Brunswick is set for some of its largest apartments ever delivered with the upcoming new development Frith &amp; Howarth, where the apartments are around 20 per cent larger than what has come before it in the sought-after suburb.

Developer Young Group focused its design on Frith &amp; Howarth around size and scale, but within a boutique building, to create a mini neighbourhood within the mid-rise development. There are just 24 apartments in the mid-rise building on Victoria Street, a short walk to Brunswick Station and the cafe and dining strip along Sydney Road.

“We spent hours comparing what’s currently on the market so we could offer genuine points of difference,” Young Group says, pointing to room sizing, storage, and functional planning as key drivers behind the design.

All of the two-bedroom apartments in the building have been snapped up, with just the large three- and four-bedroom apartments, with the biggest floorplans and best outlooks, remaining.

[smartcode_project:default project_id=134317 project_image_fid=354139]

Apartments open directly into open-plan living zones where full-height glazing draws light deep into the apartment. Sliding doors extend the space outward to terraces, many oriented toward the adjacent park or back toward the city skyline.

Kitchens sit within this central space, anchored by sculptural island benches that reference the building’s faceted exterior language. Storage is integrated across multiple layers, overhead cabinetry, concealed joinery, and, in larger configurations, dedicated sculleries or butler’s pantries.

[smartcode_project:default project_id=134317 project_image_fid=354137]

The penthouse is the largest ever offered in Brunswick. The penthouse measures nearly 400 sqm all-up, with 242 sqm of internal space complimented by a further 149 sqm of terraces.

It spans the whole top floor and has four bedrooms, four bathrooms, and parking for four cars.

[smartcode_project:default project_id=134317 project_image_fid=354133]

Low maintenance resident amenity has been created in the form of a landscaped rooftop, complete with&nbsp;vegetable plots, outdoor cooking areas, and aflresco dining spaces, designed as a place for neighbours to gather outside of their homes.

“To enable connection with neighbours, generous rooftop gardens with communal spaces and outdoor cooking areas offer a chance to develop a sense of community,” says John Patrick, Principal of <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a>.&nbsp;

“Private open spaces with a selection of native and exotic plantings and gorgeous city views on the rooftop create a high-end aesthetic, with a low maintenance lifestyle. The perfect balance, so that residents can enjoy a serene living space.”

[smartcode_project:default project_id=134317 project_image_fid=354134]

Sustainability is embedded at both the building and apartment level. <a href="https://www.apartments.com.au/new-apartments/frith-howarth-288-290-victoria-street-brunswick-vic-3056">Frith &amp; Howarth</a> is one of only a small number of all-electric residential developments in Brunswick, supported by solar infrastructure, EV-ready parking, and high-performance glazing. These measures sit alongside less visible systems such as rainwater reuse and high-grade insulation, reducing long-term operational costs while maintaining consistent internal conditions.

Positioned within walking distance of Brunswick Station, Route 96 trams, and established retail along Sydney Road and Barkly Square, the development balances access to transport with proximity to open space, a combination that has become increasingly difficult to secure in inner-city sites.

“These exquisite homes are nestled in a culturally diverse neighbourhood, with parklands and nature right on your doorstep,” says Young Group.

[smartcode_project_cta:default project_id=134317]

Joel Robinson

Frith & Howarth to deliver Brunswick’s largest apartments

<a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> in Brunswick is entering its final stages of construction, with the removal of the project’s last tower crane and the unveiling of the building’s full façade marking a significant milestone ahead of completion this coming spring.

The Park Street development, designed by <a href="https://www.apartments.com.au/architects/bates-smart">Bates Smart</a>&nbsp;and Mirvac Design with landscaping by <a href="https://www.apartments.com.au/landscape-architect/jack-merlo">Jack Merlo</a>, is now largely structurally complete, with internal works progressing across the 169-apartment project opposite Princes Park.

<a href="https://www.apartments.com.au/builders/mirvac-construction">Mirvac Construction</a> Project Manager Sam Payne said the latest update reflects a transition from structure to refinement.

