Historically property investment values have increased over time, some areas more so than others. However, there are ways to increase the value of your property investment without having to rely on time and the market to deliver gains.

Today, savvy property investors are using a more creative approach by creating equity in their investment properties. This is readily achievable for an investor willing to take the time to improve their property. You can manufacture instant equity through smart renovations and boost returns by increasing the appeal to tenants.

What Kind of Renovations Increase Property Value?

The key to is to not overcapitalise. Identify key aspects of a property that would appeal to tenants and future buyers and improve them to a modern standard suitable for the suburb it’s in and the demographics likely to be drawn to it.

This includes:

● Kitchen and Bathroom – These areas undoubtedly have the most impact on how a property is valued. A newly renovated kitchen and bathroom can make the property more attractive to tenants while adding capital value.

You’d be surprised how much a simple coat of paint and some new fittings in these areas do to the overall value and appeal of the property. New flooring and blinds can also do wonders. But don’t go overboard and install a stone benchtop where laminate will do.

● Bedroom – One of the most effective ways of boosting rental yield is by adding a bedroom. Look for properties with a flexible floor plan where you can move internal walls or enclose a balcony within the roofline of the house.

● Subdivision – If your property has a large block, you may be able to split it into two or more blocks, allowing you to significantly boost your yield and capital growth. Ensure you look at local council laws specifying the minimum size of blocks in the neighbourhood and for any other zoning laws that might apply.

Don’t renovate to your own taste. You should prioritise functionality over aesthetic appeal. Neutral colours and classic, basic styles will attract a wider range of tenants and reduces the risk of looking dated further down the track when you want to sell.

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Creating Equity is All About Meeting Demand

Successfully creating value comes down to the old principle of supply and demand. Look at an area that is up and coming or is in demand then buy and renovate so your property meets that demand. Achieving this requires you to do your research. Find out what kind of people want to live in the area and meet their needs.

To ensure you don’t overspend, try to avoid spending more than eight per cent of the property’s value on cosmetic renovations. Remember that renovating to build value is a strategic process to increase cash flow. Don’t get carried away trying to make the place look good for the sake of it.

Calculate the cost of your renovations and ensure the endeavour is worth it. You don’t want to spend tens of thousands of dollars for an extra $5 a week. Aim to achieve a return of 15 to 20 per cent. If you’re unsure how much value you’ll be able to generate, it’s a good idea to speak to a property specialist to get accurate valuations and cash flow projections.

Looking for an Investment Property in Geelong?

If you’re thinking about property investment in Geelong, go to the local experts. Hayeswinckle uses their understanding of their local community to succeed. Check out our latest listings in Geelong here.

If you’re thinking of renting out your property and want to find quality tenants quickly, a solid marketing strategy is one of the most important aspects of the endeavour. The real estate market is highly competitive and it’s essential to ensure your property stands out from the pack.

You want to work with a real estate agent who will help you throw a wide marketing net to lure in potential renters. Marketing costs can vary depending on the area and the agency you’re working with. It’s best to ask your agent for a breakdown of the costs for your property marketing campaign.

The Goal of Marketing

It may seem obvious, but the point of a quality marketing strategy is to expose your property to as many relevant people and spending as little as possible. The less time your rental property spends sitting idly on the market, the better. Marketing should be strategic in nature, so that your property is viewed by the right relevant demographics who are genuinely interested in and looking for that type of property.

Often, spending a little more on marketing your property can save you more in the long run as you can avoid the risk of having to pay ongoing mortgage payments and other expenses without revenue coming in and wasting money on ineffective advertising.

How is Marketing Costed?

The cost of marketing a property is rarely set in stone, with each agency managing marketing costs differently. Sometimes costs are negotiable and you can pick specific services as they suit you. In other cases, an agency offers a costed package where they have special deals with suppliers such as photographers, newspapers and advertising websites.

Some agents will simply incorporate advertising fees into their commission costs and manage the marketing process themselves. It’s a good idea to ask them for a breakdown of the marketing strategy so you know precisely where your advertising dollars are being invested.

What Do Marketing Costs Cover?

Once again, what the marketing strategy covers is dependent on the agency’s approach. Most will market through their own database and website as well as using online real estate portals, social media and print advertising.

