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   "url": "https://www.boutiquerealtyperth.com.au/resources/auction-vs-private-treaty-wa/",
   "title": "Auction vs private treaty in WA: choosing the right method for your sale",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:47Z",
   "wp_post_id": 102,
   "wp_revision_id": 1743,
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   "text": "Auction vs Private Treaty in WA: Which Is Right for Your Sale?\nAuction or private treaty in Western Australia? How each method works, the WA rules, costs and timing, and how to choose the right one for your property.\nMost homes in Western Australia sell by private treaty, where buyers make written offers that can include conditions such as finance and inspections. Auction suits properties where demand is strong and value is hard to pin down: competing buyers set the price on the day, and the winning bid is usually an unconditional contract. The right method depends on your property, your local buyer pool and how much certainty you need on timing and terms.\nWhat is the difference between auction and private treaty?\nPrivate treaty: the home is marketed with a price or price guide, buyers submit written offers, and you negotiate until one is accepted. Offers can be conditional, for example on finance or a building inspection. Most WA sales use the standard REIWA offer and acceptance contract. See our guide to the WA settlement process.\nAuction: the campaign builds to a public auction day. Buyers bid against each other, and if bidding reaches your reserve the highest bidder buys on the auction terms. If it does not, the property is \"passed in\" and the agent can negotiate privately with the bidders (Consumer Protection WA).\nWhen does an auction work best in Perth?\nUnique or prestige homes where comparable sales are scarce.\nSuburbs with strong competition and several motivated buyers.\nSellers who want a fixed sale date and unconditional terms.\nDeceased estates and properties where a transparent public process is valuable.\nWhen is private treaty the better choice?\nHomes with plenty of comparable sales, where the price is easier to establish.\nBuyer pools that rely on finance and need conditional offers, such as first home buyers.\nSellers who want to see offers before committing to a price.\nQuieter markets, where an auction that passes in can mark the campaign.\nREIWA reported a median Perth house selling time of 23 days in August 2026, so many private treaty sales move quickly when they are priced on evidence (REIWA).\nWhat are the WA rules for selling at auction?\nYour agent must use a licensed auctioneer, or engage a consultant auctioneer. Before the campaign you sign an authority to auction, a binding contract that sets out the agent's services and fees. You set a reserve price with your agent, which is the lowest price you will accept; it stays confidential until bidding reaches it, and the auctioneer cannot sell below it (Consumer Protection WA).\nIs there a cooling-off period after an auction in WA?\nBuyers at a WA auction are usually signing an unconditional contract, so they need finance approved and inspections done before they bid. That is why auctions can deliver certainty for sellers, and why some buyers will not bid. Our auction bidder checklist explains the buyer side.\nDoes auction cost more than private treaty?\nAuctions usually add an auctioneer's fee and often a larger marketing budget, because the campaign has to build competition by a fixed date. Commission is negotiable for either method in WA and must be written on your agency agreement (Consumer Protection WA). Our guide to the cost of selling a house in Perth sets out typical commission and marketing costs.\nCan you switch methods during a campaign?\nYes. Private treaty campaigns can move to an auction or a fixed closing date if several buyers emerge, and auctions can accept offers before the day if a buyer's price is strong enough. Agree how offers will be handled with your agent at the start, in writing.\nHow do you decide?\nLook at how similar homes in your street and suburb have sold in the last year, who your likely buyers are, and whether they rely on conditional finance. A good agent will show you that evidence and recommend a method with a reason, not a default. Request a free appraisal and we will compare both methods for your property.\nFrequently asked questions\nDo most homes in Perth sell at auction?\nNo. Most WA homes sell by private treaty, with auctions more common for prestige, unique or high-demand properties.\nWhat happens if my home is passed in at auction?\nThe property has not sold. Your agent can then negotiate privately with the bidders, usually starting with the highest.\nCan a buyer make a conditional offer at auction?\nAuction contracts are usually unconditional. Buyers who need finance or inspection conditions may make an offer before the auction if the seller agrees to consider it.\nWho sets the reserve price?\nYou do, with advice from your agent. It stays confidential and is the lowest price the auctioneer can accept.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/buying-in-perth-western-suburbs/",
   "title": "Buying in Perth's western suburbs: a strategist's guide",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:49:27Z",
   "wp_post_id": 115,
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   "text": "Buying in Perth's Western Suburbs: Prices, Suburbs and Strategy\nA buyer's guide to Perth's western suburbs: median prices by suburb, how each area differs, school catchments, competition, and how to buy well in a tightly held market.\nPerth's western suburbs, including Floreat, Subiaco, Wembley, City Beach, Churchlands, Claremont and Swanbourne, are among the city's most tightly held and expensive areas. REIWA's median house prices included Floreat at $2,500,000 (12 months to September 2026), Subiaco at $2,294,400 and Wembley at $2,020,000 (12 months to August 2026). Good homes sell quickly, so buyers do best with finance ready, clear priorities and current sales evidence.\nWhat do homes cost in the western suburbs?\nREIWA suburb medians for houses:\nFloreat: $2,500,000, selling in a median 18 days (REIWA, September 2026)\nSubiaco: $2,294,400\nWembley: $2,020,000\nThe Subiaco and Wembley figures are for the 12 months to August 2026. Units are a lower entry point: REIWA's Floreat median for a two-bedroom unit was about $963,000. Prices vary widely by street, land size and condition.\nHow do the western suburbs differ?\nFloreat and Churchlands: family homes on generous blocks, near Perry Lakes and Bold Park.\nSubiaco and Shenton Park: character homes, apartments, cafes and the train line.\nWembley: close to the city, with a mix of older homes and new builds.\nCity Beach and Swanbourne: coastal living and larger homes near the beach.\nClaremont: established streets near shops, schools and the river.\nHow do school catchments affect buying?\nMany buyers want to be inside the local intake area of a popular public school. Check the exact address with the Department of Education before you buy; boundaries can split streets. Our school catchments guide explains how.\nHow do you compete in a tightly held market?\nget finance pre-approval before you start inspecting seriously\nknow your top price from recent comparable sales, not asking prices\nhave building and pest inspectors ready\nregister with local agents and set up property alerts to hear about homes early\nbe ready to act quickly but stay disciplined on price\nShould you buy at auction or by private treaty?\nBoth are used in these suburbs. Auctions usually need unconditional offers, so finance and inspections must be done beforehand. See our auction bidder checklist and our guide to making an offer in WA.\nWhat should you check before buying an older home?\nMany western-suburbs homes date from the 1950s to the 1970s. Check the building inspection for roof, plumbing, electrical and structural issues, ask about heritage controls in character areas, and confirm what your council allows if you plan to renovate or rebuild.\nWhat costs come with buying?\nBudget for transfer duty, settlement agent fees, inspections, loan costs and moving. First home buyers may qualify for duty concessions; see our first home buyer guide.\nBrowse current listings, or talk to us about our buyer services.\nFrequently asked questions\nWhat is the median house price in Floreat?\nREIWA reported $2,500,000 for the 12 months to September 2026.\nWhich western suburbs are most affordable?\nUnits in suburbs such as Floreat and Subiaco are a lower entry point than houses; compare REIWA suburb medians for current figures.\nHow quickly do homes sell in the western suburbs?\nFloreat houses sold in a median 18 days in the 12 months to September 2026.\nDo I need pre-approval to buy in the western suburbs?\nIt is strongly recommended, because good homes sell quickly and auctions need unconditional offers.\n"
  },
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   "url": "https://www.boutiquerealtyperth.com.au/resources/buying-property-at-auction-wa/",
   "title": "Buying Property at Auction in WA: Bidder Checklist",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1592,
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   "text": "Buying Property at Auction in WA: Bidder Checklist\nPrepare to buy property at auction in WA with a checklist for finance, inspections, contract review, bidding limits, deposit and settlement.\nBuying property at auction in WA means doing the legal, financial and physical due diligence before bidding. A successful bid is generally unconditional, the contract is signed immediately, and the deposit must be paid according to the auction terms. There is no opportunity to add a subject-to-finance clause after the hammer falls.\nThat speed is manageable when the decisions have already been made. Buyers need a firm price ceiling, finance arranged for the specific risk, a reviewed contract and completed inspections. This guide sets out the work to finish before auction day, how to bid without changing the plan, and what happens if the property passes in or the bid succeeds.\nWhy is buying at auction different in WA?\nA private-treaty buyer can propose finance, inspection or other special conditions and negotiate them with the seller. An auction bidder accepts the published contract and auction conditions by making the successful bid.\nConsumer Protection's WA auction buying guidance explains that auction purchases cannot be made subject to finance. It also says buyers should research the property, have the contract reviewed, arrange finance and complete inspections before auction day.\nThe absence of a finance condition makes preparation load-bearing. Pre-approval alone may not guarantee the lender will accept the property or advance the full amount required. Confirm the lender's position and have a contingency for the difference between the purchase price and available loan funds.\nWhat should you research before an auction?\nBuild a value range from evidence, then set a maximum bid that includes purchasing costs and the property's immediate needs.\nResearch should cover:\nrecent sales of genuinely comparable homes\nland size, zoning and title interests\nbuilding condition and likely repairs\nstrata records and levies where applicable\nlocal government approvals relevant to additions or pools\neasements, restrictions and other title matters\ntransfer duty, settlement fees and loan costs\nrental evidence if the purchase is an investment\nDo not use the advertised price guide as your bidding limit. Compare like with like and adjust for differences in condition, accommodation, orientation and location.\nThe guide to buying in Perth's western suburbs provides a practical framework for comparing streets, property types and long-term fit.\nWhich inspections must happen before auction day?\nComplete any building, timber pest or specialist inspection before bidding because the successful auction contract is not normally conditional on a later satisfactory report.\nConsumer Protection's property inspections guidance recommends using appropriately qualified professionals and obtaining written reports. A building report can identify faults, repairability and potentially unsafe alterations. A timber pest inspection should address current activity, previous damage, future risk and relevant timber structures.\nDepending on the property, buyers may also need advice about:\nelectrical or plumbing concerns\npools and barriers\nretaining walls or drainage\nheritage restrictions\nstrata records and common property\nunapproved additions\ncontaminated sites or other land risks\nA professional report does not tell you whether to bid. It provides evidence for the budget and price ceiling.\nWhat should a legal adviser check in the auction contract?\nAsk a settlement agent or legal practitioner to review the contract and available disclosures before the auction. The published terms govern the successful purchase, so identify anything that changes cost, possession or settlement risk.\nReview:\nContract itemQuestion to resolve\nDepositHow much is due, when and by which payment method?\nSettlementWhat date applies and can the lender meet it?\nTitleAre there encumbrances, restrictions or interests to investigate?\nInclusionsWhich fixtures and chattels remain?\nTenancyIs vacant possession promised or does an existing tenancy continue?\nSpecial conditionsDo seller-drafted terms change the standard risk allocation?\nAdjustmentsWhich outgoings and other amounts will be apportioned?\nThe general WA offer and acceptance rules also explain common contract subjects, but auction conditions must be read in their own form.\nHow should finance and the deposit be prepared?\nFinance must be ready for an unconditional commitment. Tell the lender or broker that the purchase is by auction, provide property details early and ask what valuation or approval steps remain.\nBefore auction day, confirm:\nthe maximum purchase price the funding plan supports\nthe cash required above the proposed loan\ntransfer duty and other transaction costs\nthe deposit amount stated in the auction contract\nthe payment method the auctioneer will accept\ndaily transfer limits and bank processing constraints\nthe settlement date the lender can meet\nConsumer Protection says a deposit of about 10 per cent is generally payable on the day, but the contract and auctioneer's instructions determine the actual amount. Do not assume a different percentage or payment arrangement will be accepted. Seek any requested change before bidding and obtain it in writing.\nVerify trust account details independently before transferring funds. An unexpected email changing payment details should be treated as a fraud warning.\nHow do you set and keep a bidding limit?\nSet one hard maximum before the auction and write it down. The limit should reflect value, due-diligence findings, purchasing costs and borrowing capacity, not the competitive energy in the room.\nA useful bidding plan includes:\nthe opening point at which you are comfortable entering\nbid increments you understand\nthe single maximum amount you will not exceed\na person authorised to bid if you cannot attend\na clear instruction for that person to stop at the limit\nAttend another local auction beforehand if the format is unfamiliar. On the day, listen to the auctioneer's announcements because they may explain the property, bidding rules, deposit and contract particulars. Ask for clarification before bidding if anything differs from the documents reviewed.\nWhat happens if you win the auction?\nThe successful bidder signs the contract and pays the deposit according to the auction terms. The remaining balance is due at settlement. Provide the executed contract to the lender and settlement representative promptly and complete every identity, loan and transfer request within the required timeframe.\nThe post-auction checklist is short but important:\nobtain a copy of the signed contract and receipt\nconfirm the settlement representative has the documents\ntell the lender the final purchase price immediately\narrange insurance as advised by the contract and insurer\ndiary settlement and any pre-settlement inspection entitlement\nkeep cleared funds available for settlement adjustments\nA pre-settlement inspection sits later in the process and checks contracted condition. It does not replace the due diligence that should have happened before bidding.\nWhat happens if the property passes in?\nIf bidding does not reach the reserve, the property may pass in. The highest bidder may be invited to negotiate with the seller, but no buyer should assume an exclusive right without confirmation.\nA post-auction negotiation is still a contract negotiation. Check whether the auction conditions continue to govern, whether any term can be changed, and whether the price remains within the pre-set limit. Do not let the quieter setting after the auction undo the discipline used during bidding.\nHow can local buyer support help at auction?\nA local representative can help buyers understand the property, arrange access and keep communication clear. Independent professionals should still handle finance, building reports, title questions and legal advice.\nBoutique Realty Perth's buying service supports buyers across Perth opportunities, including preparation for the offer process. The right support keeps the decision grounded in the property rather than the theatre of auction day.\nBuying at Auction in WA FAQs\nCan an auction bid be subject to finance in WA?\nNo. Consumer Protection states that an auction purchase cannot be made subject to finance. Arrange funding and understand the lender's property conditions before bidding.\nIs there a cooling-off period after a WA property auction?\nNo mandatory cooling-off period applies to WA real estate contracts. A successful bidder should expect to be bound and should obtain advice before the auction.\nHow much deposit is due at a WA property auction?\nThe auction contract sets the required deposit. Consumer Protection says about 10 per cent is generally payable on the day, but buyers must check the stated amount and approved payment method for that auction.\nCan someone bid at auction for me?\nAn authorised person may be able to bid on a buyer's behalf if the auctioneer's identification and authority requirements are met. Arrange the documentation before the auction and give the bidder a strict written price limit.\nShould I get a building inspection before bidding?\nYes, where building condition matters to the decision. Auction purchases are generally unconditional, so obtain building, timber pest and specialist reports before bidding rather than expecting a post-auction inspection condition.\nBe Ready Before the Bidding Starts\nAuction confidence comes from finished due diligence, not a willingness to keep raising a hand. Review Boutique Realty Perth's current Perth listings and bring lender, inspection and legal advice together before committing to any auction bid.\n"
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   "url": "https://www.boutiquerealtyperth.com.au/resources/cost-of-selling-a-home-perth/",
   "title": "The real cost of selling a home in Perth",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:13Z",
   "wp_post_id": 99,
   "wp_revision_id": 1738,
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   "text": "Cost of Selling a House in Perth: Commission, Marketing and Settlement\nWhat it costs to sell a house in Perth in 2026: real estate agent commission rates, marketing budgets, settlement fees and the costs sellers forget to plan for.\nSelling a house in Perth usually costs between about 2% and 3% of the sale price in agent commission, plus a marketing budget, settlement agent fees and some smaller charges. Commission is the largest cost. In Western Australia it is not set by law, so the rate you pay is whatever you agree with your agent and record in writing before the campaign starts.\nThis guide explains each cost, shows what typical commission rates mean in dollars at today's Perth prices, and lists the questions that stop a cheap-looking quote from becoming an expensive sale.\nHow much is real estate agent commission in Perth?\nMost Perth agents charge between 2% and 3% of the sale price. Comparison site Keyhive describes 2.5% as a fair midpoint for Perth, and Which Real Estate Agent puts the WA average at 2.44%, with metropolitan suburbs often lower than regional WA and some Perth suburbs averaging around 2.2% to 2.25% (Keyhive; Which Real Estate Agent). These are published market estimates, not a regulated scale.\nAt the REIWA Perth median house price of $960,000 (August 2026), each half a percentage point of commission is worth $4,800 (REIWA):\n2.0% commission: $19,200\n2.5% commission: $24,000\n3.0% commission: $28,800\nAlways check whether a quoted rate includes GST, because the difference is real money at these price points.\nIs real estate commission regulated in WA?\nNo. Consumer Protection WA states that commission is not regulated and is negotiable. It can be a fixed fee, a percentage of the sale price, or a combination of both, and the agreed amount must be recorded on the written authority you sign to appoint the agent (Consumer Protection WA). REIWA adds that there is no maximum fee and that the agreed fee must be initialled by the seller (REIWA).\nBecause nothing is fixed, two agents can quote very different fees for what looks like the same job. Compare what each fee buys, not just the percentage.\nWhen do you pay the agent's commission?\nCommission is normally paid at settlement, out of the sale proceeds, once ownership transfers to the buyer (REIWA). Most agents are only paid commission if the property sells. Marketing is different: Consumer Protection WA notes that you are responsible for marketing and advertising costs even if the property does not sell, unless you have negotiated a \"no sale, no fee\" arrangement (Consumer Protection WA).\nHow much should you budget for marketing?\nMarketing is usually charged separately from commission and paid upfront or during the campaign. Keyhive puts typical Perth marketing packages at about $3,000 to $5,000, covering professional photography, portal listings, signboards and social media (Keyhive). Prestige homes and auction campaigns often spend more; smaller units can spend less.\nThe rule that protects you: every marketing line should reach a specific group of buyers. If an agent cannot explain who a line item reaches, question it before you sign.\nWhat settlement and legal costs does a seller pay?\nSellers in WA appoint a licensed settlement agent or a lawyer to complete the transfer. Settlement agent fees are deregulated, but the provider must give you a written maximum service amount before you sign the appointment. Our guide to settlement agent fees in Perth explains what a quote should include.\nExpect your lender to charge a fee to discharge your mortgage, and expect rates, water and strata levies to be adjusted between you and the buyer at settlement, so you pay only for the period you owned the home.\nWhat other costs come with selling a house?\nPresentation: painting, gardening, minor repairs and styling. Our property styling guide covers when styling pays for itself.\nCompliance items: smoke alarms and residual current devices (RCDs) must meet WA rules before transfer, so budget for an electrician if they are not current.\nMoving and overlap: removalists, storage and any bridging finance if you buy before you sell.\nCapital gains tax: if the property is an investment rather than your home, speak with your accountant before you list.\nHow can you lower the cost of selling?\nNegotiate commission, but negotiate on value. The cheapest fee is rarely the cheapest sale: a campaign that launches overpriced and sits on the market costs more in price reductions than any commission saving. Ask each agent for the recent comparable sales behind their price estimate, a written marketing schedule with a maximum amount, and the commission written as a dollar figure at the expected price.\nHow does Boutique Realty Perth charge?\nOur fees are agreed upfront and put in writing before you sign anything, with marketing costs itemised line by line. We are happy to walk you through the structure and to be compared. Request a free appraisal and we will give you a written, line-by-line estimate of your selling costs alongside the price evidence.\nFrequently asked questions\nWhat is the average real estate commission in Perth?\nPublished estimates put most Perth sales between 2% and 3%, with Which Real Estate Agent reporting a WA average of 2.44% and some Perth suburbs around 2.2%. Commission is negotiable in WA, so your rate is whatever you agree in writing.\nCan I negotiate real estate commission in WA?\nYes. Consumer Protection WA states commission is not regulated and is negotiable. Compare what each agent includes for the fee, not just the rate.\nDo I pay commission if my house does not sell?\nUsually not, because most agents are paid commission only on a completed sale. You may still owe marketing costs unless you agreed a \"no sale, no fee\" arrangement.\nIs marketing included in the commission?\nIn WA marketing is normally a separate cost. Ask for a written marketing schedule with a maximum amount before you sign.\n"
