THE ROLE OF YOUR PROPERTY MANAGER

 Your property manager is responsible for and not limited to:

• Getting your management authority signed off on
• Arranging the advertising of the property
• Attending the home opens
• Checking the applications and references
• Preparing the lease and bond documents and lodging the bond
• Arranging for the lease sign up and explanation of the documents to the tenant
• Conducting or arranging to have a detailed Property Condition Report done before the tenancy begins
• Collecting the rent and managing the arrears (hopefully not to many arrears)
• Managing payments to water corp - on billing tenants 
• Coordinating repairs
• Performing quarterly routine inspections on your property and providing you with the inspection reports
• Issuing required notices and documentation in line with the legislation
• Managing all rent reviews, doing rental appraisal updates and lease renewals
• Finalising tenancies: re-advertising, bond inspections, reports, damage rectification
• Communicating with insurers on any claims, if authorised to do so
• Sending monthly statements and an annual EOFY summary to the owner
• Ensuring you are fully up to date with your compliance checks
• Maintaining clear communication with you and your tenants.

Alot of people think that it's easy to be a Property Manager, let me tell you I would rather stick pins in my eyes than do their job. Fortunately for us we have two incredible humans running our property management division and they are a "real" team, work together, help each other, nothing is too much trouble.

Just remember you pay peanuts you will get monkeys.  No, it doesn't matter until it does matter and many a time, I have said NO to people that have got themselves in trouble with tenants not paying their rent, they are way behind and it's court time - nope not doing it you have paid peanuts to monkeys and they were not on top of everything and I am not putting my staff into that position.

We have also over the years weeded out the properties that need a lot of work and owners didn't want to do it.

With only being able to raise the rent now once a year it certainly becomes under market value very quickly.

I really value Property Managers; good ones, they know what they are doing, they know the legislation and they are not a walk over with owners or tenants.  Worth their weight in GOLD well maybe SILVER ha ha....the price of gold is ridiculous. 

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

HOW DO YOU BUY & SELL IN CHALLENGING TIMES

It has been a crazy market over the last few months, and I have never experienced market growth like this in my 27 years in Real Estate. Most property values have doubled in value over the last 4-5 years, and our appraisals were being outdated within weeks of giving them. 

Buying has also been very challenging with so many buyers that keep missing out. The successful buyers have already secured finance and are ready to act immediately. Do not attend home opens that are way out of your budget it's just not good for your soul. Or you could contact us to sign you up and we would be acting as your buyer's agent; we have successfully done this for a lot of people this year. Why because they are so busy with their own lives, they just don't have the time to keep looking.

Selling can be difficult too, as many sellers are afraid that they won't be able to find another property to buy. Subject-to-sale offers are not the most favoured in this market, and the 48-hour clause puts a lot of pressure on the sale and often results in the purchase being lost.  Bridging loans, extended settlement periods, and rent-back options are now more common to ensure more secure transactions for the move. I am more than happy to advise on these options, share my handy tips on how to maximise the value of your property and provide you with a realistic market update.

Marketing can be the key to your success at attracting all the buyers that are in your price range, spreading the net far and wide is the fastest way to get your property known to all the buyers out there. We always put our properties on premier-plus listings on realestate.com - usually with a coming soon first. Not forgetting about Domain or REIWA either although they are not the major player, they still bring in a lot of extra buyers to our home opens. We use Openn Offers (the app) and buyers have been responded well to it as they can see others are in the system with their bid in, not necessarily do we show price, there is a lot of strategy around that, but it sure has proven it's worth in the last few years. Give us a call it might be the best call of your life when you find out how successful it's been.

The War has it changed our market? Hard to really pinpoint it at this stage as we did 8 Sales in March and the number of buyers on each property was still very strong. Probably the under supply in the market has a lot to do with it also. Time will tell of course and if the interest rates go up a few more times it will cap certain buyers price range. The market is changing so quickly it's hard to keep up. One thing is for sure DONT BE A GREEDY SELLER !!!    I dont think your time is now, still good time to sell as the prices are still fantastic but they are not reaching the stars anymore.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

ANTI LAUNDERING WHY IS IT UP TO US?

 Australia’s new anti-money laundering and counter-terrorism financing (AML/CTF) rules are set to shake up the real estate industry, but the message from those on the front line is clear: don’t panic, prepare.

