commercial industrial & retail management · preparation & attention to detail to achieve...

CommercialIndustrial

& Retail Management

Raine & Horne Commercial has long and

proven expertise in all aspects of commercial,

industrial and retail property management

ensuring efficient management of your

property for optimum return. Our accounting

& reporting will keep you fully informed on

the current performance of your asset.

The following pages 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 employees 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.

it’s the experiencethat matters

Critical to the implementation of

the property management contract

is the success of the Transition and

Establishment phase. Raine & Horne

Commercial Newcastle 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

what you need to know about our property management duties

Transition Management& Establishment

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 day of the

calendar month and a hard copy posted

that day - if required.

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 payments are approved for

payment by the Property Manager who

will ensure that work carried out, was

as per quotation and to an acceptable

standard. These are then checked before

final approval by the Manager.

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.


Tenancy Administration

Rental ReviewsPrior to lease review dates we

will submit for your approval our

recommendations on revised rental.

We will support our recommendations

with market evidence and any other

relevant information.

Lease RenewalsWell 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 BudgetsWe 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 LeaseWhen a request for an assignment of

lease is received, we notify you and

on your behalf interview the proposed

assignee in the first instance 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 SpaceWhilst 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.


“our objective is to achieve an occupancy

rate as high as possible in the prevailing

conditions, and where possible maintain

full occupancy of the building which will

ensure maximum return to our owner.”

Building ServicesWe 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 ServicesWe will ensure that the relevant

contractors carry out required services

and tests all fire safety equipment

within the building.

Lift ServicesWe 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 ServicesWe will administer all agreements

in force for regular maintenance of

the building services. i.e. Pest control,

waste removal, gardening, etc.

Repairs and MaintenanceThe building will be inspected on

a regular basis and any items

requiring attention will be attended to

immediately.

We would discuss with you our

authority to disburse funds on repairs

and maintenance up to a limit without

reference to you. Subject to your

approval, we recommend a $1000

limit to be agreed on.

what you can expect from us at the commencement of every tenancyPhysical Administration

InsurancesEnsuring 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 AdviceOn 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.

ReportingThe 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.

what you can expect from us at the commencement of every tenancy

Management FeeThis 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 $20,000pa 7% + GST 8% + GST

$20,001 to $35,000pa 6% + GST 7% + GST

$35,001 to $65,000pa 5% + GST 6% + GST

$65,001 to $200,000pa 4% + GST 5% + GST

$200,001 to $300,000pa 3% + GST 4% + GST

Above $300,000pa Fee on Application Fee on Application

Letting FeeThere 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 above (3) Years 12% + 0.5% (for each year or part thereof + GST

Lease or Option Renewals 50% of the above mentioned fee + GST

Administration Fee

A monthly statement and accounting fee per statementDependant upon the complexity of the property

a guide to fees & charges

key personnelJason MaxwellManaging DirectorAssoc. Dip. Mechanical Engineering. Grad. Dip. Management. MBA Licenced Real Estate Agent, Business Broker and AuctioneerResponsible for the day to day business operations, Jason has been the companies Managing Director for the past (15) years. Managing more than (35) employees over (3) franchises, Raine & Horne Commercial Newcastle, Raine & Horne Newcastle & Raine & Horne Stockton. A licenced real estate agent, auctioneer and business broker.

Glenn SnodgrassDirector - Commercial Property ManagementWith more than (25) years experience in Real Estate, Glenn is an experienced Commercial Property Manager who adopts a hands on approach to managing his client’s property investment portfolio.Glenn specialises in all aspects of commercial property investment management, including but not limited to; negotiating and resolving disputes, managing arrears, handling lease negotiations and lease renewals.

Melinda McDonaldCommercial Property Manager

With over (18) years specialising in Commercial Property Management, Melinda has been part of the Raine & Horne team for this time and now as a Commercial Property Manager manages a portfolio of around (130) tenancies.

There are always changing laws, economic conditions, new and better ways to manage your investment. Melinda adds another dimension that has a balance of experience and youthful energy.

Felicity RiceCommercial Property Manager Since commencing her career in Real Estate Felicity has solely worked in Commercial agencies, which has provided an optimal environment to become a specialist in the field. Naturally extremely organised, analytical, strong attention to detail and thoroughly enjoys solving complex items. Felicity is extremely focussed on ensuring that her clients obtain the maximum return for their investment and putting in place budgets and strategies so that the property is well looked after from a maintenance perspective.

Steve DickDirector - Commercial Leasing & SalesSteven has more than (20) years experience in the Commercial, Retail and Industrial real estate market. This experience and knowledge is of vital importance in making sure your property remains occupied and if necessary leased in a minimum time. With clients who have included the Department of Defence , all the major banks, state and local governments and major corporations you can be assured you are receiving the right advice.

Alan TonksCommercial Leasing & SalesRecognised as one of Newcastle’s leading commercial agents, Alan has more than (35) years experience in commercial, retail & industrial property market. Alan has worked closely with clients such as AMP, Suncorp, NRMA, Macquarie Bank, Hunter Water, Telstra, CBA & ANZ just to name a few. Newcaslte’s urban renewal has seen the inner-city market more active than ever. As always Alan Tonks has been integral in this activity.