“Since our last update, all façade panels have been installed and the scaffolding and gantry has come down, unveiling the building in its full form for the very first time,” Payne said.

“A significant milestone was reached this month with the removal of our final tower crane, signalling the completion of major structural works and a pivotal step forward in the building’s transformation.”

[smartcode_project:default project_id=4802 project_image_fid=366856]

Apartments are now well advanced internally, with joinery completed to level eight and tiling to level six, alongside the delivery of a prototype apartment used to set the benchmark for the remaining residences.

This next phase coincides with the release of a completed furnished residence, styled by MCM House, and the introduction of private buyer tours, giving purchasers a clearer understanding of the finished product ahead of settlement.

<a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> will comprise 169 one to four-bedroom apartments, with completion targeted for early spring. Interiors focus on natural materials and muted tones with two design schemes, while kitchens and bathrooms adopt a restrained palette anchored by stone, timber and textured finishes.

Bates Smart Director Jeffery Copolov said the project reflects a shared design direction centred on liveability and sustainability.

“Blending Mirvac and Bates Smart’s focus on wellness and sustainability, <a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> offers a new kind of conscious, elevated living in Melbourne’s inner north,” Copolov said.

<a href="https://www.urban.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> presents Mirvac's third parkside collaboration with&nbsp;<a href="https://www.urban.com.au/architects/bates-smart">Bates Smart</a>&nbsp;in Victoria.&nbsp;Their previous collaborations delivered two of the city’s landmark apartment buildings: The Melburnian opposite Kings Domain and The Eastbourne on Fitzroy Gardens.

[smartcode_project:default project_id=4802 project_image_fid=366857]

A key focus of the development is its landscape-led amenity offering. The central courtyard, spanning around 600 sqm, will feature established trees and planting grown off-site, alongside communal lawns and seating areas designed for everyday use.

Development Manager James Gardner said the outdoor spaces are central to the project’s lifestyle positioning.

“<a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> isn’t just a home, it’s a complete lifestyle offering, and the resident amenity is just one example of the elevated living experience the soon-to-be-complete building will be known for,” Gardner said.

The courtyard connects to a series of shared indoor and outdoor spaces, including a residents’ lounge, dining room, library and secondary west-facing garden area, designed as extensions of the apartments themselves.

Located directly opposite Princes Park and around four kilometres from the CBD, the development places residents within one of Melbourne’s most established inner-north precincts, with access to open space, transport and the retail and hospitality offerings of Brunswick and Carlton.

With façade works complete and landscaping and final finishes now underway, <a href="https://www.apartments.com.au/new-apartments/prince-parade-by-mirvac-brunswick-701-park-street-brunswick-vic-3056">Prince &amp; Parade</a> is moving into its most active construction phase, with permanent services and external works to be finalised in the coming months ahead of completion in spring.

[smartcode_project_cta:default project_id=4802]

Mirvac’s latest landmark, Prince & Parade Brunswick, enters final construction phase

Boutique Perth developer ADC has unveiled its latest project.

The developer, which focuses on bringing apartments to some of Perth's most premium inner-city and riverside suburbs, has launched <a href="https://www.apartments.com.au/new-apartments/mos-lane-mosman-park-46-manning-street-mosman-park-wa-6012">Mos Lane</a>, 68 luxury apartments and townhouses in the heart of <a href="https://www.apartments.com.au/developments/mosman-park-wa-6012">Mosman Park</a>.

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Alongside the one-, two-, three- and four-bedroom apartments, the development will also include five two-level townhomes and two luxe penthouses. ADC is also introducing a significant retail offering for residents through Mos Lane Village, which will feature a wellness studio, fish and chips shop, barber, and florist, adding a layer of amenity not typically found in the predominantly residential Mosman Park area.

Construction has already commenced on the project, which sits just a short walk from the Swan River, Mosman Park Bowls Club, and Mosman Park Golf Course.

