Getting started
- You enter into a head lease agreement with YWCA Canberra, which means we’re responsible for ensuring your rental income is paid
- We identify suitable and eligible tenants and sub-lease your property to them at below 75 per cent market rate
- You apply for a land tax exemption through the ACT Revenue Office
- YWCA Canberra provides you with a tax-deductible gift receipt for any foregone rent
- You provide affordable, appropriate and secure housing
Full-Service Property Management
Rentwell, an initiative of YWCA Canberra, delivers comprehensive property management at competitive fees. This includes full service with registered valuations and premium advertising to help you achieve reliable returns while supporting affordable housing in Canberra. As a Tier 2 Community Housing Provider — a higher level of oversight than standard Agents Act compliance — we offer additional confidence and transparency in our operations.
Dedicated Property Manager
Each property owner is assigned a dedicated manager who provides clear and regular communication about maintenance, tenancy updates, and property performance. We also include:
- A free registered valuation through Opteon
- Free advertising on Allhomes
Thorough Tenant Screening and Placement
Rentwell signs a head lease with you and then sub-leases to tenants, giving you assurance that rent will be paid. Our property managers carefully assess and interview applicants to ensure the right fit for your property and eligibility requirements.
Robust Policies, Systems, and Processes
Our operations meet rigorous national standards under our Tier 2 Community Housing Provider registration. This means transparent financial reporting, accredited policies, and ethical management that exceed Agents Act requirements.
Ethical and Professional Suppliers
We partner with trusted, community-minded maintenance providers to deliver efficient repairs and quality results — without the hassle of managing contractors yourself.
Competitive Fees and Rental Returns
Our management fee is 7.2% of the affordable rent, charged monthly as a flat rate. Property owners may also be eligible for:
- Deductible Gift Recipient (DGR) receipts on foregone rent (ATO-approved)
- ACT land tax exemption when renting 25% below market value to eligible tenants
- Free registered valuation and advertising, adding even more value to your investment
By choosing Rentwell, you achieve competitive returns while helping create affordable housing in Canberra
Community Connections and Tenant Support
We draw on our local networks to connect tenants to support services when needed. This helps sustain long-term tenancies, reduce vacancies, and create stable, positive outcomes for both owners and residents.
Schedule of Fees
Rentwell charges a flat-rate property management fee that supports service delivery and reinvestment into YWCA Canberra’s affordable housing programs.
For a detailed fee schedule, please contact Rentwell@ywca-canberra.org.au.
Community connections and support for tenants
We work with all tenants to ensure they are receiving the help and support they might need to maintain their tenancy. Our team is well networked with community services across the ACT and can provide information and soft referrals if required.
Yes, a redirection form is completed, and your invoices will be sent to Rentwell. The invoices are paid monthly, we will send you electronic copies of each invoice, attached to your monthly statement.
Yes, this will be emailed at the end of each financial year.
When you join us, we’ll match you with one of our experienced property managers who’ll be your main point of contact and there to support you every step of the way.
A member of our team will manage your property should your dedicated property manager be on leave. You will never be without a point of contact.
Since 28 March 2019, property owners are eligible for a land tax exemption when they rent their property through a registered community housing provider for affordable community housing purposes. Rentwell, operated by YWCA Canberra, is a registered community housing provider.
This scheme was administered jointly by the ACT Revenue Office, which had responsibility for the land tax exemption, and the Environment, Planning and Sustainable Development Directorate, which oversaw community housing provider arrangements.
To be eligible, an owner had to:
- Have entered into an agreement with a registered community housing provider (such as YWCA Canberra) to make their property available for affordable community housing.
- Have rented their property at a rate less than 75 per cent of the current market rent.
Owners who qualified for the exemption can apply to the ACT Revenue Office by completing the Affordable Community Housing Land Tax Exemption Form and attaching the signed agreement with the registered community housing provider (YWCA Canberra).
Owners are advised to complete this form as soon as possible after signing an agreement. Forms completed and received in the final two weeks of a quarter are processed in the following quarter.
Please seek advice from a qualified Tax Depreciation Specialist as to how you may take advantage of claiming depreciation on your property.
Costs and Fees
Yes, we will charge 7.2% on the affordable rent collected, inclusive of GST. This will be reflected on your monthly statements.
Yes, you will require landlord insurance cover. Landlord insurance can cover for things such as loss of rent and/or damage to the property.
Talk to your current insurance provider about what they have to offer. The cost is generally tax deductible and a worthy investment.
You are responsible for:
- the cost of any rates and taxes relating to the property
- any services where there is not a separate metering device
- the annual supply charge for water and sewerage
- any body corporate fees if the property is a flat, unit or apartment
- any other services for which you agree to be responsible
Where the tenant requires essential services to be installed in the property, you shall pay for the cost of installing these services, for example gas, electricity and water, and telephone / internet line.
You or the tenant may change the locks for the property with the written consent of the other party. The party who changes the locks is responsible for the costs, unless both parties come to an arrangement where the costs will be shared. A copy of the new key must be provided to the Rentwell team.