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   "url": "https://www.boutiquerealtyperth.com.au/resources/depreciation-and-tax-guide/",
   "title": "Depreciation and tax for landlords: the conversation to have with your accountant",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:43:47Z",
   "wp_post_id": 114,
   "wp_revision_id": 1755,
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   "text": "Investment Property Depreciation and Tax in Australia: A Landlord Guide\nHow depreciation works for rental properties in Australia: capital works deductions, the second-hand asset rule, depreciation schedules, deductible expenses and the records your accountant needs.\nDepreciation lets rental property owners claim the decline in value of a building and its fixtures against rental income. There are two parts: capital works deductions for the building itself, generally 2.5% a year over 40 years, and deductions for depreciating assets such as appliances and carpets. Since 1 July 2017, most owners cannot claim depreciation on second-hand assets that were already in a residential property when they bought it (ATO capital works; ATO second-hand assets).\nThis guide is general information, not tax advice. Rules depend on your circumstances, so confirm everything with your accountant or registered tax agent.\nWhat is investment property depreciation?\nDepreciation is a tax deduction for the wear and tear of an income-producing property over time. You do not spend money each year to claim it; it reflects the cost of the building and its assets spread over their useful lives, which is why it can make a real difference to after-tax returns.\nHow do capital works deductions work?\nCapital works deductions cover the construction cost of the building and structural improvements, such as a new bathroom or extension. The ATO rate for residential construction is generally 2.5% a year for 40 years from completion, and the eligible amount is based on construction cost, not purchase price (ATO). Older properties may have little or no capital works value left, depending on when they were built.\nCan you claim depreciation on second-hand assets?\nIn most cases, no. The ATO says you generally cannot claim a deduction for second-hand depreciating assets in a residential rental property after 1 July 2017 (ATO). That usually means owners of established properties can claim the building's capital works and any new assets they buy themselves, but not the fittings that came with the home. There are exceptions, so ask your accountant how they apply to you.\nDo you need a depreciation schedule?\nA depreciation schedule, prepared by a qualified quantity surveyor, sets out what you can claim each year. It is most valuable on newer properties, recent renovations and new builds. Your agent and accountant cannot prepare one; the quantity surveyor estimates construction costs where records are missing. The fee for preparing it is itself generally deductible; check with your accountant.\nWhat other rental property expenses can you claim?\nCommon deductible expenses include property management fees, advertising for tenants, council rates, water charges you pay, landlord insurance, strata levies, repairs and maintenance, and interest on the loan used to buy the property (ATO rental properties). Repairs that restore something are treated differently from improvements, which are usually capital works.\nWhat records should landlords keep?\npurchase and settlement documents, and all costs of buying\nmonthly and annual statements from your property manager\ninvoices for every repair, improvement and purchase\nloan statements, insurance policies, rates and strata notices\nyour depreciation schedule\nGood records also matter when you sell, because they help your accountant work out capital gains tax (ATO CGT).\nHow does property management help at tax time?\nWe give every owner itemised monthly statements and an annual income and expense summary, so your accountant has a clean, complete year in one document. Our management fees, set out on our fee schedule, appear on those statements too.\nFrequently asked questions\nWhat depreciation rate applies to rental buildings?\nCapital works deductions are generally 2.5% a year for 40 years from completion of construction. Check eligibility with your accountant.\nCan I claim depreciation on an established house?\nUsually you can claim capital works on the building and depreciation on new assets you buy, but not on second-hand assets that came with the property after 1 July 2017.\nWho prepares a depreciation schedule?\nA qualified quantity surveyor. Your property manager and accountant use the schedule but do not prepare it.\nIs property management tax deductible?\nProperty management fees for an income-producing rental property are generally deductible. Confirm with your accountant.\n"
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   "url": "https://www.boutiquerealtyperth.com.au/resources/downsizing-guide-perth/",
   "title": "Downsizing in Perth: a calm, practical playbook",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:47:07Z",
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   "text": "Downsizing in Perth: A Practical Guide for Selling the Family Home\nHow to downsize in Perth: selling first or buying first, what to look for in your next home, the super downsizer contribution, decluttering and making the move easier.\nDownsizing in Perth usually means selling a larger family home and buying or renting somewhere smaller, easier to maintain and closer to what you use every day. The biggest decisions are whether to sell first or buy first, what your next home needs, and how to handle decades of belongings. If you are 55 or older, you may also be able to put up to $300,000 of the sale proceeds into super as a downsizer contribution (ATO).\nShould you sell first or buy first when downsizing?\nSell first: you know exactly what you have to spend and can buy as a cash-ready buyer, but you may need to rent or arrange a long settlement in between. Buy first: you secure the next home, but your sale is under time pressure and you may need bridging finance. Many downsizers ask for a longer settlement on the sale to bridge the gap. The right choice depends on your finances and how fast your suburb is selling.\nWhat is the downsizer contribution to super?\nIf you are 55 or older, you may be able to contribute up to $300,000 from the sale of your home into your super, and your spouse may contribute the same (ATO). Conditions apply, including that the home was owned by you or your spouse for at least 10 years and that the contribution is made within 90 days of settlement. Speak with a licensed financial adviser before you sell; this can affect pension entitlements.\nWhat do downsizers look for in their next home?\nsingle-level living or lift access\nlow maintenance and secure, lock-and-leave living\nwalkable shops, cafes, health services and transport\nroom for visiting family, without rooms you will never use\ngood light and outdoor space that is easy to keep\nVisit shortlisted homes at different times of day: light, noise and parking change everything. For apartments, check strata levies, by-laws and the building's maintenance plans.\nHow do you declutter decades of belongings?\nStart months before the campaign, one room at a time. Sort into keep, family, donate or sell, and discard. Measure your next home and keep what fits it. The home will also present better for sale, and the emotional work happens gradually instead of in one hard week.\nHow do you get the best price for the family home?\nPresent it for the next family: clear, clean, well lit, with the garden and outdoor areas tidy. Avoid big renovations; buyers often plan their own. Our guide to preparing your home for sale shows what is worth doing.\nWhat costs should downsizers plan for?\ncommission and marketing on the sale (see the cost of selling a house in Perth)\ntransfer duty and settlement fees on the purchase\nremovalists, storage and any furniture for the new home\nbridging finance or rent if the timing does not line up\nDo you need a clearance certificate to sell?\nYes, in practice. Since 1 January 2025, Australian-resident sellers should give the buyer an ATO clearance certificate by settlement, or the buyer must withhold up to 15% of the price (ATO). Your settlement agent will remind you, but applying early avoids last-minute stress.\nSelling the family home is a big step. Request a free appraisal and we will talk through timing, presentation and what your home could achieve.\nFrequently asked questions\nHow much can I put into super when I downsize?\nIf you are 55 or older and meet the conditions, up to $300,000 per person from the sale of your home, made within 90 days of settlement.\nShould I sell or buy first when downsizing?\nSelling first gives certainty about your budget; buying first secures your next home. A longer settlement can help bridge the two.\nIs it worth renovating before downsizing?\nUsually not. Presentation, repairs and decluttering return more than major renovations.\nWhere do Perth downsizers move to?\nOften to low-maintenance homes or apartments near shops, transport and services in or close to their current area.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/first-home-buyer-guide-wa/",
   "title": "First home buyer's guide to WA: from deposit to keys",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:35Z",
   "wp_post_id": 116,
   "wp_revision_id": 1741,
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   "text": "First Home Buyer Guide WA 2026: Stamp Duty, Grants and Steps\nBuying your first home in WA in 2026: the stamp duty thresholds from 7 May 2026, the First Home Owner Grant, deposits, pre-approval and the steps from offer to keys.\nFirst home buyers in Western Australia pay no transfer duty (stamp duty) on an established or new home priced up to $600,000, and pay reduced duty up to $800,000, for transactions entered into on or after 7 May 2026. Buyers of a new home may also qualify for the $10,000 First Home Owner Grant. The rest of the process is the same as any purchase: finance pre-approval, finding the right property, a written offer with sensible conditions, and settlement (WA Government; WA Department of Finance).\nThis guide is general information, not financial or tax advice. Confirm your eligibility with RevenueWA and speak with a lender or broker before you commit.\nHow much stamp duty do first home buyers pay in WA?\nFor transactions entered into on or after 7 May 2026, the WA Government set these first home buyer thresholds (WA Government media statement, 7 May 2026):\nHomes up to $600,000: no transfer duty (previously $500,000).\nHomes up to $800,000: concessional duty (previously $700,000).\nVacant land up to $450,000: no transfer duty (previously $350,000), with a concession up to $550,000.\nEligibility conditions apply, including living in the home. RevenueWA assesses each application.\nWhat is the First Home Owner Grant in WA?\nThe WA First Home Owner Grant is $10,000, or the price paid to buy or build if that is less. It applies to new residential property that will be your principal place of residence (WA Department of Finance, updated 2 April 2026). Established homes do not qualify. Price caps and residence conditions apply, so check the current rules with the Department of Finance before relying on the grant.\nWhat can first home buyers afford in Perth?\nREIWA reported a Perth median house price of $960,000 and a median unit price of $690,000 in August 2026 (REIWA). By size, REIWA's metropolitan medians for the 12 months to August 2026 were about $540,000 for a one-bedroom unit, $683,000 for a two-bedroom unit and $880,000 for a three-bedroom house (REIWA). That means the full duty exemption reaches many one-bedroom units, while the concession band covers most two-bedroom units. Prices vary widely by suburb.\nHow much deposit do you need for a first home?\nLenders commonly look for a 20% deposit to avoid lenders mortgage insurance, but many first home buyers buy with less, paying insurance or using a government guarantee scheme where eligible. Budget beyond the deposit for any duty, settlement agent fees, building and pest inspections, and moving costs. Moneysmart has independent calculators for repayments and deposits.\nWhat are the steps to buying your first home in WA?\nGet finance pre-approval so you know your budget and can act quickly.\nResearch prices using recent sales, not asking prices.\nInspect and shortlist, and arrange building and pest inspections on the home you want.\nMake a written offer with the right conditions. Our guides to making an offer and subject-to-finance clauses explain how.\nAppoint a settlement agent to manage the transfer and duty.\nDo a pre-settlement inspection before you settle. See our pre-settlement inspection checklist.\nSettle and collect the keys.\nShould first home buyers buy a house or a unit?\nUnits sit more often inside the duty exemption and concession bands, and REIWA's August 2026 report showed Perth unit prices up 22.6% over the year (REIWA). Houses usually offer land and more space. Compare strata levies, by-laws and the building's maintenance record for units, and land size and condition for houses. Past growth is not a forecast.\nCan first home buyers buy at auction or off the plan?\nYes, but both need extra care. Auction contracts are usually unconditional, so finance and inspections must be settled before you bid; see our auction bidder checklist. Buying off the plan has its own risks and timelines, covered in our off-the-plan buying guide.\nWhen you are ready to look, browse current listings or set up a property alert so you see new homes first.\nFrequently asked questions\nDo first home buyers pay stamp duty in WA?\nNot on a home up to $600,000 for transactions entered into on or after 7 May 2026, with concessional duty up to $800,000. Conditions apply and RevenueWA assesses eligibility.\nHow much is the First Home Owner Grant in WA?\nIt is $10,000 (or the purchase or build price if less) for a new home that will be your principal place of residence. Established homes do not qualify.\nCan I get the grant on an established home?\nNo. The WA grant applies to new residential property. You may still benefit from the transfer duty exemption or concession.\nDo I need pre-approval before making an offer?\nIt is strongly recommended. Pre-approval shows your budget and lets you make a firm offer, which matters most at auction.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/how-to-choose-a-real-estate-agent/",
   "title": "How to choose a real estate agent (and the questions that expose the wrong one)",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:21Z",
   "wp_post_id": 100,
   "wp_revision_id": 1739,
   "text_sha256": "91348e3b936801bd3d88f84ae82be8710560b19382cab597f304b0d4b5e99287",
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   "text": "How to Choose a Real Estate Agent in Perth\nHow to choose a real estate agent in Perth: check their WA registration, test their price evidence, compare fees in writing and ask the questions that expose the wrong agent.\nChoose a Perth real estate agent on evidence: a current WA licence or registration, recent sales close to your property, a price estimate backed by comparable sales, and fees and marketing costs written down before you sign. Interview at least two or three agents, and judge them on what they can prove rather than the highest price they quote.\nThis guide walks through the checks that matter in Western Australia and the questions that separate a good listing presentation from a good agent.\nHow do I check that a real estate agent is licensed in WA?\nIn WA, the person selling your property must be a licensed real estate agent, or a registered sales representative employed and authorised by a licensed agent (Consumer Protection WA). You can search any agent or agency by name or number on the WA online licence search. A sales representative registration starts with \"RR\" and an agent's licence with \"RA\".\nEvery Boutique Realty Perth agent's WA registration is listed on their profile page, and our agency licence, RA 81552, is shown on our agency information page.\nWhat should I look for in a real estate agent?\nLocal, recent results: sales in your suburb and price range in the last 12 months, not career totals.\nPrice evidence: a written estimate supported by comparable sales you can check yourself.\nA campaign plan: who the likely buyers are and how each marketing dollar reaches them.\nNegotiation approach: how they handle multiple offers, conditional offers and price feedback.\nVerified reviews: recent reviews on independent platforms such as realestate.com.au and RateMyAgent.\nCommunication: who you will deal with day to day, and how often you will hear from them.\nWhat questions should I ask before choosing an agent?\nWhich comparable sales support your price estimate, and why did you exclude the others?\nHow many properties like mine have you sold nearby in the last year, and what did they sell for against the first asking price?\nWhat is your commission as a dollar figure at the expected price, and does it include GST?\nWhat is the maximum marketing budget, and what does each item achieve?\nHow long is the exclusive agency period, and what happens if I want to end it?\nWho will conduct inspections and negotiate with buyers: you, or someone else?\nWhy is the highest price estimate not always the best?\nA high estimate wins listings, but it can cost sellers money. Homes that launch above the market collect fewer enquiries, sit longer and usually sell after price reductions. In WA an agent must not mislead you about the estimated selling price of your property (Consumer Protection WA), so ask every agent to show the sales evidence behind their number and compare the evidence, not the headline figure.\nWhat is in the agency agreement I sign?\nAppointing an agent means signing a written authority, which is a legally binding contract. Consumer Protection WA recommends checking the length of any exclusive period, the maximum marketing charges and other costs, the commission, any offering fees, and what you pay if the property does not sell (Consumer Protection WA). Any change after signing must be made in writing and initialled by both parties.\nHow do I compare agent fees fairly?\nCommission is negotiable in WA and can be a percentage, a fixed fee or both (Consumer Protection WA). Put every quote on the same basis: commission in dollars at the same expected price, marketing as a capped total, and any extra charges listed. Our guide to the cost of selling a house in Perth shows typical commission rates and what they mean in dollars.\nIs REIWA membership important?\nMembership of the Real Estate Institute of Western Australia is voluntary. It is not a licence, but members commit to REIWA's code of conduct and training. You can browse member agents on REIWA's agent finder, which also shows suburb sales activity.\nWhat are the warning signs of the wrong agent?\nA price estimate well above every other agent, with no sales to support it.\nPressure to sign a long exclusive period on the spot.\nVague answers about marketing costs or who pays if the home does not sell.\nNo recent sales in your area or price range.\nReluctance to put the commission in writing as a dollar amount.\nWhen you are ready to compare, request a free appraisal and ask us every question on this page.\nFrequently asked questions\nHow many agents should I interview before selling?\nTwo or three is usually enough to compare price evidence, fees and marketing plans side by side.\nHow do I know if a real estate agent is registered in WA?\nSearch their name or number on the WA online licence search run by the state government. Sales representatives hold an RR registration and agents an RA licence.\nShould I choose the agent with the lowest commission?\nNot on fee alone. A lower rate is worth less than a better sale price, so compare the evidence behind each price estimate and what each fee includes.\nCan I change agents if I am unhappy?\nCheck the end date and termination terms of your written authority. Changes must be made in writing, so read the agreement before you sign it.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/investment-property-maintenance/",
   "title": "Maintenance strategy for investment properties: protect the asset, not just the inbox",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:43:52Z",
   "wp_post_id": 109,
   "wp_revision_id": 1756,
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   "text": "Investment Property Maintenance in WA: Repairs, Rules and Planning\nA maintenance guide for WA landlords: urgent repair timeframes, planned and preventative maintenance, inspections, compliance items and how to budget to protect the property's value.\nWA landlords must keep a rental property in reasonable repair and arrange urgent repairs fast: within 24 hours for essential services such as water, gas, electricity and sewerage, and within 48 hours for other urgent damage (Consumer Protection WA). Beyond the legal minimum, a planned maintenance program protects the property's value, keeps good tenants and reduces costly emergencies.\nWhat counts as an urgent repair in a WA rental?\nUrgent repairs are faults that make the home unsafe, insecure or unliveable, or that could cause further damage. Consumer Protection WA sets a 24-hour limit for essential services, such as water supply, gas, electricity, hot water or sewerage, and 48 hours where damage has made the home unsafe or insecure, such as burst pipes, gas leaks, storm damage or broken locks (Consumer Protection WA; rental home repairs). If the landlord cannot be reached or does not act in time, the tenant may arrange the repair.\nHow quickly must non-urgent repairs be done?\nNon-urgent repairs should be requested in writing and completed within a reasonable time (Consumer Protection WA). In practice, prompt repairs are cheaper: a dripping tap or a small roof leak left for months becomes water damage.\nWhat is preventative maintenance?\nPreventative maintenance is scheduled work that stops problems before they start. Typical items for Perth properties include:\nair conditioner servicing before summer\ngutter cleaning before winter rain\ntermite inspections, especially for older homes\nhot water system checks\ntree and garden maintenance near the house\nchecking seals in wet areas to prevent leaks\nWhat compliance items must WA landlords maintain?\nSmoke alarms must be working and compliant, and residual current devices (RCDs) protect power and lighting circuits. Pool barriers, where there is a pool, must meet safety requirements. Keep records of every check, because they protect you if something goes wrong.\nHow do routine inspections help with maintenance?\nRoutine inspections, up to four a year with proper notice, are early warnings. A good report records the condition of each room with photographs and flags issues for your decision. Our guide to routine rental inspections in WA explains the rules and what to check.\nHow much should you budget for maintenance?\nCosts vary with the age, size and condition of the property, so plan from the property's own history rather than a rule of thumb. Keep a buffer for urgent repairs, and schedule larger items, such as repainting or replacing floor coverings, between tenancies, when the work is easier and the property is vacant.\nWhen should maintenance become an improvement?\nSome upgrades pay for themselves through higher rent and lower vacancy, such as reverse-cycle air conditioning or an updated kitchen. Others mainly protect value. Weigh the cost against the realistic rent increase; our guide to maximising rental returns shows how. Improvements are also treated differently from repairs for tax; see our depreciation and tax guide.\nHow do property managers handle maintenance?\nA good manager has trades on call for urgent jobs, gets quotes for larger work, sends photographs when work is complete and passes on invoices without hidden mark-ups. Ask how a manager charges for coordinating maintenance before you sign. Our property management fees are published in full.\nFrequently asked questions\nHow fast must a landlord fix urgent repairs in WA?\nWithin 24 hours for essential services such as water, gas, electricity and sewerage, and within 48 hours for other urgent damage that makes the home unsafe or insecure.\nWho pays for repairs in a WA rental?\nThe landlord pays for repairs from normal wear and tear and failures. A tenant may be liable for damage they or their visitors cause.\nCan a tenant arrange urgent repairs themselves?\nYes, if the landlord cannot be reached or does not act within the required time. Keep the 24 and 48-hour limits in mind.\nHow often should a rental property be inspected?\nUp to four routine inspections a year are allowed in WA, with proper written notice.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/landlord-guide-perth/",
   "title": "The Perth landlord's guide to getting management right",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:44:04Z",
   "wp_post_id": 107,
   "wp_revision_id": 1758,
   "text_sha256": "65ee956b5e14c67c63c8a0ba3e45aa8cf7fc5e89b84a6a68f2faf5a5aa318777",
   "source_sha256": "884c2045e2e78e38e256151b43255904f6112f0d5ada674139086f88dbb7229b",