At Hayeswinckle Property Management, we use widely used real estate portals along with listing rental properties on our own website. These include:

● Realestate.com.au
● Domain.com.au
● Rent.com.au, and
● Rentfind.com.au

Like most agencies, we utilise social media marketing campaigns on Facebook and Instagram. We also advertise in the Geelong Advertiser on a Saturday signboard. For $299, we offer all of these services along with professional photographs and copy, which can be used in the long term to promote the property in the best possible light.

Keep in mind that while other agencies can offer lower prices, this often comes at the cost of a rental property marketing plan that isn’t as effective. Like most situations, it’s far better to invest in quality.

Marketing Your Rental Property in Geelong

If you’re a landlord who wants to find quality tenants for your rental property in Geelong, speak to the local experts. At Hayeswinckle, we use our understanding of the local community to achieve the best possible results for our clients. Get in touch with our team today.

End of financial year can be a tough and taxing time (literally!) especially for those with an investment portfolio. There are many considerations property investors should take into account, especially those new to the property market. To help you be clever about tax and property investments, here are our top three tips you can implement to ease the pressure come 30 June.

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UNDERSTAND WHAT YOU CAN CLAIM

Be sure to understand what is deductible and what is not. Tax and investment property claims extend far further than just the property itself. There are many deductible items which slip the mind of even the most astute property investor. For instance, travel expenses to inspect your investment property are tax deductible, so don’t forget to claim your travel when sorting out your investment property tax deductions. Remember to consider other expenditures, like council and water rates, interest on loans and repairs or maintenance.

UNDERSTAND WHEN YOU SHOULD CLAIM

Timing is everything! We bet there are a few depreciable items in your property investment, so get a depreciation report to assess which items you can claim against your tax. Over time, appliances like ovens and equipment such as hot water systems will depreciate. Your outdoor landscaping, painting and carpets will also show signs of wear and tear. Be smart – if you paint your investment property in June, you will only be able to claim one month of depreciation. This will be small compared to the amount you would have spent. Plan ahead, and if you know you have expensive, depreciable purchases looming ahead, the best time to buy is always early in the financial year.

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KEEP ORGANISED

Ensure your documentation is in order by keeping on top of your receipts and creating a spreadsheet of your expenditure. Try to avoid handing your accountant an overfilled shoe box stuffed with receipts. This will only allow more room for error, and you will be spending more on accounting fees than desirable. Keep a concise record of your expenses, create checklists and have your documents sorted in a simple, organised manner. You don’t want to forget an expense because you may miss the opportunity to claim it as a deduction this financial year. Having this prepared will make your trip to the accountant all the merrier.

Hopefully, after successfully executing these strategies, you will have minimised your tax, and may even find yourself in a stronger financial position than you expected. So, why not consider expanding your property investment portfolio?

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Lower stock levels, record low interest rates and strong population growth are creating an ideal environment for property investment in 2017. The latest property data has great news for investors who have their eyes on the Geelong property market, with affordability, low vacancy rates, good capital growth and strong returns across various suburbs in the area.

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DEMAND FOR FAMILY-SIZED HOMES

Demand for space in Victoria has boosted the median house price of family-sized homes, with significant price growth recorded over the past year in regional areas like Geelong. New REIV data shows four-bedroom homes in regional Victoria experienced the highest annual growth of any property type, up 3.5 per cent over the year to a median of $445,000.

Three bedroom homes are also popular with buyers, up 1 per cent statewide to a median price of $315,000. East Geelong in particular experienced strong annual price growth for this property type, increasing 25 per cent to a median of $512,000. Investors can expect demand for spacious and affordable housing in suburbs around major hubs like Geelong continue to grow as more families search for an affordable place to live close to amenities.

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BEST SUBURBS FOR INVESTMENT IN GEELONG

While investors can expect negative returns in central Geelong and along the coastal areas like Torquay, Barwon Heads, Point Lonsdale and Ocean Grove, property in eastern and northern suburbs as well as rural areas like Winchelsea and Inverleigh are performing well.

Geelong’s inner suburbs perform best for long-term investors due to their lower prices, proximity to the CBD and established infrastructure. Belmont and East Geelong are the biggest growth suburbs in Geelong, but interest in the northern suburbs is growing because of cheaper property. Investors can snap up affordable properties in high growth areas such as Corio and Breakwater which have low median house prices and high rental yields.