House Agency Directors Tom House and Lachlan McDonald say they are fielding the majority of buyer interest from local downsizers, as well as buyers with a long-standing affinity for Mosman Park.
</section>

[smartcode_project:default project_id=148957 project_image_fid=364591]

Mos Lane will comprise two buildings; Samson House and Manning House, which have been designed by&nbsp;<a href="https://www.apartments.com.au/architects/nelson-koo">Nelson + Koo</a>, an emerging design consultancy specialising in the masterplanning and design of mixed use places and spaces.

The two buildings adopt distinct architectural responses to their surroundings. Manning House references the strong roof forms of nearby homes, with floorplates oriented to maximise light and long-range views, while Samson House is organised around a central atrium designed to bring daylight deep into the building and create a greater sense of openness.

At ground level, the inclusion of five townhomes introduces a typology more commonly associated with Mosman Park’s established streets, each with private courtyards and direct frontage, offering a transition between traditional housing and apartment living.

[smartcode_project:default project_id=148957 project_image_fid=364103]

Interiors have been led by Melbourne-based Hecker Guthrie, with an emphasis on practical, long-term liveability. Residences incorporate sculpted joinery, generous storage and flexible multi-purpose rooms that can adapt to changing household needs, whether for working from home, guest accommodation or additional living space.

Material selections draw on a restrained palette of textured stone, timber and neutral tones, with options for lighter or darker schemes. Detailing such as fluted glass, full-height joinery and integrated appliances is intended to balance functionality with a more refined residential finish.

Outdoor spaces are a consistent feature across the development, with balconies and terraces designed for dining and entertaining, and larger apartments incorporating outdoor kitchens. Orientation has been considered to allow residents to choose between morning or afternoon sun, while mature street trees and landscaped communal areas contribute to a softer streetscape.

[smartcode_project:default project_id=148957 project_image_fid=364107]

Shared amenities are positioned to support both day-to-day convenience and occasional use. These include a private dining room with a caterer’s kitchen, alfresco entertaining areas, and a bookable guest suite for visiting friends and family. Additional practical features such as a resident workshop, storage facilities, car and pet wash areas, and concierge-style services for cleaning and dry-cleaning collection reflect a focus on usability.

Positioned between the Swan River and Cottesloe Beach, and within reach of schools such as Iona Presentation College and St Hilda’s Anglican School, the development is aimed at a broad buyer group, from downsizers seeking a lower-maintenance alternative to larger homes, through to local residents looking to remain in the area in a different housing format.

Mos Lane represents one of the more significant additions to Mosman Park’s limited pipeline, combining new housing supply with a village-style retail centre in a suburb where opportunities for large-scale redevelopment are relatively constrained.

[smartcode_project_cta:default project_id=148957]

Living village precinct set for Mosman Park as ADC launches Mos Lane

An entity linked to I&amp;D Group Founder Ivan Filipović has filed plans for a new residential development at 188–202 Swan Street in Cremorne, targeting a prominent site within the tightly held Swan Street activity corridor.

The proposal seeks to redevelop the consolidated Swan Street landholding into a <a href="https://www.apartments.com.au/new-apartments/188-202-swan-street-cremorne-vic-3121">high-density mixed-use project</a>, replacing a series of existing commercial buildings with a significantly scaled residential outcome. The planning submission positions the development as a response to increasing demand for housing in well-connected inner-urban locations, particularly within established activity centres.

Plans outline the construction of a 14-storey building delivering 165 apartments above a four-level basement, alongside a ground-floor retail and commercial offering designed to activate the streetscape. A key feature of the scheme is a new north–south pedestrian link connecting Swan Street to Railway Place, intended to “enhance permeability and provide an active, publicly accessible connection through the site.”

<img alt="First Look: Plans lodged for Ivan Filipović-linked Cremorne apartment project on Swan Street" data-entity-type="file" data-entity-uuid="7332a8f8-dd2b-483d-b86e-320658838c84" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/cremorne.png?VersionId=cXm8vAaRdHh.LpYVbecrRkjckgu9mtAF" />

The development will retain part of the existing built form at 198–200 Swan Street, while the remainder of the site will be cleared to accommodate the new structure. Basement levels will provide 196 car spaces and 113 bicycle spaces, with vehicle access from Railway Place. Communal amenity is distributed across the building, including a shared outdoor area on Level 1 and a rooftop terrace for residents.

