills The ability to negotiate is second to none for a property manager. Your desires are not always going to line up with those of your tenant, and they are going to need to encourage the tenant to compromise and work with them on your behalf. If the tenant wants you to replace an item, and you’re suggesting a repair, then a good negotiator can seamlessly work this one through with a tenant when the circumstances are reasonable. Negotiators will also give you plenty of assistance to solve problems before they hit tribunal, so you’ll find yourself saving time and money. How to test this: Ask the property manager about a situation when they have had to get a tenant to compromise, or talk them round. They should be able to describe a successful outcome and explain how they did it. 
</li>
<li>
Friendly/Personable Whether it’s managing a rent increase, or letting a tenant know they are in arrears, a personable property manager has more of a chance of keeping everyone onside. While keeping you, as the landlord, happy is one thing, tenants are also human and it’s important that your property manager is friendly enough that they are respected, but firm enough that you get what you want. Property managers who truly care about their tenants and landlords as well help in the long run – they will ensure the tenant is kept in a well-maintained property, which will assist you from larger repair bills and potential future lawsuits. They should be friendly, but confident, and able to speak plainly. You should get a sense of how personable the property manager is in the way they speak to you, and treat you, and the manner in which they discuss their tenants. Respectful and courteous is key here. 
</li>
<li>
Thorough The best property managers are thorough. Often this has much to do with the paperwork and systems set up for the job to be done – checklists, forms that must be filled out and processes that they go through can ensure that everything is ticked off seamlessly. Rushed and careless people, as in any business, are likely to cut corners or miss important items they should have checked. For instance, if they don’t check every aspect of the property before returning the bond then you’ll find yourself in strife. Ask about the processes they have in place, and how they ensure that they don’t miss anything they need to. If you’re still not convinced, get them to describe to you how they undertake a part of the process – such as an annual inspection or an end of tenancy inspection. 
</li>
<li>
Knowledge of legislation This can be a little trickier to test, but it’s crucial your property manager knows the rules and regulations surrounding their profession. You don’t want to find yourself or your property manager fined for charging the incorrect bond, or giving incorrect notice periods. You also want to ensure that the finer points of the legislation they’re up to date with. Read through the basic legislation yourself and ask them some simple questions that have straightforward answers. For instance, what is the process for if I find a tenant has subletted the property without my knowledge? Or, when a tenant is in arrears, what steps do we take?
</li>
</ol>
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The four non-negotiable qualities you want from a property manager

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Organising bills and responsibilities with a tenant or with your landlord can be a headache, however Western Australia has a solution that allows property owners to prepay for the entire year and to set up a “tenant bill”.
The “tenant bill” allows Western Australian property owners to issue separate water use accounts to tenants and allows both owners and tenants to direct debit to pay service water use charges – this will cause no fee to be charged via the My Water website.
This comes as the Water Corporation looks to make it easier for property managers, investment property owners and tenants to manage their accounts and is the result of feedback from its customers, explains Water Minister Mia Davies. 
“Customers can now choose to prepay their service charges for the financial year, without applying a credit to future accounts. This will reduce the number of service charge bills received from the Water Corporation to one per property, making it easier for customers with multiple accounts to manage their bills,” Davies said.
“Investment property owners and property managers simply need to inform the Water Corporation there is a tenant on site which then gives the Water Corporation permission to issue a separate water use account every two months directly to tenants.”
Owners and tenants, as of yesterday, can choose to set up these separate direct debit arrangements. PDF copies of bills can now also be sent to individual email addresses. 
“This gives property owners and tenants the ability to set-and-forget their payments every two months,” she said. 
Two-monthly billing has apparently been popular with investors as it quickly shines a light on unusual water usage, allowing them to detect leaks and other activity earlier.
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Investment property owners given simple service charge option in WA

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Long grass and leftover materials (including on vacant land)
Don’t leave your property unattended, and ensure your tenants know their responsibilities as well.
In many areas, particularly where bushfires may occur, long grass and strewn-about materials – even on your own land – can constitute a hazard.
In Victoria’s Manningham, for instance, a $2,000 fine can be incurred for allowing your property to “remain a fire hazard or unsightly”. If you don’t comply with the notice, they further inform you that they will clear the land and pass on the costs to you, in addition to the fines issued.
This is certainly not contained to Victoria, and warnings regularly make news.
Failing to empty water containers
If you fail to empty water containers in some areas, particularly in summer months, then you might face fines.
Cairns Regional Council, in February, issued warnings about fines up to $22,000 for those who have water build up. This is due to the substantial risk of encouraging the dengue mosquito to breed on your property. The Council noted that this is for situations where the ‘container’ isn’t necessarily aimed for – they point to the example of a tarp covering a caravan that was containing water, children’s sand pits, fallen palm fronds, wheelbarrows and old tyres.
The fine is usually $550 for individuals and up to $2,750 for corporations, but can span up to the higher amount if the matter is taken to court.
Overhanging plants
If any of your trees, plants, shrubs or other matter overhangs from your land onto council land, such as obstructing the footway, then you may face penalties.
Owning a dilapidated building
Fines for not keeping a building repaired, and leaving them to decay for years, can also be seen.
In Tasmania since December, for instance, new rules can see body corporate facing $50,000 fines and individual owners slugged $13,000 for not keeping their buildings up to scratch.
Leaving the bins on the kerb consistently
It’s all well and good to put your bin out a day or so early, but don’t leave it there or you may also face a fine.
In Brisbane, the council is pretty blatant about the aggravation this causes residents, noting “When bins are left out on some of Brisbane's narrower footpaths, they can force pedestrians onto the road.” Bins “continually left on the footpath or kerb” may be investigated and fines may be issued. Those who do not have a reasonable excuse for bringing their bin back in may face an “on the spot” fine.
It’s not clear whether the tenant or the property owner is slugged this fine, but it might be worth reminding your tenants of your council’s rules.
Not keeping up to date with swimming pool standards
Rules around pool fences and associated requirements change regularly and can differ from state to state. Property Observer knows of one property owner fined for not having a resuscitation poster on the wall in Sydney, while many others will face $220 in fines for not registering their pool on the New South Wales pool register.
In some areas, having tall pot plants or chairs around your pool fence – that a child could climb up using – could see you facing fines. In the Hills Shire Council in New South Wales, for instance, 900 millimetres is the suggested minimum distance for any objects around the fence. Specific heights, materials and other considerations are also required to avoid facing a fine for an unsafe swimming pool.
While ‘spa pools’ may not need to be surrounded by a fence, they do need a child-proof cover.
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Six things you can be fined for as a property owner

