Complete Investment Plan 2026
A5/8-16 Rohs Road, East Bendigo phproperty.com.au 03 5454 1999
Contents
This appraisal booklet covers: About us Management Property Managers Your Process Compliance Minimum Standards Rental Performance Property Depreciation Marketing Tech We Use Fee Structure Ongoing Management
We appreciate you inviting us to appraise your property. We are excited for the opportunity to assist you in your property journey!
Thank You. 1
About Us
With a commitment to exceptional customer experiences and long-standing relationships, PH Property covers all facets of Bendigo real estate, including residential sales, small acreage and farm properties, commercial sales and property management. Our team provides personalised guidance backed by strong local insight, ensuring every client receives informed advice tailored to Bendigo’s evolving market. Founded in 2006 by Brad Hinton and business partner John Pawsey, PH Property has grown from a boutique agency into one of Bendigo’s most respected real estate businesses. Brad’s passion for property, along with his deep understanding of Bendigo’s growth areas, buyer behaviour and long-term trends, continues to shape the company’s direction. In 2020, Catherine Beecroft joined PH Property as a Director and Rental Team Manager. With property management experience dating back to 2001, she leads the rental department with a focus on service quality, compliance and strong client relationships. Known for strong marketing expertise, PH Property combines modern digital strategies with proven traditional methods to maximise exposure and attract genuine buyer interest. Their understanding of Bendigo’s suburbs, lifestyle pockets and future opportunities ensures every property is positioned for its best possible result. Deeply connected to the local community, the PH Property team is passionate about Bendigo and everything it offers. Our involvement with community organisations, sporting clubs and charitable initiatives reflects the values we uphold for both clients and the region. For leading real estate sales and property management, PH Property is a trusted team committed to delivering outstanding outcomes, backed by professionalism, communication and personalised service. John Pawsey (Ret) & Brad Hinton
2
Management
Catherine Beecroft
Brad Hinton
Director Rental Department Manager
Director Principal
Tim Rooke
Sales & Operations Manager
Why choose us? At PH Property we personalise your experience with us as much as possible. Part of this is having a dedicated Property Manager working on your property from the initial meeting, through every process listed below and the ongoing management of your property. This gives you a personal contact you can rely on. This creates accountability and attention to detail with all aspects of our service. We want to service your property the best way possible. All of our dedicated Property Managers manage smaller than average portfolios. This ensures that our service is diligent, our response time to enquiries or issues is handled promptly and tasks are followed-up and completed.
“All the google reviews were true. PH property is the Best. They are easy to deal with. Always answers on my Inquiries… special thanks to my Property manager Nicole for your hard work and dedication. You make things happen.” Scan to view our Facebook
3
Ariel
Property Managers
Property Manager
Nicole Roda
Property Manager
Casey Johannesen
Emily Wiegard
Nicole has been working in property management since 2018 and recently joined PH Property after gaining valuable experience in the not-forprofit housing sector.
Casey began her career in property management in 2017 and has since gained extensive experience and a strong understanding of residential property needs.
Born and raised in Bendigo, Emily has a strong connection to the local community and is passionate about supporting both Rental Providers and Renters. She believes property management is about more than looking after homes. It is about providing confidence, security and peace of mind.
She prides herself on making people feel at ease, staying calm and organised under pressure and maintaining clear and honest communication throughout every interaction.
“My favourite part of property management is the variety and challenge that this role presents each day, working together with owners and renters to achieve the best outcomes and of course, meeting and patting all the renters’ dogs during routine inspections.”
As the main contact for owners and tenants, she ensures both are supported and informed. Known for her attention to detail, clear communication, and problem-solving, Casey has built a reputation for being responsive, organised and reliable.
Property Manager
Emily brings a caring, reliable and communication focused approach to her role, ensuring clients feel informed and supported every step of the way. Dedicated to proactive and professional service, Emily focuses on protecting her clients' investments, maintaining high standards of care and delivering an exceptional property management experience.
“My favourite part of being a Property Manager is meeting new people, hearing stories from all walks of life and helping people find their next home.”
"My favourite part of property management is building genuine relationships with people and helping create positive outcomes for both Rental Providers and Renters."
