Yes, we are fully licensed investment consultancy. We hold both personal and company licenses in Victoria and Queensland. Our team of professional investment consultants is highly qualified and adheres to stringent regulatory standards to ensure the best possible service for our clients. Whether you're seeking advice on portfolio management, retirement planning, or investment strategies, you can trust that our consultancy is both credible and compliant with all relevant licensing requirements in these regions, giving you the confidence and security needed to make informed investment decisions.

We are compensated by the builder or developer as a salesperson. This means that when you choose to invest in a property through our recommendations, the builder or developer pays us a commission for facilitating the sale. This model allows us to offer you expert investment consulting services without charging additional fees directly to you. Our primary goal is to provide you with the best investment opportunities while ensuring a transparent and trustworthy process. By partnering with reputable builders and developers, we help you make informed decisions to maximise your investment potential.

Builders often make claims of fixed price contracts however no building contract is truly fixed. Every build contract is different and you will need to have your solicitor check both your land and build contracts to ensure you understand what is included and what is not. Importantly your builder also allows for all items required in your build so that it is ‘turnkey’ and ready to rent on completion. This ensures that you do not get a variation for items not included in the build contract such as air conditioning, clothesline, letterbox, driveway, landscaping, flooring, fly screens etc. The builder can still retain the right to charge a variation in certain circumstances such as having to connect to services that are not available to the front of the lot or extensions of time caused by inclement weather. ​ Always look out for PC items and Provisional sums in a building contract as these allow the builder to charge a variation if the original estimated costs such as the price of the tiles or the earthworks allowance is more than the actual cost. Remember 90% of the unforeseen costs are in the ground. Post COVID-19 most builders have now included a clause that allows them to cancel a building contract if they deem the building contract to be unprofitable prior to construction commencing. In this instance the builder may ask you for a variation in price to allow them to cover reasonable costs so they can deliver the build at a small profit.

Your builder uses a standard build contract and cannot directly amend clauses in it. It is important to read the entire build including attachments such special conditions, specifications and building plans. The attachments often vary the terms in the build contract especially the special conditions.

This depends on your knowledge and experience. Most solicitors will review your build contract for an additional fee. Ask the team at The Property Room for a list of solicitors used by previous clients and we can also give you an indication of fees. The Property Room will always review your building contract prior to sending a copy to you or your solicitor and highlight any areas of concern.

Yes it is possible to make changes to the build design however before doing this you will need to consider the following: i) The house has been designed to get the highest and best use with a price point in mind using proven designs that work with estate covenants approval ii) Our builders are able to provide wholesale pricing due to minimal design changes. Retail builders will provide a full service to client at a price 10% + higher. If you do require small design changes you need to sign the build contract and pay the 5% build deposit as the first step so you can lock in your build price and commence your finance process. You can then deal directly with the builder to arrange the changes. The changes will be reflected in the build contract through a variation document. Some builders charge a set fee for any design changes whether they are structural or not. Other builders will only charge a fee if it is structural change.

Most build build contract states that you need to pay the 5% build deposit once you have unconditional finance. Your builder will issue you with an invoice to pay the build deposit at this stage. This will need to be paid out of your own funds and forms part of the equity contribution you need to make. You will need to provide proof of payment to your bank prior to land settlement. For example of you have purchased a $500,000 house and land package and you loan is for 90% then you will need to contribute $50,000 out of your own funds with your lender providing $450,000. Your $50,000 equity contribution will be required for both the build deposit and the balance at land settlement leaving your lender holding the balance loan funds to complete the construction of your dwelling.

Payment of the build deposit to the builder will automatically commence the building approval process that can take 8-10 weeks. During the approval process your builder will incur costs to generate contracts, soil tests, detailed contour surveys, contractual working drawings, engineering and council approvals out of their own pocket during the approval process. You cannot commence construction of you house until the builder has a building approval. Your builder is usually required to commence construction within a set timeframe of obtaining final building approval.

The builder will immediately engage their engineer and surveyor following payment of the build deposit. This will commence the build approval process. The build approval process has 2 main stages 1) Plan Preparation - 4 weeks of preparing plans and to engage private certifier 2) Approval and Certification - 4-6 weeks for plumbing approval to come out of council. The builder’s private certifier will issue building approval immediately after plumbing approval comes out of council. The builder will usually commence work within 30 days following the building approval.