   "text": "Landlord Guide Perth: What Good Property Management Looks Like\nA Perth landlord's guide: choosing a property manager, tenant selection, rent strategy, maintenance, WA compliance, bonds and the reporting you should expect.\nGood property management in Perth comes down to four disciplines: choosing reliable tenants, setting and reviewing rent from evidence, keeping on top of maintenance, and complying with WA tenancy law. The manager you choose affects your return over the years you own the property, so choose them as carefully as you chose the property.\nWhat does a property manager do?\nadvertises the property and runs inspections for applicants\nscreens tenants and prepares the lease\nlodges the bond and completes the ingoing condition report\ncollects rent and manages arrears\narranges repairs and maintenance\nconducts routine inspections and reports to you\nhandles rent reviews, renewals, notices and the end of the tenancy\nHow do you choose a good property manager?\nAsk how they screen tenants, how many properties each manager handles, how they set rent, how they handle repairs and who you will deal with day to day. Compare fees on the same basis: management fee, leasing fee and the smaller charges. Ours are published in full on our property management page. If you already have a manager and want to move, see how to switch property managers.\nHow are tenants screened?\nThorough screening includes identity checks, contacting previous landlords or agents, confirming employment and income, and searching a national tenancy database. A personal conversation with the applicant adds what paperwork cannot. Choosing the right tenant is the single biggest protection for your property and income.\nHow is rent set and reviewed?\nRent should come from recently leased comparable homes. In WA, rent can only increase once every 12 months and rent bidding is banned (Consumer Protection WA). See our rental appraisal guide.\nWhat WA laws do landlords need to follow?\nThe Residential Tenancies Act 1987 and the recent rent reforms govern leases, bonds, entry, repairs, pets and ending tenancies. Key rules include responding to pet and minor modification requests within 14 days, urgent repairs within 24 to 48 hours, and up to four routine inspections a year. Our guide to WA tenancy laws summarises them.\nHow do bonds work in WA?\nA bond can be up to four weeks' rent, unless the weekly rent is over $1,200, and a separate pet bond can be up to $350. The bond must be lodged with Bonds Administration within 14 days and is held there until the tenancy ends (Consumer Protection WA).\nWhat should a landlord expect in reporting?\nmonthly statements with every payment and expense itemised\nan annual summary for your accountant\ninspection reports with photographs\nprompt notice of anything needing your decision\nDo you need landlord insurance?\nLandlord insurance can cover building damage, loss of rent and liability, depending on the policy. Our landlord insurance guide explains what to check.\nHow does Boutique Realty Perth manage property?\nOur property management is led by a dedicated Asset Growth Manager, because collecting rent is the minimum, not the goal. Each year we review the rent, the property's condition and whether to hold, improve or sell. Request a rental appraisal or read about our property management service.\nFrequently asked questions\nHow much do property managers charge in Perth?\nFees vary by agency. Our standard management fee is 8.8% of gross rent collected (inc GST) for unfurnished properties, with a leasing fee of two weeks' rent + GST, and our full schedule is published.\nHow much bond can a landlord ask for in WA?\nUp to four weeks' rent, unless the rent is over $1,200 a week, plus a pet bond of up to $350.\nHow often can a property manager inspect a rental?\nUp to four routine inspections a year in WA, with proper written notice.\nCan I manage my own rental property?\nYes, but you must meet every WA tenancy law obligation yourself, including bonds, notices, repairs and inspections.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/landlord-insurance-wa/",
   "title": "Landlord Insurance WA: Cover, Gaps and Claims Guide",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1594,
   "wp_revision_id": 1595,
   "text_sha256": "df9777cd919c712ba9eacd771806460b85fc002a1e87d9cceaf9bcd9ad2a2b6f",
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   "text": "Landlord Insurance WA: Cover, Gaps and Claims Guide\nCompare landlord insurance in WA by checking building cover, tenant-related loss, liability, exclusions, excesses, evidence and claims procedures.\nLandlord insurance in WA is a policy designed to protect risks associated with owning a rental property. Depending on the policy, it may combine building or contents cover with tenant-related damage, loss of rent and legal liability. The policy name alone does not establish what is insured.\nConsumer Protection notes that some landlord protection policies cover deliberate tenant damage but exclude accidental damage. That difference can matter more than a small premium saving. Owners should compare the Product Disclosure Statement, limits, excesses, waiting periods and claims evidence against the actual property and tenancy. This guide provides a practical comparison and annual-review framework without assuming that every insurer offers the same protection.\nWhat can landlord insurance cover?\nLandlord policies vary, but cover may be divided into several distinct risk groups:\nBuilding: damage to the structure and fixed items from insured events\nLandlord contents: items supplied for tenant use, such as window coverings or furniture\nTenant-related damage: deliberate, malicious or accidental damage, depending on the wording\nLoss of rent: defined circumstances that prevent rent being collected\nLegal liability: injury to another person or damage to their property\nLegal expenses: specified costs connected with an insured tenancy event\nDo not infer cover from a checklist on a comparison page. Read the policy's definitions, insured events, exclusions and benefit limits. \"Loss of rent\" may apply only after an insured event or during a defined tenant default, and each trigger can have different limits and evidence requirements.\nThe Perth landlord guide explains how insurance fits with tenant selection, rent setting, maintenance and compliance.\nIs landlord insurance the same as building insurance?\nNo. Building insurance primarily protects the home and fixed structures against insured physical events. Landlord protection may address tenant-related risks and rental income, while landlord contents cover may protect items the owner supplies.\nASIC's Moneysmart home insurance guidance says building cover generally relates to the house, fixtures and other structures such as a garage or inground pool. It also recommends checking the rebuild amount, insured events, exclusions, excess, legal liability and cover limits.\nFor a strata property, the strata company may insure the building. The lot owner should confirm the strata policy, excess arrangements and gaps rather than paying twice for the same structure or leaving internal fixtures and landlord contents uninsured.\nA lender, strata company or other contract may impose insurance requirements. Check those documents separately from the cover an owner chooses for rental risk.\nWhich exclusions deserve close attention?\nExclusions define where a policy will not respond. Read them alongside the inclusions, not after a claim.\nCommon areas to investigate include:\nQuestionWhy it matters\nIs accidental tenant damage covered?Some policies distinguish it from deliberate or malicious damage\nHow is wear and tear treated?Gradual deterioration is commonly different from an insured event\nDoes poor maintenance affect a claim?Unresolved defects can cause or worsen loss\nWhen does loss-of-rent cover start?A waiting period or specific trigger may apply\nAre short stays or room-by-room letting covered?The occupancy model may fall outside standard terms\nAre flood, storm and water damage defined separately?Similar-looking events can have different treatment\nWhat security conditions apply?Locks, alarms or vacancy periods may affect cover\nAre pets relevant to exclusions or excesses?Policy treatment can differ from the tenancy pet bond\nAlso check sub-limits. A policy may list an event as covered but cap the payment below the likely loss.\nConsumer Protection's property manager guidance recommends discussing insurance types and amounts, including public liability and landlord protection, and checking exactly what each policy covers.\nHow much building cover should a landlord choose?\nBuilding cover should reflect the cost to rebuild, not the property's sale price or land value. Rebuilding may include demolition, debris removal, professional fees, compliance work and cost escalation after a widespread event.\nMoneysmart recommends using a detailed rebuilding calculator and reviewing the sum insured each year. It warns that a policy can become underinsured when costs rise or the property changes.\nReview the sum insured after:\nrenovations or extensions\nmajor appliance or fixture upgrades\nincreases in local construction costs\nchanges to outbuildings, pools or landscaping\nnew strata arrangements\na natural-hazard review\nKeep records of improvements and tell the insurer about changes that could affect the risk. An insurer can only price and cover the property based on accurate information.\nWhat records support a landlord insurance claim?\nA strong claim file shows the condition before the event, what happened, how the owner responded and the value of the loss. Keep:\nthe signed tenancy agreement and variations\nthe entry property condition report with dated images\nroutine inspection reports\ntenant and property manager communications\nrent ledger and arrears notices where relevant\nmaintenance requests, invoices and contractor reports\npolice or emergency reports where required\nphotographs taken promptly after the event\nan itemised list of damaged landlord contents\nevidence of mitigation, such as urgent drying or temporary security\nNotify the insurer as soon as practical and follow its instructions before disposing of damaged property or authorising non-urgent work. Take reasonable steps to prevent further damage without putting anyone at risk.\nA consistent routine inspection program supports maintenance decisions and gives the owner a condition history, but it does not guarantee that an insurer will accept a claim.\nHow do property management and insurance work together?\nProperty management reduces avoidable risk through screening, clear agreements, lawful inspections, rent monitoring and maintenance. Insurance transfers defined financial risks that remain. One cannot replace the other.\nOwners should give the property manager the current policy schedule, claims contact details and any conditions relevant to inspections, security, vacancies or repairs. The written management authority should clarify who may notify the insurer, arrange urgent work and approve expenditure.\nA property manager can provide records and coordinate access, but the insurer decides cover. The owner remains responsible for choosing the policy and making accurate disclosures.\nHow should you compare landlord insurance policies?\nCompare the same scenario across every quote. Price is meaningful only when the benefits and restrictions match.\nUse this seven-part comparison:\nProperty covered: building, landlord contents, fixtures and external structures\nTenant events: accidental, deliberate and malicious damage definitions\nRental income: triggers, waiting periods, duration and dollar limits\nLiability: insured circumstances and total limit\nExcess: standard and event-specific excesses, including whether several apply\nExclusions: wear, maintenance, vacancy, unapproved occupancy and other gaps\nClaims: notification period, evidence, repair approval and dispute process\nDownload and save the PDS and policy schedule that applied when cover began or renewed. Moneysmart notes that insurers must provide a Key Fact Sheet for home policies, which can support comparison, but the PDS contains the detail.\nWhen should landlord insurance be reviewed?\nReview cover at least annually and whenever the property, occupancy or ownership changes. Moneysmart recommends checking whether the sum insured, excess, key risks, exclusions and competing value still suit the owner at renewal.\nTrigger an extra review when:\na new tenancy type starts\nthe home becomes vacant for an extended period\nrenovation work begins\na pet is approved\nfurnished items change\nthe property enters or leaves a strata scheme\nownership moves to a different entity\na claim reveals an unexpected gap\nAsk the insurer or licensed adviser how the change affects cover and record the answer in writing.\nHow does asset-focused management support risk control?\nInsurance responds after defined losses. Asset-focused management also works before loss by identifying maintenance, keeping evidence and making timely decisions.\nBoutique Realty Perth's property management service connects tenant selection, routine inspections, maintenance, rent evidence and annual asset reviews. Owners still select their own insurer, but better records and earlier action create a clearer risk picture.\nLandlord Insurance FAQs\nIs landlord insurance compulsory in WA?\nA standalone landlord policy is not automatically required by tenancy law, but a lender, strata arrangement or other contract may require particular insurance. Owners should verify their obligations and decide what remaining rental risks they are prepared to retain.\nDoes landlord insurance cover unpaid rent?\nSome policies cover defined loss-of-rent events, but the trigger, waiting period, duration, limit and evidence vary. Read the PDS and do not assume ordinary arrears are covered.\nDoes landlord insurance cover tenant damage?\nIt may cover deliberate, malicious or accidental damage, but these categories are not interchangeable. Consumer Protection specifically warns that some landlord policies cover deliberate damage but not accidental damage.\nCan an insurer reject a claim because of poor maintenance?\nPolicy exclusions and the cause of loss determine the response. Delayed maintenance can affect a claim where deterioration or failure to prevent further damage contributed, so keep reports and act promptly on repairs.\nWho should lodge a landlord insurance claim?\nThe policyholder is responsible for the claim, although an authorised property manager may help gather evidence or communicate with the insurer. Confirm authority, notification deadlines and repair approval before action.\nReview the Whole Investment, Not Just the Premium\nThe right policy supports a wider system of maintenance, tenancy records and asset decisions. Request a rental appraisal and property management review to assess the Perth property's current position, then compare insurance with a licensed adviser or insurer.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/making-an-offer-on-a-house-wa/",
   "title": "How to Make an Offer on a House in WA With Confidence",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1596,
   "wp_revision_id": 1597,
   "text_sha256": "684525e4c837912353a68c4fcac1819b5792d84cfae9bbf53acef1d960c435d7",
   "source_sha256": "b94b11147ce0093e69ae57e20ad918a29cb6c56b0458127bbca8bd9608a1e38f",
   "text": "How to Make an Offer on a House in WA With Confidence\nLearn how to make an offer on a house in WA, from price research and finance to special conditions, deposits, counteroffers and acceptance.\nTo make an offer on a house in WA, complete and sign a written Offer and Acceptance contract with the proposed price, deposit, settlement date, finance position and special conditions. The seller may accept, reject or counter the offer. Once acceptance is communicated, the contract can bind both parties. Western Australia has no mandatory cooling-off period for real estate contracts, according to the WA Consumer Protection Commissioner.\nThe safest offer is not always the highest one. It is the offer whose price, finance position, dates and special conditions match what the buyer can actually complete. This guide covers the decisions to make before signing, the details to record, and the steps that follow a counteroffer or acceptance.\nWhat should you do before making an offer in WA?\nComplete the work that determines both your price limit and your contract terms before emotion takes over. A practical pre-offer file should include:\nrecent comparable sales for genuinely similar properties\nlender guidance or finance pre-approval where borrowing is required\nan estimate of transfer duty, settlement costs and immediate repairs\nthe title and any available strata information\nquestions about approvals, easements, fixtures and known defects\na shortlist of building, timber pest and other inspections\nindependent advice on any contract condition you do not understand\nComparable sales should match the property type, land component, accommodation, condition and location as closely as possible. A renovated character home in Subiaco and an unrenovated property nearby may attract the same search filters but require different price reasoning.\nThe Perth western suburbs buying guide provides a broader framework for suburb and property research before the offer stage.\nWhat documents form a WA property offer?\nA standard private-treaty offer commonly uses two documents:\nthe Contract for Sale of Land or Strata Title by Offer and Acceptance, often called the O&A\nthe Joint Form of General Conditions for the Sale of Land, often called the General Conditions\nConsumer Protection's O&A contract guidance says the contract records the property, buyer and seller, price, deposit, balance at settlement, representatives and special conditions. The General Conditions deal with matters including the deposit, settlement, possession, title claims, costs, default and strata disclosure.\nRead both documents. The short page containing the price is not the whole agreement.\nWhich details belong in the written offer?\nEvery material promise should be stated clearly in the contract. Check the following fields and attachments before signing:\nOffer detailWhat to confirm\nBuyer nameThe correct legal name and intended ownership structure\nPropertyAddress, title details and whether the sale includes a strata lot\nPriceThe full purchase price in figures and words where required\nDepositAmount, due date and how it will be paid and held\nSettlementDate or period that works with finance and other commitments\nFinanceWhether the standard finance clause applies and any lender named\nSpecial conditionsExact tests, deadlines, responsibility and consequences\nIncluded itemsFixtures or chattels that must remain at the property\nDo not rely on a discussion about a dishwasher, shed, repair or settlement date if that point matters to the purchase. Consumer Protection recommends listing items where it may be unclear whether they are fixtures or removable chattels.\nHow should a subject-to-finance condition be handled?\nIf a loan is required, complete the finance section accurately. The standard O&A asks whether the finance clause is applicable and allows a preferred lender to be named.\nA finance condition is a contractual process, not a general promise that a buyer can withdraw for any funding concern. Where a preferred lender is not named or the standard conditions are changed, the buyer may have duties to use best efforts, provide evidence of an application when properly requested, and promptly notify the seller or agent of approval or rejection.\nThe contract can remain enforceable until the correct notice is given. A missed finance date does not create a safe automatic exit. Have the clause reviewed before signing if the amount, lender, approval deadline or evidence requirement does not fit your position.\nBuyers who need the detail can read the separate first-home buyer guide for WA alongside lender and legal advice.\nWhich special conditions can protect a buyer?\nSpecial conditions can make an offer dependent on a defined event, but only if the wording creates a clear test and outcome. Consumer Protection identifies conditions for building, plumbing or timber pest inspections, finance, specified repairs, working services and the sale of another property as common examples.\nA useful condition should state:\nthe action or inspection required\nwho must arrange and pay for it\nthe deadline\nthe standard or result that counts as satisfactory\nwho receives written notice\nwhat happens if the result is not achieved\nAvoid writing an important condition from memory or using vague terms such as \"subject to satisfactory inspection\" without understanding how satisfaction is assessed. Seek legal advice for wording that protects your intended position. All agreed changes and additional conditions should be signed or initialled and dated by the parties.\nHow much deposit should you offer?\nThe deposit is a negotiated contract term, not a universal percentage that suits every purchase. The O&A records the amount and payment arrangements, while the General Conditions address how it is held and what may happen on default.\nConfirm three points before signing:\nthe amount you can make available by the due date\nthe approved payment method and trust account details\nthe consequences if the payment is late or the contract is not completed\nVerify bank details using a trusted contact method before transferring money. Treat any unexpected email changing trust account details as a potential fraud risk and call the agency or settlement representative using a number obtained independently.\nWhat happens after the buyer signs the offer?\nThe seller can accept the offer, reject it or make a counteroffer. A counteroffer changes the proposal, so the buyer should review every alteration rather than looking only at the price.\nCheck whether the seller has changed:\nthe purchase price\nthe deposit or due date\nthe settlement date\na finance deadline\nan inspection condition\nan included item\nany handwritten or attached term\nThe contract is not complete merely because the parties sound positive. The agent should communicate the signed outcome and provide the executed documents. Record the acceptance time, send the contract to the lender and settlement representative, and diary every condition deadline.\nHow can a buyer make a strong offer without taking unsafe risks?\nA strong offer is easy for the seller to understand and credible to complete. Price matters, but so do a realistic settlement date, a documented finance position and conditions written to produce a clear outcome.\nDo not remove a protection simply because another buyer may be interested. Decide the maximum price and minimum safeguards before negotiations begin. If the property is not worth those terms to you, the disciplined response is to let it go.\nBoutique Realty Perth's buying service helps buyers stay informed about current, open-home and off-market opportunities and navigate the offer process. Contract and finance advice should still come from the buyer's settlement professional, lawyer and lender.\nMaking an Offer in WA FAQs\nIs an offer on a house legally binding in WA?\nA signed offer can become a binding contract when the seller accepts it and acceptance is communicated. WA does not provide a mandatory cooling-off period for standard real estate contracts, so obtain advice before signing.\nCan I withdraw an offer before the seller accepts it?\nAn unaccepted offer may be capable of withdrawal, but timing and communication matter. Give any withdrawal promptly in writing and obtain legal advice if acceptance may already have occurred.\nDoes a seller have to accept the highest offer?\nNo. A seller chooses whether to accept, reject or counter an offer and may consider conditions, timing and completion risk as well as price.\nCan I make an offer subject to a building inspection?\nYes, if the seller agrees to a properly drafted special condition. The clause should define the inspection, deadline, responsibility, relevant defect standard and contractual remedy.\nWho can review a WA property contract for a buyer?\nA settlement agent can handle conveyancing matters, while a legal practitioner can advise on legal rights and bespoke contract wording. Choose the appropriate adviser before committing to terms you do not understand.\nPrepare for the Right Perth Property\nA clear buying brief and a disciplined offer limit make negotiations easier when the right home appears. Explore Boutique Realty Perth's current Perth properties for sale and arrange independent contract, finance and inspection advice before signing an offer.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/maximising-rental-returns/",
   "title": "Maximising rental returns: the levers that actually move the number",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:43:58Z",
   "wp_post_id": 111,
   "wp_revision_id": 1757,
   "text_sha256": "6132f74a18198ce76978d95beb5f90c498a0bee6db40395adc9d145c7bf0534f",
   "source_sha256": "6a3a4ead17da0f8ad01761b4efd8eb1e9822c124539f35a0c905da48a12f6f9d",