4
Your Process :
Initial Consultation: We meet with you to discuss your property, rental goals and provide you with an overview of your rights and obligations under Victorian rental laws.
Property Assessment: Our team inspects your property and advises on presentation, rental value, any compliance requirements and minimum standards.
Authority to Lease: You sign a Managing Authority agreement authorising us to manage your property on your behalf.
Minimum Standards: We ensure your property complies with all legal requirements, including gas, electrical, smoke alarm and minimum standard checks, helping you meet your obligations as a rental provider. Marketing Campaign: Our media team attends your property to capture professional photography, paired with compelling marketing across major platforms to maximise tenant interest. Open for Inspection: We conduct thorough inspections with prospective renters and encourage pre-applications, helping streamline the leasing process and secure quality tenants faster.
Tenant Screening: Comprehensive reference, employment and rental history checks are carried out to select the most suitable renter.
Rental Agreement Preparation: Once a suitable applicant has been approved by you, we prepare the Residential Rental Agreement and condition report in compliance with the Residential Tenancies Act. Bond and Rent Collection: The renter’s bond is lodged with the Residential Tenancies Bond Authority (RTBA) and initial rent is collected. All your advertising and letting costs are taken from the initial payment.
Tenant Handover: Keys are provided along with a welcome gift and the renter is given all required documentation including the condition report and rental guide.
Ongoing Management: We handle rent collection, inspections, maintenance, and compliance with Victorian rental laws, while monitoring market trends to maximise your property’s returns.
5
My wife and I used PH Property to manage our investment property. PH Property have been great to deal with, responsive to any queries we had along the way and making sure our investment has been well looked after throughout the tenancy. We wouldn't hesitate to use PH property again for any further property management needs. - Joshua
6
Compliance Before you rent As a rental provider in Victoria, you are required to meet key obligations before leasing your property. Doing so ensures legal compliance, helps attract quality tenants, and prevents costly issues down the track. Essential requirements include insurance for the property, liability cover, and rent protection. Meeting these standards creates a safe home environment, builds renter trust, and provides peace of mind that your investment is protected. Please note: under changes to the Residencial Tenancies Act in effect as of November 2025, we cannot advertise your property until these legal requirements are fulfilled.
Your checklist Are you insured? Landlord Insurance: Covers loss of rent, tenant damage and legal costs. Building Insurance: Protects against structural damage caused by unexpected events. Public Liability Insurance: Protects you if a tenant or visitor is injured on your property.
Is your property compliant? Electrical Safety: A licensed/registered electrician must conduct a mandatory electrical safety check of all installations and fittings every two years. If not done within two years when a renter moves in, the rental provider must arrange it immediately. Gas Safety: Gas appliances must be maintained with a mandatory safety check every two years by a licensed gasfitter endorsed in Type A Gas Servicing. If not done within two years, the rental provider must arrange it immediately. Smoke Alarm Safety: Rental providers must ensure alarms are installed, working, tested annually, batteries replaced as needed and repaired/replaced urgently.
Is your property clean? Professional Cleaning: In accordance with the Tenancy Act, your property must be professionally cleaned, including floors and carpets prior to leasing. By meeting this standard, we are able to require renters to undertake professional cleaning when vacating the property.
7
Minimum Standards
Your obligations Structural soundness
Bathrooms
Lighting
The property must be structurally sound and weatherproof.
Bathrooms must have a sink and shower or bath with hot and cold water. Shower heads must meet minimum water-efficiency requirements.
Rooms, corridors and hallways must have working lights and access to natural light during the day.
Mould and damp Rooms must be free from mould and damp caused by or related to the building structure.
Electrical safety Rental properties must have modern switchboards with circuit breakers and electrical safety switches.
Locks External entry doors must have working deadlocks or locks that can be unlocked from outside with a key and opened without a key from inside.
Heating Rental homes must have a fixed, energy-efficient heater in the main living area, such as an approved air conditioner, gas heater or wood heater.
Toilets Toilets must work properly, connect to sewerage or septic, and be located in a separate room, bathroom or combined bathroom/laundry.
Kitchen Kitchens must have food preparation space, a sink with hot and cold water, and a stovetop with at least two burners.
Laundry If a laundry is provided, it must have a reasonable supply of hot and cold water.