The top 10 performing suburbs for return on investment in the Greater Geelong property market over the past 12 months:

  • Breakwater
    annual growth – 3.1 per cent
    median price – $291,000
    median rent – $305 per week
    rental yield – 5.4 per cent
    rental demand – high
    cash flow – $341 per month
  • Wandana Heights
    annual growth – 0.2%
    median price – $585,000
    median rent – $530 per week
    rental yield – 4.7 per cent
    rental demand – average
    cash flow – $328 per month
  • St Albans Park
    annual growth – 0.8 per cent
    median price – $326,000
    median rent – $325 per week
    rental yield – 5.2 per cent
    rental demand – average
    cash flow – $310 per month
  • Marshall
    annual growth – 5.6 per cent
    median price – $398,000
    median rent – $380 per week
    rental yield – 5 per cent
    rental demand – average
    cash flow – $309 per month
  • Winchelsea
    annual growth – 2.6 per cent
    median price – $295,000
    median rent – $300 per week
    rental yield – 5.3 per cent
    rental demand – average
    cash flow – $307 per month
  • Whittington
    annual growth – 1.8 per cent
    median price – $279,000
    median rent – $285 per week
    rental yield – 5.3 per cent
    rental demand – average
    cash flow – $296 per month
  • Corio
    annual growth – 1.7 per cent
    median price – $250,000
    median rent – $260 per week
    rental yield – 5.4 per cent
    rental demand – average
    cash flow – $285 per month
  • Thompson
    annual growth – 1.8 per cent
    median price – $308,000
    median rent – $200 per week
    rental yield – 5.1 per cent
    rental demand – high
    cash flow – $263 per month
  • Newcomb
    annual growth 2.7 per cent
    median price – $310,000
    median rent – $300 per week
    rental yield – 5 per cent
    rental demand – average
    cash flow – $256 per month
  • North Geelong
    annual growth – 2.8 per cent
    median price – $333,000
    median rent – $316 per week
    rental yield – 4.9 per cent
    rental demand – high
    cash flow – $250 per month
  • LOOKING FOR INVESTMENT PROPERTY IN GEELONG?

    If you’re thinking about property investment in Geelong, go to the local experts. Hayeswinckle uses their understanding of their local community to succeed with the foundation and culture of the company firmly rooted in Geelong. Check out our latest listings in Geelong here.

    Once you’ve made the decision to invest in property the next step is to find the property that is right for you. Many factors come into play when making this vital decision. Consider the following before adding to your investment portfolio.

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    Why invest?

    First up, have a think about your reasons for investing. Are you interested in capital growth, or are you motivated by cash flow? While more exclusive suburbs may have a larger potential for capital growth in the long term, buying into them is expensive and these properties often have lower rental returns. If your returns need to be higher than your outgoings, consider properties in more affordable areas. It’s important to put emotions to one side when buying an investment property; remember this isn’t your dream home.

    Where to invest

    When deciding where to buy, look for growth areas where there is a high demand for rental properties. The perfect property will be close to transport, schools, parks and shops. When looking at properties, take time to go for a walk and get a feeling for living in the surrounding area. What attracts you to the property will also attract potential tenants. Also take note of any red flags that will put tenants off. Research crime statistics – no one wants to live in a dangerous neighbourhood.

    Know what you can afford

    It’s vital to know your budget and have a good understanding of ongoing costs before you invest. Talk to your lending institution or a mortgage broker about pre-approval for a loan and research the cost of insurance, rates, improvements and repairs. Allow money for a building inspection and consider whether you will need the ongoing services of a property manager. Once you know how much you can afford to invest, you are in a strong position to start looking.

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    Consider demographics

    As a landlord, it’s important to consider a property and neighbourhood that will appeal to your ideal demographic. Residential, single-family dwellings are popular with first-time investors as they attract stable, longer-term tenants. Always consider the needs of the demographic you are trying to attract when purchasing.