   "text": "How to Maximise Rental Returns in Perth\nHow to increase rental returns in Perth: set rent from evidence, cut vacancy, choose upgrades with real payback, review rent within the WA rules and control costs.\nRental return depends on three things working together: the rent you achieve, the weeks the property is occupied, and what it costs to hold. In Perth's 2026 market, with a vacancy rate of 1.9% and median dwelling rents of $725 a week, most landlords lift returns by pricing from evidence, keeping good tenants longer and spending only on upgrades with a clear payback (REIWA vacancy; REIWA August 2026).\nWhat is a good rental yield in Perth?\nGross rental yield is annual rent divided by the property's value. At REIWA's August 2026 medians, a Perth house renting at $750 a week on a $960,000 value earns about $39,000 a year, a gross yield of roughly 4.1% (REIWA). Units usually yield more and prestige houses less: in Floreat, where the median house rent is $1,300 a week and the median house price $2.5 million, the gross yield is about 2.7%. Net yield, after costs, is what you actually keep.\nHow do you set the right rent?\nUse recently leased comparable homes, not advertised rents. A home priced at the evidence leases faster and attracts more applicants to choose from. Our rental appraisal guide explains how achievable rent is assessed.\nHow much does vacancy cost?\nEvery vacant week costs a full week's rent. At $725 a week, two extra weeks of vacancy costs $1,450, which takes a long time to recover from a slightly higher asking rent. Perth homes leased in a median 15 days in August 2026 (REIWA), so a property that sits for weeks is usually overpriced or poorly presented.\nWhich improvements increase rent?\nreverse-cycle air conditioning\na dishwasher and updated kitchen fittings\nsecure parking and storage\nfresh neutral paint and good window coverings\nlow-maintenance gardens and outdoor living space\nTest each spend: divide the cost by the realistic weekly rent increase to get the payback period, and compare it with what that money earns elsewhere.\nDoes allowing pets increase rent?\nPet-friendly terms widen your applicant pool. WA law already requires landlords to respond to pet requests within 14 days and allows a pet bond of up to $350 (Consumer Protection WA). See our guide to pets in rental properties.\nHow often should you review the rent?\nIn WA, rent can only be increased once every 12 months (Consumer Protection WA). Review it against current evidence at each opportunity. A good tenant at fair market rent is often worth more than a higher rent that triggers a move, which brings leasing fees, vacancy and risk.\nWhich holding costs should you review each year?\nlandlord insurance premiums and cover (see our landlord insurance guide)\nstrata levies and special levies\nmaintenance patterns that point to a bigger problem\nmanagement fees against the service you receive\nloan interest rate and structure, with your broker\nIs it time to hold, improve or sell?\nOnce a year, compare the property's net return with its growth prospects and your goals. Sometimes a targeted upgrade is the best move; sometimes selling and reinvesting is. Our annual asset review gives you a current rental appraisal and the numbers to decide. Our fee schedule is published, and you can request a rental appraisal at any time.\nFrequently asked questions\nWhat is the average rental yield in Perth?\nAt REIWA's August 2026 medians, a typical Perth house returns a gross yield of roughly 4.1%. Units generally yield more and prestige houses less.\nHow often can I increase the rent in WA?\nOnce every 12 months, and only as allowed by the lease.\nWhat upgrades add the most rent?\nAir conditioning, kitchen updates, secure parking and storage, and fresh presentation tend to have the clearest payback.\nIs it better to keep a good tenant or raise the rent?\nOften keeping a reliable tenant at fair market rent earns more, because a vacancy and re-letting can cost several weeks of rent.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/moving-checklist/",
   "title": "The complete moving checklist: six weeks to settled",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:49:33Z",
   "wp_post_id": 121,
   "wp_revision_id": 1770,
   "text_sha256": "2a1111a0cbe63b5ee506cb7bb2dc13a7ab3d3449331eec82e46933f0e51f50f9",
   "source_sha256": "4976751753f32d8a3ec51cb868126dcdbcf6dda1daf0c29c4d95badff8fe637b",
   "text": "Moving House Checklist: What to Do and When (Perth Edition)\nA week-by-week moving house checklist for Perth: utilities, mail redirection, address changes, removalists, settlement day and the first week in your new home.\nA smooth move starts about six weeks out. Book removalists early, arrange utilities for both homes, redirect your mail, update your address with government agencies and your bank, and plan settlement day or the end of your lease in detail. This checklist sets out what to do and when.\nWhat should you do six weeks before moving?\nconfirm your settlement or lease start date\nget quotes and book removalists, or book a truck and helpers\nstart decluttering: sell, donate or discard what you will not take\ncheck your contents insurance covers the move, and arrange cover for the new home\nif you rent, check the notice your lease requires\nWhat should you do four weeks before moving?\narrange electricity, gas and internet connection at the new home\narrange disconnection or final readings at the old home\nbook mail redirection with Australia Post\nstart packing rooms you use least\narrange school changes and medical record transfers if needed\nWho do you need to tell about a change of address?\nyour bank, superannuation fund and insurers\nthe ATO, Medicare and Centrelink if relevant\nthe Department of Transport, for your driver's licence and vehicle registration\nthe Australian Electoral Commission\nyour employer, doctor, dentist and vet\nsubscriptions, online shopping accounts and memberships\nWhat should you do in the final week?\nconfirm removalist times and access, including lifts and parking\npack an essentials box: documents, chargers, medication, toiletries, kettle, snacks and bedding\ndefrost the fridge and freezer\nclean as you go; tenants may also need to arrange a final clean for the bond\norganise keys, remotes and manuals to hand over\nWhat happens on settlement or moving day?\nBuyers usually do a pre-settlement inspection shortly before settlement; see our pre-settlement inspection checklist. Keys are released once settlement is confirmed, which can be later in the day, so plan the removalist booking around it. Sellers should leave the home clean, with all included items, keys and remotes.\nWhat should you do in the first week in your new home?\ncheck smoke alarms, the safety switch (RCD) and the hot water system\nchange or re-key the locks and reset garage remotes\nfind the water, gas and electricity shut-offs\ncheck that all appliances and fixtures included in the sale work\nmeet the neighbours and find your bin collection days\nHow do you make moving with children or pets easier?\nKeep routines as normal as possible, pack a familiar box for children, and arrange care for young children and pets on moving day. For pets, update microchip details and registration with your new council.\nHow do you keep moving costs down?\nGet at least two or three removalist quotes, declutter before you pack, and move outside peak times if you can. Book early in busy periods such as school holidays and the end of the financial year.\nBuying or selling first? See our guides to the WA settlement process and downsizing in Perth.\nFrequently asked questions\nHow far in advance should I book removalists?\nAround six weeks ahead, and earlier for busy periods such as school holidays and the end of the financial year.\nWhen should I set up utilities at my new home?\nAbout four weeks before you move, so electricity, gas and internet are connected on day one.\nWho do I notify when I move house?\nYour bank, insurers, super fund, the ATO, Medicare, the Department of Transport, the electoral roll, your employer and service providers.\nWhen do I get the keys after settlement?\nOnce settlement is confirmed, which can be later in the day. Plan your removalist booking around it.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/off-the-plan-buying-guide/",
   "title": "Buying off-the-plan: the questions that protect you",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:49:10Z",
   "wp_post_id": 117,
   "wp_revision_id": 1766,
   "text_sha256": "e0dd2e9e4de209df6854c65423a9f272c051d3c64a362a288a84f14b14c0b039",
   "source_sha256": "102b61fbc6d96c07e152d779827007578a887cf44555609e449086bdc3e2ceb3",
   "text": "Buying Off the Plan in Perth: Duty Concessions, Risks and Checks\nHow to buy off the plan in Perth: the WA stamp duty concession to 30 June 2028, deposits, sunset clauses, the risks, and what to check before you sign.\nBuying off the plan means signing a contract to buy a home, usually an apartment or townhouse, before it is built. In WA, eligible off-the-plan purchases receive a 100% transfer duty concession up to $800,000, tapering to a 50% concession above $900,000, for eligible contracts until 30 June 2028 (WA Government, 12 March 2026). The trade-offs are time, construction risk and buying from plans rather than a finished home, so check the developer, the contract and the numbers carefully.\nThis is general information, not legal, tax or financial advice. Have a lawyer or settlement agent review any contract before you sign.\nWhat is the off-the-plan stamp duty concession in WA?\nThe WA Government's March 2026 changes raised the full concession threshold from $750,000 to $800,000, with a 50% concession applying above $900,000, and included survey-strata developments. The government's example was a saving of $32,300 on an $800,000 purchase. The concession runs to 30 June 2028 (WA Government). First home buyers may also qualify for the first home buyer thresholds; see our first home buyer guide.\nHow does buying off the plan work?\nChoose a project and a specific home from the plans and display.\nSign the contract and pay a deposit, usually held in trust until settlement.\nThe developer builds; this can take a year or more.\nWhen the building is finished and titles are issued, you inspect the home.\nYour finance is confirmed and you settle, paying the balance.\nWhat are the risks of buying off the plan?\nValuation risk: the bank's valuation at completion may be below the contract price, leaving you to fund the gap.\nDelays: construction can run late, affecting your plans and finance.\nChanges: the contract may allow some variation to finishes, sizes or layout.\nDeveloper risk: the builder's track record and financial strength matter.\nFinance changes: your borrowing capacity or interest rates can change before settlement.\nWhat is a sunset clause?\nA sunset clause sets a date by which the development must be completed. If it is not, the contract can usually be ended and the deposit returned. Have your lawyer explain exactly who can end the contract and when.\nWhat should you check before signing?\nthe developer's and builder's completed projects, and their quality\nthe exact plans, specifications, finishes and any allowed variations\nstrata plan, proposed by-laws and estimated levies\nwhere the deposit is held and when it is released\nthe sunset date and completion timeline\nwhether the duty concession applies to your purchase\nIs off-the-plan a good investment in Perth?\nIt can be, but compare carefully. REIWA reported Perth's median unit price at $690,000 in August 2026, up 22.6% over the year, but past growth is not a forecast (REIWA). New apartments often carry a premium over established ones nearby, which can take time to close. Investors also gain newer assets for depreciation; see our depreciation and tax guide.\nCan you sell an off-the-plan property before it is finished?\nSome contracts allow you to on-sell or assign the contract, often with the developer's consent and fees. Check the contract and the tax consequences before relying on it.\nWho helps you buy off the plan?\nOur project marketing team works with developers on Perth projects, such as those on our projects page. We can explain how a project works; for contract and tax advice, use your own lawyer and accountant.\nFrequently asked questions\nWhat is the off-the-plan stamp duty concession in WA?\nEligible off-the-plan purchases get a 100% transfer duty concession up to $800,000, tapering to 50% above $900,000, for contracts until 30 June 2028.\nHow much deposit do you need for off the plan?\nIt depends on the contract; ask where it is held and when it is released. Get legal advice before signing.\nWhat happens if the bank values the property below the price?\nYou usually have to fund the difference at settlement, so allow a buffer.\nWhat is a sunset clause?\nA completion deadline in the contract. If the project is not finished by then, the contract may be ended and the deposit returned.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/perth-property-market-outlook/",
   "title": "Reading the Perth property market: a framework instead of a forecast",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:49:22Z",
   "wp_post_id": 118,
   "wp_revision_id": 1768,
   "text_sha256": "a8f4cae8fac6c24a50c920654c59505b741e1f85eebd95ad64cdbed23efbdfd3",
   "source_sha256": "05fb35858830bb8a0f3fee9c4248f9b4200567111c0ce15350634c31ca59e447",
   "text": "Perth Property Market 2026: Prices, Supply and How to Read It\nPerth's property market in 2026: REIWA median prices, selling times, listings, rents and vacancy, plus the signals to watch when buying or selling in your suburb.\nPerth's property market was strong but cooling at the edges in 2026. REIWA reported a median house price of $960,000 in August 2026, up 18.5% over the year, with houses selling in a median 23 days. At the same time, homes for sale passed 7,000 for the first time in more than three years, and the median unit price reached $690,000, up 22.6% (REIWA). For your own decisions, suburb-level evidence matters more than the city headline.\nPast growth is not a forecast. This guide reports published data; it does not predict prices.\nWhat is the median house price in Perth?\nREIWA's Perth median house price was $960,000 in August 2026, up 1.1% on the month and 18.5% on the year (REIWA). Medians vary widely: Floreat's median house price was $2,500,000 in the 12 months to September 2026 (REIWA), while Mandurah's was $701,000.\nHow fast are homes selling in Perth?\nThe median Perth house took 23 days to sell in August 2026, unchanged on July but 12 days longer than a year earlier (REIWA). Longer selling times usually mean buyers have more choice and more room to negotiate.\nHow many homes are for sale in Perth?\nREIWA reported more than 7,000 homes for sale at the end of August 2026, the first time in over three years, and 7,352 in the week ending 6 September, up 153% on a year earlier (REIWA). More stock gives buyers more options and makes accurate pricing more important for sellers.\nWhat is happening with Perth rents?\nRents are still rising, but more slowly. REIWA reported a median house rent of $750 a week in August 2026, up 7.1% on the year, a median unit rent of $700, and a vacancy rate of 1.9%, still below the 2.5% to 3.5% range REIWA considers balanced (REIWA; REIWA vacancy). Rental listings fell to 2,085 at the end of August.\nWhat drives the Perth property market?\nSupply: how many homes are listed for sale and how fast new homes are built.\nPopulation: interstate and overseas migration into WA.\nCredit: interest rates and how much buyers can borrow.\nConstruction costs: which affect the price of new homes and renovations.\nGovernment policy: for example the 2026 stamp duty changes for first home buyers and off-the-plan purchases (WA Government).\nWhich signals should you watch in your suburb?\ndays on market for homes like yours\nthe gap between first asking price and sale price\nhow many similar homes are listed now compared with recent months\nauction clearance or the number of offers per property\nrecent comparable sales within a few streets\nIs it a good time to buy or sell in Perth?\nThat depends on your situation more than the market. If you sell and buy in the same market, you sell and buy at similar conditions. What matters most is accurate pricing and good timing for your own move. For the selling side, see the cost of selling a house in Perth; for buying, see our first home buyer guide.\nRequest a free appraisal for the current evidence on your own street.\nFrequently asked questions\nWhat is the median house price in Perth in 2026?\nREIWA reported $960,000 in August 2026, up 18.5% over the year.\nAre Perth house prices still rising?\nThey rose strongly over the year to August 2026, but listings and selling times also increased. Past growth is not a forecast.\nWhat is the rental vacancy rate in Perth?\nREIWA reported 1.9% in August 2026, below the balanced range of 2.5% to 3.5%.\nHow long does it take to sell a house in Perth?\nThe median was 23 days in August 2026, according to REIWA.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/pets-in-rental-properties-wa/",
   "title": "Pets in Rental Properties WA: 2026 Landlord Rules",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1598,
   "wp_revision_id": 1599,
   "text_sha256": "a3d78418b57459367edec0dd1fc5282213400c2b7b99eb86ca1b35b56a6f0816",
   "source_sha256": "44996fee4454d57faf29b1837e567e5967b57560014e7331a1bc5f5c506b4ab0",
   "text": "Pets in Rental Properties WA: 2026 Landlord Rules\nUnderstand the 2026 WA rental pet rules, including Form 25, the 14-day response, refusal grounds, conditions, strata and the $350 pet bond.\nPets in rental properties in WA are generally allowed with the landlord's permission, and landlords must follow a formal process to refuse most requests or impose special conditions. For a request made during a tenancy, the tenant uses Form 25 and the landlord has 14 days, starting the day after receipt, to decide and apply for Commissioner approval where required.\nThe rules do not create automatic approval for every animal in every home. Property suitability, legal restrictions, strata by-laws, health and safety, likely damage and hardship can all matter. The key is to respond within time, use the correct refusal pathway and keep any approved conditions precise. This guide reflects Consumer Protection information updated on 11 August 2026.\nHow does a tenant ask to keep a pet in WA?\nAt the start of a tenancy, landlord and tenant can agree to a pet and record the animal and any lawful conditions in the tenancy agreement.\nDuring an existing tenancy, the tenant must use Form 25, Pet Request Form. The tenant completes their section, gives the form to the landlord or property manager and keeps a copy.\nThe request should identify the animal clearly. Useful information can include species, breed, age, size, registration, desexing, temperament, proposed location and care arrangements. Supporting detail helps the landlord assess the actual request rather than an abstract category.\nThe WA tenancy law guide gives landlords wider context on the notices and procedures that sit around pet, entry, rent and breach rules.\nHow long does a landlord have to respond?\nThe landlord has 14 days starting on the day after receiving Form 25 to make a decision, notify the tenant and apply for Commissioner approval if the proposed refusal or condition requires it.\nConsumer Protection's current renting with pets guidance says that if the landlord does not respond at all, the tenant can keep the pet. A late informal email may therefore fail to protect the landlord's position.\nOn receipt:\ndate-stamp the form\ncalculate the response deadline using the official counting rules\ncheck the lease, property details and strata by-laws\nassess the specific animal and proposed arrangement\ndecide whether approval, lawful conditions or refusal is appropriate\nlodge any Commissioner application within the 14-day period\ngive the tenant the written response and keep evidence\nA property manager should escalate the request to the owner immediately rather than waiting for the next routine update.\nWhen can a landlord refuse a pet without Commissioner approval?\nA landlord can refuse without Commissioner approval when keeping the pet would breach a law or a strata by-law. Consumer Protection gives strata rules as a direct example.\nCheck the actual current by-laws and any required Council of Owners process. Do not assume that all strata schemes prohibit pets or that silence from a strata body gives the landlord permission to approve.\nWhere the by-laws require Council of Owners approval, the landlord or property manager may need to help communicate the request. Consumer Protection notes that no statutory response time applies to the Council of Owners, even though the residential tenancy response deadline still matters. Obtain advice where the two processes do not align.\nWhen does refusal need Commissioner approval?\nFor other refusal grounds, the landlord applies for Commissioner approval within the response period. Consumer Protection lists examples including:\nthe premises are unsuitable, such as inadequate fencing for the proposed animal\ntoo many pets already live at the home\nlikely pet damage may cost more than the bond to repair\nthe animal creates an unacceptable health or safety risk\nkeeping the pet is likely to cause undue hardship to the landlord or another tenant at the property\nthe pet is a dangerous dog under the Dog Act 1976\nEvidence should address the particular pet and property. A general dislike of animals or a standard \"no pets\" preference is not the same as a supported statutory ground.\nA factual assessment may include fencing photographs, layout details, strata rules, the number and type of existing animals, relevant health evidence or a repair-risk explanation. Avoid unsupported assumptions about a breed or tenant.\nWhich pet conditions can a landlord set?\nSome conditions can be imposed without Commissioner approval. Consumer Protection identifies:\na limit on the number of animals at the home\ncleaning, maintenance and fumigation requirements\nOther conditions need Commissioner approval. Examples on the official guidance include requiring a pet to stay outside or requiring a bird to remain in a cage.\nEvery condition should be clear, proportionate and recorded in writing. Avoid a vague term that cannot be applied consistently. A condition should say what must happen, when it applies and how compliance will be assessed.\nConditions cannot remove the tenant's ordinary rights or create a second pet bond by another name. Obtain advice before charging any pet-related fee outside the permitted bond framework.\nHow much is the WA pet bond in 2026?\nThe maximum pet bond for a residential tenancy is $350, no matter how many pets the tenant has. Consumer Protection says it may be used for fumigation or pet-related damage and must be lodged with the Bonds Administrator.\nKey rules include:\nSituationPet bond treatment\nStandard residential tenancyMaximum $350 in total\nSeveral approved petsStill one maximum total, not $350 per pet\nAssistance animalNo pet bond\nExisting lower pet bondIncrease only at the next rent increase or when an additional pet request is approved\nResidential park tenancyDifferent maximum and permitted purpose apply\nDo not deduct pet damage automatically. Bond disposal must follow the normal agreement or dispute process, supported by condition evidence and actual loss.\nThe pet bond is not a substitute for planned investment property maintenance or suitable landlord insurance.\nWhat responsibilities does a tenant have for the pet?\nPermission does not remove tenant responsibility. Consumer Protection says tenants must clean pet mess inside and outside, address nuisance such as excessive barking, and repair damage caused by the pet.\nLandlords and property managers should report a concern specifically and distinguish between:\nordinary wear and tear\ntenant or pet damage\nowner maintenance\nnuisance affecting neighbours\na health or safety issue\nbreach of an agreed pet condition\nWhere a breach is established, use the prescribed notice and remedy process. Do not enter without notice or use routine inspections more frequently because a pet has been approved.\nAre assistance animals treated as pets?\nNo. Consumer Protection defines pets to exclude assistance animals trained to help a person with disability in relation to that disability and meeting relevant standards. A person with an assistance animal cannot be required to pay a pet bond.\nDo not process an assistance animal as an ordinary discretionary pet request without checking the applicable disability and tenancy rules. Ask only for information that is lawful and necessary, and seek advice rather than making assumptions about a person's disability.\nHow should pet approval be documented?\nKeep one complete record containing:\nthe tenant's Form 25 and date received\nsupporting information about the animal\nthe landlord's assessment\nrelevant by-laws or legal restriction\nany Commissioner application and decision\nthe written approval, refusal or conditions\nthe pet bond record\nlater inspection, maintenance or breach evidence\nUpdate the tenancy record so everyone knows which pet is approved and which conditions apply. If the tenant later requests another animal, treat it as a new request and reassess the total arrangement.\nBoutique Realty Perth's property management service handles tenant communication, lawful inspections, maintenance and records as connected parts of managing a Perth investment.\nHow can landlords make a fair pet decision?\nAssess fit rather than reacting to the word \"pet\". A large dog, indoor cat, caged bird and aquarium create different questions. A house with secure outdoor space differs from an apartment governed by detailed by-laws.\nA defensible decision asks:\nIs the animal lawful at this property?\nDo strata approvals apply?\nIs the home physically suitable?\nIs there evidence of a statutory refusal ground?\nWould a permitted condition address the concern?\nDoes the condition need Commissioner approval?\nCan the deadline be met with complete documentation?\nA consistent process protects the asset while treating the tenant's request on its facts.\nWA Rental Pet FAQs\nCan a landlord say no to pets in WA?\nA landlord can refuse where keeping the pet would break a law or strata by-law. Other refusal grounds generally require an application for Commissioner approval within the 14-day response period.\nWhat happens if the landlord does not answer Form 25?\nIf the landlord does not respond at all within the required period, Consumer Protection says the tenant can keep the pet. Date-stamping and immediate assessment are therefore essential.\nCan a landlord charge $350 for every pet?\nNo. The maximum residential tenancy pet bond is $350 in total regardless of the number of pets.\nCan a landlord require a pet to stay outside?\nSuch a condition requires Commissioner approval. Conditions limiting animal numbers or addressing cleaning, maintenance and fumigation can be set without that approval.\nDo assistance animals require landlord permission and a pet bond?\nAssistance animals are not treated as pets under the pet rules, and no pet bond applies. Landlords and agents must also comply with relevant discrimination law.\nManage Pet Requests Within the Deadline\nA fair pet decision needs current rules, property evidence and prompt written action. Request a rental appraisal and management review to discuss how tenancy compliance and asset care work together for a Perth investment.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/pre-settlement-inspection-wa/",