From 1 July, agents will be required to undertake basic AML checks on all parties to a property transaction, including verifying identities, tracking deposits, and reporting suspicious activity to the Australian Transaction Reports and Analysis Centre (AUSTRAC). This should be the Government's job not Real Estate Agents, no matter which way you put it it's putting more stress on to Agents and the extra costs to the business is totally unfair.

For many, the reforms sound complex. But one expert says the reality is far less confronting. Depends on which side of the fence you sit I suppose but it's not that easy either.

Rather than turning agents into investigators, the changes are about formalising processes that already exist in day-to-day transactions, and protecting agencies from risk. That's just to make the Government feel better.

Speaking on We Are Selling with Lee Woodward, Lucas McEntee from Riverstone Partners said compliance can be embedded directly into the existing listing-to-settlement workflow, without disrupting how agents operate. That's ridiculous as someone needs to be delegated to do all this extra work typical saying that.

Platforms like Riverstone’s AgencyAML are emerging to support that shift, allowing agents to meet compliance obligations without subscriptions or high upfront costs, starting at just $6 per check, while maintaining a clear audit trail. Why should the agent have to pay any money for a check.

“Agents are already doing much of the AML process during settlement,” McEntee said, pointing to its alignment with existing trust account processes. Thats just not true, we check license and passport for free.

“The AgencyAML solution simply digitises key parts of AUSTRAC’s AML starter kits, allowing the agencies to input the data, remaining compliant.” The inputting is time that someone has to be allocated to do.

Under the solution, every action is recorded, critical in a regulatory environment where, as McEntee warned, if it’s not documented, “it didn’t happen”. 

Beyond documentation, the platform offers training insights to help agents navigate key pressure points, including risk identification, reporting obligations, and decisions around whether transactions can proceed. Doing the Government's work for them.

So what does this mean for agents on the ground? A lot more paperwork, time and money.

Put simply, their role isn’t to investigate crime. It’s to document standard processes and flag anything suspicious, maintaining accountability without slowing deals. Exactly we shouldnt be doing this at all....

That distinction is key, according to Jeremy Moller from Norton Rose Fulbright, who said appointing a compliance officer is essential, even in smaller offices. Again someone has to be allocated yet another job add to their role.

The role ensures AML responsibilities are managed day-to-day and that any issues are properly escalated to AUSTRAC. 27 years I have not had any one dodgy.

While larger agencies may require more sophisticated systems, the combination of digital tools and human oversight is expected to make compliance manageable across the board. The poor little guy get's hit again.

McEntee stressed that while technology can automate tracking and reporting, it cannot replace experienced staff applying judgment in real time. Older experienced agents you mean.

Embedding AML/CTF processes into daily workflows, he said, reduces resistance and shifts the mindset from fear to confidence. You make it sound so easy and it's bloody not, seriously a lot more work for us to do the Government's job.

And because of this, proactive agents who employ innovative tools and implement training regimens are likely to find the reforms far less daunting than initially feared. Bigger agencies.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

STAMP DUTY SCAM BEWARE

 A bank worker has narrowly saved a home buyer from losing $100,000 in a close call after a scammer impersonated a solicitor requesting stamp duty payment.

A National Australia Bank (NAB) staff member has stopped a home buyer from losing thousands in a scam in which the customer received a fraudulent email requesting payment of stamp duty.

The home buyer, referred to as Daniel, was in the process of buying a home and was preparing to pay $100,000 when NAB flagged the transfer.

NAB digital fraud and scams analyst, Sanu Ale Magar, was reviewing the matter and called the customer, who explained what the payment was for.

Magar said stamp duty was a common part of the home-buying process, but felt something was off about the matter and decided to look into it further.

Daniel told NAB he had received payment instructions in an email from his solicitor and believed they were legitimate, given where he was up to in the settlement.

According to Magar, property settlement scams were often successful as the scammers strategically sent the emails at the right time in the process.

“People are expecting to move large sums of money, so the request doesn’t raise an immediate alarm,” she said.

After placing the transfer on hold, Magar told Daniel to independently confirm the payment details with his solicitor using a trusted phone number.

“When Daniel called back, he said the email had not come from the solicitor at all. It appeared the bank details were fraudulent and part of a sophisticated impersonation scam,” she said.

