Management rights for sale - workload

Typically, the regular outside work at 276/280 comprises:
● Mowing common area lawns and edging, each complex fortnightly in summer, monthly in winter. This includes everywhere around garden and driveway edges etc.
By personal choice, we pay a contractor to do it, one week 280 at $275 a time, alternate week 276 at $250 a time. Total for year around $11,000.
Takes him about 3 hours each time.
 
● Hedges and trees.
In 276, our contractor (same one as above) is paid by the body corporate to trim all hedges and trees, nothing for us to do.
In 280, we trim one line of hedges about every two months or towards one month in height of summer (say 8 times a year). Takes me around 3 hours a time. There are a few small bushes to keep trimmed, very little time involved.
At front entry/exit which is shared by the three complexes 270, 276 & 280, we trim the line of hedges same frequency as above. Takes me around 3 hours a time. Every third time of this, we charge the 270 complex $137.50 incl.GST.
 
● Gardens & Weed spraying.
Of common areas driveways & gravel patches, we weed spray each complex roughly every 2 months or less over winter months (say 4 or 5 times a year). Takes about half a day each time. In between times, we’ll pull larger weeds as and when they show, in the course of passing through (minor time involved).
Of common area lawns, we do Weed n Feed twice a year both complexes, very effective against clover bindi& oxalis. Each time about one & half days per complex.
Very few gardens to weed, most are private area in front of the units which are resident’s responsibility.
 
● Swimming pools, two in 280 one in 276.
We designate Friday mornings each week for full clean and dosing of the three pools ready for usually greater use over the weekend. Other days of the week, clean and dose with chlorine as required, weather dependent (an hour or so intermittently). Once a month, water test each pool at ProSwim and dose accordingly.
Pools are closed for 4 months of the year May through August, no work required.
 
Overall, my wife likes to work outside, averaging half days over a typical 5 day week. Myself, running the rent roll, small jobs on units and specific projects for the body corporates mean I work much fewer hours outside than my wife. No outside work done weekends.
We would have ample time to do the lawns and edges, but as a lifestyle choice decided to engage our contractor for this regular part of the outside work.
 
● We also mow backyards for about six residents, extra income. This could be greatly increased as an additional mini-business.
 
Hope the above helps to clarify the outside workload we have, which I believe is significantly less than most complexes comprising this number of units (126).


 

 
Below are some positive features that might help attract a buyer:
 
The P & L figures are considerably understated, for instance R & M just $415 Income yet $1,015 Expenses.
Income has been and is potentially higher, due to:

1. Numerous small jobs I do for owners (particularly rental) that I haven’t bothered invoicing. They generate goodwill, however following a middle course would bring in more income without damaging the goodwill.
2. Backyard mowing, for which we take cash in hand, not in the P & L. We currently do 6 regularly and refuse others due to workload.

A significant addition to the business could be pursued by promoting this, would be taken up by many residents.

1. We trim the centre hedge, invoicing 270 complex every third time ($137.50), not included in the P & L.
2. We make regular trips to Nudgee rubbish dump (car & trailer), particularly green waste from 276 and other. I never but should invoice this, to Body Corp or individual residents/owners.

Note: Owners give us their dump vouchers (from Council), we always have enough of those to last the year, therefore no dump fees.
 
The outside workload for common area grounds is quite light:

1. By choice, we engage a contractor to do edges and lawns, alternate weeks per complex through summer ($275 one week, $250 next week), monthly through winter, takes him about 3 hours each time.
2. In 276, no hedges or trees to do, as the Body Corp pays our contractor to do it ($880 a time).
3. In 280, just one line of hedges (takes about 3 hours) to do, and a few small bushes between driveways.

 
The Letting Pool (currently 52) has great potential to increase, not only in 276 & 280 (124 units, 18 managed by outside agents) but also in 270 complex where there is no onsite management (currently I have 3 there).
 
The Body Corp salary for 276 is due for CPI increase 1st May, will therefore be higher than stated in our P & L by the time a sale goes through.
(Should be No.5 above).
 
Manager’s unit 1/280 is approved to manage 276 from, by legal Variation to the 276 Caretaking Agreement.
The unit is a stand-alone on its own fenced area separated and a little elevated from the other units, very pleasant site to live on.
It has ample parking spaces (4) apart from the lock-up garage, which I’ve been using as a workshop/storage. This could be used to promote an additional business such as a storage facility (furniture etc).

For more management rights for sale, click here or contact us for inspection details.