Ground level uses include retail tenancies fronting Swan Street and the pedestrian link, a residential lobby, and a flexible commercial space positioned to support community-oriented uses. The planning report notes this space “could be offered as a flexible space within the development for community groups,” supporting short-term or longer-term occupancy arrangements.

<img alt="First Look: Plans lodged for Ivan Filipović-linked Cremorne apartment project on Swan Street" data-entity-type="file" data-entity-uuid="8208bf7b-cc67-485d-ad0f-1d73a74c907f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/cremorne%20lane.png?VersionId=69ctjC0txXv0zCHy7qQUpJyGwvPAT7gw" />

The site sits within the Swan Street Major Activity Centre, surrounded by a mix of retail, hospitality, and emerging residential development, and directly opposite tram services along Swan Street. East Richmond Station is located to the south, providing strong rail connectivity, while the broader Cremorne precinct continues to evolve as a mixed-use hub.

I&amp;D Group, founded by Ivan Filipović, is regarded as one of Victoria’s largest formwork contractors, partnering with major construction firms across large-scale public and private developments. The Swan Street proposal signals a move into development-backed opportunities tied to strategic inner-city sites.

First Look: Plans lodged for Cremorne apartment project on Swan Street

An ultra-luxury absolute beachfront tower on the Gold Coast’s <a href="https://www.apartments.com.au/developments/main-beach-qld-4217">Main Beach</a> has officially hit the market, having secured over $150 million in presales.

<a href="https://www.apartments.com.au/new-apartments/le-r-ve-main-beach-3555-main-beach-parade-main-beach-qld-4217">Le Rêve</a>, delivered by developer-builder <a href="https://www.apartments.com.au/developers/odus">ODUS</a> and <a href="https://www.apartments.com.au/builders/nazero">Nazero</a> in partnership with Metrics Credit Partners, comprises 40 opulent half and full-floor residences, perched directly on the dunes, starting from $7.45 million.

Pre-launch sales have achieved an average price tag of $8 million, highlighting strong demand from top-end buyers.

The 26-storey project at 3555 Main Beach Parade has development approval and is under construction, with completion anticipated by early 2028.

Occupying a 1,355 sqm site, Le Rêve enjoys double the beach frontage of most Main Beach towers, an incredible 30-metres, with generous 4.5-metre setbacks.

[smartcode_project:default project_id=112163 project_image_fid=357556]

ODUS director Byron Sakha said it offered a rare opportunity for wide, uninterrupted views that could never be built out, on one of the world’s most beautiful beaches.

“Le Rêve is French for ‘the dream’ and that’s what this location represents. We believe it is the best new development site anywhere on the Gold Coast; a dream site,” said Sakha.

“The apartments are located directly on the beachfront, with no roads or paths between, providing panoramic ocean views and direct access to the sand, and because it is elevated above the dunes, it also offers unrivalled privacy.

“We’ve worked with architect Bayden Goddard of <a href="https://www.apartments.com.au/architects/bgd-architects">BGD Architects</a> to enhance the original design, with a distinctive, elegant glass façade, world-class amenities, and the addition of eight residences. Le Rêve’s 30-metres of absolute beach frontage affords a view from virtually every room, and has allowed us to provide a grand 25-metre residents’ beachfront pool and private lawn.

“Buyers have recognised these opportunities are few and far between and have been quick to secure their place in Le Rêve.”

[smartcode_project:default project_id=112163 project_image_fid=357570]

The apartments start from nearly 300 sqm and range in size up to 900 sqm, with three or four bedrooms and multiple living spaces.

“The emphasis is on the view, with full-floor glazing, sleek glass balustrades and wrap-around balconies that are close to 4-metres wide, blurring the lines between inside and out, and inviting cooling ocean breezes,” Sakha added.