Your builder. They are noted as being the responsible party in your build contract. This includes all council lodgement fees and charges.

The majority of building approvals occur within the 8-10 week period however there can be delays. The delays will most often occur during the Approval and Certification period where time periods are out of the builder’s control.

The builder can commence the Plan Preparation stage of approval once the developer gives the builder access to the site to conduct soil and survey tests. This occurs towards the end of the civils program when the lot levels have been finalised and survey pegs are in to identify the lot boundaries. The builder cannot commence the Approval and Certification stage of approvals until the land is registered.

Your builder will notify you (2-4 weeks usually) from when they estimate practical completion to occur. The builder will then send you a notice to let you know Practical Completion has been reached. Practical Completion has occurred when the dwelling has been completed as per the building contract except for minor defects and omissions that would not prevent the house from being occupied by a tenant. The builder will identify defects at this stage through a third party building inspector and these will then need to be completed prior to Handover. You typically have one week to notify the builder that you do not agree Practical Completion has been reached.

Liquidated damages are paid by the builder to you if the actual build time exceeds the build period in the contract allowing for extensions of time such as wet weather and public holidays. The build period usually commences with the slab preparation (digging of footings) and finishes with practical completion. If you believe that your builder is required to pay you liquidated damages you should request that they calculate the build period including allowances for extensions of time to confirm that this is the case. Any liquidated damages payment should be deducted from the final claim payment to the builder.

Your builder will instruct a third party building inspector 1-2 week before PC stage. The building inspector will provides a defect list to the builder. The builder will then fix these defects prior to handover. If you would like to obtain your own third party defects inspector you should do so 1-2 weeks prior to PC stage so that the builder can rectify ALL defects at the same time prior to handover.

If you would like to check that your builder has fixed all defects you can engage a third party defects inspector. Please contact your team at The Property Room if you would like the names of inspectors previously used by our clients. Your rental manager will conduct an entry inspection report prior to your tenant moving in which may pick up additional defects. If a defect is not rectified immediately after this inspection you are still covered for a pre-determined contract period from Practical Completion stage on minor defects (90 days+) and you are also covered for structural defects for a period of 6 years+ depending on each State. The Property Room will ensure that you get your defects fixed due to its long-standing relationship with its wholesale builders.

A bank inspection is typically undertaken by a valuer or a bank representative who will inspect your property to check that the house has been completed in accordance with the building contract and on the specified property lot. Your lender may send someone out to your property to inspect each stage and on completion to verify that the works have been completed before they will approve each progress payment. A building inspection is undertaken by a registered third party building inspector who is qualified to look for defects. The building inspector will inspect the property at practical completion stage only.

The builder will notify you (2-4 weeks usually) prior to practical completion stage. It is recommended that insurance is organised at this time. Once practical completion stage has been reached the builder’s insurances are no longer valid except in relation to defect warranties.

You will get the keys once the final payment is made to the builder. It is ideal if the builder keeps the key until they have fixed defects prior to handover, which can take 1-2 weeks after practical completion stage.

Each builder allows for wet weather days in the build contract. If the site supervisor has wet weather on site and considers it unsafe to work or they are unable to work then they need to notify the builder’s head office where a record is kept. If the builder exceeds the allowable days in the build contract the builder will need to request an extension of time from you.

All build contract allows for a mandatory shutdown period of 2-4 weeks which can be claimed by the builder if the build period runs over this time.

Yes your builder can claim for anything that causes a delay that was not foreseeable when the building contract was signed. Examples of delays are not getting access to services and getting final plumbing approval from council.

We will find and organise a rental manager prior to the purchase. We recommend you engage a specialist property manager with experience in dealing with rooming accommodation. Specialist property managers will offer a range of services including paying your utility bills. Most specialist rental managers will charge between 7-12% + GST as a rental management fee (rent collection and management) with one weeks rent plus GST as a letting fee.