Windows External windows must have secure latches and stay safely in both open and closed positions.
Window coverings Living and sleeping areas must have curtains or blinds that provide privacy and block light.
Rubbish bins Renters must be provided with vermin-proof rubbish and recycling bins that meet council requirements.
Ventilation Rooms must have adequate ventilation, including bathrooms, showers, toilets and laundries.
Want to know more? These are just a summary of Victoria’s rental minimum standards. Scan the QR code to view the full requirements, including detailed information on each standard and what rental properties must provide.
8
Rental Performance
Average Rent Understanding the average rent allows our team to set competitive prices, attracting the right renters while maximising revenue. Tracking changes in average rent helps investors identify market trends such as rising or falling demand, which can influence investment decisions.
99% of our tenants pay on time. Having 99% of renters paying rent on time is an excellent statistic for residential investors. Here’s why it’s important:
Stable Cash Flow Risk Management High on-time payments provide steady income, High on-time payment rates reduce financial covering mortgages, maintenance and risk, minimising shortfalls and the need for management fees while ensuring predictable emergency funding. cash flow for property owners. Financial Planning Positive Relationships Reliable rental income supports accurate Timely rent builds trust, fostering stronger budgeting, making it easier to forecast future landlord–tenant communication and income and plan smarter investment strategies. cooperation on property matters. Reduced Collection Costs Fewer late payments reduce time and money spent chasing overdue rent, legal action or collection services.
Creditworthiness Consistent rental income enhances borrowing power, making it easier to secure financing for future investments.
Tenant Quality Consistent on-time payments indicate responsible, financially stable tenants who stay longer, lowering turnover and vacancy rates.
Property Maintenance and Improvements Steady rent provides funds for maintenance and upgrades, boosting property value and tenant satisfaction.
Investment Appeal Market Reputation Properties with strong rent payment records A reputation for reliable tenants improves are more attractive to investors, increasing both landlord credibility, attracting higher-quality value and marketability. renters. Operational Efficiency Lower Vacancy Rates Timely payments streamline operations, cutting Reliable income supports competitive pricing administrative workload and reducing and amenities, helping retain tenants and unnecessary management costs. reduce vacancies.
9
Property Depreciation
It’s not a bad thing! Victorian property depreciation refers to the tax deduction that owners of rental properties can claim for the decline in value of the building and its fixtures and fittings over time.
When a rental property is purchased, the owner can claim depreciation deductions for the cost of the building and its assets over a period of time, generally 40 years for buildings and varying periods for assets, based on the Australian Taxation Office (ATO) guidelines. These deductions are claimed as a tax deduction against the rental income received, reducing the overall taxable income. There are two types of depreciation deductions:
Capital Works Deductions These deductions are claimed for the construction costs of the building itself, including items such as walls, floors, roofs and structural improvements. Plant and Equipment Deductions These deductions are claimed for the decline in value of removable assets such as carpets, blinds, air conditioning units and kitchen appliances. It is important to note that not all assets are depreciable, and the depreciation rate varies based on the ATO guidelines. Additionally, the depreciation deductions cannot exceed the actual cost of the assets or the building. To claim depreciation, owners of rental properties must obtain a depreciation schedule from a qualified quantity surveyor or a registered tax agent, which outlines the assets in the property and their respective depreciation rates. This schedule is then used to claim depreciation deductions in the tax return. It is recommended that owners of rental properties seek professional advice from a qualified tax agent or accountant to ensure that they are claiming depreciation correctly and maximising their tax deductions while complying with the tax laws.
10
Marketing
Jotham Santos
Photography & Marketing
Jackson Evans
Videography & Marketing
We pride ourselves on being the most data driven marketing team in bendigo.
We are proud of our professional and fresh approach to rental marketing, and we believe every channel should work together to secure the right tenant for your property. Presenting your property correctly from the very beginning is essential to achieving a strong result. There are many ways to attract potential tenants, but the key is finding the right balance of advertising. Today, most tenants begin their search online making strong digital exposure one of the most effective tools in your marketing plan. By combining online platforms with strategic promotion, we ensure your property reaches a wide audience while targeting quality tenants who are the best fit for your home.
