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

Property Management

jduke-EHk3XBmHkn

Four out of the box ways to get your investment property rented

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Rents in metropolitan Perth dropped further in recent months, down by $10 per week this year following a $10 drop towards the end of last year. The median rent is now $450 per week across city suburbs.
REIWA data shows this typically breaks down to around $460 per week for a house and $440 for a unit or apartment.
Our data also shows the vacancy rate across Perth remains high at around 4%, due largely to the economic and population slow down. It has also been boosted by many tenants having left the rental system to buy a home of their own.
The long term equilibrium for vacancy rate across Perth is 3%, so the current rate is around one third higher than it might ideally be.
Our figures show there are around 5,000 metropolitan rental properties on the market which is 56% more than the same time last year.
As the number of rental properties swell and overall rents come down, the number of people breaking their lease to find a different property has jumped significantly.
The changed conditions mean that some people are breaking leases to move into a more affordable dwelling, a larger premises or maybe a home in a much better location to suit their needs.
These outcomes are understandable and REIWA property managers are experiencing a significant increase in the number of enquiries from both tenants and property owners asking about the costs involved in breaking a lease.
Tenants need to understand that a lease is essentially a contract between two parties and leaving the premises before the agreed termination date is a breach of that contract.
Under the Residential Tenancies Act, the property owner is entitled to be ‘no worse off’ as a result of any breach by the tenant. As such, they can claim from the tenant any costs, such as rent until the premises are re-let or the original period expires, the charges for advertising for a new tenant and any unused portion of the letting fee.
These claims could add up to several thousand dollars billed against the outgoing tenant, particularly if the premises they vacate takes a while to secure a new tenant. This can be devastating to someone who has broken their lease, started renting a new property and is now effectively paying rent on two places, one of which is empty.
It’s very important therefore, that if a tenant is thinking of breaking their lease for whatever reason, that they talk to the property manager about the potential costs so they can make a considered decision about timing and budget.
This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" target="_parent">reiwa.com</a>.
Image courtesy of <a href="https://www.seniorliving.org/" rel="nofollow" data-rapid_p="22">SeniorLiving.Org</a>/<a href="https://creativecommons.org/licenses/by-sa/2.0/" target="_blank">Creative Commons</a>.
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dairey-MVZf5ZguQC

Don’t break your bank by breaking your lease

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Sydney-based veterinarian, Yen Wong, the founder and director behind Rent With Pets, wants to match pet-friendly landlords with pet-owning tenants.
<a href="https://www.rentwithpets.com.au" target="_blank">Rent With Pets</a> is the newly launched site that provides pet-friendly listings in a similar manner to other rental websites.
“It’s a tragedy when pet owners are forced to give up their beloved pets due to the lack of pet friendly rental accommodation,” said Wong.
“Animal shelters are full of pets surrendered by people who are struggling to find pet friendly rental accommodation.”
A year ago, Property Observer reported that <a href="/news/vic/terriers-and-terraces-melbourne-pet-friendly-properties-attracting-dog-loving-renters">Melburnian rentals that offer themselves as "pet-friendly" can actually achieve a higher rental return</a>.
However, Wong says that they don’t just match the tenants and the landlords and leave them to it. They work closely with landlords and property managers to set guidelines for the pets that are suitable for the properties.
Pet owners can access the site for free and, in celebration of the launch, the first 500 property managers and landlords to sign up, they can get free listings for a year.
Rent With Pets also includes information for pet owners on how to find the perfect rental, tips for applying and other useful information, such as a business directory.
YOU MIGHT ALSO WANT TO READ: Letter from the editor: <a href="/news/letter-from-the-editor-the-drought-of-pet-friendly-rentals">The drought of pet-friendly rentals</a>
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Rent With Pets offers investors a chance to list for free

