MOVABLE has long and proven expertise in all aspects of commercial, industrial and retail property management ensuring efficient management of your asset for optimum return. Our accounting & reporting will keep you fully informed on the current performance of your asset.

Our proposal will demonstrate our extensive knowledge of the tasks needed to maintain your investment and our well founded experience in the local market.

With more than (750) commercial tenancies under management, a commercial management and leasing team of (17) highly qualified team members means you are placing your property with highly experienced people.  Our agency provides management services to organisations such as Commonwealth Bank, Suncorp, Westpac Bank, National Australia Bank, RMS, KFC, Centrelink, NDIS, Pacific Brands, Coles and various government departments, just to name a few.

Transition Management & Establishment

Critical to the implementation of the property management contract is the success of the Transition and Establishment phase. MOVABLE has been involved with the successful transition of hundreds of properties and is acutely aware of the importance of diligent preparation & attention to detail to achieve an effective establishment hand-over.

Transition is the point of maximum risk when engaging a new service provider. Risks include loss of information during transfer, disruption to on-going operations, business interruptions, and tenant & contractor relations.

Our transition plan focuses on the following key areas:

• Risk identification
• Tenant relations
• Building familiarisation/building Service audit
• Service contractor review
• Lease audit/tenant setup
• Review of charges and arrears
• Initial tenant invoice disbursement and instructions
• Budget review
• Transfer of financial data into our Commercial Management System
• Taking ownership of current leasing and operational matters

Rental Collection

We will issue a tax invoice each month for the rent and outgoings due by each individual tenancy. Each tenant is responsible to make rental payments in advance. Should any account remain unpaid for more than (7) days, action is taken to ensure that monies are recovered immediately and the Landlord’s position is not prejudiced in anyway.

Should a rental debt remain outstanding, it will be the subject of a separate report and recommendation to the owner.

Disbursement of Collections

Owner’s statements are submitted electronically on the last business day of the calendar month.

Advances of available funds can be made during the month if required and remaining funds remitted at the end of each month.

Outgoings Payments

All expenses are approved for payment by the Property Manager who will ensure that work carried out was as per quotation and to an acceptable standard.

Observance of Lease Covenants

We exercise close supervision of tenants to ensure that they act in accordance with their leases and check that all actions required of them by the lease agreement are in fact, being carried out.

Market Rental Reviews

Prior to lease review dates we will submit our recommendations on revised rental for your approval. We will support our recommendations with market evidence and any other relevant information.

Lease Renewals

Well in advance of lease termination dates we will liaise with tenants to establish their intentions regarding their tenancy. In the case of lease options, if the lessee has not exercised their option as per the requirements of the lease, we will with your approval offer them a new lease over the premises.

Outgoing Budgets

We are totally conversant with the preparation of Annual Outgoing Budgets and billing tenants on a monthly basis with a reconciliation at the end of the period.

Assignment of Lease

When a request for an assignment of lease is received, we notify you and on your behalf interview the proposed assignee and request trade and business references. We will endeavour to establish the assignee’s financial situation and that of its director’s if appropriate. Once we are satisfied that the proposed tenant is able to meet their obligations, only then will we recommend your approval of the assignment.

Leasing of Vacant Space

Whilst this should not occur for some time, when we become aware that a presently leased space will become available we liaise with the outgoing tenant to make arrangements for prospective new tenants to inspect the premises.

Physical Administration

Building Services

We will ensure that the approved and qualified contractors carry out services and maintenance on mechanised services within the building at the appropriate intervals. i.e. lift maintenance, air conditioning, security, lighting, waste, cranage, electrical maintenance and anything else required within your property.

Fire Services

We will ensure that the relevant contractors carry out required services and test all fire safety equipment within the building.

Lift Services

We will ensure that the lift maintenance contractor carries out services in accordance with Australian Standards and that annual registration is renewed. Additionally, if there is no central stairwell, procedures must be implemented when lift services are interrupted and we will ensure all tenants are aware of the alternative arrangements.

Other Services

We will administer all agreements in force for regular maintenance of the building services. i.e. Pest control, waste removal, gardening, etc.