    Do your due diligence

    Before you buy a property, be sure to do your homework and make yourself aware of any issues that may affect that property and impose restrictions or obligations on you. Always ask for the Vendor’s Statement or ‘Section 32’ when purchasing a property. The Vendor’s Statement contains items such as a statement of title and copy of the plan, the zoning of the property, any council proposals for the land, the services that are connected and information on owners’ corporations. This is all vital information which must be supplied to you. It is prudent to obtain legal advice before purchasing to ensure there will be no unexpected surprises.

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    Follow this advice and no doubt your ideal investment property is just around the corner! Start your search here: www.hayeswinckle.com.au/buying/

    Written by Kate Shaw

    Landlord Obligations to Maintaining A RENTAL Property

    Landlords are legally obligated to guarantee the safety of rented property and its contents under Australian common law. While the safety of tenants, neighbours and the public are of the utmost importance, there are also a number of other regulations specific to rental properties that stipulate the responsibilities of a landlord.

    These responsibilities include:

    • Maintaining the structure and exterior of the house
    • Ensuring all installations are working, e.g. gas, electricity, heating
    • Treating potentially health-threatening issues, e.g. rising damp, mould
    • Maintenance and safety of landlord-owned appliances and installations

    Landlords will have other obligations outlined in the tenancy agreement as well as the specific requirements of the relevant Australian state or territory. For example, in Victoria there are strict guidelines about when a landlord is permitted to enter their rented property.

    Before YouR TENANTS Move In

    Ensure you, or your property manager, check the property thoroughly before tenants move in to avoid any disputes and problems later down the track. Find out whether the property has any existing faults and note any minor damage or problems in the condition report. This is the ideal time to address any necessary repairs.

    geelong property management, geelong rental homes, rentals, for rent geelong, best property management geelong

    Landlords must:

    • Make sure the premises are vacant, in good repair and reasonably clean on the day your tenants are due to move in.
    • Ensure any water appliance, smoke alarm, fitting or fixture meets Standards Australia’s ‘A’ rating and are in good working order.
    • Make sure all external doors have locks and windows can be secured.
    • Allow tenants to have peace, quiet and enjoyment of the premises.

    You should ensure tenants are provided with a copy of the booklet outlining their rights relevant to your state. In Victoria, it’s ‘Renting a home: a guide for tenants’ by Consumer Affairs Victoria, which is also available online.

    Urgent and Non-Urgent Repairs

    The Residential Tenancies Act 1997 distinguishes between urgent and non-urgent repairs. When repairs are urgent, your landlord or real estate agent must respond immediately.

    Urgent repairs include:

    • burst water service
    • broken or blocked toilet system
    • dangerous electrical fault
    • serious roof leak
    • gas leak
    • flooding or serious flood damage
    • storm or fire damage
    • breakdown or failure of any essential appliance, service, fitting or fixture
    • a serious fault in a lift or staircase
    • any fault or damage that makes the premises unsafe or insecure

     

    geelong property management, geelong rental homes, rentals, for rent geelong, best property management geelong

    Other repairs, for example, a damaged garage from a falling tree branch, are considered non-urgent. If your tenants request a non-urgent repair, you must still respond promptly.

    It’s important both you and your tenants communicate all information about repairs in writing and to keep copies for future reference in case there is a dispute. Tenants must keep paying rent when waiting for repairs to be done. If you don’t respond or refuse to undertake repairs however, tenants can get advice from Consumer Affairs Victoria and apply to the Victorian Civil and Administrative Tribunal (VCAT) for a repair order.

    Looking for a PROPERTY MANAGER in Geelong?

    We value our community at Hayeswinckle and make sure our landlords are fully assisted and supported. If you’re looking for a property manager in Geelong, we can handle all the legislative requirements, tenant queries and make sure that your rent is paid on time. Contact us here.

    Top tips for keeping your home cool this summer

    Here comes the summer, and here comes the heat. Keeping your home cool during the hot summer months not only benefits your family’s comfort, it also means you’ll rely less on expensive air-conditioning. As well as shading your home with devices like purpose-built pergolas or freestanding parasols, there are other ways of keeping your home comfortable so you can all keep a cool head.

    Master bedroom in large attic space.

