Property Management
With McDonald Upton, Property Management is more than:
- Finding suitable renters
- Collecting rent payments
- Disbursing funds to property owners
- Handling maintenance and repairs
- Conducting routine property inspections
- Implementing rent increases
- Signing lease renewals
We offer comprehensive property management services designed to maximize your investment and ensure peace of mind.
We simplify the core fundamentals of Property Management for you the owner, by focusing on three key elements:
- Compliance with Victoria's Residential Tenancies Act (RTA)
- Navigating the Victorian Civil & Administrative Tribunal (VCAT)
- Assisting with disputes via Rental Dispute Resolution Victoria (RDRV)
We recognize that not everyone shares the same definition of 'logical,' 'respectful,' or 'fair and reasonable,' which is why simple situations can escalate into complex and costly disputes. Our approach guarantees these challenges are managed with expert attention and care.
We build a strong connection with you
To deliver a rewarding, supportive service to Residential Rental Providers (RRP) we:
- Start by listening and understanding your expectations and needs.
- Offer a team of highly experienced property professionals to discuss current market trends.
- Maintain a low staff-to-property portfolio ratio to ensure personalized relationships and service.
- Have a business co-founder actively involved in our Property Management department.
- Focus on securing the best renters from the start, setting a foundation for smooth management.
- Employ a trusted team of tradespeople from whom we DO NOT accept commission sharing.
- Provide flexible management fee plans (5%–8% depending on the level of assistance required).
- Retain in-depth knowledge of RTA and VCAT procedures.
- Communicate with you regularly.
- Employ a full time Trust Accountant — to ensure rent is disbursed to RRPs as soon as possible.
- Recognize the importance of treating your renters with respect and understanding.
- Always try to resolve issues in preference to relying on VCAT.
Our goal is to provide a seamless, effective property management experience that meets your needs.
Guidelines for pools and spas
Pool or spa at your investment property?
On 1 December 2019, new laws to improve swimming pool and spa safety came into effect, introducing new inspection, maintenance and compliance requirements for property owners. As part of the changes, you will be required to register your swimming pool and/or spa with your local council.
Rental Providers of properties affected by these laws will be required to provide a copy of the compliance certificate to our office.
For more details, please visit the Victorian Building Authority.
Links to local council websites
Rental Application Process – Lease with us!
Interested in renting/leasing a property? We are here to help!
To begin, we ask that you attend an inspection, during which one of our team members will provide you with the application link. If you have any questions, please contact Reception.
Call nowThey will connect you with the right Property Manager, who can guide you through the application process and inform you of the next available inspection for your desired property.
FAQ’s
How do you calculate monthly rent and bond?
The monthly rent is calculated using the recommended VCAT method of calculation: weekly rent divided by 7 x 365 & divided by 12.
The bond is equivalent to one calendar month’s rent unless otherwise specified.
When can I collect keys and move in?
Your lease will have a specified start date. Keys are available from our office on the same start date, once your first month’s rent and bond have been successfully processed. Condition Reports are provided electronically.
- Office located at: 1112 Mt Alexander Rd Essendon, VIC, 3040
How do I pay rent?
Your first month’s rent should be paid by EFT to our McDonald Upton account. Payment details will be provided once your application has been approved.
Our preferred method of payment is BPAY.
Who connects the utilities?
We offer the free services of MyConnect. You have the option to either use this service or take care of connecting the utilities yourself. You can indicate your preference by opting in or out on the application form.
Please speak to us if you would like further details about MyConnect.
What happens if I pay rent late?
If you are unable to pay rent on time, please call or email us and let us know you are under hardship or have insufficient funds in your account. We start following-up late rent immediately by SMS. Please do not be offended as this is a standard procedure. Rent that is late by 14 days or more is a very serious matter and may lead to eviction.
To learn more please go to Consumer Affairs Victoria
Email: info@mcdonaldupton.com.au
Phone: 03 9375 9375
What happens if I want to get a pet?
Renters must seek the rental provider’s consent before keeping a pet at a rental property and must use the Consumer Affairs Victoria form.
Renters can do this by email if they have agreed to electronic communication with the rental provider. If renters intend to keep a pet on the rental property, it is important to be open and honest with rental providers as early as possible.
Before seeking consent, renters should check that the pet they intend to keep complies with council laws and other laws about pet ownership. These laws apply regardless of whether the rental provider has given consent for a pet.
For more information, visit the Pets section – Department of Jobs, Precincts and Regions website.
For more information on keeping pets at a rental property, please see Consumer Affairs Victoria.
What happens if I want to put up picture hooks?
Any change or addition you may consider making to the rental property needs to be done with the owner’s permission.
Please make your submissions in writing to our office.
