ࡱ> !$ a ]bjbjڥڥ 8R\R\Q))D*D*D*X*X*X*8*\*X*pR+,:,,,16j8QQQQQQQ$VX~RD*>901>9>9)),,*<<<>9),*,Q<>9Q<<sI*6J,$ R9?JQ@R0pRYJbNY:dNY4JJLNYD*K>9>9<>9>9>9>9>9RR:>9>9>9pR>9>9>9>9NY>9>9>9>9>9>9>9>9>9> N(: Completing the factsheet and disclosure statement A guide for retirement village operators July 2014 Purpose of this guide This document helps retirement village owners and managers to complete the approved forms for the factsheet and disclosure statement that must be provided to prospective residents. This guide includes general principles that apply to both the factsheet and disclosure statement, and specific guidance on particular items in each document. Note: This guide does not outline all of your disclosure obligations under the Retirement Villages Act 1986 (the Act) or the regulations made under the Act. Version: Version 1.1, July 2014 (updated September 2015) Background Your disclosure obligations From 1 July 2014, retirement village owners or managers are required to provide a factsheet (in the approved form), and inspection of certain documents if they are in your possession, to prospective residents or anyone acting on their behalf. Additionally, the manager is required to provide, among other things, an expanded pre-contractual disclosure statement (in the approved form) to those intending to sign a contract When to provide the factsheet and document inspection You must: provide the factsheet or document inspection to anyone requesting it within seven days of the request; and include a factsheet in any targeted marketing material given or addressed personally to a prospective resident. When to provide the disclosure statement You must provide the disclosure statement at least 21 days before entering into a management contract with a prospective resident. You cannot charge prospective residents for these documents You cannot charge prospective residents for the factsheet, document inspection or the disclosure statement.  SHAPE \* MERGEFORMAT  Selecting the relevant forms Selecting a factsheet Select one of the following factsheets to provide to prospective residents enquiring about your village:  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-mixed-tenure.doc" Factsheet for mixed tenure retirement village;  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-loan-licence-village.doc" Factsheet for loan-lease or loan-licence retirement village; or  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-strata-title-village.doc" Factsheet for strata title retirement village. If your village has multiple types of tenure, or types of tenure other than strata title, loan-lease or loan-licence, complete the generic factsheet titled Factsheet for mixed tenure retirement village. If ownership/tenure in your village is entirely strata title, or entirely loan-lease or loan-licence, use the strata title and loan-lease or loan-licence factsheets respectively. If you require the resident to pay a lump-sum lease premium, we recommend that you use the loan-lease or loan-licence form, and indicate that the form of tenure as a lease under item 4 of each factsheet. However, it is also acceptable to use the generic form in these circumstances. Selecting a disclosure statement You must complete one of the following disclosure statements about a prospective residents unit:  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-loan-lease-loan-licence.doc" Disclosure statement for loan-lease/loan-licence residents;  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-strata-title.doc" Disclosure statement for strata title residents;  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-rental.doc" Disclosure statement for rental residents;  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-company-title.doc" Disclosure statement for company title residents;  HYPERLINK "http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-unit-trust.doc" Disclosure statement for unit trust residents; or  HYPERLINK "http://www.consumer.vic.gov.au/library/Forms/Businesses/Retirement-village-operators/Retirement-village-disclosure-statement-general-use.doc" Disclosure statement for general use.  