“The interiors epitomise understated luxury with natural materials, textures and tones including Taj Mahal stone, oak flooring, recessed LED lighting and high ceilings. Outside, its beautiful arched façade with glass balconies and double-storey curved podium will be complemented by lush, cascading landscaping that enhances Main Beach’s streetscape.”

[smartcode_project:default project_id=112163 project_image_fid=357567]

OTP Group Director James Elliott, who is selling&nbsp;<a href="https://www.apartments.com.au/new-apartments/le-r-ve-main-beach-3555-main-beach-parade-main-beach-qld-4217">Le Rêve</a>, said buyers were from the Gold Coast, Brisbane, Sydney and Melbourne, and predominately moving from luxury stand-alone homes or purchasing as a holiday home.

“We are anticipating sales will continue to ramp up now we’re officially on the market and design enhancements have been finalised,” Elliott said.

“Le Rêve offers house-sized residences that take luxury living to the next level, in an unrivalled location, with exceptional onsite resident amenities.

“The facilities are some of the most unique on the Gold Coast, if not Australia-wide, with a huge beachfront pool and wellness amenities including a cold plunge pool, spa, sauna, steam room, gym and yoga studio, along with a teppanyaki kitchen, and private residents’ lounge."

&nbsp;

&nbsp;

The Le Rêve development site was secured for $55.68 million in mid-2025.

ODUS and Nazero are also developing the adjacent 29-level La Mer tower in partnership with Metrics Credit Partners, which is earmarked for completion in late 2026. A fully completed prototype apartment is now available for private inspection.

[smartcode_project_cta:default project_id=112163]

Le Rêve Main Beach launches with $152 million in presales

Tenants

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My Rental Bond has been created to help tenants who are left with no option but to stay in their original dwelling because they don’t have bond money and/or the bond is in dispute. 
My Rental Bond will pay the approved applicants’ bond within 48 hours to help them move out.
According to website Don’t Rent Me, the suburbs worst affected by bond related issues include Randwick NSW, Southport QLD, Morphett Vale SA, Frankston VIC and Quinns Rock. 
Of the total amount of rental complaints, Queensland is currently the state with the highest rate of bond problems at 28 percent followed by South Australia at 24 percent. 
The majority of bond complaints arise due to an unexplained delay in refunding bond which makes it very hard to move into the next rental, as well as nefarious claims of damage which can result in financial loss.
The data was collected by Don’t Rent Me, created by Anthony Ziebell, who has now created My Rental Bond. 
For more information <a href="https://www.myrentalbond.com" target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

Property 101: What are Australia's worst suburbs for bond related issues?