McDonald Upton Property Management, 1112 Mt Alexander Rd Essendon, VIC, 3040
Who is responsible for maintaining the garden?
Unless stated otherwise in your lease agreement, it is a renter’s responsibility to maintain the garden and nature strips/verges. If you would like a referral to a local gardener, please send an email request or call our office.
Email: info@mcdonaldupton.com.au
Phone: 03 9375 9375
How often will the agent inspect my property?
The Residential Tenancies Act sets out various guidelines/rules for owners and agents to inspect or enter the premises. As agents, we seek to inspect the property twice a year and a notification is sent to advise you or arrange an alternative date. You may receive other requests for valuation purposes or trade repairs; and these will be discussed directly with you.
What happens at the end of a lease?
A lease does not end simply because it expires. Renters must provide a minimum of 28 days’ notice in writing when they intend to vacate at the end of a lease. 90 days before the lease expiry date, McDonald Upton will ask you and the owner if you wish to:
- Continue renting on a month-by-month basis.
- Enter a new fixed-term lease or
- End the lease.
I want to end my lease. What now?
If you wish to end your Lease, you must give us a minimum of 28 days’ notice in writing. If you are on a fixed term agreement, your Lease cannot end before the end of your fixed term.
- Please email your property manager directly with your notice to vacate.
- We DO NOT accept notices via SMS.
- Please call your property manager to discuss the vacate process.
What if I want to leave my lease early?
If you are breaking your Lease, you must advise us in writing.
- You will be required to continue paying rent until a new renter can be found.
- You will be expected to pay a letting fee and advertising costs.
- You will need to maintain the property until a new renter can be found.
We will work with you to do everything possible to find a suitable new renter quickly.
What if one of our housemates won’t pay their share of the rent?
We treat the rental agreement as a single rental agreement. If someone is late it will reflect on everyone. We won’t be chasing an individual for part rent, that is the responsibility of the entire household. The Residential Tenancies Act does not deal with renter-to-renter disputes. It is very important that renters joining share houses understand this.
It is a good idea to agree on a set of household rules before you move in.
Can I change the locks?
Yes, at your expense. Please notify your Property Manager before going ahead with this. You need to advise us in writing and provide a copy of the new key/s.
How often will the rent be increased?
The rent can be increased once every 12 months. Renters will receive 90 days’ notice before any increase takes effect. This is determined in consultation with the Rental Provider, taking into consideration current market conditions and the Consumer Price Index (CPI).
More details can be found at Consumer Affairs Victoria
Do I really need Contents Insurance?
We absolutely recommend it, because what is yours is yours! If an issue arises, you need to have coverage.
The property owner only has their building insurance and not your content.
How do I get my bond back?
When you vacate a property, the owner has a 14-day window to negotiate any matters in dispute or they make a VCAT application. Your responsibility is to ensure that:
- All rent is paid.
- All keys and remotes are returned to our office.
- The property is left in a clean condition.
- The garden is neat (where appropriate).
The single biggest issue that slows any bond return is cleaning. Renters often underestimate what an enormous task moving house is and the cleaning process is often given a low priority.
Do I have to replace light globes?
Yes, a renter is responsible for replacing the light globes in a property. There may be some exceptions to this rule depending on the property.
How do I report non-urgent maintenance?
Non-urgent maintenance requests are received in writing or via email, with as much detail as you can give, and please provide photos. The more detail you can offer the easier it is to employ the correct tradesperson.
It is recommended that you follow up with a phone call to your property manager or reception 03 9375 9375, if you have not had a response within 24 hours.
Send maintenance requests and supporting photos to mcdonaldupton@email.propertyme.com
DO NOT report maintenance via SMS or via our social media platforms.
How do I report urgent maintenance?
If you are reporting urgent repairs during office hours, please telephone 03 9375 9375 and ensure you tell the Receptionist that it is an URGENT request. We will help you. Always follow up with an email.
If the urgent repairs occur outside of office hours, please refer to more detailed notes on our Renters Emergency Information page, which also lists what is considered URGENT.
Please ensure that the matter is genuinely urgent. Please be very careful about actioning your own repairs as you may not be reimbursed. Some interim helpful hints include:
- If you have a burst water pipe or tap, find the mains water tap and turn it off.
- If there is power failure check your fuse-box for tripped switches and ask the neighbours if they are also without power, it might be the entire grid that is without power.
- Don’t leave your remote control in your car.
- Consider leaving a spare key with friends.
- Keep our numbers in your phone.
- Keep a paper version of our numbers in your wallet.
Stay calm and think it through. If the issue is not a safety risk to you or causes damage to the property, it is best to wait until the next business day, when it can be addressed promptly.
For additional information, please visit Consumer Affairs Victoria or refer to the Renting A Home Guide.