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Previously, I looked at <a href="/expert-insights/investing/the-pros-and-cons-of-investing-in-a-modern-duplex">the positives and negatives of duplex housing from an investor perspective</a>.

Today I'll explore a more recently evolved ‘sister’ property type to the humble duplex – the ‘dual-key’ property.

Dual-key properties are a fairly recent emergence; however they have existed for decades in places such as Sweden, Japan and the United States.

A dual-key property is effectively one main property, with one front entrance door/hallway. The property then has a living room, bathroom, kitchen and one or two bedrooms.

Sounds like any normal property so far; except that a dual key property has an additional dwelling inside of it. Usually there’s an extra bedroom that has its own door lock. Inside the bedroom is a studio apartment with its own small kitchen and separate bathroom.

Unlike duplexes, dual-key properties enable one space to be shared by two separate parties or tenants. The property may have only one entrance/front hallway, through which all occupants enter. Some dual-key properties have only this as a common area, however most typically have a shared lounge and kitchen. Usually each tenant will actually have separate keys that unlocks only their own bedroom and bathroom spaces.

The pros and of a dual-key investment:

<ul>
<li>Two income producing properties on one title (unlike some duplexes, townhouses and attached dwellings that may require separate titles).</li>
	<li>As the property unit owner will typically only need to pay strata for one property, not two.</li>
	<li>Each portion can still be let separately, offering investors great scope for maximum rental return.</li>
	<li>Arguably, in an ageing population that is also downsizing and urbanising, dual-key could be a smart play to reach into the urban dwellers who require extra space for a parent or elderly relative to live close-by (but still with some privacy and separation).</li>
	<li>Another target rental audience for these property types would be students. Most urban students desire to live within walking distance to everything; their campus, CBD centres, and transport hubs. Dual-key properties may be attractive to students who seek a well located, low maintenance/low common area cleaning property.</li>
</ul>
The cons and of a dual-key investment:

<ul>
<li>Because dual-key is a (relatively) new property type in the Australian market, many are being priced as such. It may be financially smarter, in terms of rental return, to simply buy two separate properties from the beginning.</li>
	<li>The jury is still out on whether this property type is high demand or not. The abovementioned student and extended-family demographics may appreciate this property type, but many others will not. Urban young professionals, for instance, may simply prefer to pitch in for a three or four bedroom share house instead.</li>
	<li>Banks and lenders may have reservations in approving mortgages for this property type.</li>
	<li>Dual-key properties may actually offer limited capital growth. However, some dual-key properties may be easily convertible back to a two to three bedroom single property later down the track.</li>
</ul>
It is a great sign of the times that dual-key properties are on the uptake. With limited urban space and continually high-demand to occupy it, this property type could be a good compromise between human density and quality of life.

As a prospective investment property however, like all property types, would-be investors need to crunch rental and capital growth numbers and consider all the issues a dual-key property type presents, before taking the plunge.

<h2>Check out our latest listings:</h2>

[smartcode_project:default project_id=22057]

[smartcode_project:default project_id=94811]

[smartcode_project:default project_id=24532]
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The pros and cons of dual-key investment properties

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A young Victorian man has been declared ineligible to hold a licence or act as an agent’s representative for seven years after stealing $14,753 in rent and bond money.
James-Paul Moularas, 23, stole the money from the tenants of five properties in <a href="/news">Travancore</a>, <a href="/news">Brunswick</a>, <a href="/news">Brunswick East</a>, <a href="/news">St Kilda East</a> and <a href="/news">Preston</a>.
Victoria Civil and Administrative Tribunal senior member Robert Davis found that between 11 October and 15 November 2012, Moularas had fraudulently failed to account for, deliver or pay money had received or held as an agent’s representative. He also failed to promptly pay all money he had received in his role to his employer or its specified trust account. The tribunal heard that Moularas had not acted fairly or honestly in relation to his duties as an agent.
Davis said there was “no doubt in his mind” that Moularas’ conduct would be considered unprofessional.
In November 2012, Moularas confessed that he stole the money to his employer, Secure Invest Property Group Pty Ltd, owned by his uncle. His uncle and parents repaid the money that he stole for his own use.
Moularas, who is originally from Adelaide, will be ineligible to hold a licence until 30 April 2021. Davis considered banning Moularas permanently but decided that a seven year ban was appropriate given that this was his first known offence. Moularas did not appear at his tribunal hearing.
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