Key Marketing Professional Photography Professional Floorplans Online advertising (Premier realestate.com.au listing, Meta) For Lease board 360 degree Virtual Inspection Tour
11
Technology We Use Technology in Property Management Technology is now essential for effective property management. It streamlines processes, automates routine tasks and reduces errors, saving you valuable time. It also improves communication between property managers, tenants, and service providers, ensuring issues are resolved quickly. With secure systems protecting sensitive information and access to realtime insights like occupancy rates, rental income and maintenance costs, technology helps us manage properties more efficiently and deliver a higher level of service to you.
Our central property management platform, giving you and your tenants secure, real-time access to lease details, financial statements, and important updates anytime, anywhere.
Streamlines routine inspections with digital reports, photos and checklists, reducing errors, saving time and minimising disruptions for tenants and property owners.
Manages maintenance requests efficiently, connecting tenants, landlords and trusted trades for clear communication, timely updates and smooth resolution of property issues.
Australia’s largest property portal, where most rental enquiries originate. We list your property here to maximise exposure and attract the right tenants quickly.
We showcase your property online with high quality photos and updates, expanding reach, building trust and attracting a wider pool of potential tenants.
Reapit Lettings manages listings, streamlines tenant communication, handles applications and tracks leasing progress, creating a more efficient rental process for landlords and tenants.
12
Fee Structure Management Please note that our management fee varies.
Online advertising - Required ($260 Inc GST) We list your property on at least 6 websites, Premier listing on realestate.com.au, Facebook, Instagram and push through our substantial renter database. For Lease board - Required ($66 Inc GST) A For Lease board is a powerful tool for creating local awareness of your property, especially in high-traffic or well-known areas. It captures the attention of passers-by who may be actively searching for a rental or know someone who is. The board not only reinforces your property’s visibility in the community but also generates enquiries from potential tenants who may not be browsing online. This combination of exposure and accessibility makes it a valuable part of your overall marketing strategy. Professional Photography - Required ($120 Inc GST) Your property will be presented with a minimum of five highresolution images, carefully selected to highlight its key features. Typically, this includes the front and rear exterior, kitchen, bathroom and main living or dining areas. Where applicable, additional spaces of interest - such as outdoor entertaining areas, pools or sheds, are also captured to showcase the full appeal of your property. 360 degree Virtual Inspection Tour - Recommended ($165 Inc GST) Providing greater accessibility for renters, our 360° tours allow prospective tenants - including those relocating or travelling, to explore properties online. This enables them to confidently view and apply without needing to attend in person. Leasing Fee - Required (2.2% of annual rental income Inc GST) This fee covers all activities in preparing, marketing and securing a quality tenant for your property. It includes assessing rental value, ensuring compliance with standards and safety, organising contractors, creating marketing campaigns, promoting to our database, managing enquiries and inspections, processing applications and checks, submitting tenant recommendations, preparing tenancy documentation, lodging bond and rent, issuing keys and retaining compliance records.
13
Ongoing Management What happens after you sign an authority? Our ongoing management service ensures your investment is carefully monitored, maintained and compliant. We handle the day-to-day responsibilities, ensuring your property and tenants are well looked after. From rent collection to safety compliance, we act as your professional property management partner.
Ongoing management includes
Monitor, collect, and account for rent. Conduct routine inspections every 6 months for condition and compliance. Provide written inspection reports to the client. Arrange contractor electrical safety checks. Arrange contractor gas safety checks. Arrange contractor smoke alarm checks. Arrange contractor pool and spa barrier checks. Arrange contractor bushfire-prone facilities checks. Manage admin and records for safety activities. Obtain client approval for repairs and maintenance. Arrange property maintenance and contractor repairs. Notify client of serious breaches (rent, damage, accidents). Prepare and serve legal notices. Represent client at VCAT or magistrates court and prepare documentation. Engage professional property services and trades. Monitor lease expiries and advise on rental returns. Advise client of renter’s intention to vacate. Obtain client instructions for re-letting property. Conduct rent reviews and report. Liaise with renters for prospective inspections.
Your management fee
Your lease renewal fee
14
A5/8-16 Rohs Road, East Bendigo phproperty.com.au 03 5454 1999
Thank You.