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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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GUEST OBSERVATION
So you’ve made it to the crucial stage of selling your home: the inspection.
Think of the open house as a first date with your prospective buyer, you only get one chance to make a lasting impression.
While it is common knowledge to de-clutter and clean every nook and cranny in the house, what is the key to making your home stand out so that it has the best chance to sell for a great price quickly?
It’s important to remember that a well-presented home gives buyers the impression that the property is well maintained and therefore, chances of encountering hidden problems post-sale are minimal.
You are permanently on show
Although you will not be letting people into your home all day, every day, there is a good chance you will have people driving by to look at the home and assessing the street appeal from the minute the property hits the market.
In some cases, this is a way that properties are shortlisted. If a potential home buyer likes photos of your home, they might go ahead and do some research on the street appeal and what other houses in the street are like before they attend an inspection.
You always have a chance to make an impression before the buyer contacts an agent, so here are some “housekeeping habits” to get into in order to maximise your chances of drive-by buyers wanting to see more:
<ol>
<li>Make sure your front gardens and lawns are well kept and maintained; 
</li>
<li>Remove all junk mail and newspapers from the letterbox and yard as they arrive; 
</li>
<li>Park the cars in the garage, if possible; 
</li>
<li>Avoid having rubbish out for collection on the kerbside, and; 
</li>
<li>Each night before sunset, turn on all outdoor lights.</li>
</ol>
Set the mood
You might not know what the potential home buyer is thinking, but you can do your best by making them feel positive and by creating a welcoming and comfortable atmosphere in your home.
A great way to set the mood is to think about the senses; what the prospective buyer will experience when inspecting your home.
For instance, you can open all windows at least an hour before an inspection to chase away any “house smells”. You can also try placing a cinnamon stick in a cup of water in the microwave for two minutes, or plugins, candles and oils to add a subtle fragrance in your house.
To add to the mood you can play some non-offensive music in the background, keeping in mind that everyone has different tastes.
And do remember to adjust room temperature accordingly, making sure that it is comfortable for visitors walking in and out of the house.
All trimmings great and small
Whether you already accessorise or not, it’s the little things that help create a great impression.
For example, sprucing up cushion covers, putting your newest towels in the bathroom and clearing your paperwork off your desk [no matter how neat it is] go a long way in creating a large but lasting impact of the house and its owners.
Other tips and ideas include:
<ol>
<li>Buy fresh flowers, even if it is simply a centerpiece for the dining or coffee table. 
</li>
<li>Straighten and align photographs and art on walls. 
</li>
<li>Turn off all electronic devices such as computers and televisions. 
</li>
<li>Leave toilet seats down. 
</li>
<li>Leave all internal lights and lamps on during inspection.</li>
</ol>
A home that is a fresh, cared for, low-maintenance property is a something most people are very attracted to so the day your home goes to market should be the best it has ever looked.
Inspection time is the moment to make your home shine and stand out from the competition and where you aim to gain the maximum price in the shortest time period.
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 <a href="https://www.silkstaging.com.au/" target="_blank">SILK Home Staging &amp; Styling</a>. She is also the author of a bestselling book, 'Ignite Your Property Mojo'.
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jake-cSmGT7VXVf

Open house inspections: Applying the finishing touches

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A Western Australia building company in Geraldton, Will-Construct Pty Ltd, and director Peter William Willoughby, of Wandina, have been ordered to pay $5,000 each to the Building Commissioner by the Building Services Board for misleading conduct in relation to commercial buildings.
The small company of general contractors worked only on non-residential buildings, not including industrial buildings and warehouses.
The company admitted that they misled the City of Geraldton as to the identity of the builder on the building licence applications, in relation to commercial sheds on three sites. This was from 8 February 2012 to 19 November 2012.
Building Commissioner Peter Gow said that all the information requested on an application for a building licence is required for “good reason”, and that providing misleading or incorrect details can have serious consequences. Gow said that this was the case even if the incorrect information was inadvertently provided.
“It is particularly crucial that the builder’s true details are known because, at the end of the day, they are responsible for the work carried out,” he said.
“Consumers also have a right to know who the person they have engaged to carry out building work is and should be able to check the person has the necessary skills, qualifications and registration, if required, to perform work to a sufficient standard.”
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Western Australia building company to pay $10,000 penalty after misleading City of Geraldton