Jason MorrisCommercial Leasing & SalesJason specialises in office and retail leasing in and around Newcastle and Lake Macquarie. Many out of town tenant representatives contact him with their clients property briefs and he is always looking for more opportunities to help connect properties to tenants.Jason has successfully negotiated deals with the following clientele: National Disability Insurance Scheme, Corrective Services NSW, Roads & Maritime Services, BB Retail, Salvation Army Employment Plus, Wesley Mission, White Lady Funerals & Medicare Local.

Steve CoxCommercial Leasing

Steve was attracted to real estate because it offers the opportunity for a career finding solutions for people in need. Starting his career work-ing with one of Newcastle’s busiest and most demanding residential agents as a buyer manager he then moved to commercial real estate were he continued to grow his talents and skill for finding innovative solutions to people’s needs.

The Raine & Horne Commercial Newcastle team consists of (23) commercial specialists in the dedicated leasing & management of commercial, retail & industrial property.

Doug FarrCommercial Property ManagerWith in excess of (40) years’ in the property industry Doug has experience in the sale, leasing, valuation and management of commercial, retail and industrial property. Doug is a skilled negotiator and has the qualifications, skills and knowledge to maximise his clients returns on their investments. Now that he is specialising in Property Management he has developed a strong relationship with his commercial clients and works tirelessly in their interest.

Paul TildenCommercial Leasing & Sales Experienced and knowledgeable in serveral areas of the real estate industry, Paul has serviced a number of clients with their commercial and industrial real estate needs in a career spanning over (23) years.Paul’s focus area is based around the industrial and commercial property markets throughout the Maitland and Hunter Region with transactions done for clients such as EB Games Australia, Kmart Australia, Perry Homes, Kennards Hire and NEAC; a state of the art emergency veterinary hospital Paul offers solid advice and experience to facilitate your commercial/industrial real estate transactions seamlessly and successfully.

not allCommercial

Property Managersare the same

OUR PROPERTY 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.

Working as a Commercial Property Manager is not only a career I love but it provides many rewarding experiences. Since planting my feet firmly in the industry being a property manager has been the perfect role for me to harness my natural strengths as I am extremely organised, analytical, have a strong attention to detail and enjoy solving complex situations.

A real highlight for me is working with my clients to maximise their investments as I leave no stone unturned in making sure the most efficient methods are in place. On the other side, working with tenants educating them on the sometimes complex world of leasing and also learning about their businesses and what they do, is really fascinating as I get to learn a lot of great facts from a broad spectrum of industries.

An integral part of my success has been my personal desire to continually grow and develop as a professional aiming to be at the forefront of my profession which is why I am currently studying a Bachelor of Real Estate and Property/Bachelor of Commerce, as I progress through my degree its enabling me to provide further knowledge and benefits to my clients.

During my spare time, you will often find my husband and I fine tuning our wine connoisseur skills throughout the Hunter Valley wineries, planning new adventures and training to get my 10km running time to a new PB.

not allCommercial






From very early days family influences led me to a passion for all things real estate and I’ve enjoyed more than (25) years’ working in the industry with the last (17) years specialising in commercial real estate, in particular Commercial Leasing & Property Management.

Over the years I’ve worked in most aspects of the real estate industry, however it’s Commercial Leasing & Asset Management that I’ve chosen to specialise in. I take a hands-on approach to working with Landlords and Tenants, building client relationships, leasing and lease renewal negotiations, dispute resolution, property maintenance, rent reviews, outgoings recovery etc.

I enjoy spending time with my family enjoying the outdoors, camping and life around and on the water with the odd trip to the USA to visit my extended family thrown in is what makes me tick. In these days of technology I can be anywhere on the mobile talking real estate.

not allCommercial






With over (40) years’ experience in the property industry, I am a qualified Real Estate Valuer and a member of the Australian Property Institute as well as being a Licenced Real Estate Agent. I have vast experience in valuation, sales, leasing and management of Commercial and Industrial property.

I am a skilled negotiator and have the qualifications, skills and knowledge to maximise my clients’ returns on their investments. Some of my clients have been with me for over (25) years and I have developed strong relationships with them and I work tirelessly in their interests. I enjoy surfing at the beach, snow skiing in the mountains, white-water rafting and generally being in the great outdoors. I have (3) children and 5 grandchildren, family time is very important to me. I enjoy watching most sports and have a competitive nature which is very helpful when negotiating with lessee’s and property owners in relation to all types of property related matters.

not allCommercial






In property management there are always changing laws, changing economic conditions and there are always new and better ways to manage properties, which is what I enjoy most about my role as Commercial Property Manager, professionally managing your investment by staying well informed on all things real estate.

I have been a part of the Commercial Property Management Team here at Raine & Horne Newcastle for over (18) years. I add another dimension to the team here that has a balance of experience and youthful energy.

Having started in the real estate industry in 1997, I have worked in administration, accounting and as an Assistant Property Manager and now as a Commercial Property Manager managing a portfolio of over (130) properties.

Outside of work I enjoy my weekly yoga sessions and on the weekends getting to the beach with hubby, my girls and Max the Labrador. We love the great outdoors including camping at Myall Shores and Lake Glenbawn as well as travelling and have been fortunate enough to have experienced various places in the world including Tahiti, Fiji, Singapore & New Zealand.

Thank You

commercial industrial & retail management · preparation & attention to detail to achieve...

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