In Australia, a property is typically classified as a rooming house (sometimes incorrectly classified as co-living) if it has four or more rooms available for rent and is occupied or intended to be occupied by four or more people who do not have exclusive possession of the entire property. Each resident generally rents a room, and they may share common facilities such as bathrooms, kitchens, and living areas. However, the specific definition and regulations around rooming houses can vary by state or territory, so it's important to check the local laws for precise details. ​ When you rent out your house by the room you are required to comply with your local council town planning requirements for rooming accommodation if you exceed the minimum number of rooms. In Victoria you need to apply for a license to be a rooming house operator. Some examples of other common council requirements for a rooming house are: i) minimum distance to a train station or centre zone; ii) impact assessable development application; ii) ensuring your property meets building classification; iv) fire compliance; and v) regular health department inspections

The typical vacancy periods are 2-3 weeks per annum similar to a house rented out to a single family.

International students and young professionals are the most common however there is a growing demand from older single people (divorced no kids) and single elderly people. All our properties are also designed for disabled accommodation downstairs for up to one tenant

One to two years. It is not uncommon for tenants to sign further 12 month leases and stay in the property for 3-4 years. One of the biggest advantage of a rooming house is that you have five different rents and the chances of having the entire house vacant is highly unlikely. When renting out the property to a single family tenant there is always a period of vacancy where the entire house is vacant.

Yes you can. Some of our rooming house designs are designed no different than a regular 5 bed 5 bath DLUG layout. It can be rented out on both a room by room basis or to a single family giving you the ultimate in rental flexibility and resale to the owner occupier or investor market.

We have seen regulations changing recently in favour of more rooming houses with Moreton Bay and Gold Coast recently (2022) allowing rooming houses up to 5 bedrooms. No matter what happens with regulations rooming houses can always be rented out as a house to a single family. Instances where we have seen council town planning requirements change approved properties have retained their approval for rooming accommodation.

our specialist property manager will understand how to get the correct mix of tenants in the property to ensure harmony. Most property managers will rent out your property to a common group such as all international students or young professionals. The tenants in the house need to comply with the ‘house rules’ otherwise they can be issued with a breach notice. Under the rooming agreement lease a problem tenant can be evicted in as little as 48 hours if required.

Your property manager will conduct regular property inspections. Most specialist property managers will also have a email maintenance system where tenants can report damage as soon as it occurs so that the damage can be fixed as soon as possible. Each tenant under a rooming agreement pays a separate bond to cover any potential damage caused by that one tenant.

Most specialist rental manager will require the common areas to be furnished such as the kitchen, laundry, dining area and outdoor entertaining. It also often a requirement to have beds in each room. The cost of furnishing a multi occ house is between $15,000 to $25,000 and a detailed list of furniture items are included in each property package.

The same as a standard house 6-9 months after construction commences.

The builder is responsible for all approvals including the building permit and occupancy certificate. We will provide your solicitor with a letter from a town planner confirming that your property can be approved for rooming accommodation prior to you singing the land contract.

You pay for the cost of utilities including: i) electricity - this can be capped and solar installed to significantly reduce; ii) internet; iii) water; and iii) gas The total cost for all utilities is approximately $1,000 per tenant per annum. If you have a solar system on the roof this can be reduced to $500 per tenant per annum.

Your specialist property manager will arrange a cleaner to professional clean the common areas of your property at regular intervals (usually every 2 weeks). They will also arrange for the lawns and gardens to be maintained every month. ​ The estimated cost of cleaning and garden maintenance is $15 per room per week or approximately $3,000-$4,000 per annum for a 5 bed rooming house. Each tenant is responsible for cleaning their own room.

You must acquire the appropriate multi resident unrelated persons insurance for the intended number of residents. This may be different for typical landlord insurance depending on the provider. Appropriate insurance should cover all events including fire/storm damage and personal injury to cover the building, its contents and public liability. ​ The estimated cost of this specialist insurance is $3,000 to $4,000 per annum.

NDIS property investment involves purchasing or developing properties that meet the requirements for Specialist Disability Accommodation (SDA) under the NDIS. These properties are designed to accommodate people with disabilities, providing them with suitable living arrangements. Investors receive rent from tenants and payments from the NDIS.

SDA refers to housing designed for NDIS participants who require specialist housing solutions due to their significant functional impairments or high support needs. These properties must meet specific design standards and provide better accessibility and support for residents.