Repairs and Maintenance

The building will be inspected on a regular basis and any items requiring attention will be attended to immediately. We will discuss with you our authority to disburse funds on repairs and maintenance to an agreed limit without reference to you.

Insurances

Ensuring that appropriate insurances are effected for your property is paramount. We shall discuss with you and make recommendations if requested in regards to insurance requirements.

Lease covenants also require tenants to maintain specific insurances which we will keep on record.

Professional Advice

On matters beyond our area of responsibility, we will in accordance with your instructions consult with your advisors.

We may also recommend from time to time that other technical consultants be appointed to carry out specific work if required.

Reporting

The object of our property management system is to provide a skilled service enabling the maximum return to the lessor.

Our experience, professional service and size of commercial management portfolios  is such that we are constantly aware of current trends likely to affect your investments. We place particular emphasis on promoting good public and tenant relations ensuring our owner’s position or investment is not prejudiced.

Management Fees

This page is a guide only and all Management Fees are subject to negotiation and reflection of the services provided based around various aspects of the property and tenancy.

Gross Income Collected	Single Tenancy	Multiple Tenancies
Up to $30,000pa	8% + GST	8% + GST
$30,001 – $45,000pa	7% + GST	8% + GST
$45,001 – $65,000pa	6% + GST	7% + GST
$65,001 – $100,000pa	5% + GST	6% + GST
$100,001 – $200,000pa	4% + GST	5% + GST
$200,001 +	3% + GST	4% + GST

 

Letting Fee

There is no letting fee payable if the property is leased at the time of transfer of the property.  If the property is vacant at the commencement or during the management, the following amount is payable:

Lease for 3 Years or less	12% + GST
Lease of 3 + Years	12% + 0.5% each year thereafter + GST
Lease Renewals or Option Renewals (Existing tenants)	50% of the above mentioned fee + GST

Administration Fee

A monthly statement and accounting fee per statement

$15 + GST per month

 

Income & Expenditure Fee

A yearly financial summary statement to assist with annual accounting requirements

$25+ GST per annum

“The times have changed in all regards – especially for commercial property management. Those who have held on to outdated industry traditions have found themselves in a very different new world. A world which sets challenging and new expectations.”

Our Asset Managers are more than just passionate and knowledgeable; they pride themselves on exceeding owners expectations – simply because they manage each investment like it is their own.

 

Glenn is one of the industry’s well-known faces for his 30 years of expertise. Glenn has the innate ability to make a negotiation an enjoyable and effective process. Glenn expertly handles every aspect of a deal from enquiry to closure and is well versed in managing disputes, lease renewals, rent increases or new options. Glenn also enjoys the great outdoors and is just as accomplished on a jet ski, with a fishing rod and his family as he is with commercial contracts.

Paul is a highly trained professional and completed a Bachelor of Real Estate Management at the University of Nottingham Trent in the UK in 2000. Soon after completing his studies Paul decided the weather was better in Australia and brought his wealth of experience across multiple asset classes in property to Newcastle. When he takes time out, Paul loves exploring Australia’s natural beauty and is a fan of our region’s scenic coastline and rich history.

Michael is one of those people you just know you can trust. His extensive experience in asset and facility management has provided him with a strong skill set to build respect and create long-term customer relationships in real estate. He takes accountability in ensuring his tenants receive honest and reliable services and understands the importance of financial asset management to landlords. When he isn’t providing excellent tenant services or managing a portfolio of commercial assets, Michael is enjoying time with his family and friends, often with a movie on and a great glass of red in hand or following his passion watching formula one racing.

Gabriela Carney, the go-to expert in Commercial Asset Management. With a solid educational foundation, she holds not one, but two Master’s degrees – a BA and MA in International Business, and another MA in Grande Ecole Export and Logistics. Gabriela’s love for real estate blossomed during her university days, and now she’s the go-getter uncovering hidden property gems. When not immersed in property, you’ll find her doing yoga, exploring hiking trails, and cultivating a vibrant veggie garden. Gabriela seamlessly blends expertise with a zest for life, making real estate an exciting journey of growth.