   "title": "Pre-Settlement Inspection WA: A Practical Checklist",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1600,
   "wp_revision_id": 1601,
   "text_sha256": "b00c1f5b99f0f8f699f766c6041c31be6b44d1276ee2db61c901614733950a38",
   "source_sha256": "b35c63f13e7ff8fdd9d1a13d12385622a8f04f97b7678a1e1abb6d1bfb0d904c",
   "text": "Pre-Settlement Inspection WA: A Practical Checklist\nUse this WA pre-settlement inspection checklist to compare the property with the contract, test agreed items and report problems before settlement.\nA pre-settlement inspection in WA is the buyer's opportunity to check that the property is in the condition required by the contract before the transfer is completed. It is not a fresh building inspection and it does not let the buyer renegotiate matters that were visible before the offer.\nConsumer Protection says the property should be in the same condition as when the buyer inspected it unless the contract specifies otherwise. The final inspection should therefore be built around evidence: the signed contract, inclusions, agreed repairs, earlier photographs and reports. This checklist explains what to take, what to test and how to report a concern while there is still time to obtain advice.\nWhen should you arrange the pre-settlement inspection?\nArrange the inspection close enough to settlement to reflect the property's final condition, but early enough for the parties and settlement representatives to address a genuine issue. The exact entitlement, timing and procedure come from the contract, so confirm them with the buyer's settlement agent or legal practitioner.\nAsk the selling representative to provide access when the property is substantially ready for handover. If agreed work is still under way, clarify whether a further check is permitted and how completion will be evidenced.\nDo not wait until the settlement appointment to raise access. Put the request in writing and copy the buyer's settlement representative where appropriate.\nFor context on the transfer timeline, see Boutique Realty Perth's guide to the WA settlement process.\nWhat should you bring to the final inspection?\nBring the documents that define what the seller promised. A useful inspection pack includes:\nthe fully executed Offer and Acceptance contract\nthe Joint Form of General Conditions\nevery special condition and agreed variation\nthe list of included fixtures and chattels\nbuilding and timber pest reports\ninvoices or reports for agreed repairs\nphotographs from the earlier inspection, where available\na phone charger or small electrical item for testing power points\na torch, notes app and camera\nThe contract matters more than a memory of the home open. If a freestanding appliance, outdoor pot, television bracket or other item was meant to stay, it should be identifiable from the written terms.\nWhat should you check outside the property?\nStart at the street and move in one direction around the home. Compare the current state with the original inspection and contract.\nCheck:\nfencing, gates and external doors open and secure as expected\ngardens, reticulation and outdoor structures have not been materially damaged or removed contrary to the contract\nsheds, pool equipment and other included items remain\nvisible windows, roofline, gutters and external walls show no new damage\nbins, keys, remotes and access devices expected at handover are accounted for\nany agreed external repair appears complete\nFor a pool or spa, inspect the enclosure and ask for clarification about any compliance documentation promised in the contract. Do not certify electrical, structural or pool-safety compliance yourself. Use an appropriately qualified person where expert assessment is required.\nWhat should you test inside each room?\nUse a consistent room-by-room sequence. The purpose is to identify change, missing inclusions and failures covered by the contract, not to carry out invasive testing.\nDoors, windows and security\nopen and close accessible doors and windows\ncheck locks, latches, screens and supplied keys or remotes\nnote broken glass or damage not present earlier\nLights, power and fixed appliances\nturn lights on and off\ntest accessible power points safely\noperate included fixed appliances according to their normal controls\ncheck air-conditioning units start and respond\ntest garage doors, exhaust fans and other agreed fixtures\nWater and wet areas\nrun taps and showers\nflush toilets\nlook beneath accessible sinks for active leaks\ncheck drainage and visible water pressure\ninspect ceilings and walls for new staining or damage\nGeneral condition and inclusions\ncompare floors, walls, cabinetry and benchtops with earlier records\nconfirm included curtains, blinds, fittings and chattels remain\ncheck rubbish or abandoned items that conflict with vacant-possession terms\nverify agreed repairs without dismantling or damaging anything\nA short video showing the test and date can support an accurate report, provided access and privacy requirements permit recording.\nWhich WA safety items should be visible before transfer?\nConsumer Protection's property inspection guidance states that two or more residual current devices must be fitted before the land title is transferred. It also says homes should have mains-powered smoke alarms in working order and no more than 10 years old before sale, with battery-powered alarms permitted only in limited circumstances where wiring is impractical.\nA visual check can confirm that devices appear to be present. It cannot establish correct installation or operation. Electrical work and technical compliance should be assessed by licensed contractors, and any documentary requirement should be handled through the contract and settlement representatives.\nDo not press an RCD test button or interfere with switchboard equipment unless a qualified adviser has said it is safe and appropriate to do so.\nIs a pre-settlement inspection the same as a building inspection?\nNo. A professional building or timber pest inspection should be arranged under a suitable special condition before the contractual deadline. Consumer Protection says the condition should address who pays, who pays for repairs or treatment, and whether substantial structural damage permits the sale to be cancelled.\nA pre-settlement inspection usually checks whether the property remains in the contracted condition and whether promised work or inclusions are present. It is not designed to discover every structural defect, termite risk or unapproved alteration.\nThe broader guide to buying in Perth's western suburbs explains why due diligence must start before the offer, not at the final walk-through.\nWhat should you do if you find a problem?\nDocument the issue and get advice immediately. Do not make a private arrangement at the property or assume you can delay settlement unilaterally.\nUse this sequence:\nphotograph or video the concern without causing damage\nnote the room, item, time and contract term involved\ntell the selling representative clearly and in writing\nsend the evidence to the buyer's settlement agent or legal practitioner\nask what remedy and notice process the contract permits\nkeep all responses and any agreed resolution in writing\nThe available response depends on the signed terms and seriousness of the issue. It may involve repair, return of an item, a written undertaking, an agreed adjustment or another contractual remedy. Only the buyer's legal or settlement adviser should advise whether settlement can be delayed.\nHow can buyers keep the final inspection focused?\nA prepared buyer separates three categories:\nFindingPractical response\nSame condition as beforeRecord completion and move on\nMinor matter not promised in the contractNote for post-settlement maintenance\nNew damage, missing inclusion or incomplete agreed workDocument and notify the adviser promptly\nThis discipline prevents a final inspection from becoming a second negotiation while ensuring real contractual concerns are not dismissed.\nBoutique Realty Perth's buying service supports access and communication through the Perth purchase process. The buyer's independent settlement agent or legal practitioner remains responsible for advice about contract enforcement and settlement.\nPre-Settlement Inspection FAQs\nCan a buyer attend a pre-settlement inspection in WA?\nA buyer's inspection rights and timing are set by the contract. Ask the selling representative to arrange access and confirm the procedure with the buyer's settlement or legal adviser.\nDoes the property have to be professionally cleaned before settlement?\nOnly if the contract requires that standard. The general question is whether the property is in the contracted condition, not whether it meets a buyer's preferred cleaning standard.\nCan I test appliances at a final inspection?\nYou can ask to operate included fixtures and appliances safely where access permits. Whether a failure gives a contractual remedy depends on the contract, the item and any special condition.\nWhat happens if agreed repairs are unfinished?\nRecord the unfinished work and notify the buyer's settlement or legal adviser immediately. The adviser can assess the special condition and pursue the remedy or written arrangement available under the contract.\nShould the seller be present at the inspection?\nThe selling representative normally coordinates access, but attendance arrangements vary. The buyer should focus on a documented check and direct any dispute through the representatives rather than debating it at the property.\nKeep the Purchase on Track\nA clean final inspection starts with a clear contract and good records from the first viewing. Browse current Perth properties with due diligence in mind, then obtain independent inspection, settlement and legal advice before committing.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/preparing-your-home-for-sale/",
   "title": "Preparing your home for sale: what moves the price and what wastes your money",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:46:44Z",
   "wp_post_id": 101,
   "wp_revision_id": 1760,
   "text_sha256": "8280bb3eaf0edbdd4bc01f337695d5bdfb837234af5c83b9fd1f9b64fd70ed08",
   "source_sha256": "2ebefaf857d34f455f109c4918c4ec2b4777eda8f432cbc62b7f30f71856bd5c",
   "text": "How to Prepare Your Home for Sale in Perth\nHow to prepare your Perth home for sale: what lifts the price, what wastes money, the repairs to fix first, compliance checks and a timeline from first conversation to launch.\nPreparing a Perth home for sale is mainly about presentation, not renovation. Decluttering, cleaning, fresh paint, tidy gardens, good lighting and small repairs usually return more than they cost, because they change how buyers feel in the first minute and how the home looks online. Major renovations rarely return their full cost. Start four to eight weeks before launch, and plan the work backwards from the photography date.\nWhat adds the most value when selling a house?\nDecluttering and cleaning: the cheapest, highest-return job on any list.\nFresh paint in neutral tones where walls are marked or dated.\nStreet appeal: mowed lawns, trimmed hedges, a clean entry and a fresh front door.\nLighting: working globes, consistent colour temperature and open curtains.\nOutdoor living: in Perth's climate, a styled alfresco area photographs and sells.\nStyling: see our property styling guide for when it pays.\nShould you renovate before selling?\nUsually not. Buyers discount your taste and price their own changes. A deep clean, new silicone, updated tapware and handles often do most of what a kitchen or bathroom renovation would, at a small fraction of the cost. If the kitchen or bathroom is failing, not just dated, get a quote and ask your agent whether it will lift the price by more than it costs. Our guide to renovating for profit covers the maths.\nWhich repairs should you fix before listing?\nFix the small defects buyers use to negotiate: dripping taps, cracked tiles, sticking doors, broken fly screens, blown globes and marked walls. For larger known issues, such as roof, structural or drainage problems, talk to your agent about how to handle them. A problem a buyer's inspector finds late in negotiation costs more than one disclosed and priced in early.\nDo you need smoke alarms and RCDs before selling in WA?\nYes. WA law requires compliant mains-powered smoke alarms to be installed before ownership of a home is transferred (WA Building and Energy), and WA electrical regulations require at least two residual current devices (RCDs) protecting the power and lighting circuits. Ask a licensed electrician to check both early, so the work is not left until settlement week.\nHow long does it take to prepare a house for sale?\n6 to 8 weeks out: appraisal, choose your agent and method of sale, book trades and stylist.\n4 to 6 weeks out: declutter, repairs, painting and garden work.\n2 weeks out: styling, final clean, compliance checks.\nLaunch week: photography, floor plan, copy and listing go live.\nWhat do buyers notice first at an inspection?\nStreet appeal and the entry, then light, smell, cleanliness and storage. Kitchens and bathrooms need to look clean and working, not new. Prepare for inspections with fresh air, open blinds, a comfortable temperature and benches cleared.\nDoes preparation affect how quickly a home sells?\nYes. Perth houses sold in a median of 23 days in August 2026 (REIWA). Well-presented homes priced on evidence tend to sell inside that window; homes that launch unprepared or overpriced tend to sit and attract lower offers.\nWhat does preparation cost?\nIt depends on the home. Many sellers spend modestly on cleaning, paint, garden and minor repairs, plus styling for vacant homes. Your agent should help you rank each job by return. Our guide to the cost of selling a house in Perth covers commission, marketing and settlement costs too.\nRequest a free appraisal and we will tell you honestly which jobs on your list are worth doing and which to skip.\nFrequently asked questions\nHow far in advance should I prepare my house for sale?\nStart four to eight weeks before launch, and plan the work backwards from the photography date.\nIs it worth painting a house before selling?\nUsually yes, where walls are marked, dark or dated. Fresh neutral paint is one of the best-value preparation jobs.\nDo I need to fix everything before selling?\nNo. Fix the small defects buyers use to negotiate, and get advice on how to handle larger known issues.\nDo I need an electrical check to sell in WA?\nYes. Compliant smoke alarms and at least two RCDs are required before the home is transferred, so book an electrician early.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/property-styling-guide/",
   "title": "Property styling: when it pays, what it costs and how to brief it",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:46:50Z",
   "wp_post_id": 103,
   "wp_revision_id": 1761,
   "text_sha256": "3f2b489e3f1521c0692e2a295e95a2384ea785e44528522fa60ca6b798c3eee0",
   "source_sha256": "b94d775c5826adab675abe72cfe98796069fd20a3891faace02612fc9da936b6",
   "text": "Property Styling in Perth: When It Pays and How It Works\nIs property styling worth it in Perth? When to style fully, partially or not at all, how styling affects photos and offers, how to brief a stylist and how to time it.\nProperty styling is usually worth it for vacant homes and for occupied homes with dated, cluttered or personal furnishings. It helps buyers picture living in the home, makes rooms look larger and brighter in photographs, and supports stronger offers. Immaculate, well-furnished homes may need only a stylist's few hours of repositioning. The right level depends on the home and its likely buyers.\nWhat does a property stylist do?\nA stylist arranges furniture, art, rugs, linen and accessories so each room has a clear purpose and looks its best on camera and at inspections. For vacant homes they supply everything on hire; for occupied homes they edit what you have and add key pieces.\nIs property styling worth the cost?\nFor most vacant homes, yes: empty rooms look smaller and colder online, where nearly every buyer starts. For occupied homes it depends on how the furniture presents. The test is simple: will styling make the photos and the inspection experience noticeably better for the buyers you are targeting? Your agent should give you an honest answer, not a default upsell.\nFull, partial or no styling: which do you need?\nFull styling: vacant homes, especially family and prestige homes where buyers buy on emotion.\nPartial styling: occupied homes that need decluttering, rebalancing and a few hired pieces.\nRepositioning only: well-furnished, recently presented homes that need a fresh eye.\nHow should you brief a stylist?\nBrief for the buyer, not your own taste. A Subiaco character cottage, a Hillarys family home and a city apartment attract different buyers and need different looks. Tell the stylist who the likely buyers are, which rooms matter most, and what to play down. Agree the hire period, delivery and collection dates, and who to call if something is damaged.\nWhich rooms matter most?\nThe main living area, kitchen, main bedroom and outdoor living area do most of the work in photos and inspections. If budget is limited, style those first. In Perth, a well-dressed alfresco area is often one of the strongest images in the campaign.\nHow long does styling take?\nBook early: stylists can be booked out weeks ahead in busy spring and autumn seasons. Styling usually goes in a few days before photography and stays until the home sells or the hire period ends. Plan it alongside repairs and cleaning; our guide to preparing your home for sale has a timeline.\nCan you style a home that you are still living in?\nYes. Partial styling works around your furniture and routines. The trade-off is living tidily during the campaign, which is easier if you pack away what you will not need in advance.\nIs styling included in the agent's marketing costs?\nUsually not; styling is normally a separate cost paid to the stylist. Include it in your written marketing budget so every cost is visible before you sign. See the cost of selling a house in Perth for the full picture.\nWe coordinate stylists, trades and photography as one schedule. Request a free appraisal and we will tell you whether your home needs styling at all.\nFrequently asked questions\nShould I style a vacant house before selling?\nIn most cases, yes. Empty rooms look smaller and colder in photos, and styling helps buyers picture living there.\nCan I style my home myself?\nYes, if you can declutter, depersonalise and arrange rooms for the target buyer. A stylist adds an objective eye and hired pieces when needed.\nWhen should styling be installed?\nA few days before photography, so the images show the styled home.\nWho pays for property styling?\nThe seller, usually directly to the stylist. Include it in your written marketing budget.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/renovating-for-profit-perth/",
   "title": "Renovating for profit in Perth: the maths most renovators skip",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:47:12Z",
   "wp_post_id": 120,
   "wp_revision_id": 1765,
   "text_sha256": "4b03cba77457345236b63d55b5870b1b76022320b38bbe342f618067045134d2",
   "source_sha256": "1b206613d757917b211e639b4897de45fc685c2d1adac930f6c72570fe9e403d",
   "text": "Renovating for Profit in Perth: The Numbers to Check First\nHow to renovate a Perth property for profit: the purchase-price maths, which renovations add value, what destroys it, approvals, costs and getting a before-and-after appraisal.\nA renovation makes a profit only if the finished home sells for more than the purchase price, renovation costs, holding costs and selling costs combined. Most of that profit is decided on the day you buy: how far below the street's top price you paid. Before you start, find the street ceiling from recent sales, budget backwards from it, and get an appraisal of the home both as it is and after the work.\nHow do you work out if a renovation will be profitable?\nStart with the likely sale price after renovation, based on comparable sales in the same street or pocket. Subtract:\nthe purchase price and buying costs, including transfer duty and settlement fees\nrenovation costs, with a contingency of at least 10% to 20%\nholding costs: loan interest, rates, insurance and utilities while you work\nselling costs: commission, marketing and settlement (see the cost of selling a house in Perth)\nany tax payable on the profit\nIf the margin is thin before you start, the project carries risk you are not being paid for.\nWhich renovations add the most value in Perth?\nopening living areas to outdoor spaces; Perth buyers value indoor-outdoor living\nupdating kitchens and bathrooms to a clean, modern standard, without luxury overspend\nadding parking, storage or a usable extra bedroom where the layout allows\nstreet appeal: facade, landscaping and entry\nin character suburbs such as Subiaco and Shenton Park, sympathetic restoration\nWhat renovations lose money?\nspending past the street's ceiling price\nvery personal design choices\nremoving bedrooms\nbudget finishes in prestige suburbs\nwork done without the required approvals\nDo you need council approval to renovate in WA?\nMany renovations need a building permit from the local council, and some need planning approval, especially in heritage areas. Structural changes, extensions, decks above certain heights and pools usually need approval. Check with your council and use registered builders and licensed trades. Unapproved work can delay a sale and reduce offers when a buyer's inspector finds it.\nHow long should a renovation take?\nAs short as practical: every month adds holding costs and market risk. Lock in trades and materials before settlement where you can, and plan the sale campaign before the work finishes.\nIs it better to renovate or sell as is?\nSometimes selling as is reaches renovators who will pay well for the opportunity. Compare both with an agent: an appraisal as is and a realistic after-renovation price. If the difference does not comfortably exceed your costs and risk, sell as is. For a sale without renovating, see our guide to preparing your home for sale.\nWhat about tax on renovation profits?\nTax depends on whether the property was your home, an investment or bought to renovate and sell, which the ATO may treat as business income. Get advice from your accountant before you buy, not after you sell.\nRequest a free appraisal and we will give you as-is and after-renovation estimates based on comparable sales.\nFrequently asked questions\nWhat renovation adds the most value?\nIn Perth, connecting living areas to outdoor spaces, and bringing kitchens and bathrooms to a clean modern standard, are the most reliable.\nHow much contingency should I allow?\nAt least 10% to 20% of the renovation budget, more for older homes.\nDo I need approval for a renovation in WA?\nMany renovations need a building permit from your local council. Check before you start.\nIs it worth renovating before selling?\nOnly if the expected price increase clearly exceeds the full cost and risk. Often presentation is the better investment.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/rental-appraisal-guide/",