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Sunshine Coast home owner, Debbie Bresnahan, is one of an expected number of other property owners to take the state government to court after compensation for property damage from a water project.
According to The Courier Mail, Bresnahan is chasing a $500,000 sum after her property, on a 1.7 hectare block, was damaged from the multi-million dollar Northern Pipeline project that was constructed in a one year timeframe from 2010.
Reportedly there have been a couple of offers that she refused. The government has called these offers 'fair compensation'.
She told The Courier Mail that the pipeline went through her front yard, with the easement they have taken ruining the property and causing the value to plummet. This isn't the first time she has been unhappy about the project, previously voicing concerns to the ABC in late-2010, initially angered by the impact of the construction on her life.
Her case goes to Brisbane's Land Court today and is expected to be one of a number of complaints.
There were a total of 228 properties affected by the project.
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Sunshine Coast home owners chasing property damage compensation from government

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Illegal drug labs set up in rental properties can cause fear for property investors, particularly as the clean up costs can be significant, not to mention a hefty repair bill in some instances.
While it's uncommon for tenants to be engaged in this type of activity, it's worth every property manager and investor (particularly self-managing landlords) to be keeping an eye out for any suspicious activity.
Terri Scheer Insurance's executive manager Carolyn Parrella explains that whether it's cannabis, methamphetamine or ecstasy, illegal drug cultivation has specific signs that astute investors can look for.
“Temporary drug laboratories in rental properties can be difficult to detect if you do not know what to look out for,” said Parrella, even though tenants will go to significant lengths to hide this type of activity.
For those who do find evidence of a drug lab, investors should first contact their property manager, and also the police.  Obtaining insurance coverage often requires a police report. A tenant will be required to vacate, after which time insurance assessors can determine the damage.
In the meantime, here are the five things to watch out for:
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Regularly inspect  There's no way to figure out whether illegal activity is being undertaken if you are not regularly inspecting.  Detecting temporary drug labs can save you money, particularly if they're found early, as this will help mitigate loss and will allow you to lodge an insurance claim as soon as possible, said Parella.  “It takes three months to cultivate a hydroponics crop so carrying out quarterly inspections will increase the chances of detecting any illegal activity as soon as possible," she said. Ensure you undertake routine inspections. 
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Neglect or lack of furnishings  The first thing you should be looking for at an inspection is a lack of furniture, and/or signs of neglect. While some certainly live with the bare minimum, it's unusual to see a rental that has a lack of personal effects.  “When conducting an inspection look for signs that the property is being lived in. Illegal drug manufacturers generally do not live at the properties they use to cultivate drugs, therefore the premises may appear under furnished or neglected," she explains.  It is always worth asking the tenant if they've been away, and looking for another reason before assuming they run a drug lab (a stretch if this is the only suggestion can see). 
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Look for modifications  Creating a drug lab isn't exactly a simple task. As anyone who watched Breaking Bad can tell you, it requires some specific equipment, materials and products.  “Some hydroponic systems or temporary drug laboratories require specific modifications to the property,” she said.  You want to be on the lookout for tampering with the property. Pipes and hoses are often required in hydroponic setups, that filter through the roof or a man hole. Holes in the ceiling can be a signal of a drug lab set up.  “It is also a good idea to check whether the meter board has been tampered with or rewired. Holes in nearby walls or built-in cupboards are common in order to feed wires to a power source," she advised. 
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Look for specific items  We can't all know what every item is that someone else owns, however an abundance of unusual items may suggest that something untoward is happening.  “Certain items are commonly used to manufacture illegal drugs, including glass flasks, beakers, rubber tubing, gas cylinders, chemical containers, drums, drain cleaner, acid garden fertiliser and cough, cold or allergy medicine,” Parrella said.  A portable air conditioner is also frequently a key part of kit when cultivating hydronic crops, she said. Again, don't jump to conclusions - similar items have been owned in children's chemistry sets - however, use your common sense. Some of these items in combination may set alarm bells ringing. 
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Sealed/covered windows  Windows that are constantly covered or sealed during the day may also be a small suggestion that these tenants are looking for an extra level of privacy.  Windows covered in aluminium foil, in particular, however should have you concerned. 
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Bills If you're seeing unusual signs in the property, then it's time to turn to the bills.  “A dramatic spike in water consumption could signal drug manufacturing as more water is generally needed to cultivate drug crops," notes Parella. 
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Unusual wear and tear  Temporary drug labs can leave signs in unusual ways. Colour variations on the walls, such as behind hanging pictures or artworks, after a short-term period is worth a second look.  “If there are intense lights being used as part of a hydroponics set up it may visibly fade paintwork," notes Parella.
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Seven ways to detect if your investment property is being used as a drug lab