Magar said the transfer was stopped right before any money was lost, as the funds would have been very difficult to recover.

“For many people, this money represents their life savings. Taking a moment to stop and verify details can prevent enormous financial and emotional stress,” she said.

The case has sparked a fresh warning from the bank for home buyers to remain vigilant amid an increasing number of business email compromise scams during property transactions.

According to NAB, stamp duty payments were particularly high-risk, as they involved large, one-off transfers and tight settlement deadlines.

NAB’s group investigations executive, and former Australian Federal Police (AFP) member, Chris Sheehan, told customers to watch out for urgent payment requests or sudden changes to bank details, even if they appeared to come from trusted organisations.

“Most business email compromise scams succeed not because people are careless, but because the request looks routine and sounds reasonable,” he said.

“A moment of verification, a call, a message, a second check, can stop a significant financial loss,” Sheehan concluded.

The story followed data showing a concerning rise in real estate scams, as technologies like artificial intelligence (AI) lowered the barriers to entry for cyber criminals.

According to the Australian Competition and Consumer Commission (ACCC), the amount of money victims lost to property scams increased from $13 million in 2021 to $43.2 million in 2024.

Just goes to show that you need to confirm with anyone asking you to transfer any money over to them even if it looks real get the bank account confirmed over the phone to them. As these disgusting criminals are using AI these days as well it's very hard to tell what is real and what is not.  Just double check is my advice.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

IS YOUR NAME ACCURATE ON YOUR CERTIFICATE OF TITLE?

 

Did you know the importance of having an accurate name on the Certificate of Title?  Often overlooked, Titles need to reflect the correct ownership when looking to sell, retain, or transfer a property. The necessary measures must be taken to ensure you have the right to deal. Settlement Agents are no stranger to sale/purchase settlements, but did you know we also do updates to Titles when a significant change has happened?  Here are some common updates that your settlement agent can complete for you:  Change of Name due to Marriage/Resumption of Maiden Name When you have changed your last name due to marriage/resumption of maiden name, your Title needs to be updated to reflect your correct surname ensuring the Title Deed for your property is correct and accurate. A process that can be completed by a Settlement Agent either at settlement or by standalone application, using your original Marriage/Divorce Certificate is simple but necessary.  Change of Name due to Error In the rare occurrence that your name is misspelt, in the incorrect order or your Christian name has not been shown, we will be able to assist and to amend this for you using a Change of Name application and Statutory Declaration.  Survivorship Applications Where parties are ‘Joint Tenants’ on the Title, the surviving joint tenant(s) must apply to be registered as the surviving proprietor(s). In this case, the surviving tenant(s) will complete the process of Survivorship Application. A process that is usually completed by a Settlement Agent using the electronic settlement program, PEXA, with only the Death Certificate of the deceased party is a quick and simple process that ordinarily takes 7 days to complete. Transmission Applications Where parties on a Certificate of Title are ‘Tenants in Common’ or under ‘Sole Ownership’, the transfer is completed using a Transmission Application. This involves the ‘Executor or Administrator of the Estate’ obtaining Probate in order to be registered as the ‘Proprietor of the Estate’ on the Title. Similar to the Survivorship Application, settlement agents are able to complete this process quickly and efficiently once Probate has been granted. Transfer to Beneficiaries Once Titles have been updated to the ‘Executor or Administrator of the Estate’s’ details, the Executor or Administrator have the authority to transfer the property into the Beneficiaries of the Will. A process which involves assessment by State Revenue can be completed in office effectively. Try not to guess what needs to be done and get the help of a licensed Settlement Agent they are the best people to help and point you in the right direction. MAKE YOUR OWN DECISION AND GIVE IT A REAL GO!! SELLING MOSMAN PARK & THE WESTERN SUBURBS!! KEEPING IT REAL IS OUR MOTTO!!

BRIDGING FINANCE

 

Bridging Finance

Bridging finance is a simple short term loan that lets you buy your next property before your current one sells. It gives you the ability to act fast without waiting for settlement on your existing home.

It works by covering the gap between the purchase of your new property and the sale of your current one. Once your sale settles, the bridging amount is cleared and your standard loan continues. This structure removes pressure and stops you from feeling forced into accepting the wrong offer just to meet timing.

