Property care

When you lease your property to DHA we manage it under the terms of the Property Care Contract, which outlines the services we provide throughout the lease term as part of our service fee.

We keep the property occupied throughout the lease term.

This means arranging for Defence members to move in and out of the property. We manage the occupant, carry out inspections and provide an inspection report to you at periodic intervals.

If the property is ever unoccupied, we will undertake general grounds maintenance, watering of gardens, prune trees and mow lawns to ensure the property appears to be occupied.

There is no need for you to inspect the property throughout the lease term; however, this can be arranged each year if you wish.

We are responsible for organising and covering the cost of most non-structural repairs. This includes ‘like-for-like’ replacement of fixed appliances if needed (except where replacement is required due to fair wear and tear).

Any work we arrange is undertaken by a licensed or suitably qualified trades-person.

As with any property investment, you as the landlord retain some responsibilities, such as:

  • maintaining essential services such as water, electricity and gas
  • maintaining appropriate insurance cover
  • repairing damage to the structure or infrastructure caused by subsidence, pest infestation, fire, lightning, flood or storm
  • repair work covered by any warranty held by you
  • major landscaping.

Where repairs and maintenance fall under your responsibility, we will contact you to discuss the work and options available to you.

A comprehensive description of repairs included in our service and exclusions can be found in the Property Care Contract.

As the end of the lease agreement approaches, our service doesn't stop. We ensure your property is returned to you:

  • cleaned to a professional standard
  • with appliances clean and in working order (except fair wear and tear)
  • the dwelling, grounds and landscaping are in a neat and tidy condition.

This means that with minimal effort, you can move in, rent privately or sell the property as you wish.

In the event of an emergency—where an action is needed to preserve the property and protect human health, safety and security—we will act quickly on your behalf. Examples include flooding, fire or a breakdown or failure of any essential service. 

If the emergency arises from an item for which we are responsible for the repair, we bear the costs. If the emergency falls within your responsibilities as the landlord, we will contact you so that you can provide your instructions to repair or notify your insurer of the situation. Any reasonable costs incurred by DHA will be invoiced as an additional payment to the service fees.

We will carry out inspections of your property at periodic intervals and provide an inspection report.

Should you, your contractors or insurer require access to the property we will arrange appropriate times for these inspections.

At periodic intervals outlined in your lease, we engage an independent licensed valuer to provide a recommendation for the rent. This could be an increase, decrease or a recommendation that there be no change to the rent.

The service fee is calculated as a percentage of the rent and is deducted from your monthly payments. Depending on the property type, we charge:

  • a flat fee of 16.5% (inc GST) for most free-standing houses
  • a flat fee of 13.0% (inc GST) for properties where a body corporate is responsible for most of the common areas, including external paint.

The property care services enables us to take care of the day to day issues. You benefit by receiving minimal phone calls about occupants and repairs.

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Rent may be subject to abatement under certain circumstances such as loss of enjoyment or amenity, or breach of lease terms. Rent is paid where the property is habitable. Should a property become uninhabitable during the term of the lease, or lessor breaches the lease terms, the rent may cease or abate and the lease may be terminated by DHA. Guaranteed rent is subject to the terms of the lease. DHA does not take into account an investor’s objectives or financial needs. Investors should always seek appropriate independent advice before making any investment decisions with DHA.