   "title": "Rental appraisals: how achievable rent is really assessed",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:41Z",
   "wp_post_id": 108,
   "wp_revision_id": 1742,
   "text_sha256": "732cf246df4882259ce74bdd0c40431ece8ca512c38354b9f6ed99b5dfe42c8e",
   "source_sha256": "c7ee7454f5944d46fe64b1dfcf5026866383de2c9e9faf3b6ae34de24f3e2ad2",
   "text": "Rental Appraisal in Perth: How Your Achievable Rent Is Set\nHow a rental appraisal works in Perth: the evidence behind achievable rent, current REIWA rents and vacancy, what lifts rent, and the rules on rent increases.\nA rental appraisal estimates the weekly rent your property can achieve now, based on comparable homes that have recently leased nearby, current demand and your property's features and condition. In Perth's tight market, with a REIWA vacancy rate of 1.9% in August 2026 and a median dwelling rent of $725 a week, accurate pricing still decides how quickly you lease and who applies (REIWA vacancy rates; REIWA August 2026).\nWhat is a rental appraisal?\nA rental appraisal is a property manager's written opinion of the rent a property should achieve in the current market. It is free and carries no obligation. It is different from a valuation: a valuation is a formal assessment of what the property is worth to buy, while a rental appraisal looks only at achievable weekly rent.\nHow is achievable rent worked out?\nLeased comparables: similar homes that have actually leased recently, not advertised asking rents.\nProperty features: bedrooms, bathrooms, parking, outdoor space, air conditioning, storage and condition.\nLocation: streets, schools, transport and the tenant groups that want them.\nCurrent demand: how many homes are available, and how fast similar homes are leasing.\nTiming: seasonal demand around school terms and the start of the year.\nAdvertised rents mislead because they show what owners hoped for, not what tenants paid. A good appraisal shows you the leased evidence.\nWhat are rents in Perth right now?\nREIWA's August 2026 figures show a Perth median house rent of $750 a week (up 7.1% over the year), a median unit rent of $700 (up 7.7%) and a median dwelling rent of $725. Homes leased in a median 15 days, and 2,085 properties were available for rent at the end of August (REIWA). The vacancy rate was 1.9%, below the 2.5% to 3.5% range REIWA describes as balanced (REIWA).\nRents vary sharply by suburb. In our core areas, REIWA's median house rents for the 12 months to August 2026 included Subiaco $1,100, Hillarys $1,000, Karrinyup $1,000, Wembley $950 and Scarborough $895 a week, and Floreat's median house rent was $1,300 a week in the 12 months to September 2026.\nWhat increases the rent a property can achieve?\nPresentation at launch: a clean, well-photographed home leases faster and attracts more applicants.\nPractical upgrades tenants pay for: air conditioning, security, storage, lighting and window furnishings.\nGarden and outdoor areas that are easy to maintain.\nPet-friendly terms, which widen the applicant pool; WA rules on pet requests already apply.\nFast maintenance, which keeps good tenants and reduces vacancy between leases.\nHow often can rent be increased in WA?\nRent can be increased only once every 12 months, and tenants cannot be pressured into paying more than the advertised rent (Consumer Protection WA). That makes the starting rent important: setting it accurately at the start of a lease matters more than ever. Our guide to WA tenancy laws covers the other rules landlords need to know.\nShould you set the rent above the appraisal?\nA high asking rent can cost more than it earns. Every week a home sits vacant costs a full week's rent, which a few extra dollars a week can take months to recover. Pricing at the evidence usually leases faster and attracts more applicants to choose from.\nWhat does property management cost?\nOur standard management fee is 8.8% of gross rent collected (inc GST) for unfurnished properties, with a leasing fee of two weeks' rent plus GST. The full schedule, including inspections and lease renewals, is on our property management page.\nRequest a free rental appraisal and we will show you the leased comparables behind our estimate.\nFrequently asked questions\nIs a rental appraisal free?\nYes. A rental appraisal from a property manager is free and carries no obligation to appoint them.\nHow accurate is a rental appraisal?\nIt is as accurate as its evidence. Ask to see the recently leased comparable homes behind the estimate, not advertised rents.\nWhat is the vacancy rate in Perth?\nREIWA reported a Perth vacancy rate of 1.9% in August 2026, below the 2.5% to 3.5% range it describes as balanced.\nDo I need a rental appraisal for a bank or loan?\nLenders often ask for a rental appraisal letter when you borrow against an investment property. We can provide one for your lender.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/rental-market-western-suburbs/",
   "title": "The western suburbs rental market: what landlords should understand",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:44:10Z",
   "wp_post_id": 113,
   "wp_revision_id": 1759,
   "text_sha256": "c57d33d50e136721ee6df2f0e8c545504f4b2397c36043e7a8178ddf1497f683",
   "source_sha256": "a12d61780c27096b2d5302b0feecfc19b44cde8a373dde56751709073fc4ae3a",
   "text": "Perth Western Suburbs Rental Market: Rents, Demand and Tenants\nThe rental market in Perth's western suburbs: current median rents by suburb, who rents there, how school catchments drive demand and what premium tenants expect.\nPerth's western suburbs command some of the city's highest rents. REIWA's median house rents included Floreat at $1,300 a week (12 months to September 2026) and Subiaco at $1,100 and Wembley at $950 (12 months to August 2026), compared with a Perth median house rent of $750 (REIWA). Demand comes from medical and university professionals, relocating executives and families in school catchments, and with a Perth vacancy rate of 1.9%, well-presented homes lease quickly (REIWA vacancy).\nWhat are rents in Perth's western suburbs?\nMedian weekly house rents from REIWA suburb profiles:\nFloreat: $1,300 (12 months to September 2026, leasing in a median 8 days)\nSubiaco: $1,100\nWembley: $950\nThe Subiaco and Wembley figures are for the 12 months to August 2026. Along the northern coast, Hillarys and Karrinyup were both $1,000 and Scarborough $895. Rents vary widely by street, size and condition.\nWho rents in the western suburbs?\ndoctors, nurses and researchers working at the QEII Medical Centre in Nedlands\nacademics and postgraduate students near the University of Western Australia\nexecutives relocating for work, often on company-supported leases\nfamilies renting to be in a school catchment while they build or buy\nThese tenants usually choose on quality, location and stability rather than price alone.\nHow do school catchments affect rental demand?\nCatchment demand gives the western suburbs a seasonal rhythm: family enquiries rise ahead of the school year, and families who secure a school place tend to renew. Our guide to school catchments in the western suburbs explains how catchments work.\nWhat do premium tenants expect?\neverything working on day one, including appliances and air conditioning\nquality window coverings, lighting and storage\ngardens and outdoor areas that are easy to keep\nfast, professional responses to repairs\nTired presentation costs more here than elsewhere, because the tenant pool compares homes closely.\nHow fast do western suburbs rentals lease?\nQuickly, when priced well. Floreat homes leased in a median 8 days in the year to September 2026, and the Perth median was 15 days in August 2026 (REIWA). A property that sits longer is usually priced above the evidence or needs better presentation.\nWhat rules apply to rent increases?\nIn WA, rent can only be increased once every 12 months, and rent bidding is banned (Consumer Protection WA). Set the starting rent carefully. Our WA tenancy laws guide covers the full rules.\nWhy use a local property manager?\nOur office is in Subiaco and we manage homes throughout these suburbs, so we know the tenant pool and the leased evidence street by street. See our property management service and published fees, or request a rental appraisal for your property.\nFrequently asked questions\nWhat is the median rent in Floreat?\nREIWA reported a Floreat median house rent of $1,300 a week for the 12 months to September 2026.\nIs the western suburbs a good rental investment?\nRents are high and vacancies low, but so are prices, so gross yields are usually lower than the Perth average. Weigh income against growth and your goals.\nWhen is the busiest time to lease in the western suburbs?\nFamily demand rises ahead of the school year, so homes listed in the lead-up often attract the most applicants.\nHow quickly do rentals lease in Floreat?\nREIWA reported a median of 8 days on market for Floreat rentals in the 12 months to September 2026.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/routine-rental-inspections-wa/",
   "title": "Routine Rental Inspections WA: Rules and Checklist",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1590,
   "wp_revision_id": 1591,
   "text_sha256": "1d8773a29391f2a2080e5b9db5557d32b96318408049714fa4d5c96b57cbf0ef",
   "source_sha256": "d788c8a2868dc76e2ff30e3bb95680c89164bf14ee0b04dcb920fb150be00978",
   "text": "Routine Rental Inspections WA: Rules and Checklist\nLearn the WA routine rental inspection rules, notice periods, entry limits, privacy boundaries and a practical condition-reporting checklist.\nRoutine rental inspections in WA let a landlord or property manager monitor the condition of the home, identify maintenance and confirm how the tenancy is tracking. They are not open-ended searches of a tenant's private life. WA Consumer Protection limits routine inspections to no more than four a year and requires 7 to 14 days' written notice at a suitable time.\nA useful inspection produces an accurate condition record and a prioritised maintenance plan while respecting the tenant's right to quiet enjoyment. This guide explains the notice, access and privacy rules, what a professional inspection should cover, and how landlords can turn findings into timely decisions rather than a folder of photographs.\nHow often can a rental property be inspected in WA?\nA landlord has the right to conduct routine inspections no more than four times a year. That is a maximum, not a requirement to inspect every three months regardless of the property or agreement.\nConsumer Protection's rent inspection and privacy guidance says routine inspections require 7 to 14 days' written notice and must occur at a suitable time. A well-planned schedule considers the tenancy start date, recent maintenance, previous findings and the written management authority.\nVisits for repairs, emergencies, valuations or showing the home have different purposes and notice rules. They should not be relabelled routine inspections to avoid the correct process.\nThe WA tenancy law guide for landlords provides wider context on entry, bonds, rent and breach procedures.\nWhat notice is required for a routine inspection?\nThe notice must be in writing and state the reason for entry. Consumer Protection directs landlords and agents to use Form 19, Notice of Proposed Entry.\nFor a routine inspection, give 7 to 14 days' notice. Allow for the way the notice is served and any delivery time required by the rules. Keep evidence of the completed form, service method and date.\nEntry can occur only:\nbetween 8 am and 6 pm on a weekday\nbetween 9 am and 5 pm on a Saturday\nat another time agreed by the tenant and landlord\nA public holiday is not an allowable entry day unless the legal requirements for the particular circumstance are satisfied. Where a tenant works shifts or faces another genuine difficulty, make a reasonable effort to agree on a suitable time.\nDoes the tenant have to be home?\nNo. A tenant has the right to be present but does not have to stay home for a properly notified inspection. A landlord or authorised person may enter if valid written notice was given, even when the tenant is absent.\nThe tenant cannot be required to leave while the inspection takes place. The person entering should identify who will attend, arrive within the notified arrangement and stay no longer than necessary.\nIf the notice, timing or purpose does not meet the rules, the tenant may be entitled to refuse entry. Clear records protect both parties from avoidable disputes.\nWhat should a routine inspection cover?\nA routine inspection should focus on property condition, safety observations and tenancy matters visible during ordinary access. Use a consistent room order and compare findings with the entry condition report and earlier inspections.\nExterior and grounds\nvisible condition of walls, roofline, gutters and drainage\nfencing, gates, paths and outdoor structures\ngardens and reticulation responsibilities under the agreement\nsigns of leaks, storm damage, pests or trip hazards\nInterior rooms\nnew damage or deterioration to walls, floors, doors and windows\nvisible moisture, mould or ventilation concerns\noperation of supplied fixtures where reasonable to check\nsigns that a reported repair has not resolved the problem\nKitchens and wet areas\nactive leaks beneath accessible sinks\ncondition of cabinetry, benchtops and supplied appliances\ndrainage, sealants and visible water damage\nexhaust and ventilation concerns\nSafety and maintenance observations\nvisible smoke alarm or RCD concerns to refer to a qualified contractor\nloose fittings, damaged stairs or other apparent hazards\nmaintenance likely to worsen if delayed\ntenant-reported issues requiring investigation\nAn inspection is not a technical certification. Electrical, building, plumbing and pest concerns should be assessed by appropriately qualified people.\nCan a property manager take photographs?\nPhotographs can support a condition record, but privacy still applies. Consumer Protection says the tenant and landlord should agree to photographs taken during an inspection and their accuracy.\nKeep images relevant to the condition issue. Avoid personal documents, family photographs, computer screens, medicine, valuables and other private possessions wherever possible. Do not reuse routine-inspection images in advertising without the tenant's permission.\nA good report explains what the image shows, where it was taken and whether action is required. A large gallery without context is not a maintenance plan.\nWhat should happen after the inspection?\nSend a clear report and act on the findings. Separate observations into categories so everyone knows what comes next.\nFindingAppropriate next step\nNo material changeRecord condition and next review point\nLandlord maintenanceObtain advice or quotes and authorise work promptly\nUrgent concernFollow the urgent repair process immediately\nTenant housekeeping affecting conditionExplain the specific issue and reasonable correction\nPossible breachVerify evidence and follow the prescribed process\nImprovement opportunityAssess cost, rent impact and long-term asset value\nDo not turn a maintenance item into a tenant allegation without evidence. Likewise, do not leave a documented leak or safety concern sitting until the next routine inspection.\nBoutique Realty Perth's investment property maintenance guide explains how prompt, prioritised work protects the asset rather than simply clearing an inbox.\nHow should landlords handle a suspected breach?\nA routine inspection report is evidence, not a breach notice by itself. Confirm the tenancy term involved, distinguish fair wear and tear from damage, and use the prescribed process where a breach is established.\nThe communication should identify the specific concern and what needs to change. If formal action is appropriate, use the correct form, service method and timeframe. Seek Consumer Protection or legal advice where facts are disputed or termination is being considered.\nRepeated unscheduled visits, intimidating conduct or excessive contact can interfere with quiet enjoyment. Compliance must run in both directions.\nHow do routine inspections support property performance?\nCondition reporting is most valuable when connected to asset decisions. An inspection can reveal a small leak before cabinetry fails, persistent condensation before mould spreads, or an ageing fixture before a vacancy forces a rushed replacement.\nA professional review should answer:\nWhat needs action now?\nWhat should be budgeted this year?\nWhich observation needs a qualified assessment?\nHas an earlier repair worked?\nIs a small improvement likely to support tenant retention or future rent?\nThe Perth landlord guide places inspections within the wider system of tenant selection, rent evidence, maintenance and compliance.\nHow does professional management improve inspection follow-through?\nThe value of a property manager is not the visit alone. It is lawful notice, consistent evidence, respectful tenant communication, maintenance triage and a record the owner can act on.\nBoutique Realty Perth's property management service connects routine inspections with screening, rent reviews, maintenance and annual asset reviews. Owners should agree the inspection schedule, reporting format and repair authority in the written management agreement.\nRoutine Rental Inspection FAQs\nHow much notice is required for a rental inspection in WA?\nA routine inspection requires 7 to 14 days' written notice. The notice should use Form 19, state the reason for entry and allow for applicable service time.\nCan a landlord inspect a WA rental every three months?\nA landlord may conduct no more than four routine inspections a year, subject to correct notice and suitable timing. Four is the legal maximum, not an automatic quarterly entitlement detached from the tenancy circumstances.\nCan a tenant refuse a routine inspection?\nA tenant may refuse entry where proper written notice was not given, the visit is outside allowable times or it is on a public holiday. A tenant cannot unreasonably delay a lawfully arranged inspection.\nCan a landlord open cupboards during an inspection?\nAn inspection should remain relevant and proportionate to property condition. Private storage and possessions deserve respect, while fixed cabinetry may need a limited check for leaks or damage; obtain advice if the scope is disputed.\nAre photos allowed at a WA rental inspection?\nConsumer Protection says the parties should agree to inspection photographs and their accuracy. Images should document property condition, avoid private information and not be repurposed for advertising without permission.\nPut Every Inspection to Work\nRoutine inspections should lead to clear maintenance and asset decisions, not repeated uncertainty. Request a rental appraisal and management conversation to review how a Perth investment is being cared for, with all tenancy action kept within current WA rules.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/school-catchments-western-suburbs/",
   "title": "School catchments and property: how schooling shapes western-suburbs prices",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:49:16Z",
   "wp_post_id": 119,
   "wp_revision_id": 1767,
   "text_sha256": "e019fa27f3c9a56679d44f31d4930b16d0795ecddb36ac563c4347db5e26f29f",
   "source_sha256": "7614f9c4daa260300b02736166405b87e3a4307336882fb337027c3c7056654b",
   "text": "School Catchments in Perth's Western Suburbs: A Buyer's Guide\nHow school catchments (local intake areas) work in Perth's western suburbs, how to check an address before you buy, and how catchments affect property prices and rental demand.\nIn WA, every public school has a local intake area, often called a catchment. Students who live in a school's local intake area have a guaranteed place there, which is why homes inside the intake areas of popular western-suburbs schools, such as Shenton College and Churchlands Senior High School, are keenly sought (Department of Education Schools Online). Always check the exact address on the Department of Education's tools before you buy, because boundaries can split streets and can change.\nWhat is a local intake area?\nA local intake area is the area a WA public school must take students from. Living there gives your child a guaranteed place at that school. Families outside the area can still apply, but places depend on availability and the school's rules (Department of Education).\nHow do you check a school catchment for an address?\nUse the Department of Education's Schools Online local intake search.\nCheck the school's own website for its intake area map and notes.\nConfirm the exact address, not just the suburb, because boundaries can run down the middle of a street.\nAsk the school directly if anything is unclear, and keep a record of the answer.\nWhich school catchments are most sought after in the western suburbs?\nShenton College and Churchlands Senior High School are two of the most in-demand public secondary schools in the area. Their intake areas cover parts of suburbs such as Floreat, Wembley, Subiaco, Shenton Park and City Beach, but coverage varies street by street, so check each address individually.\nDo school catchments increase property prices?\nCatchment demand is one of several reasons western-suburbs prices are high: REIWA's Floreat median house price was $2,500,000 in the 12 months to September 2026 (REIWA). Location, land size, beaches, transport and lifestyle all play their part, so be wary of any claim that puts an exact dollar premium on a catchment.\nCan catchment boundaries change?\nYes. Boundaries can be reviewed, for example when new schools open. A home inside an intake area today is not guaranteed to stay inside it, so treat a catchment as one factor among several.\nHow do catchments affect rentals?\nMany families rent to be in a catchment, which supports demand and renewals in these suburbs. Rental demand peaks ahead of the school year. See our guide to the western suburbs rental market.\nWhat should sellers know about catchments?\nIf your home is inside a popular intake area, say so accurately in the marketing and time the campaign for family buyers. Confirm the address with the Department of Education tools first, so the claim is correct.\nLooking to buy in the western suburbs? Read our guide to buying in Perth's western suburbs or set up a property alert.\nFrequently asked questions\nHow do I find my school catchment in WA?\nSearch the address on the Department of Education's Schools Online local intake search, and check the school's own intake area information.\nIs a place guaranteed if I live in the catchment?\nYes. Students living in a public school's local intake area have a guaranteed place at that school.\nCan I enrol from outside the catchment?\nYou can apply, but places depend on availability and the school's enrolment rules.\nDo catchment boundaries ever change?\nYes. They can be reviewed, for example when new schools open, so check the current boundary before you buy.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/selling-an-investment-property/",
   "title": "Selling an investment property: tenants, timing and tax realities",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:47:01Z",
   "wp_post_id": 105,
   "wp_revision_id": 1763,
   "text_sha256": "d2d6deb2970166af4a18e23ca5bd65d1de144cff014e8e304e89ff86fdb1f790",
   "source_sha256": "6e30a2fc1678d2347823a87c245d92d65df4adb3b1fb4ad00d31ce43e9bd4b8c",
