At CMS we specialise in letting all types of property, from commercial, retail, residential apartments and suburban houses to residential blocks. Our success is achieved by putting the needs and requirements of our landlords and tenants before anything else. We are not a real estate agency with a letting business "on the side", so we remain totally focused on offering the best property management service at the most competitive price.

To provide the optimum benefits and serives, management is split betwen our dedicated departments: residential property management and commercial property management.

Our services include:

  • Free advice on property management issues and leasing activities.
  • Free rental market appraisals.
  • Multi-lingual skills to cater clients from non-English backgrounds.
  • Advice to clients on recent law amendments affecting their properties

  • We will always discuss the best way of meeting your requirements, so our management fees vary according to each individual requirements and are based on the level of property management service you wish us to provide


  • Under the Retail Tenancy Act 1994, a draft retail lease must be on hand before a retail premises can be promoted for lease in the market. Both lessor and lessee of a retail lease shall pay for their own legal cost.
  • The draft lease should cover proposed rental, term of lease, any options, whether tenant shall bear any portion of outgoings, the frequency and the method of the rent review and any other special terms and conditions that apply to your premises.
  • Be aware of the zoning of your premises. This would dictate what type of business may be operated.
  • Apart from zoning, also be aware of facilities available in the premises, eg air conditioning, loading dock, grease trap, exhaust etc. For example, if you believe the premise would be ideal for a restaurant and if there is not a grease trap and exhaust, it would hold up your lease.
  • If the tenant is required to pay a portion of outgoings on top of statutory ones such as Council rates, water rates and land tax, the law requires all related outgoing figures be on hand at time of lease.
  • Renovations should not commence until approval has been obtained from the Council. The prospective tenant should provide details of the renovation, including a copy of the plan.
  • The lease should specify that the tenant would return the premises to a satisfactory condition on termination of the lease, excluding normal fair wear and tear.
  • A lease is as good as the tenant behind it. There is an inherent risk in every business and this could be minimised with security deposit or bank guarantee. As security deposit is not standardised like a residential lease and the amount could vary with each different type of business and the track record behind the prospective tenant. It is therefore important that your agent carry out the reference check with due care.
  • Our management is carried out actively on a continuous basis, including monitoring the tenant's business and its economics.
  • As every business has its up and down and is different, it is important to identify problems before it is too late. Once there is an indication of the problem, we will meet up with the tenant and offer our assistance. However, if there is a real risk of worsening performance, we will start to look for another tenant before it is too late. Our system and procedure will recoup for you their share of outgoings and invoice new rental annually.
  • Our size of management supports a comprehensive database for a current market rental review. This is important and helps to successfully support and negotiate an increase.
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