    Fix up a fan

    Ceiling fans use about as much power as a 60watt light bulb making them an extremely cost-effective way of cooling down any room. Rather than actually lowering the temperature, they create a breeze, which in turn cools body temperatures. Ceiling fans can also be used in outside areas that have a covered space and will create a truly relaxing alfresco retreat. Alternatively, freestanding plug in fans will make a cute retro addition, particularly metal ones, to any space and are definitely a cheaper and more instant option.

    woman doing housework

    Lower the temperature with cooling fabrics

    Although summer brings a sense of revitalisation, it can also bring endless nights of broken sleep thanks to hot and clammy conditions. By changing up your bed linen for breathable fabrics, you’ll encourage a restful nights kip all summer long. Look out for natural linens, like cotton and linen, that have fantastic breathability, rather than any other fabrics containing polyester.

    Cozy corner at home

    Pop in some greenery

    It’s well known that indoor plants are natural humidifies that will improve air quality by removing horrid toxins and increasing oxygen and moisture in the air. Introduce a plant in every room, particularly the bedroom, and enjoy a rejuvenated home that’s full of charm, character and buckets of fresh air. You could also look to therapeutic plants, such as lavender, to encourage an even deeper nights rest.

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    Banish harsh sunlight

    When windows are exposed to full sun, it’s best to keep them closed with the blinds or curtains drawn to prevent any build-up of heat. This will also stop the harsh light bleaching upholstered or timber furniture, as well as preventing any cool circulating air from escaping.

    Family Watching TV At Home Viewed From Outside

    Open the windows at the right time of day

    Once the sun has gone down and temperatures have dropped, you should open windows where you can. Good ventilation prevents your home from feeling stuffy, and lower night temperatures mean you’ll have a cool breeze circulating throughout the house. If you don’t have fly screens, consider hanging mosquito nets above beds to stop any unwanted nigh time visitors.

    Light blue bedroom

    Go for cooling colours

    Although it might well be in the mind, colours can create changes in our mood as they make our body respond in different ways. Take bright red for example. It can bring a feeling of invigoration and excitement, while blue can evoke a sense of coldness and calm. With this in mind, consider the colours in your home and how they make you or your guests feel. Is it time to change the palette in your bedroom to a more soothing, serene shade to encourage relaxation? White is a natural cool colour, as are frosty blues and pale greys. All these tones will work well to lower the temperature in a space and evoke a cooling response.

     

    Written by Kate Shaw

    Thinking about renovating this summer? Follow these tips to ensure your renovation adds value to your property.

    Consider hiring design professionals
    Before you begin to consider how big your project is likely to be. If you’re updating a bathroom or replacing a window or two you can probably manage without an architect or designer, but if you’re knocking out walls and changing your house’s layout, bringing in design professionals is a smart move. While this may seem an extra expense you don’t need, you may end up saving in the long-run, with a well-designed house being a great selling point. Design professionals can also take the headache out of the consent stage by preparing your paperwork for you.

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    Small changes reap big rewards
    You don’t need to go big to make a difference. Large-scale renovations are always costly and often stressful. As well as new flooring and a fresh paint job, small changes to your house’s layout or utility areas will create a great fresh impression. Replacing small windows with larger ones, adding sky lights to low-light areas and installing external doors to improve your indoor/outdoor flow are just some ways you can easily modernise your home.

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    Remember the kitchen rules
    Put your money where it counts. An up-to-date kitchen is a must-have for many buyers. A full-scale renovation can be costly but will add definite ‘wow’ factor to your home. Engage a professional kitchen designer if you want a high-end result. If you have a lower budget, there are many other ways to update this space. Consider replacing benchtops, resurfacing existing cabinetry and updating kitchen hardware (such as door handles and taps).

     

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    Go big on the bathroom
    Modern bathrooms are another space that sell houses.  Investing money here won’t go unnoticed. Keep colours neutral, consider floor-to-ceiling tiling and splash out on a statement bath if you have the room and budget! If you have a little less to spend you can still create a big impression.  A new vanity, resurfaced cabinetry or modern tapware are easy ways to update this space.

     

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    Invest in the outdoors
    Make the most of your outdoor space this summer. Building an outdoor room is a great investment.  Opening roofs and side protection can turn an area once used only in summer into a room used all year round. If you want to spend a bit less, invest in great shade and a top-end barbecue. Give your outdoor area a lift with a modern table setting, bold cushions, comfortable beanbags and outdoor speakers, so you can really enjoy those evenings under the stars.

