Why Is It Better to Rent a Professionally Managed Property?

When you're looking for a home to rent, you're probably thinking about the obvious things first: the area, the monthly rental, security, space and whether the property feels right for you and your family.

Something tenants don't always think to ask at a viewing is:

Who will actually be managing the property once I move in?

It makes a bigger difference to your rental experience than you might expect.

There are landlords who manage their own properties extremely well, just as there are tenants who have rented privately for years without a problem. The difference with a property professionally managed by an experienced, reputable company is the structure behind the tenancy.

There are established processes for monthly accounts, maintenance, inspections, deposits, communication with the landlord and the issues that inevitably arise during the course of a lease.

For a tenant, that makes renting a home considerably simpler.

A good rental relationship works both ways

Most landlords are looking for the same basic things: a tenant who can comfortably afford the rental, pays on time, looks after the property, communicates when something goes wrong and stays for the full duration of the lease.

Those are reasonable expectations.

Tenants have reasonable expectations too.

If you pay your rent on time and look after the property, you expect clear communication, accurate accounts, properly managed maintenance, a correctly administered deposit and a fair, documented process when you eventually move out.

A successful tenancy depends on both sides understanding their responsibilities and meeting them.

That is where professional property management makes a real difference.

You have a dedicated point of contact

A geyser bursts. There's a leak. The gate stops working. An electrical fault develops. You need something taken up with the Body Corporate.

When you're renting a home, you need to know exactly who to contact and what happens next.

With a property managed by Etchells & Young, you have a dedicated Portfolio Manager as your main point of contact, supported by our Maintenance Department and a 24-hour maintenance line for emergencies.

Our Portfolio Managers and Maintenance Department include some of the longest-standing members of the Etchells & Young team and collectively manage a portfolio of almost 1,500 properties. They deal with these situations every day.

Not every repair is the landlord's responsibility. Tenant liability is determined by the nature of the problem and the terms of the lease. In sectional title properties, certain issues fall within the responsibility of the Body Corporate or Managing Agent.

Our team establishes who is responsible, communicates with the relevant parties and follows the matter through.

You aren't left trying to work out which contractor to call, chasing different people for feedback or navigating the Body Corporate yourself.

Your monthly account is properly administered

Renting isn't always as simple as paying one fixed amount every month.

Depending on the property and the terms of your lease, your monthly account can include rent, water, electricity and other agreed charges.

For every property we manage, the tenant receives a monthly account setting out the amounts due. Payments are recorded through our rental management system, creating a clear financial record for both the tenant and landlord.

If there is a query about a payment, utility charge or outstanding amount, there is an account history to refer back to.

That sounds like a small administrative detail until there is a disagreement over what was charged or what was paid.

Proper records remove the guesswork.

Maintenance follows a proper process

Maintenance is one of the areas where a landlord and tenant relationship can become strained very quickly.

A tenant reports a problem and wants it resolved. The landlord needs to understand the cause, the cost and who is responsible for the repair. If the property is in a sectional title scheme, the Body Corporate or Managing Agent could also be involved.

A professional managing agent coordinates those moving parts.

With an Etchells & Young managed property, maintenance issues are logged, assessed and allocated to the appropriate person. Our Maintenance Department liaises with contractors, landlords, Portfolio Managers, Body Corporates and Managing Agents and follows the repair through.

For non-emergency repairs requiring owner authorisation, our team obtains the necessary approval and manages the process from there. Emergency maintenance is supported through our 24-hour maintenance line.

Professional management doesn't make every repair instantaneous. It does make the process accountable.

There is a record of the issue, someone responsible for managing it and a clear line of communication between the parties involved.

Disagreements are handled professionally

Many landlords and tenants have an amicable relationship throughout the lease.

Problems arise when there is a disagreement about money, maintenance, damages, access to the property or responsibilities under the lease.

Having a professional managing agent involved keeps those discussions factual.

We refer back to the signed lease, inspection reports, account history and applicable rental legislation. Decisions are based on the agreements and records in place, rather than on what either person remembers being said several months earlier.

The Portfolio Manager also handles communication with the landlord on the tenant's behalf.

This creates a professional layer between landlord and tenant and prevents an ordinary rental issue from unnecessarily becoming a personal disagreement.

Your deposit and inspections are properly documented

A rental deposit represents a significant amount of money. Tenants need to know that it is being administered correctly and that any deductions at the end of the lease are properly substantiated.