   "text": "Selling an Investment Property in WA: Tenants, Timing and Tax\nHow to sell a tenanted or vacant investment property in Western Australia: selling with tenants, tenant rights during a sale, capital gains tax, the clearance certificate and timing.\nYou can sell a WA investment property with the tenant in place or vacant. A fixed-term lease continues after the sale, so a tenanted sale suits investor buyers, while selling vacant opens the market to owner-occupiers but costs rent during the campaign. Capital gains tax usually applies to the profit, with a 50% discount for individuals who have held the property for more than 12 months (ATO). Get tax advice before you set the sale date.\nShould you sell an investment property tenanted or vacant?\nTenanted: the buyer takes over the lease, so you keep earning rent but mainly reach investors. Vacant: owner-occupiers can buy, often a deeper pool in family suburbs, but you lose rent and need the tenancy to end lawfully first. The right choice depends on who is most likely to pay the most for your property. A good agent models both before recommending one.\nWhat happens to the tenant when a property is sold?\nA fixed-term lease continues on the same terms with the new owner. The bond stays with Bonds Administration. If the lease is periodic, the tenancy can only be ended in line with WA tenancy law, which is changing under the rent reforms; check the current rules with your property manager (Consumer Protection WA).\nHow do inspections work with a tenant in place?\nWA tenancy law sets the notice and conditions for showing the property to buyers. Good communication matters as much as the rules: tell the tenant early, agree inspection times, and keep disruption low. A cooperative tenant keeps the home presentable; an unhappy one can quietly undermine the campaign.\nHow much capital gains tax will you pay?\nCGT is worked out on your capital gain: broadly, the sale price less what the property cost you, including purchase costs and some capital spending. Individuals who held the property for more than 12 months can generally reduce the gain by 50% before it is added to their taxable income (ATO). Depreciation you claimed can affect the calculation, and the timing of the contract date can move the gain into a different financial year. Ask your accountant to estimate it before you list.\nDo Australian sellers need an ATO clearance certificate?\nYes, in practice. From 1 January 2025, foreign resident capital gains withholding applies at 15% to the value of all property sales, with no minimum price (ATO). If an Australian-resident seller does not give the buyer an ATO clearance certificate by settlement, the buyer must withhold up to 15% of the price and pay it to the ATO (ATO). Apply online early; your settlement agent will ask for it.\nWhen is the best time to sell an investment property?\nConsider the lease end date, the market, and your tax position. Listing near the end of a fixed term gives you flexibility to sell vacant or tenanted. The contract date, not the settlement date, usually determines the financial year for CGT, so plan with your accountant.\nHow do you prepare a tenanted property for sale?\ndo a condition inspection early and fix small defects\nagree a cleaning and presentation plan with the tenant\nbook professional photography when the home looks its best\ngive investor buyers the rent, lease terms and outgoings up front\nShould you sell, hold or improve?\nSometimes the better move is to keep the property, update it or adjust the rent. Our guide to maximising rental returns helps you compare. Request a free appraisal and we will give you both a sale estimate and a current rental appraisal.\nFrequently asked questions\nCan I sell my rental property with tenants in it?\nYes. A fixed-term lease continues with the new owner, so tenanted properties are often sold to investors.\nDo tenants have to allow inspections for a sale?\nWA tenancy law allows inspections for prospective buyers with the required notice. Agree times with the tenant to keep the campaign smooth.\nDo I pay capital gains tax on an investment property?\nUsually yes. Individuals who held it more than 12 months can generally apply a 50% CGT discount. Get advice from your accountant.\nIs it better to sell vacant or tenanted?\nIt depends on the buyer pool. Vacant homes reach owner-occupiers; tenanted homes keep income and suit investors.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/settlement-agent-fees-perth/",
   "title": "Settlement Agent Fees in Perth: Compare the Real Cost",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1602,
   "wp_revision_id": 1603,
   "text_sha256": "0dd3c67e1eb8546d2804fa08accd1c83c0749d0aa7f4e45356c8e6e323fd35df",
   "source_sha256": "81cdc536fafd7ed773477d48822093a6fbe97a79b3d84eae1cf0d9258a9a4372",
   "text": "Settlement Agent Fees in Perth: Compare the Real Cost\nUnderstand settlement agent fees in Perth, what a written quote should include, which third-party costs sit outside it, and how to compare providers.\nSettlement agent fees in Perth are not set by a government scale. Each provider can set its own price, but must disclose a maximum service amount in writing before a client signs the appointment to act. That makes a like-for-like comparison more useful than relying on an advertised headline fee.\nThe total amount needed at settlement can also include government charges, bank fees and other third-party costs that are separate from the agent's professional service. This guide explains what belongs in the service quote, what may sit outside it, and which questions help Perth buyers and sellers compare value without unpleasant surprises.\nHow are settlement agent fees set in WA?\nSettlement agent fees in Western Australia have been deregulated since 3 February 2016. A licensed provider decides what to charge for the work involved in a transaction rather than applying a mandatory fee scale.\nDeregulation does not mean an open-ended bill. Under Consumer Protection's settlement fee disclosure guidance, the agent must give the client a written costs disclosure showing the maximum service amount before the client signs Form 1, Appointment to Act.\nA provider may use a flat fee, capped hourly rate, fee schedule or another compliant method. The important number is the maximum amount payable for the agreed service, not the way the quote is described.\nWhat should a settlement agent quote include?\nThe maximum service amount should include the fees, commissions, charges and general office disbursements connected with the settlement agent's service. Consumer Protection gives examples such as:\nprofessional fees for handling the transaction\ntelephone calls and electronic communications\nphotocopying and stationery\npostage and couriers\ntransaction-specific electronic conveyancing costs treated as general office disbursements\nA quote that separates ordinary office costs into small add-ons may look cheaper at first glance. Ask the provider to identify the single capped service amount and confirm the scope covered by it.\nThe agent should also explain when any part of the fee becomes payable. WA rules do not require every provider to wait until settlement before charging, provided the payment arrangement was made clear at the start.\nWhich costs can sit outside the service amount?\nThe money required to complete settlement is broader than the settlement agent's professional fee. Consumer Protection says the disclosed service amount does not have to include costs paid on the client's behalf that are not payment for the agent's service.\nCommon separate items include:\nCost categoryWhy it may be separate\nTransfer duty and other taxesGovernment charges under legislation\nLandgate, local government and statutory search feesCharges fixed by a public authority\nBank transfer or cheque feesFees charged by a financial institution\nThird-party commissionsAmounts charged by another agent, developer or provider\nThese exclusions do not make a quote misleading if they are clearly identified. A useful comparison asks for an estimate of likely third-party costs as a separate list, while recognising that some amounts depend on the property and transaction.\nFor a broader view of the steps those costs support, read the WA settlement process guide.\nCan the final settlement fee exceed the quote?\nThe service fee should not exceed the disclosed maximum simply because the file took more work than expected. Consumer Protection allows an increase where there has been a significant, unforeseen change in the scope of work.\nThe agent must explain the change and proposed increase in writing. The client must also agree to the provider continuing the service, and any increase must be reasonable. Keep the original disclosure and later written correspondence together so the agreed scope and price remain clear.\nExamples of matters worth clarifying before appointment include:\nwhether the property is strata titled\nwhether there are multiple sellers or buyers\nwhether a related sale and purchase must settle together\nwhether the transaction is off the plan\nwhether a private sale needs additional document coordination\nwhat happens if settlement is delayed or the contract does not proceed\nThese factors do not automatically justify an extra charge. They help the provider quote the known work accurately from the outset.\nHow do you compare settlement agent quotes?\nCompare the scope, cap and service model together. A lower professional fee may not be better value if routine work is excluded or communication is difficult.\nUse this checklist for every written quote:\nMaximum service amount: Is there one clear capped figure for the agreed service?\nIncluded work: Does the scope cover document preparation, enquiries, adjustments, electronic settlement and liaison with the other parties?\nExcluded costs: Are statutory charges, bank fees and other third-party costs listed separately?\nExtra-work rule: What circumstances could change the fee, and how will approval be obtained?\nPayment timing: Is any amount payable before settlement or if the contract ends?\nResponsibility: Who will handle the file and provide updates?\nExperience: Has the provider dealt with the property and contract type involved?\nConsumer Protection's property settlement overview also explains the practical role of settlement agents and legal practitioners. Confirm that the person acting is appropriately licensed or qualified before appointing them.\nWhen should you appoint a settlement agent?\nA buyer or seller should choose a settlement representative early enough to review time-sensitive obligations and receive the contract. The Offer and Acceptance form commonly records the settlement agent or legal practitioner for each party.\nA real estate representative can explain how the sale process is progressing, but the settlement agent or legal practitioner handles the conveyancing work and should advise on settlement-specific rights and obligations. Where a contract term, dispute or unusual ownership structure needs legal interpretation, seek legal advice rather than relying on a general fee comparison.\nBuyers preparing an offer can also use the Perth western suburbs buying guide to organise property research before the contract stage.\nHow does coordinated sale support reduce settlement surprises?\nClear coordination between the sales representative, client and settlement representative keeps dates, special conditions and documents visible. It does not replace independent settlement or legal advice. It does reduce the risk of basic information arriving late or being understood differently by each party.\nA well-run Perth sale should establish the contract conditions, settlement date, access arrangements and contact points early. Boutique Realty Perth's selling service is built around evidence-based preparation and senior communication through the campaign, with the client's chosen settlement professional completing the legal transfer.\nSettlement Agent Fee FAQs\nHow much does a settlement agent cost in Perth?\nThere is no regulated standard price. WA settlement agents set their own fees and must disclose a maximum service amount in writing before appointment, so current written quotes are the reliable basis for comparison.\nAre settlement fees the same for buyers and sellers?\nNot necessarily. The work and risks differ between the buyer's and seller's side, and providers set their own service scope and price. Each party should obtain a quote addressed to their role in the transaction.\nIs transfer duty included in a settlement agent fee?\nTransfer duty is not part of the settlement agent's professional service amount. It is a government charge and may appear separately in the funds required to complete a buyer's settlement.\nCan I choose my own settlement agent in WA?\nYes. Buyers and sellers can select their own licensed settlement agent or certified legal practitioner. Check the provider's licence or professional status and read the appointment terms before signing.\nWhat if my settlement agent wants to increase the fee?\nAsk for the significant change in scope and proposed increase in writing. Consumer Protection's fee guidance says the client must agree to the provider continuing where the maximum service amount will be exceeded.\nGet Clear on the Sale Before Settlement\nSettlement costs are easier to manage when the contract, timeline and responsibilities are clear from the start. Request a no-obligation property appraisal to discuss a Perth sale plan, then obtain independent settlement and legal advice for the transfer itself.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/settlement-process-wa/",
   "title": "The WA settlement process explained for sellers",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:46:56Z",
   "wp_post_id": 104,
   "wp_revision_id": 1762,
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   "text": "The Settlement Process in WA: A Step-by-Step Guide for Sellers\nHow property settlement works in Western Australia for sellers: from accepted offer to binding contract, conditions, the settlement agent, clearance certificates, compliance and settlement day.\nIn Western Australia, settlement is the final step of a sale, when the buyer pays the balance of the price, ownership transfers through Landgate and the keys are released. Between the accepted offer and settlement, buyer conditions such as finance and inspections must be met, and the seller's settlement agent or lawyer prepares the transfer, discharges the mortgage and adjusts rates and other outgoings. Most WA sales use the standard REIWA offer and acceptance contract.\nWhat happens after an offer is accepted?\nOnce both parties sign the offer and acceptance, it becomes a binding contract subject to its conditions. The buyer usually pays a deposit into the agent's trust account. The settlement date and any special conditions are set out in the contract, so read them carefully before you sign.\nWhat conditions can a buyer include?\nCommon conditions are finance approval within a set period, a building inspection, a timber pest inspection and, sometimes, the sale of the buyer's own home. Each has a deadline. Inspection results can lead to repair requests or price renegotiation, which is where an experienced agent earns their fee. See our guide to subject-to-finance clauses for how finance conditions work.\nWhat does a settlement agent do for a seller?\nYour settlement agent or lawyer checks the title, prepares the transfer documents, arranges discharge of your mortgage with your lender, calculates adjustments for rates, water and strata levies, and coordinates with the buyer's settlement agent and banks. Settlement agent fees are deregulated, but you must receive a written maximum service amount before signing their appointment (Consumer Protection WA). Our guide to settlement agent fees explains what to compare.\nDo Australian sellers need an ATO clearance certificate?\nYes, in practice. From 1 January 2025, foreign resident capital gains withholding applies at 15% to the value of all property sales, with no minimum price (ATO). If an Australian-resident seller does not give the buyer an ATO clearance certificate by settlement, the buyer must withhold up to 15% of the price and pay it to the ATO (ATO). Apply online early; your settlement agent will ask for it.\nDo you need smoke alarms and RCDs before selling in WA?\nYes. WA law requires compliant mains-powered smoke alarms to be installed before ownership of a home is transferred (WA Building and Energy), and WA electrical regulations require at least two residual current devices (RCDs) protecting the power and lighting circuits. Ask a licensed electrician to check both early, so the work is not left until settlement week.\nWhat happens at the pre-settlement inspection?\nThe buyer usually inspects the property shortly before settlement to check it is in the agreed condition and that included items are still there. Leave the home clean, with all chattels in the contract, keys and remotes ready. Our pre-settlement inspection checklist shows what buyers look for.\nWhat happens on settlement day?\nThe settlement agents and banks complete the exchange, usually electronically. Funds pass to your lender and to you, the transfer is lodged with Landgate, and once settlement is confirmed your agent releases the keys to the buyer. You then receive a settlement statement showing the price, mortgage payout, adjustments and fees.\nHow long does settlement take in WA?\nIt is whatever the contract says, agreed between buyer and seller. Allow enough time for finance approval and inspections; a date that is too short can put the contract at risk.\nWhat can delay settlement?\nfinance approval taking longer than the contract allows\na missing clearance certificate or mortgage discharge\nunresolved inspection or repair requests\ncompliance work not completed on time\nMost delays are avoidable with early paperwork and clear communication. Request a free appraisal to plan your sale from day one.\nFrequently asked questions\nWho chooses the settlement agent in WA?\nEach party appoints their own licensed settlement agent or lawyer.\nDo sellers need a clearance certificate?\nAustralian-resident sellers should provide an ATO clearance certificate by settlement, or the buyer must withhold up to 15% of the price.\nWhen do I get the money from my sale?\nOn settlement day, after your mortgage is paid out and adjustments and fees are deducted.\nCan a buyer pull out after signing?\nOnly on the terms of the contract, for example if a condition such as finance approval is not met.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/subject-to-finance-clause-wa/",
   "title": "Subject to Finance in WA: Understand the Clause",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-09-17T00:56:38Z",
   "wp_post_id": 1588,
   "wp_revision_id": 1589,
   "text_sha256": "8a38c7852ae144a64923391eaa30e7d1650895dd864488896b3f8e4775f74616",
   "source_sha256": "68e7464161f45257b41de9ee1fb22fedc84d95888391b25149ce586866fc532f",
   "text": "Subject to Finance in WA: Understand the Clause\nUnderstand how a subject to finance clause works in a WA property contract, including lender details, deadlines, buyer duties and written notices.\nA subject to finance clause in WA makes a property contract conditional on the buyer obtaining finance under the contract's stated terms. It is not a general cooling-off right and it does not make the offer risk-free. The lender, amount, approval date, evidence obligations and notice process all matter.\nConsumer Protection warns that a contract may remain enforceable even when finance has not been obtained if the required notice has not been given. Buyers should therefore treat the finance clause as a timed contractual procedure, not a reminder to call the bank later. This guide explains the standard framework, common decisions and the records to keep from application through approval or rejection.\nWhen should a WA offer be subject to finance?\nA buyer who needs a loan to complete the purchase should ordinarily ensure the O&A records that the finance clause is applicable. Signing \"Finance Clause Is Not Applicable\" tells the parties that the purchase is not conditional on the standard finance clause.\nPre-approval does not always remove the need for a finance condition. A lender may still need to value the specific property, verify updated financial information or confirm that the security meets its policy. Ask the lender or broker exactly what remains outstanding, then obtain contract advice about the protection required.\nIf no borrowing is needed, the finance clause may be marked not applicable. Buyers should not make that representation merely to make an offer look stronger.\nThe WA first-home buyer guide gives new buyers a broader checklist for finance, grants, inspections and settlement.\nWhat information does the finance clause need?\nThe finance section must match the funding the buyer actually needs. Review at least these elements:\nClause elementWhy it matters\nFinance applicable or not applicableEstablishes whether the standard condition operates\nFinance amountSets the level of borrowing relevant to approval\nLenderMay identify the institution whose decision satisfies the clause\nApproval deadlineSets the time for application, assessment and notice\nOther termsMay address interest, loan type or changes to the standard condition\nDo not assume an agent, broker or conveyancer knows which figure belongs in every field. The buyer should reconcile the purchase price, available funds, duty, transaction costs and any immediate works with the proposed loan amount.\nWhere the standard clause does not reflect the intended arrangement, obtain legal advice before altering it. A custom condition can create obligations or gaps that are not obvious from its everyday wording.\nWhat happens when a preferred lender is named?\nThe standard framework allows a buyer to list a preferred lender. Consumer Protection's real estate contract guidance says that if the named lender does not grant the loan, the contract will not be binding on the buyer under that framework.\nThat summary does not remove the need to follow the clause itself. The buyer should apply promptly to the named lender, cooperate with reasonable information requests and give the correct written notice with the required evidence.\nNaming a lender can narrow the relevant approval decision. Leaving the lender unnamed may create broader best-efforts duties. The better choice depends on the buyer's funding plan and should be settled before the offer is signed.\nWhat must a buyer do under a subject-to-finance clause?\nWhere no preferred lender is listed, or where the standard finance terms are altered, Consumer Protection says a buyer may need to:\nuse best efforts to obtain finance by applying to at least one lender\nprovide written evidence of a loan application if asked in writing\nimmediately notify the seller or agent in writing when finance is approved\nimmediately notify the seller or agent when finance is denied or not granted\nprovide written evidence of rejection\nPrompt action matters. Submit a complete application, respond to the lender's requests, arrange access for valuation if needed and keep dated copies of communications.\nThe buyer should also tell the lender about the actual property, price, settlement date and finance approval deadline. An approval for a different amount or subject to unresolved conditions may not satisfy the contract. Ask the adviser responsible for the contract to check the approval against the clause.\nWhat counts as finance approval?\nFinance approval must satisfy the contract, not merely sound promising. A broker's positive update, an online borrowing estimate or an earlier pre-approval may still leave conditions outstanding.\nCheck the written lender decision for:\napproved borrowers\napproved amount\nproperty address and security\noutstanding valuation or verification conditions\nexpiry date\nsettlement requirements\nany condition that prevents the funds from being available as contracted\nDo not send an approval notice until the lender's position and the contractual test have been reconciled. If uncertainty remains, seek prompt legal advice because the notice itself can affect the buyer's rights.\nBuyers can use Boutique Realty Perth's property alerts to prepare for suitable opportunities while finance arrangements are being clarified.\nWhat if finance is not approved by the deadline?\nA missed finance deadline does not necessarily end the contract automatically. Consumer Protection says the contract may be terminated, the parties may agree to extend the term, or the contract may remain enforceable until appropriate notice is given.\nBefore the deadline, the buyer should obtain the lender's written status and send it to the settlement or legal adviser. The practical options may include:\ngiving an approval notice if the contractual test is met\nrequesting a written extension agreed by both parties\ngiving a non-approval notice with the required evidence\nobtaining legal advice on termination where the clause permits it\nDo not rely on a phone call or assume silence preserves the condition. Use the recipient, method and timing stated in the contract, and keep proof of delivery.\nCan a finance clause be waived or changed?\nA buyer may be asked to shorten the approval period, name a different lender, reduce the finance amount or remove the condition. Each change alters the risk allocation.\nOnly agree after confirming the practical consequences with the lender and contract adviser. Removing the clause can leave the buyer obliged to settle even if the anticipated loan does not proceed. Failure to complete may expose the buyer to loss of deposit and other default consequences under the contract.\nAny agreed change should be recorded correctly in writing and initialled or signed as required. Consumer Protection recommends that amendments and extra conditions be signed and dated by the parties.\nHow does the finance clause fit the buying timeline?\nThe finance clause connects the offer stage to settlement. A disciplined timeline looks like this:\nBefore signing: establish borrowing needs, seek pre-approval and review clause terms.\nAfter acceptance: provide the executed contract to the lender and settlement representative immediately.\nDuring assessment: complete valuation and document requests, track the approval deadline and keep evidence.\nAt decision: send the correct written approval, extension request or non-approval notice.\nAfter approval: satisfy remaining lender and settlement requirements and keep funds ready for settlement.\nThe broader WA settlement process involves document preparation, adjustments and transfer work that continues after the finance condition is resolved.\nHow can local buying support help without replacing advice?\nA real estate representative can provide property information, arrange access, convey an offer and keep communication moving between buyer and seller. The representative cannot turn a risky finance position into a safe one or provide independent legal and lending advice to the buyer.\nBoutique Realty Perth's buying service helps buyers navigate Perth opportunities and the offer process. Buyers should use their own lender, settlement agent and legal practitioner for the financial and contractual decisions that determine whether they can complete.\nSubject to Finance FAQs\nDoes pre-approval mean I do not need a finance clause?\nNo. Pre-approval may still be subject to the chosen property, valuation and updated financial checks. Confirm what remains conditional with the lender and obtain contract advice before making an unconditional offer.\nHow long should a finance clause allow in WA?\nThere is no single period suitable for every purchase. The deadline should reflect the lender's current assessment timeframe, valuation access and contract circumstances, and it must be accepted by the seller.\nCan the seller accept another offer while mine is subject to finance?\nThe seller's rights depend on the signed contract, including any special condition such as a 48-hour clause. Read the actual terms and seek legal advice rather than relying on a general assumption.\nWhat happens if the bank values the property below the purchase price?\nA low valuation may reduce the amount a lender is willing to advance, but the buyer's contractual rights depend on the finance clause wording and the lender's formal decision. Send the written outcome to the contract adviser promptly.\nCan I cancel if my finance falls through?\nOnly if the contract gives that right and the required process is followed. A buyer should obtain written lender evidence, meet notice requirements and seek legal advice before treating the contract as ended.\nMake the Offer Fit the Finance\nProperty negotiations move more calmly when the finance limit and contract safeguards are settled before the right home appears. Review current Perth listings with a clear budget, and involve your lender and legal or settlement adviser before signing.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/switching-property-managers/",