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New residential buildings will have 12 months to make the required changes to smoke alarms.
The new Building Code of Australia (2014) will require all new smoke alarms to be interconnected when there is more than one alarm in a residential dwelling. When interconnected, if one fire alarm is triggered, the others in a home should also be activated.
Western Australia’s Building Commissioner Peter Gow has confirmed that the 12 month transition period will see the requirements coming into effect on 30 April 2015.
“Some building and electrical industry stakeholders were concerned about their ability to comply with the new requirements, so we have applied the one-year transition period that was built into our new Building Act to give the industry time to adjust their operations,” said Gow.
If dwellings are approved for construction before 1 May 2015, they will not be required to include interconnected smoke alarms. However, old dwellings will still need to have smoke alarms or heat detection alarms no older than 10 years old installed before they can be sold, transferred, hired or rented. 
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Investor alert: Changes to smoke alarm requirements for new residential buildings

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Where is that rose bush from the courtyard? What happened to the mirror in the bathroom? Where did the dishwasher go? Wasn’t there a hose reel on the side of the garden shed?
These things were there when they signed the offer to buy and they assumed would be staying with the house as part of the purchase.
So, where exactly do buyers stand legally in this situation of missing items?
Thankfully, the law is on their side but it comes down to proper process. It’s about making sure the responsibilities of the seller have been met and that the paperwork was thorough at the time of signing the contract to purchase.
The seller has an obligation to advise the real estate agent if anything is excluded from the sale. This should be reflected in the contract.
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Owners have the right to exclude some things from a sale if they choose, but it’s important this is made clear at the beginning of the process.
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Usually, anything deemed to be a fixture will stay. This generally includes things that are nailed, screwed or otherwise fixed such as mirrors, floor coverings, curtains, towel racks, television aerials, light fittings and ceiling fans. But it also includes plants, paving slabs and garden sheds.
REIWA recommends that sellers fill out a disclosure statement when they offer a place for sale and REIWA agents have these available. They are not compulsory but they do give the agent a written record of exactly what is being sold and if anything is being removed by the outgoing owner.
Owners have the right to exclude some things from a sale if they choose, but it’s important this is made clear at the beginning of the process.
In the standard REIWA contract for the sale of land, it is a condition that the seller warrants ‘the property will be in the same state and condition it was in immediately before the contract date.’
If a seller wants to keep the dishwasher or a sentimental rose bush for example, that’s permissible so long as it’s properly declared to potential purchasers.
Buyers should always ask if anything is being excluded in a sale and, provided the selling agent has been correctly advised by the owner, there will be no misunderstandings.
Most often when things are removed after a sale it’s due to ignorance of the law by the outgoing owner and can usually be quickly remedied by the agent.
However, if buyers find this isn’t the case, that both they and the agent were not properly advised and the seller is being difficult, then buyers can take the matter to the local court to seek compensation for missing items.
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