SHAPE \* MERGEFORMAT  Where relevant, use a specific tenure type form rather than the general/non-specific form titled Disclosure statement for general use. The general use form caters for units that do not readily fit the other tenure categories, which will be relatively uncommon. Guiding principles The following are guiding principles for completing the factsheet and the disclosure statement. PrincipleCommentsThe forms do not replace the need for prospective residents to read, and to seek advice, on their contract and retirement village living in general.The language of the factsheet and disclosure statement is not overly formal. The documents do not capture all the details of the contract. Any terms that are not defined in the forms are intended to be generic references to the relevant provisions of the contract. The contract should specify and define in detail particular obligations, such as the timing and the basis of any increases to ongoing costs. You must complete the forms accurately, reasonably and in good faith.Under the Act, it is an offence to include a statement that you know to be false or misleading in a material particular either in the factsheet or disclosure statement. Additionally, under the Australian Consumer Law, it is an offence to make false or misleading representations about goods or services, and you may also be subject to civil claims for misleading or deceptive conduct. Unless otherwise specified, the forms focus on: costs payable to you by the resident; and the services that are currently on offer. The forms do not require you to provide or estimate any fees or moneys payable to third parties, such as external real estate agents commissions, unless otherwise specified. Exceptions include owner corporation fees for strata title residents. Unless otherwise specified, the forms are not to be used to provide other information, such as: the fees payable for optional services; services that may (or will be) provided in the future; or the division of ɫƵ for maintenance between owners/managers, individual residents, and owners corporations (if applicable). Any further information about your village can be included in other material that you provide to prospective residents.As a general guide, the factsheet focuses on the village, while the disclosure statement focuses on the particular unit. The factsheet (at the enquiry stage) is intended to help prospective residents to compare villages. The disclosure statement is intended to help a prospective resident to understand the costs of entering, living in, and leaving their unit. Unless the form requires or directs you to provide a list, do not attach appendices or other documents to the form. The forms are designed to give prospective residents information in a reasonably clear and concise format. Unless otherwise required or permitted in the form, you should not attach other documents to the forms, or answer a question in the form by directing the reader to an attachment, appendix, or other document.Where an attachment is permitted, attach a document as a list.All permitted attachments should be in the form of a list, and include a heading that refers to the relevant item number in the factsheet or disclosure statement.Do not delete any part of the form unless the instructions permit you to delete a field. The forms include instructions to delete some items if they do not apply. However, in some parts of the form, it is equally important for prospective residents to see what does not, as well as does, apply. For example, the disclosure statement includes a section on ongoing costs (item 3 in each disclosure statement), without an instruction to delete what that does not apply. Do not delete text in this section as it is important for prospective residents to understand what costs are and are not included in the service charge. Instructions allowing you to delete parts of the form appear immediately above the text that may be deleted. Also delete any descriptions separated by a forward slash (/) where only one of description applies for example, in item 10.1 of all factsheets, delete week/fortnight/month as appropriate. Where you are permitted to delete text, adjust the subsequent numbering of items, and delete any blank spaces created, as appropriate. You may remove the bullet point () if only one matter from a list remains.Delete instructions on the form before printing.Instructions on the form are marked in blue, shaded and italicised text appearing within square brackets, such as [Note: Delete if this does not apply]. Where italicised instructions in brackets require you to insert text, do this in normal font, not in italics, and then delete the instructions.All amounts should be GST-inclusive. However, if any GST-exclusive amounts are allowed by law and you wish to state the GST-exclusive amount, indicate that the amount is GST-exclusive. You can only provide a GST-exclusive amount, where you are allowed to do so by law. See information on: GST and property, on the Australian Tax Office website at HYPERLINK "C:\\Users\\mmcdonou\\AppData\\Local\\Temp\\notes6B3F1A\\ato.gov.au\\Business\\GST\\In-detail\\Your-industry\\Property"ato.gov.au/Business/GST/ In-detail/Your-industry/Property displaying prices, on the Australian Competition and Consumer Commission website at HYPERLINK "C:\\Users\\mmcdonou\\AppData\\Local\\Temp\\notes6B3F1A\\accc.gov.au\\business\\pricing\\displaying-prices"accc.gov.au/business/ pricing/displaying-prices. Seek independent legal advice if you are unsure about your GST obligations. Where a GST-exclusive amount is allowed, include a GST-exclusive statement after the relevant amount (in the field where the amount is inserted). Mark a check box by double-clicking it. Mark a check box ( FORMCHECKBOX ) by double-clicking it. If a pop-up menu appears, change the default value from not checked to checked.Factsheets Nature of ownership or tenure In item 4 of the loan-lease or loan-licence form, select whether your units are loan-lease or loan-licence. If you are using a mixed tenure form, include all the ownership or tenure types in item 4. Facilities onsite at the village Item 7.1 in all factsheets relates to all facilities on offer as at the date of the factsheet. If a facility is yet to be built or completed, do not include it, or refer to any other document. Any information you would like to provide about future or prospective facilities could be included in your marketing material. Services In item 8.1 of all factsheets, list each service provided to all village residents (funded from the recurrent service charge paid by residents), on a separate line. Services listed in the instructions are examples only, and you may add others. You do not need to include any services that are listed elsewhere in the form, such as emergency systems at item 16 (loan-licence or loan-lease) or item 17 (strata title and mixed tenure). Delete any inapplicable description, where you are prompted to specify whether the: bowling green is indoor/outdoor swimming pool is indoor/outdoor and heated/not heated spa is indoor/outdoor and heated/not heated. In section 8.2 of all factsheets, include in the list of current optional services and fees, all optional services that are available on a user-pays basis, whether the service is provided directly by you or whether you have arranged for a third-party provider to deliver these services. Entry costs and departure entitlement For a strata title village where incoming residents only pay the purchase price for their unit, and not any other type of ingoing contribution, items 9.1 to 9.4 can be deleted. Otherwise, in item 9.1 of all factsheets, you must identify whether or not the resident must pay a refundable or non-refundable in-going contribution. If the resident must pay an in-going contribution that is: refundable, retain items 9.2 and 9.3, and delete item 9.4 altogether non-refundable, delete items 9.2 and 9.3 altogether, and retain and renumber items 9.4 to 9.6. Regardless of how you respond to item 9.1, you must complete items 9.5 and 9.6 in all factsheets (renumbering items as appropriate). Where items must be completed, you may still delete text that does not apply within the item where instructed. In item 9.6 of all factsheets, you must have a reasonable basis for the estimated sale price range for all classes of units in the village. Estimate the sale prices ranges for all classes of units on a reinstated or renovated basis. In other words, estimate each sale price on the basis that the unit has been restored or updated to whichever condition is required. For example, if you only require reinstatement, base your estimate on reinstated units. You may wish to note, for your records, the matters that you considered when estimating sale price ranges. Ongoing charges In item 10.1 of each factsheet, you are prompted to list service charges in the middle column. You are given two options: to provide the service charge as a specific amount per week/fortnight/month, or a range per week/fortnight/month. Provide either a specific amount or a range (not both) and delete any timeframe that does apply. Capital gains or losses Item 12 (loan-licence or loan-lease) or item 13 (strata title and mixed tenure) identifies whether residents share any capital gain or loss. Do not deduct departure costs in specifying the residents share in any capital gain or loss, as costs payable on permanent departure are outlined elsewhere in the factsheet. Reinstatement or renovation of the unit Item 13 (loan-licence or loan-lease) or item 14 (strata title and mixed tenure) identifies whether the resident is responsible for reinstatement or renovation costs. Mark yes if the resident must, upon permanent departure, pay for restoring the unit to its original condition or to bring it up to date, regardless of the terminology used in the contract. Where the form prompts you to specify what the resident must pay for, specify as clearly and simply as possible any matters that the contract requires residents to pay for for example, specify if the contract requires: specific matters to be attended to, such as steam cleaning of the carpets; or imposes a general