All retained earnings raised via Rentwell will be reinvested back into our affordable housing and homelessness services ensuring that we are able to provide services to more Canberrans in need.
Rent is always due two weeks in advance, with the first fortnightly rent due on the start date of the tenancy agreement.
Inspections, Maintenance and Repairs
Inspections are conducted within the first 30-days of a new tenancy; this is to primarily go through the returned condition report with the new tenant. Inspections are then done approximately every 6 months and if required in the last month of a tenancy being terminated.
During an inspection our team may take photographs of damage to property or of matters requiring repair or remedy so long as they do not unnecessarily infringe the tenant’s right to privacy.
Inspections are carried out during normal business hours.
Urgent repairs are specified in the Residential Tenancy Act 1997. In all instances, we will attempt to contact you to report the urgent repair required. If we cannot reach you, we are obligated to go ahead and organise the repairs. You will be kept informed of the progress at every stage.
For non-urgent repairs, work must be carried out within four weeks of being notified. Maintaining your property is essential for several reasons — ensuring tenant safety, maximising rental potential, and avoiding costly compensation claims.
We strongly recommend setting aside additional funds in your property account (approximately $1,000) so unexpected maintenance doesn’t catch you off guard. Our team will keep you up to date with any work required on your property. We also recommend maintaining appropriate landlord insurance to provide extra protection against unforeseen damage or events not covered by standard tenancy arrangements.
An urgent repair is work that is needed to repair:
- a burst water service
- a blocked or broken lavatory system
- a serious roof leak
- a gas leak
- a dangerous electrical fault
- flooding or serious flood damage
- serious storm or fire damage
- a failure of gas, electricity or water supply to the property
- the failure of a refrigerator supplied with the property
- a failure or breakdown of any service on the property essential for hot water, cooking, heating or laundering
- a fault or damage that causes the residential property to be unsafe or insecure
- a serious fault in any door, staircase, lift or other common area which inhibits or unduly inconveniences the tenant in gaining access to and use of the property
- a fault or damage likely to cause injury to person or property
A smoke alarm installed at premises subject to a residential tenancy agreement must comply with Australian Standard 3786, be functional and be installed on or near the ceiling and may be battery operated or hard-wired. A smoke alarm must be installed in the premises subject to a residential agreement:
- in each storey of the premises containing a bedroom;
- in every corridor or hallway associated with a bedroom; and
- if there is no corridor or hallway—between each part of the premises containing a bedroom and the remainder of the premises; and
- in each storey of the premises not containing a bedroom.
- A compliance certificate needs to be supplied annually.
Identifying and Managing Tenants
Rentwell manages the entire tenanting process on your behalf. Our thorough tenant selection process ensures strong matches that reduce turnover and provide you with long-term rental stability.
Your property management agreement will be with YWCA Canberra, rather than the tenant. We sign a suitable and eligible tenant on to a sublease.
We don’t charge a termination fee. While we are confident that you won’t want to, but if for any reason you need to, we require 30 days written notice of termination of management.
No, as the property owner, you won’t select the tenants directly. Rentwell follows a rigorous application and interview process to identify and match the most suitable eligible tenants in line with government income limits and our requirements.
Our experienced property managers take care to ensure that all tenants meet program criteria and that your property is well maintained and respected. By entrusting tenant selection to us, you help provide a stable home for a Canberran in need while ensuring your investment is professionally and responsibly managed.
No. Rentwell properties are open to everyone who meets the eligibility criteria — including men and non-binary people of all ages on modest incomes.
No, all inspections are conducted by a member of our team.
Tenants are advised of their obligations in paying rent in full and on time, prior to entering a Rentwell Rental Agreement. As your lease agreement will be with YWCA Canberra, your rent will always be paid.
A tenant can terminate a tenancy by giving YWCA Canberra 21 days written notice to vacate. This can be issued prior to the expiration of the fixed term but must not take effect until after the fixed term has ended.
In the unlikely event that the tenant vacates prior to the expiration of the fixed term agreement, your rent will be covered until a new tenant moves in.
As part of the Rentwell program, this property is rented at an affordable rate capped at no more than 74.9 per cent of the market rent. This ensures the property remains accessible to eligible tenants while providing a fair return to owners. An independent valuation by Opteon is undertaken every two years to confirm the market rate and ensure the Rentwell rent remains within this limit.
In line with ACT tenancy legislation, rent cannot be increased during a fixed-term tenancy and may only be reviewed once in any 12-month period. Tenants must receive at least eight weeks’ written notice before any increase takes effect.
Any rent increase is generally capped at no more than 110 per cent of the growth in Canberra’s rents component of the Consumer Price Index (CPI) since the last increase or start of tenancy. However, Rentwell rent levels must always remain within the 74.9 per cent of market rate limit verified by Opteon, even if CPI adjustments would otherwise allow for a higher amount.
We will work with you to ensure rent settings reflect both Rentwell’s affordability objectives and your needs as a property owner.
Yes, if the property has a separate water meter that can be accurately measured the tenant will be billed directly for water usage.