Bridging finance is useful in strong markets where quality homes move quickly. It gives you the freedom to secure the right property without hesitation. Speak with your broker or lender to confirm costs, time frames and suitability for your situation.

If you need to move forward with confidence, bridging finance is a straight forward solution that keeps your plans on track.

We have a fantastic broker called Brandon Ngadino 0412 270 243 brandon@checkmyrate.au he has done quite a few deals for our clients.

Again give us a call or an email if you need to ask a few questions.  Gill Vivian 0415 853 926 gill@viviansrealestate.com.au 

MAKE YOUR OWN DECISIONS & GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

WESTERN SUBURBS MARKET PULSE

 

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Western Suburbs Market Pulse

Week ending Sunday 8 March 2026

The quick read

Sales activity across Perth eased a touch week on week, but listing supply ticked higher while the rental pool also edged up. Western Suburbs and Mosman Park continued to show premium buyer depth with notable sales and selective auction action. [reiwa.com.au]

Sales snapshot

Perth recorded 827 transactions last week, down three point seven percent from the week prior. Within that total, house sales were lower, unit sales were a little softer, and land sales jumped strongly. This pattern reflects buyers being value focused while builders and owner occupiers keep land in play. [reiwa.com.au]

Recent settled sales around the Western Suburbs include premium results in Mosman Park and neighbouring blue chip pockets. For example, 1 Bryant Avenue Mosman Park settled at three million seven hundred twenty five thousand dollars on twenty seven February. 33 Swan Street Mosman Park settled at two million nine hundred ten thousand dollars on seventeen February. These validate ongoing strength at the top end of Mosman Park. [realestate.com.au]

Across the broader Mosman Park market over the past twelve months, the median house price sits around two million eight hundred thousand dollars with annual growth reported in the high twenties, and units around five hundred forty thousand dollars with annual growth in the low twenties. Days on market are reported in the forties for houses and mid forties for units, with rental yields near two point six percent for houses and four point three percent for units. [realestate.com.au], [property.com.au]

Listings and buyer activity

Perth listing stock rose to two thousand eight hundred sixty seven properties, up four point one percent on the week and up thirteen point five percent across the last four weeks, though still over forty percent below the same time a year ago. This keeps conditions supportive for sellers of well presented Western Suburbs homes. [reiwa.com.au]

On the ground in Mosman Park, there is a visible mix of prestige family homes, town homes and apartments on market, with fresh listings noted this week along Fairlight Street and Somerset Crescent, plus premium showcases such as the Mos Lane project display suite on Manning Street. [realestate.com.au]

Auction watch

Western Australia runs far fewer auctions than the east coast, but last week still featured a small cluster in the Western Suburbs. Scheduled auctions included 2 Johnson Parade Mosman Park and 34 Dalkeith Road, Nedlands, alongside a Claremont apartment at Freshwater Parade. Statewide, the week recorded a very small sample, with a clearance rate near the 50% mark in preliminary tallies. 

National auction services also reported a light Perth week of around a dozen results, consistent with seasonal factors after the long weekend.

Rental pulse

Rental listings in Perth edged up three percent to 1,936,000 six dwellings. Week on week leasing volumes were softer but are still higher than a year ago. Claremont appeared in last week’s top rental activity list, reflecting steady tenant demand across the inner west. 

• Premium family homes continue to trade well. Depth remains for move in ready properties close to the river and quality schools. 
• Units show healthy annual gains at accessible price points, drawing first home buyers and downsizers who want Western Suburbs amenity.  [property.com.au]
• Choice is improving but remains tight, which helps maintain competitive inspections for well priced listings. [reiwa.com.au]

WHAT THIS MEANS FOR SELLERS

Presentation and pricing discipline matter. With stock levels still well below last year, attractive Western Suburbs homes can secure strong competition, especially when launched with a clear campaign and early buyer engagement. [reiwa.com.au]

WHAT THIS MEANS FOR BUYERS

Increased listings create a little breathing room. Stay finance ready and watch for mid week releases in Mosman Park, Cottesloe, Claremont and Nedlands. Private treaty remains the dominant path, with occasional Saturday auctions for special homes

If you are thinking of selling please do give me a call 0415 853 926 or email me on gill@viviansrealestate.com.au we would love to talk to you.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!! 

KEEPING IT REAL IS OUR MOTTO!!