obligation, such as restoration of the unit to the condition in which the resident first entered it. Resident restrictions Item 17 (loan-licence or loan-lease) or item 18 (strata title and mixed tenure) identifies whether or not there are restrictions on pet ownership, and restrictions on residents and visitors parking. There is no need to outline in the form what those restrictions are simply mark yes or no, and provide further details of any restrictions upon request. Accreditation Item 18 (loan-licence or loan-lease) or item 19 (strata title and mixed tenure) identifies whether or not your village is accredited by a recognised industry organisation. To avoid any doubt, accreditation refers to current and valid accreditation as at the date of the factsheet. If your accreditation has lapsed or has been suspended, mark no. Waiting list In Item 20 (loan-licence or loan-lease) or item 21 (strata title and mixed tenure), you must answer yes or no to the question: Does your village have a waiting list for entry? If you answer no, you can delete all questions that follow in the item. If you answer yes, to the first question, but there is no fee to join the waiting list, then delete the question: Is the waiting list fee refundable on entry to the village? Otherwise, answer all questions in the item. Disclosure documents Front page If the street name of the unit is the same as for the village, include the unit number only. Otherwise, if the unit is on a different street, include the full address of the unit. The disclosure statement must be certified by the owner of the retirement village or the owners agent or representative, including: any authorised employee of the owner any retirement village manager who has been appointed as the owners agent. The name and address of the person certifying the statement must be inserted in the place provided and their capacity (as owner or agent/representative) indicated by deleting what does not apply. Insert your name after I if: you are an individual who is the owner of the retirement village, and you wish to sign the form you are the agent or representative of the owner (which may be an individual or a corporation), and you wish to sign the form as the owners agent or representative. For strata title villages, the owner is the developer owning any lots in the subdivision. Entry costs and ongoing costs Entry costs (item 2) and ongoing costs (item 3) in each disclosure statement should be provided as specific amounts drawn from the contract. Do not provide costs as a range or an average. Ongoing costs maintenance charges Item 3.1 in each disclosure statement, except for the rental disclosure statement, lists three items related to maintenance charges (recurrent charges). If you do not charge anything other than a service charge, mark only the service charge box. If you have a fund to provide for long-term maintenance issues or problems, mark the separate long term maintenance fund charge box regardless of whether you call the fund a capital replacement fund, maintenance fund, sinking fund, or any other term. For any other type of maintenance charge, mark other maintenance charge/s. Service charge For item 3.2 (loan-licence or loan-lease, rental, and unit trust) or item 3.3 (strata title, company title and general use), include in the list of current optional services and fees, all optional services that are available on a user-pays basis, whether the service is provided directly by you or whether you have arranged for a third-party provider to deliver these services. Departure costs Item 4.2 in each disclosure statement requires you to indicate the resident is responsible for the cost of restoration (restoring the unit to its original condition) or renovation (updating the unit), regardless of how those obligations are referred to in the contract. Where you are asked about post-departure costs in item 4.6, include only personal services fees that are contractually payable to you by the resident (even if you pass on that money to third-party providers).  SHAPE \* MERGEFORMAT  Departure entitlement In items 5.3 and 5.4 of each disclosure statement, do not deduct departure costs from any capital gain or losses as departure costs are listed separately. Table of estimated departure entitlements You must have a reasonable basis for the estimates used in the table. At the foot of the table, you are directed to include a statement about the basis for your estimate of the next in-going contribution, depending on whether or not the in-going contribution is based on market value. If in-going contributions are based: only the market value of the unit, state the estimated annual capital growth (if you have a reasonable basis for estimating a capital loss, provide a negative figure) on factors