Balmoral Gardens Retirement Village

Contracts Frequently Asked Questions

FAQs

You're probably wondering.........................

1. Which retirement village?
2. How much does it cost?
3. Buying vs. leasing
4. What ongoing commitment is required?
5. What happens when I leave?
6. What questions should I ask about a village I am considering?
7. How are disputes resolved at villages?

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1. Which retirement village?
You have probably visited other villages already, but if not we would recommend that you obtain a copy of the current Retirement Village Association directory which gives the addresses and contact phone numbers for all member villages. We recommend that you visit a number of villages and talk to the residents and staff as well as discussing the choices with family, friends and advisors.

Whilst there are many different financial, legal and physical aspects to investigate between different villages in one essential way choosing a retirement village is no different from choosing your previous homes; that sixth sense that tells you where you feel most at ease.

We are confident you will choose Balmoral Gardens...

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2. How much does it cost?
Indicative prices are included on this web site but the Manager can provide you with a current price list and details of what units are available.

At Balmoral we aim to keep the ingoing cost below other comparable villages. In addition stamp duty and legal fees are minimal.

But it is not only the ingoing cost that you need to consider when comparing different villages. The ongoing commitment and refund on departure are equally important.

Once you have selected a couple of villages where the location, amenities and accommodation suit you, the financial choice will usually be either...

A) a higher ingoing cost and ongoing commitment,
B) less money left in your pocket; but
C) a higher refund on departure.

A) a lower ingoing cost and ongoing commitment,
B) more money left in your pocket; but
C) a lower refund on departure.

At Balmoral we have adopted the latter regime with the aim of providing certainty as to your total commitment over the whole of your time at the village and leaving as much money as possible in your hands for your retirement.

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3. Buying vs. leasing
A comparable strata unit

- May have a higher ingoing cost
- Incurs expensive stamp duty and legal fees
- Involves body corporate obligations
- And residents generally pay for all major maintenance and repairs

A leased unit at Balmoral
- Is likely to have a lower ingoing cost
- Involves no stamp duty
- Attracts lower legal fees
- Eliminates body corporate worries

And.....

- The village owner pays for all major maintenance and repairs, not the residents
- Leasing gives you the same security of tenure as buying a unit.
- The Life Time Lease at Balmoral is equally binding on the owner and the manager and ensures an ongoing commitment by them to the success and well being of the village and its residents.
- All villages in Victoria are subject to the Retirement Villages Act.

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4. What ongoing commitment is required?
A weekly maintenance charge [reviewed annually generally in line with CPI) is paid fortnightly in advance by all residents. For convenience and security this payment is be made via a direct bank debit.

It includes:

•	Council rates
•	Water rates
•	Use of water
•	Sewerage disposal charge
•	Insurance of your unit
•	Insurance of the common property
•	Personal liability insurance
•	Staff costs
•	24 hour emergency call service
•	Street & security lighting
•	Lawn mowing
•	Gardening

•	Minor and preventative building maintenance
•	Maintenance of appliances included in the unit i.e. stove, heater, hot water system.
•	Maintenance , servicing & cleaning of village centre & facilities.
•	Operation of village facilities including the Club , bus, motor vehicles, swimming pool, library, bowling green etc.
•	Contribution to a general reserve

Your outgoings are known and there are no costly surprises at Balmoral Gardens.

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5. What happens when I leave?
At Balmoral residents pay an Ingoing Contribution at the commencement of their stay in the village. The Ingoing Contribution is refunded to the resident or their estate following their departure from the village less a deduction by way of rental dependent upon the length of occupancy. The rental deduction is calculated as a percentage of the Ingoing Contribution for each year of occupancy but is fixed at a maximum of 30% after 8 years. The deduction reduces to 0% after 23 years.

The Refundable Ingoing Contribution is paid to the departed resident or their estate within 14 days of the vacated unit being re-leased and the Ingoing Contribution form the succeeding resident being received.

At Balmoral there are no deductions from the refund or obligations in relation to sales commission or unit refurbishment costs and the weekly maintenance charge is not payable after the occupancy term has expired. There are no legal costs associated with exiting the village.

It is also important to note that at Balmoral it is the owner who meets major repair costs in relation to the units and the village generally including items such as the replacement of hot water services, stoves, carpets and floor coverings providing long term financial certainty for residents.

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6. What questions should I ask about a village I am considering?
The Retirement Villages Act sets out a useful check list for prospective residents as follows:

a)	Discuss your decision to enter a retirement village with your family, friends, and other people who usually discuss important matters with you.
b)	You should take all of the documents relating to the village to a legal practitioner who understands the financial implications of retirement village contracts.
c)	Regarding life at the village itself, you should find out whether - a) the lifestyle of the village (including social activities and religion) meet your needs; b) the facilities at the village meet your present needs and whether they will meet what you expect will be your future needs; c) you have any say in the design, construction and furnishing of your unit if construction is not yet complete; d) the retirement village provides any nursing care, an emergency call system or other facilities specially designed for the elderly; e) you can be moved from the village or within the village without your consent, and if so, under what circumstances; f) your long term occupancy at the village is secure; g) the residents are actively involved in decisions concerning the level of maintenance and services provided and their cost, and how these fees are to be varied in the future.
d)	You should also enquire about - a) pets, visitors, car parking and public transport; b) when you get access to your money after you leave the village; c) what system the village has for resolving disputes; d) what restrictions exist on the persons to whom you may sell your unit; e) the restrictions (if any) on your use of your unit and of the village facilities generally; f) what protection you have if the village is sold to an organisation that has management plans or philosophies that are inconsistent with the way in which the village you propose to enter is managed.
e)	Compare the terms and amount of repayment of your in-going sum with other charges imposed on residents at the village, such as regular maintenance charges and any other extraordinary costs.
f)	Find out how you will have to adapt and alter your existing lifestyle to comply with the regulations and restrictions of life in the village.
g)	If the community facilities of the village have yet to be built, find out what guarantee you have that they will be completed.
h)	Find out whether the owner can terminate your occupancy at any time, and if so, under what circumstances.
i)	If pensioner rebates are to be claimed by the owner or manager on your behalf, find out whether you will receive all the benefits of the rebates.

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7. How are disputes resolved at villages?
Disputes between residents or between residents and the manager and/or owner may be referred to Consumer Affairs Victoria or may be dealt with, at the option of the resident, under the village dispute resolution procedure. The internal dispute resolution procedure is available from the Manger. Consumer Affairs Victoria may be contacted at:

Consumer Affairs Victoria,
Level 2, 452 Flinders Street,
Melbourne Victoria 3000
Telephone 1300 55 81 81 (local cal charge)
Email consumer@justice.vic.gov.au
Website www.consumer.vic.gov.au