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When looking for a new house to lease, most renters will spend several weeks, if not months, searching for properties online and inspecting them in person.
This time spent researching makes renters very discerning as to what makes a desirable property and there are certain features they will actively seek out.
In addition to these sought-after features, Shane Goldfarb, who recent helped establish the new McGrath agency after years at Hodges St Kilda, says there are some simple tips landlords should be aware of in order to increase the desirability of their rental property, not to mention the quality of tenants and potentially the rent price. His ten tips landlords should know in order to make your rental property more appealing.
 1.      TENANT FRIENDLY, NOT INVESTOR FRIENDLY
It’s important as a landlord to remember that your target audience is renters. While an investor might be interested in certain features, your aim is to appeal to tenants, who typically want somewhere that is comfortable, low-maintenance and good value for money.
 2.      PROFESSIONAL PHOTOGRAPHY
Investing in professional photography rather than taking your own photos of your property will instantly increase its desirability. When renters are researching dozens of properties online, properties with clear, professional photos will always catch the eye first and give renters the impression that the property, like the photos, is of a high quality. Also, these photos can be reused, creating greater return on the small investment required.
 3.      PRESENTATION
It may seem like stating the obvious, but presentation matters. Simple measures come inspection time, such as ensuring the house has been freshly cleaned, including carpets steam cleaned if necessary, will help to ensure your property is leased quickly. 
 4.      QUALITY FITTINGS AND FIXTURES 
A discerning renter, the type you should most want to attract, will be more likely to apply for property that has high quality fittings and fixtures such as stainless steel in the kitchen and bathrooms.
 5.      FRESHLY PAINTED
It should never be underestimated what a fresh coat of pain can do for a property, particularly one that is maybe on the old and tired side. Stick to neutral, timeless colours like whites and creams to ensure they will be compatible to all tenants tastes and not require regular repainting over the years.
 6.      AIR CONDITIONING
For many tenants central air conditioning is considered a crucial feature and can be the deciding factor between two very similar properties. 
Whilst installing air conditioning might seem like a significant investment at the time, a quality unit should last many years, making the initial outlay worthwhile when compared with years of consistent rental income.
 7.      DISHWASHER
Similar to central air conditioning, a dishwasher is increasingly considered a must-have amenity. Likewise with central air conditioning, the initial investment will be offset by the premium prices that can be charged for having this feature.
 8.      OUTDOOR AREA
Simple improvements to the outdoor area, whether it be a backyard or courtyard, can make a world of difference. A functional outdoor area acts as an additional room and entertaining space.  If previous tenants have consistently failed to maintain the garden or lawn, it could be worth neatly paving the space to ensure it stays presentable and functional.
 9.      QUALITY COMMUNAL AREAS
When leasing a property that has shared facilities, ensure that the owners corporation are on top of cleaning, gardening and maintenance of communal areas. These areas are extensions of your property and a tenant may choose an alternate property or choose to move if the owners corporation do not keep the areas clean and well maintained.
 10.  ENGAGING A GOOD AGENT
The advice and professionalism of a quality property manager can be invaluable. If you are time poor or unsure what to look for in a tenant or how the leasing process works, do your research and engage in a reputable property manager. They will ensure you have reliable tenants that maintain your property and increase your chances of consistent rental income. 
 
For more from Shane Goldfarb, <a href="https://www.mcgrath.com.au/agent/4490-shane-goldfarb" target="_blank">click</a><a href="https://www.mcgrath.com.au/agent/4490-shane-goldfarb" target="_blank"> here</a>.
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jchancellor-FAypfDUnLy

Property 101: 10 tips to make your rental property more appealing

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Vendors considering selling their rental property have been advised to consider how a tenant views the whole process - little more than inconvenience followed by a possible eviction, according to vendor advocacy website vendormarketing.com.au.
According to the guide, vendors need to be honest and upfront with tenants throughout the whole process. If the rental property is going to sell to an owner-occupier (being someone who will live in the place themselves), they need to understand this and have the opportunity to get prepared.
"You should explain the period of time they will have after the sale to move, and tell them that you will provide a reference attesting their cooperation. However, if it is a normal rental property chances are quite high that another investor will buy it. In this case it is in their interest to present the property well and it is likely they could stay. Promise to keep them informed during the sale process. This helps to reduce their anxiety," the guide said.
"Set some parameters around inspections. This includes when the real estate agent can bring buyers through and the extent of the campaign. Inspections should mostly be open house to minimise inconvenience, and the times agreed in advance. Other inspections should be strictly by prior agreement with at least 24 hours notice.
"You must state that no one will go through except as agreed and always accompanied by the real estate agent. The marketing campaign should have a reasonable time limit for instance, 4 weeks, after which you would come back to the tenants if necessary.
"Of course sometimes a tenant is uncooperative or irredeemably messy, or has horrible furniture and you have to make a judgement call whether to sell with them in possession. If it is unavoidable you simply have to do the best you can. Remember that a really difficult tenant can make it almost impossible to sell at a good price, and tenancy laws do very little to help. Fortunately this is rare. Most of the problems are caused by the tenant being taken for granted. Don’t forget to ask them if they would like to buy. You just never know."
For more information, <a href="https://www.vendormarketing.com.au" target="_blank">click here</a>.
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po-LsXgBTHBmX

Property 101: Selling rental property – how to keep the tenant on side?