   "title": "Switching property managers: easier than you think, costlier to delay",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-07T11:43:40Z",
   "wp_post_id": 112,
   "wp_revision_id": 1754,
   "text_sha256": "fd5816911a8d14e7780ff168c9d80a837113f397d2a41d77169a54ef889b5757",
   "source_sha256": "3d2876f8ccbcd4a64c6d9990f7b987587a55e069a4d20842db8d8e76f8578a85",
   "text": "How to Switch Property Managers in WA\nHow to change property managers in Western Australia: notice under your management agreement, what happens to the tenant, lease and bond, and how to time the handover.\nYou can change property managers in WA at any time by giving written notice under your current management agreement and appointing a new manager. The tenant's lease does not change: it is an agreement between you and the tenant, so it continues on the same terms. The bond also stays put, because WA bonds are held by the state's Bond Administrator, not by the agent (Consumer Protection WA).\nCan you change property managers in the middle of a lease?\nYes. Mid-lease changes are routine. The lease, rent and end date stay exactly as they are. The only thing that changes for the tenant is who they pay rent to and who they call for repairs, and the new manager tells them in writing.\nHow much notice do you need to give your property manager?\nIt depends on your management agreement, so read it first. Look for the notice period, any minimum term, and any fee for ending the agreement early or for the remaining leasing period. Give notice in writing and keep a copy.\nWhat are the steps to switch property managers?\nCheck your current agreement for the notice period and any exit fees.\nChoose and sign with the new manager. Compare published fees and services; ours are on our property management page.\nGive written notice to the current manager, with the handover date.\nAuthorise the handover so the new manager can collect the file.\nThe new manager contacts the tenant with new payment and contact details.\nWhat gets handed over to the new property manager?\nthe signed lease and any renewals or variations\nthe bond lodgement details\ningoing condition report and routine inspection reports\nkeys, remotes and access devices\nmaintenance history, warranties and compliance records such as smoke alarm checks\nthe rent ledger, arrears status and any notices issued\nCondition reports matter most: they are the evidence for any bond claim at the end of the tenancy.\nWhat happens to the bond when you change managers?\nNothing needs to move. In WA, bond money is lodged with Bonds Administration within 14 days of payment and held there until the tenancy ends (Consumer Protection WA). The new manager simply needs the bond reference so the release can be handled correctly later.\nWhen is the best time to switch?\nAny time the current service is costing you money. Natural points include before a lease renewal, before a rent review, or when the property is vacant. Waiting out a year of slow leasing, missed reviews or skipped inspections usually costs more than any handover inconvenience.\nWhat should you expect from a new manager in the first month?\na written onboarding plan and a single point of contact\na property condition review, with photographs\na rent check against current leased evidence, within the law's 12-month limit on increases (Consumer Protection WA)\na clear reporting schedule for statements and inspections\nThat is our standard handover. Talk to us and we will manage your current manager's exit paperwork for you, or request a rental appraisal first.\nFrequently asked questions\nDoes my tenant have to agree to a new property manager?\nNo. The lease is between you and the tenant, and it continues unchanged. The tenant just needs the new manager's contact and payment details.\nDo I need to re-lodge the bond when changing agents?\nNo. WA bonds are held by Bonds Administration until the tenancy ends, so the bond stays where it is.\nCan my current manager charge me to leave?\nOnly if your management agreement allows it. Check the notice period and any termination or leasing fees before you give notice.\nHow long does a handover take?\nUsually the length of your notice period. The file, keys and tenant introduction are handled within that time.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/wa-property-glossary/",
   "title": "WA Property Glossary: Real Estate Terms Explained",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-08T22:28:38Z",
   "wp_post_id": 1778,
   "wp_revision_id": 1779,
   "text_sha256": "eeee40fdfe0bd004c3b4002e9c68726a6e75b137183847648d417b7ba930a457",
   "source_sha256": "0390ed76330d15395ab716e968f123c756f92bb20e2c3d8bc95644235ebf4b66",
   "text": "WA Property Glossary: Real Estate Terms Explained\nPlain-English definitions of the property terms used in Western Australia, from offer and acceptance and subject to finance to transfer duty, settlement agents, strata and rental bonds.\nThis glossary explains the property terms buyers, sellers, landlords and tenants meet in Western Australia, in plain English. Where a rule or figure applies, it links to the government or industry source; each term also links to our guide that covers it in depth.\nThis is general information, not legal, tax or financial advice. Rules change, so check the linked source or ask a professional about your situation.\nJump to: A · B · C · D · E · F · G · J · L · M · O · P · R · S · T · U · V · W\nA\nAppraisal\nAn agent's estimate of the price a property is likely to sell or rent for, based on recent comparable sales or rentals. It is free and not the same as a bank or licensed valuer's valuation. In WA an agent must not mislead you about the estimated selling price (Consumer Protection WA). Read more: how to choose a real estate agent.\nAuction\nA public sale where buyers bid and the property sells to the highest bidder once bidding passes the seller's reserve price. Auction sales in WA are usually unconditional, so buyers need finance and inspections done beforehand (Consumer Protection WA). Read more: buying property at auction in WA.\nB\nBond (rental bond)\nMoney a tenant pays at the start of a tenancy as security against unpaid rent or damage. In WA it must be lodged with the Bond Administrator, not held by the landlord, and released through the bond process at the end of the tenancy (Consumer Protection WA). Read more: WA tenancy laws for landlords.\nBuilding and pest inspection\nA report by a qualified inspector on a home's structural condition and any termite or pest activity. Buyers usually make an offer conditional on a satisfactory inspection. Read more: making an offer on a house in WA.\nC\nCapital gains tax (CGT)\nTax on the profit made when you sell an asset such as an investment property. Your main residence is generally exempt, and individuals who held the asset for more than 12 months can usually discount the gain by 50% (ATO). Read more: selling an investment property.\nCapital works deduction\nA tax deduction for the cost of building a rental property, usually 2.5% a year for 40 years for residential buildings started after 15 September 1987 (ATO). Often called Division 43. Read more: depreciation and tax for landlords.\nCertificate of title\nThe official Landgate record of who owns a parcel of land in WA and any interests registered against it, such as mortgages, easements and caveats. A buyer's settlement agent searches the title before settlement. Read more: the WA settlement process.\nClearance certificate\nAn ATO certificate confirming a seller is an Australian resident for tax purposes. Without one, the buyer must withhold 15% of the price and pay it to the ATO, whatever the sale price (ATO). Read more: the WA settlement process.\nComparable sales\nRecent sales of similar properties nearby, used to support a price estimate. Ask any agent which comparables they used and why they excluded others. Read more: how to choose a real estate agent.\nCondition report\nA written, dated record, usually with photos, of a rental property's condition at the start and end of a tenancy. It is the main evidence in any bond claim. Read more: routine rental inspections in WA.\nConditional offer\nAn offer that only becomes binding if certain conditions are met, such as finance approval, a building inspection or the sale of the buyer's home, by agreed dates. Read more: making an offer on a house in WA.\nCooling-off period\nA period after signing in which a buyer can withdraw. WA has no general cooling-off period for residential property sales, so an offer and acceptance is binding once signed by both parties, subject to its conditions. Read more: making an offer on a house in WA.\nD\nDays on market\nHow long a property is listed before it sells. REIWA reports median selling days for Perth and each suburb; a short figure signals strong demand. Read more: the Perth property market.\nDeposit\nThe part of the price a buyer pays when the contract is signed, held in trust by the agent or settlement agent until settlement. The amount is negotiated and written into the offer. Read more: first home buyer's guide to WA.\nDepreciation (plant and equipment)\nA tax deduction for the declining value of removable assets in a rental, such as appliances and carpets. Since 1 July 2017, most owners cannot claim depreciation on second-hand assets already in a residential property when they bought it (ATO). Read more: depreciation and tax for landlords.\nDownsizer contribution\nA one-off contribution of up to $300,000 per person into super from the sale of a home owned for at least 10 years, available from age 55 (ATO). Read more: downsizing in Perth.\nE\nEasement\nA right for someone else to use part of your land for a set purpose, such as a sewer, drainage or access. Easements are recorded on the certificate of title and can limit where you build.\nExclusive agency\nAn agreement appointing one agent to sell your property for a set period. If it sells in that period, that agent is usually paid commission. Check the length and termination terms before signing. Read more: how to choose a real estate agent.\nF\nFirst Home Owner Grant (FHOG)\nA WA Government grant for eligible first home buyers who build or buy a new home, subject to price caps and eligibility rules (WA Department of Finance). Read more: first home buyer's guide to WA.\nG\nGreen title\nFreehold land you own outright, with no strata company, common property or levies. Most standalone houses in Perth are green title.\nJ\nJoint Form of General Conditions\nThe standard terms used in most WA residential sale contracts, published jointly by REIWA and the Law Society of WA. They are incorporated into the offer and acceptance, so read them before you sign. Read more: the WA settlement process.\nL\nLenders mortgage insurance (LMI)\nInsurance that protects the lender, not you, usually charged when you borrow more than 80% of the property's value (Moneysmart). Read more: first home buyer's guide to WA.\nLocal intake area\nThe area around a WA public school whose residents have a guaranteed place there, often called a school catchment. Check an exact address with the Department of Education (Schools Online). Read more: school catchments in the western suburbs.\nM\nMedian price\nThe middle sale price in a period: half of sales were above it and half below. REIWA publishes Perth and suburb medians (REIWA). Read more: the Perth property market.\nMinor modification\nA small change a tenant asks to make to a rental, such as a safety or personal change. Landlords have 14 days to respond, and a request is treated as approved if they do not (Consumer Protection WA). Read more: WA tenancy laws for landlords.\nO\nOff the plan\nBuying a home before it is built, from plans. Eligible WA off-the-plan purchases receive a transfer duty concession until 30 June 2028 (WA Government). Read more: buying off the plan.\nOffer and acceptance\nThe written contract used to buy and sell residential property in WA. Once the buyer's offer is accepted and signed by the seller, it is binding, subject to any conditions it contains. Read more: making an offer on a house in WA.\nP\nPet bond\nAn extra bond for a tenant's pet. In WA the maximum is $350, and it can cover pet damage as well as fumigation (Consumer Protection WA). Read more: pets in rental properties in WA.\nPre-approval\nA lender's conditional indication of how much it will lend you. It is not a final approval: the lender still values the property and confirms your details before settlement. Read more: the subject to finance clause.\nPre-settlement inspection\nThe buyer's final inspection shortly before settlement, to check the property is in the agreed condition and included items are present and working. Read more: the pre-settlement inspection.\nPrivate treaty\nA sale by negotiation at an asking price or price guide, rather than at auction. It is the most common way homes are sold in Perth. Read more: auction vs private treaty in WA.\nProperty manager\nA licensed agent or registered sales representative who leases and manages a rental on the owner's behalf, including tenant selection, rent collection, inspections and repairs. Read more: the Perth landlord's guide.\nR\nR-Codes (residential design codes)\nThe WA planning rules that set housing density and design, shown as a coding such as R20 or R40. The higher the number, the more dwellings a lot can usually hold, which affects subdivision and redevelopment potential. Read more: renovating for profit in Perth.\nReal estate agent licence\nIn WA, agencies and agents hold a licence (numbers start \"RA\") and sales representatives hold a registration (starting \"RR\"). Check any agent on the WA online licence search (WA Government). Read more: how to choose a real estate agent.\nRent increase\nIn WA rent can only be increased once every 12 months, if the lease allows it and the tenant gets proper written notice (Consumer Protection WA). Read more: WA tenancy laws for landlords.\nReserve price\nThe lowest price a seller will accept at auction. It is confidential; once bidding passes it, the property is \"on the market\" and sells to the highest bidder. Read more: buying property at auction in WA.\nS\nSettlement\nThe day ownership transfers: the balance of the price is paid, the transfer is lodged with Landgate, and the buyer receives the keys. In WA it is usually handled electronically by settlement agents. Read more: the WA settlement process.\nSettlement agent\nA licensed professional who prepares the documents and completes the transfer for a buyer or seller. WA settlement agent fees are deregulated, but you must be given a written maximum before you appoint one (Consumer Protection WA). Read more: settlement agent fees in Perth.\nSmoke alarms and RCDs\nWA law requires compliant smoke alarms, and residual current devices (safety switches), before a home is sold or rented (WA Building and Energy). Read more: preparing your home for sale.\nStrata title\nOwnership of a lot within a scheme, such as an apartment or villa, with shared common property run by a strata company funded by levies. Survey-strata lots have little or no common property. Read more: buying off the plan.\nSubject to finance\nA condition that lets the buyer end the contract if their loan is not approved by a set date, provided they have genuinely applied. It is the most common condition in WA offers. Read more: the subject to finance clause.\nSunset clause\nA completion deadline in an off-the-plan contract. If the project is not finished by then, the contract can usually be ended and the deposit returned. Read more: buying off the plan.\nT\nTransfer duty (stamp duty)\nWA state tax paid by the buyer on a property purchase, based on the price. First home buyers and eligible off-the-plan purchases may pay less or none (WA Government). Read more: first home buyer's guide to WA.\nU\nUrgent repairs\nRepairs to a rental that affect health, safety or security, such as a burst pipe or no hot water. Tenants can arrange them in some circumstances if the landlord does not act (Consumer Protection WA). Read more: investment property maintenance.\nV\nValuation\nA formal opinion of a property's value by a licensed valuer, usually ordered by a lender before it approves a loan. It can come in below the contract price. Read more: the subject to finance clause.\nW\nWritten authority\nThe signed agreement appointing an agent to sell or lease your property. It records the commission, marketing costs and term, and changes must be in writing and initialled (Consumer Protection WA). Read more: the cost of selling a home in Perth.\nFrequently asked questions\nIs there a cooling-off period when buying property in WA?\nNo. WA has no general cooling-off period for residential sales, so an offer and acceptance is binding once both parties sign, subject to its conditions such as finance or a building inspection.\nWhat is the difference between an appraisal and a valuation?\nAn appraisal is an agent's free estimate of the likely sale or rental price. A valuation is a formal opinion by a licensed valuer, usually ordered by a lender.\nWho pays stamp duty in WA?\nThe buyer pays transfer duty, also called stamp duty. First home buyers and eligible off-the-plan purchases may pay less or none.\nWhat does a settlement agent do in WA?\nA licensed settlement agent prepares the transfer documents, checks the title, adjusts rates and levies, and completes settlement for the buyer or seller.\n"
  },
  {
   "url": "https://www.boutiquerealtyperth.com.au/resources/wa-tenancy-laws-guide/",
   "title": "WA tenancy law: what every landlord needs to understand",
   "author": "Mathew St Guillaume",
   "date_modified": "2026-10-06T19:45:27Z",
   "wp_post_id": 110,
   "wp_revision_id": 1740,
   "text_sha256": "d470a7bab237156b1cf0210a81a56bf568d2e43cd63c2ee1c8397410cccc9ca4",
   "source_sha256": "13336d0587f974b366b082814645f9a2052cc0aed4b8cbbcf0cb7996b8ae963c",
   "text": "WA Tenancy Laws for Landlords: 2026 Rules and Rent Reforms\nWA tenancy laws for landlords in 2026: rent increases, pets, minor modifications, bonds, inspections, rent bidding and what is coming in the next stage of WA's rent reforms.\nResidential tenancies in Western Australia are governed by the Residential Tenancies Act 1987 and its regulations, and the rules changed significantly under the state's rent reforms. Today, rent can only be increased once every 12 months, tenants can ask to keep pets and make minor modifications, rent bidding is banned, and bond disputes run through a streamlined release process. Further changes, including replacing \"no-grounds\" terminations, have been announced but have no start date yet (Consumer Protection WA, updated 4 May 2026).\nThis guide summarises the rules WA landlords most often ask about. It is general information, not legal advice; check Consumer Protection WA or speak with your property manager about your situation.\nHow often can rent be increased in WA?\nRent can only be increased once every 12 months (Consumer Protection WA). The increase must be allowed for in the lease, and the tenant must receive proper written notice. Plan rent reviews around the anniversary of the last increase, and base the new rent on current comparable rentals; our rental appraisal guide explains how achievable rent is assessed.\nCan tenants keep pets in WA rentals?\nTenants may keep a pet with the landlord's approval, and a landlord can only refuse on the grounds set out in the law. The landlord has 14 days to respond to a pet request; if they do not respond, the request is treated as approved. The maximum pet bond is $350, and it can cover pet damage, not just fumigation (Consumer Protection WA). Our guide to pets in rental properties in WA covers the request form, refusal grounds and conditions in detail.\nCan tenants make changes to a rental property?\nTenants can ask to make minor modifications, such as small changes that make a home safer or more personal. The same 14-day response rule applies, and a request is treated as approved if the landlord does not respond in time (Consumer Protection WA). Respond in writing, and record any conditions, such as restoring the property at the end of the tenancy.\nIs rent bidding allowed in WA?\nNo. Tenants cannot be pressured into paying more than the advertised rent (Consumer Protection WA). Advertise a fixed rent and choose between applicants on suitability, not on offers to pay more.\nHow does bond release work now?\nUnder the streamlined process, any party can apply to have the bond released. A landlord claiming part of the bond must state what the claim is for, such as damage or unpaid rent. If the claim is disputed, the Commissioner decides, and either party then has seven days to appeal to the Magistrates Court. Paper applications are accepted until 31 December 2026 (Consumer Protection WA). Good ingoing and outgoing condition reports are what make a claim succeed.\nHow often can a landlord inspect a rental in WA?\nRoutine inspections are limited to four a year, with proper written notice to the tenant. Our guide to routine rental inspections in WA sets out the notice periods, what to check and how to record it.\nCan a landlord retaliate against a tenant?\nNo. A landlord or agent who punishes a tenant for exercising their rights, for example by issuing a notice after a repair request, can be challenged in court (Consumer Protection WA). Keep every decision tied to a documented reason.\nWhat changes are coming in the next stage of WA's rent reforms?\nConsumer Protection WA lists further reforms that have been announced without a commencement date (Consumer Protection WA):\nreplacing no-grounds terminations with specific reasonable grounds\nminimum standards for rental homes\nclearer maintenance and repair obligations\ninformation that must be given before a lease is signed\nprotections for tenancy applications and applicants' personal information\nWe track these changes for every property we manage and update landlords before anything takes effect.\nWhat does this mean for landlords?\nMost compliance problems come from missed deadlines and weak records, not bad intent. A 14-day response clock, a 12-month rent cycle and a bond claim that rests on condition reports all reward a disciplined process. That is the work our property management team does every week; our fee schedule is published in full.\nFrequently asked questions\nHow much notice is needed for a rent increase in WA?\nThe lease must allow the increase, the tenant must receive proper written notice, and rent can only rise once every 12 months. Check Consumer Protection WA for the current notice period before issuing one.\nCan a landlord refuse a pet in WA?\nOnly on the grounds allowed by law. Landlords have 14 days to respond, and a request is treated as approved if they do not.\nWhat is the maximum pet bond in WA?\nThe maximum pet bond is $350, and it can be used for pet damage as well as fumigation.\nHave no-grounds evictions been abolished in WA?\nReplacing no-grounds terminations with reasonable grounds is part of the next stage of reforms, which has been announced without a start date.\n"
  }
 ]
}