NDIS property investments generate income through rent paid by the tenant (NDIS participants) and government-funded SDA payments. These payments are significantly higher than standard residential rental income, reflecting the specialised nature of the accommodation. High Physical Support houses require the following upgraded features for a house costing $70,000-$90,000 more than a standard house: - Reinforced Ceilings: To support the installation of hoists for individuals who require assistance with mobility; - Backup Power: Backup power supply for essential equipment, like ventilators, in case of power outages; - Emergency Communication Systems: Easy-to-access emergency call systems throughout the home; - Customizable Environment Controls: Advanced technology for controlling lighting, temperature, and security through accessible interfaces; and - Durable Materials: Use of durable and impact-resistant materials to withstand heavy use and medical equipment.

Risks include the potential for vacancies through poor design and inferior locations, changes in government policy or funding, the costs associated with building properties to meet SDA standards, and the need to work with reputable SDA providers.

Benefits include significantly higher rental yields, government-backed income through the NDIS, the opportunity to contribute to social good by providing quality housing for people with disabilities, and the potential for long-term, stable tenancies.

To ensure your property meets SDA requirements, it must be designed and built according to the NDIS SDA Design Standards. These standards cover aspects such as accessibility, safety, and the suitability of the dwelling for high-support needs. Engaging a certified SDA consultant or project manager can help ensure compliance.

SDA is classified into four categories: - Improved Liveability (for people with sensory, intellectual, or cognitive impairments) - Fully Accessible (for people with significant physical impairments) - High Physical Support (for those who need specialist care) - Robust (for people with complex behaviours that require secure environments)

Finding tenants for your SDA property typically involves working with SDA providers, support coordinators, and community organizations. You can also list the property on platforms dedicated to NDIS housing or connect with local disability service providers. Alternatively you can engage a project manager who will not only co-ordinate the design, construction and final approval of your NDIS house but will find the best SDA property manager for your NDIS property from their extensive network.

Consider factors such as proximity to healthcare facilities, public transport, and community services, as well as demand for SDA in the area. Locations with a higher concentration of NDIS participants or where there is a known shortage of suitable housing may offer better investment prospects.

Yes, working with a registered SDA provider to manage your NDIS rental property is necessary as they manage the relationship between the investor, tenants, and the NDIS. They ensure the property meets SDA standards, manage the leasing process, and handle compliance with NDIS regulations.

In Melbourne the gross return is 10-12%.

Each State has its own regulations. ​ Victoria currently has no restrictions on letting our your property on a short term basis. In Victoria short term letting is regulated by The Short Term Letting Act (2016) which protects other apartment owners from excessive noise from short term letting tenants. This is why engaging an experienced short term letting partner is key when approving tenants to stay in your property.

We have a complete short-stay management solution for real estate investors, from listing creation, guest screening/communication, dispute resolution and booking facilitation.

No, We will take care of all the technical aspects of the setup such as professional photos and writing appealing listings to maximise interest/returns.

There is an initial setup fee of $440 for engaging our services (professional photography, ad creation etc) but due to our relationship with this company this fee has been waived for all our clients.

No, Our partner has extensive experience in the complete management of your property from creating and marketing your listing, taking bookings and arranging a commercial clean in between stays.

All short stay platforms have a level of insurance. If an incident occurs, our partner will respond promptly to any damage and maintenance issues while working with the platform to achieve a desired solution, and to recover any costs incurred if possible. Airbnb offers full insurance cover for any damage not paid for by tenants through the Airbnb platform.

Our partner provides a “dashboard” application that is designed to give you full transparency over your short term listings. It allows you to track your bookings, analyse your portfolio, access market analytics to assess the market, and predict future investments all from the one place in real time.

Yes, all owners still have access to their properties and are able to book them out quickly through our partner app. You retain flexibility to access your home for yourself or your family whenever desired. There is no restriction on when you can access the property however we recommend against longer term stays during busy periods (Xmas, Easter, New Years).

This is paid for by guests on top of their booking fee.

No, there is no minimum term when employing our partner services. They do ask that 30 days' notice be given to cancel the service as there may be a considerable amount of stays and cleaning services already organised for that period.

They charge 20% + GST of revenue received by your listing.