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GUEST OBSERVER
An increasing number of landlords are requesting agents take over the management of their rental properties after experiences with tenants who default on rent or who damage their property.
Our member agents are reporting many instances where they are inheriting properties with requests from the owners to evict tenants or to chase up unpaid rent.
Privately managed properties are targeted by bad tenants because they know the landlord does not have access to the checks and balances available to a professional property manager.
Good agents pay for access to the national defaulting tenant databases whereby they can check to see if there is any negative activity recorded against an applicant’s name anywhere in Australia.
It is not unusual for an immaculately presented applicant who looks to be a perfect tenant to owe thousands of dollars in rent or to have damaged a property in another state.
Many of these people are serial defaulters and once they are in a property it is difficult to move them without loss and aggravation.
Another advantage of professional management is that it provides a firm, friendly barrier between owner and tenant. 
It must be said that the grater majority of tenants are wonderful people who look after their rental property and pay their rent on time every time however there do exist a percentage of bad tenants and landlords are well advised to seek professional management to minimise the risks.
 
Geoff Baldwin is chairman of the  Certified Practicing Real Estate Agents and can be contacted <a href="https://www.cprea.com.au/" target="_blank">here</a>. 
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Bad tenants target self-managed rentals: Geoff Baldwin

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While real estate agents can utilise tenancy databases for the rental properties they manage, they must follow legislative requirements, NSW commissioner for Fair Trading Rod Stowe said.
“Tenancy databases are an informational resource. They can help lessors make informed decisions when assessing tenancy applications,” Stowe said.
Tenancy databases are run by private companies and collect information about persons deemed as problem tenants by real estate agents, landlords and residential park operators.
Stowe said the guidelines for who, when and why a tenant can be listed on a database are outlined in the Residential Tenancies Act 2010.
A tenant can only be listed in a tenancy database if:
their residential tenancy agreement has been terminated by order of the NSW Civil and Administrative Tribunal; 
they owed an amount exceeding the rental bond for a breach of the tenancy agreement which is still outstanding at the time of the listing.
“The Residential Tenancies Act brings fairness and transparency to the use of tenancy databases,” Stowe said.
“Sadly, unfair listings are not unheard of. While the legislation recognises the right of landlords to take steps in protecting their property, being listed on a tenancy database can have serious consequences for the person listed.”
Before a listing can be made, the tenant must be given at least 14 days notice to review the information and be able to object to the proposed listing.
If a prospective tenant is found on a database by an agent, the agent must write to the tenant within seven days of accessing the database. Outdated listings or listings older than three years are to be removed from a database.
A tenant can contest proposed or existing listings in the NSW Civil and Administrative Tribunal if the matter is not solved with their agent or landlord.
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j.ballantyne1990-6AQqhLzZaK

Rules for listing NSW tenants in databases: Fair Trading

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With vacancy rates resting at 5.5%, landlords in Darwin are being urged to pay particular attention to worthy tenants to help protect them against an empty property this wet season.
“The reality is that there’s still a surplus of 1,200 rental properties in the Darwin market, the same figure as 6-8 months ago,” said Glenn Grantham, general manager of Raine &amp; Horne Darwin.
“The market is levelling out with virtually the same amount of new tenants and new rental properties hitting the market every month.”
Raine &amp; Horne Darwin, for example, is averaging 20 new managements a month and 20 new leases.
“We’ve consistently had about 25 vacant properties at the end of each month for the past six months. Yet we’ve been putting on 20 new managements and leasing around the same number of rental properties. This means we have a lively rental market, but the new activity isn’t eating into the surplus – it’s a zero sum game,” said Mr Grantham.
With the Darwin investment market seemingly put on hold for a time, Mr Grantham warns that the duty rests on the shoulders of landlords to be sensible about their expectation regarding appropriate weekly rental.
For landlords who are facing the end of a lease, Mr Grantham advises them to open the lines of communication with the tenant before trying their luck on the market.
The housing markets in the northern suburbs of Darwin such as Millner, Jingili and Moil continue to show strong results, with yields of 5.5% still possible and vacancy rates below the Darwin average.
“There are 350 two bedroom apartments sitting vacant in Darwin, so this market still has some way to go” said Mr Grantham.
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Wet season Darwin landlords urged to move early to keep quality tenants‏