South African rental legislation sets clear requirements around rental deposits and entry and exit inspections.

At Etchells & Young, thorough entry and exit inspections form part of the management process.

We use purpose-built inspection software across our managed portfolio to standardise inspections, reporting and record-keeping. The condition of the property is captured on-site with supporting photographs, descriptions and condition ratings.

This protects the tenant just as much as it protects the landlord.

If there is already a cracked tile, damaged cupboard, mark on a wall or another defect when you take occupation, it is recorded at the beginning of the lease.

When you move out, the exit inspection is compared against that original record. This provides factual evidence when determining whether damage occurred during the tenancy or whether deterioration amounts to fair wear and tear.

For a tenant who has looked after the property, a detailed inspection record is an important form of protection.

Thorough vetting benefits good tenants too

Rental applications are detailed for a reason.

At Etchells & Young, applicants provide the supporting documentation required to verify identity, income and financial position. This includes payslips, bank statements and employment information, together with previous landlord references.

We also conduct a TPN credit bureau check to assess payment performance, credit behaviour and information relevant to the applicant's ability to meet the financial obligations of the lease.

Our Applications Department is professionally trained to assess rental applications thoroughly. Affordability is not determined by looking at a salary figure in isolation. Income, existing financial commitments and payment behaviour all form part of the assessment.

The landlord needs to know that the person moving into the property can afford the rental and has demonstrated responsible payment behaviour.

But thorough vetting also benefits the tenant.

Moving into a property that absorbs too much of your monthly income places immediate pressure on the tenancy. Rent is only one part of a household budget. Transport, food, insurance, school fees, medical expenses and unexpected costs still need to be covered.

Our objective is to approve tenants for rentals they can comfortably sustain, not simply to get a lease signed.

A financially sustainable rental gives both landlord and tenant the best possible foundation for a successful tenancy.

The lease sets the rules from day one

A well-managed tenancy starts with a clear lease agreement.

The lease sets out the monthly rental, payment date, deposit, utilities, notice requirements, maintenance responsibilities and the other terms governing the tenancy.

For properties in complexes and estates, the applicable Body Corporate or homeowners' association rules also form an important part of what the tenant needs to understand.

At Etchells & Young, our lease agreements are prepared within the framework of applicable rental legislation and supported by professional legal and compliance expertise.

That matters because neither landlord nor tenant benefits from ambiguity.

The lease gives both parties a clear framework from the beginning of the tenancy and provides the reference point when a question or disagreement arises later.

Everyone knows what was agreed, what their responsibilities are and what process applies.

Professional management brings accountability

Professional property management doesn't mean the managing agent automatically takes the tenant's side.

We represent the landlord and have a responsibility to protect the property and rental income.

If rent isn't paid, we follow up. If the property is damaged by the tenant, we address it. If the terms of the lease are breached, the appropriate process is followed.

Responsible tenants have no reason to see that as a disadvantage.

Good tenants want consistency.

They want to know what is expected of them, that the same rules apply throughout the tenancy and that when they meet their obligations, the landlord's obligations are managed with the same professionalism.

That accountability is one of the biggest benefits of renting a professionally managed property.

Look at who manages the property, not only the property itself

The property itself will always play the biggest role in deciding where you want to live.

But before signing a lease, find out what happens after you move in.

Who will you contact if something breaks?

How will your monthly account be handled?

Who manages maintenance?

How is the condition of the property recorded when you move in?

How is your deposit administered?

Who deals with the Body Corporate or Managing Agent?

And if there is a disagreement, who manages the process?

These aren't the questions that make you fall in love with a property at a viewing.

Three, six or twelve months into your lease, however, the answers have a considerable impact on your experience as a tenant.

At Etchells & Young, we've worked in Johannesburg's residential rental market for more than 20 years. Our involvement doesn't end once a tenant is placed and the keys are handed over.

For the properties we manage, our team remains involved throughout the tenancy - managing accounts, maintenance, inspections, tenant communication, Body Corporate liaison and the day-to-day issues that come with renting a property.

Landlords want tenants who pay on time, take care of their property and honour the lease. Good tenants want a home that is managed professionally, fairly and consistently.

When both sides meet their responsibilities and an experienced team manages everything in between, you have the foundation for a successful long-term rental relationship.