     

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    Every room counts
    Consider adding another bathroom, a fourth bedroom and a walk-in robe. A second bathroom has become almost essential for many buyers. A master bedroom with an ensuite and ideally a walk-in robe can elevate your property to the next level. Adding a fourth bedroom may be costly but will also open your property up to a whole new group of buyers.

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    Talk to a real estate agent
    If you’re thinking of listing your property once your renovations are complete, it could be a good idea to give your real estate agent a call before you begin. They’ll be able to tell you what buyers are looking for in your area, and guide you in the right direction for resale.

    Written by Kate Shaw

     

    With your first Open Home Inspection looming, these cast-iron tips and tricks will help your home stand out from the crowd and ensure you get top dollar come auction day. The key to refining your spotless home is by adding those all important finishing touches, so you’ll be guaranteed to win over those buyers as soon as they step through the door.

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    Create a smart entrance

    Put yourself in the shoes of a buyer and evaluate your front yard or entrance way as they would. Do you need to cut back bushes or plants to create a clear path? Or maybe your front door needs a dust down? It’s all about creating an appealing welcome so buyers can’t wait to have a look inside. Colourful pot plants either side of your door will add a cheerful touch, while polished hardware will gleam and sparkle to entice them in. And once indoors, don’t overlook the importance of the hallway. Clear away any clutter like coats and shoes, and greet visitors with a friendly pot plant or vase of flowers to create instant charm and appeal.

    Happy young couple standing inside their new house

    Turn on the lights

    A cosy glow coming from inside a home is always a heart-warming view, so capture this positive vibe by turning on your lights, especially any outdoor ones that will welcome buyers in, particularly on dark wintery evenings. Try to use lamps where you can, instead of central ceiling lights, as they will create a softer ambience. While a string of fairy lights in a glass bowl will brighten up a dark corner or an unused fireplace.

    Silver Christmas trees, star and lights

    Encourage a relaxing living area

    De-clutter, tidy away and fluff up your living space. Baskets are your best friend when it comes to clearing away toys or magazines out of sight, and they also add interest to empty corners. If your sofa is looking a little tired, invest in some fabulous cushions so your seating looks plump and inviting. Throws and blankets can also disguise any furniture that has seen better days, and will add a plush layered feel to your space. Coffee table styling is another way of adding a decadent look, so dust off those large art books that you’ve stored away and display them with a new candle or a lush vase of flowers for a graceful finish.

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    Super-style your shelves

    Align books on shelves, or even go as far as arranging them in similar colours, to create a smart and considered display. Make sure you’ve given them a good clean too.

    Minimise kitchen clutter

    Make your kitchen feel open and spacious by removing all items from the bench tops. Go as far as to store away appliances, like toasters and kettles, to free up space and then simply display a few choice accessories, such as a stylish chopping board or handcrafted jug, so your kitchen’s striking good looks take centre stage.

    Modern kitchen

    Make your bathrooms sparkle

    Clean, clean and clean again so your bathrooms are fresh and pleasing. Conjure a boutique hotel-style with crisp white towels and elegant toiletries so there’s not a plastic shampoo bottle insight! Orchids are a fabulous flower for adding a touch of spa-like zen; hunt out a good-looking fake one and it’s guaranteed to last the whole campaign.

    Stylish Modern Bathroom Details

    Remove all personal items

    Kids drawings that are stuck on the fridge might seem cute, but buyers don’t want to be reminded of the present owners of the property while they are trying to imagine themselves living there. Family photos should also be removed, as well as noticeboards or calendars, to give free reign to a prospective buyer’s imagination.

    Say it with flowers

    The very last thing you can do to make your home sing out from the crowd is to add beautiful flowers in prominent spots around your home, such as the coffee table or in the master bedroom. Flowers not only add instant colour and fragrance, they also suggest luxury and decadence and help to evoke a cosy charm that will make a buyer feel right at home.

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    Written by Louise O’Bryan

    Have you seen our Facebook page made just for rental properties, ‘Hayeswinckle Property Management’?

    Click the image below to see what the rental team has to say!

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