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reiwa.com’s latest preliminary data shows Perth's residential vacancy rate has risen to 4.9 per cent in the past three months to May as the number of properties for lease increased.  This is the highest vacancy rate in six years, after it reached 4.8 per cent in the September quarter of 2009.  There are now 8,147 homes available for tenants, up by almost 600 over the last month. 
Top Suburbs - Available Rentals
Perth 236
East Perth 225
Baldivis 176
Scarborough 167
REIWA President David Airey said the slowdown in Western Australia’s population growth rate had created the oversupply, along with a significant newly constructed dwellings coming to completion.  “The competition among property owners is having an effect on price, with the metropolitan median rent dropping by five dollars on the March quarter to $425 per week, which represents a cut of $25 on the same time last year,” Mr Airey said.  Perth’s median rent peaked at $475 per week in the middle of 2013, but has since fallen by $50, or around 10 per cent, across the board.  “The long term equilibrium for Perth’s vacancy rate is three per cent, so the current situation means there is over 50 per cent more properties on the market than is usual,” Mr Airey said. 
The City of Belmont saw the biggest individual drop, with its local rental median falling from $450 per week to $425 per week between April and May. 
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Perth's highest residential landlord vacancy rate since 2009

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The areas in Victoria with rental 'housing stress': TUV

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A new report shows that home insurance companies are more profitable than banks in Australia.
The Fire Services Levy Monitor Allan Fells has called for greater competition in the industry.
“Insurance companies in Australia are more profitable than banks and this suggests an absence of effective competition. One of the things that would help drive effective competition is for consumers to be better informed,” said Fells.
Fells found that insurance consumers don’t have easy access to their coverage level, with no information about their risk assessment from insurance companies.
He called for a number of measures to improve transparency in the industry, including requirements that insurance companies:
<ul>
<li>Explain premium price changes when policies are up for renewal.</li>
<li>Provide more accessible information about what consumers are covered for under a policy and what they are not covered for.</li>
<li>Explain how they assess an individual’s risks like bushfire, flood and burglary – eg low, medium, high, very high risk.</li>
<li>Clearly indicate any statutory charges (eg stamp duty, GST, fire services levy), detailing them separately to the basic premium cost in the quote or invoice.</li>
<li>Explain what additional charges might be incurred as a result of choosing to pay insurance in instalments.</li>
</ul>
Source: The Office of the Fire Services Levy Monitor
According to Fells, Australia’s home insurance industry also need mandatory short form Product Disclosure Statements.
“Information about what is covered in the policy is often buried in a Product Disclosure Statement that are typically over 50 pages long,” said Fells.
“Other financial services products are subject to requirements to provide a more consumer-friendly, short-form Product Disclosure Statement.”
The Consumer Action Law Centre say the new report exposes “high profits, poor product and price disclosure and a severe lack of competition”.
Gerard Brody, chief executive of the Consumer Action Law Centre, says many people are paying too much for their home insurance due to industry practices, with the insurance industry promoting a false image of market competition by offering many brands.
“While there are many insurance brands in the marketplace, most consumers would not be aware that many brands are dominated by key insurers. The report finds that just three insurers—Suncorp Group, Insurance Australia Group, and QBE—had over 70% of the Victorian residential insurance in market in 2012-13,” says Brody.
He says consumers face difficulties comparing products due to complex and lengthy disclosure forms and unfair contract terms.
“For competition to be effective, we need simple products which can be easily compared with other policies. Comparing product disclosure statements is time consuming, difficult and, frankly, beyond the capabilities of many people,” says Brody.
"Policy terms and exclusions also need to be fair. We’ve seen a caravan insurance policy which said the owner wasn’t covered if the caravan was being towed. This type of ridiculous term can be hidden away in a policy document which is why it’s so important to understand your policy,” he says.
“But if consumers have to go through each contract with a fine tooth comb looking for hidden terms, they’re just going to tune out.”
The Consumer Action Law Centre receives a distribution of over-collected fire services levies, as agreed between the Fire Services Levy Monitor and insurers.
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Big profits, bad disclosure in home insurance industry

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