other than, or in addition to, the market value of the unit, state the relevant basis, for example, estimated movements in Consumer Price Index (CPI) for contracts governed by regulation 8 of the Retirement Village (Contractual Arrangements) Regulations 2006. You are prompted, at the foot of the table, to insert any disclaimer about the estimated capital growth or other basis used to calculate the in-going contribution. The wording of the disclaimer is at your discretion, but if a disclaimer is included, it must appear only in the place provided. Any disclaimer must not be long, complicated, and confusing. Reinstatement or renovation costs may be estimated on the basis of current average costs for the typical level of work that would be required after (at the end of) one, two, five and 10 years of residence respectively.  SHAPE \* MERGEFORMAT  If you believe that there may be a range of possible amounts, use a reasonable approach to derive an estimated figure (for example, take the mid-point of an estimated range). For your records, you may wish to note the matters you considered when calculating your estimates.     Completing the factsheet and disclosure statement - A guide for retirement village operators July 2014  HYPERLINK "http://www.consumer.vic.gov.au/renting" consumer.vic.gov.au Page  PAGE 2 of  NUMPAGES 10  For more information For information on your obligations as a retirement village operator, and to download the approved forms of the factsheet and disclosure statement, visit  HYPERLINK "http://consumer.vic.gov.au/retirementvillages" consumer.vic.gov.au/retirementvillages. Key point Select the disclosure statement that relates to the tenure type of the unit that the prospective resident intends to enter. Key point Where in doubt, consider whether your response reflects the requirements of the prospective residents contract. 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A!n"n#n$% Ddt"TD  3 @@"?DyK yK http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-mixed-tenure.docyX;H,]ą'cDyK yK .http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-loan-licence-village.docyX;H,]ą'cDyK yK .http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-factsheet-strata-title-village.docyX;H,]ą'cDyK yK Jhttp://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-loan-lease-loan-licence.docyX;H,]ą'cDyK yK 4http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-strata-title.docyX;H,]ą'cDyK yK (http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-rental.docyX;H,]ą'cDyK yK 6http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-company-title.docyX;H,]ą'cDyK yK 0http://www.consumer.vic.gov.au/library/forms/businesses/retirement-village-operators/retirement-village-disclosure-statement-unit-trust.docyX;H,]ą'cDyK yK 2http://www.consumer.vic.gov.au/library/Forms/Businesses/Retirement-village-operators/Retirement-village-disclosure-statement-general-use.docyX;H,]ą'cDdt"D  3 @@"?$$Ifedq7~E!vh#vP#v]:V l4c t&65538alitq7~Epyt[b$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~DyK FjC:\Users\mmcdonou\AppData\Local\Temp\notes6B3F1A\ato.gov.au\Business\GST\In-detail\Your-industry\PropertyDyK F`C:\Users\mmcdonou\AppData\Local\Temp\notes6B3F1A\accc.gov.au\business\pricing\displaying-prices$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~tDeCheck5$$Ifedq7~E!vh#vP#v]:V l t&65538alitq7~EpytO~Ddt"TsD  3 @@"?Ddt"D  3 @@"?DyK yK Nhttp://www.consumer.vic.gov.au/renting Dd^   S A<4CAV_Brandmark_BLACK 13mm highConsumer Affairs Victoria"`b >a凇]8X9l n >a凇]8X9l PNG  IHDRR3# pHYs\F\FCAiCCPPhotoshop ICC profilexc``$PPTR~!11 !/?/020|pYɕ4\PTp(%8 CzyIA c HRvA cHvH3c OIjE s~AeQfzFcJ~RBpeqIjng^r~QA~QbIj ^<CU*( >1H.-*%6CF>,ƳLLEXXXYXxئ+opYɵۉO 92~y7턿M%>C"\R\5[(nRjRQQSzNmzF#}:u d >2:ndiYo67lO_0qSsKk[{GEEEeu]S[wD`dxT|tzLAle\s|_¬eIO._@bI{nt^~~kE'(,׮pLQR݇F& ڮN]wDI>K̛zڧ3=ΰ8?-\s|׭ظj5>mfҦƸεQo?q'Ϝ9w¹/sk汹󝳧G?c'O<rݫo 2016-03-15T14:56:15+11:00 2016-03-30T14:07:54+11:00 2016-03-30T14:07:54+11:00 Adobe Photoshop CC 2015 (Macintosh) xmp.iid:d446c971-3373-465d-a995-0d824e04afc8 xmp.did:5A92B6874F2068118ED2E7D848338487 adobe:docid:photoshop:f366274e-36b2-1179-a6a8-8c0580d6e4bd proof:pdf xmp.iid:87197467-7d97-4df4-aa07-b4fe0fd460aa xmp.did:87197467-7d97-4df4-aa07-b4fe0fd460aa xmp.did:5A92B6874F2068118ED2E7D848338487 proof:pdf converted from application/x-indesign to application/pdf Adobe InDesign CC 2014 (Macintosh) / 2015-11-18T15:28:51+11:00 saved xmp.iid:28af550d-9112-4584-9abc-1d54556eac1d 2016-02-24T09:39:56+11:00 Adobe Illustrator CC 2014 (Macintosh) / saved xmp.iid:3e57f33c-95bb-43ec-b90c-7bc3bc4be11d 2016-03-15T14:56:15+11:00 Adobe Illustrator CC 2014 (Macintosh) / converted from application/pdf to application/vnd.adobe.photoshop saved xmp.iid:87197467-7d97-4df4-aa07-b4fe0fd460aa 2016-03-30T14:07:54+11:00 Adobe Photoshop CC 2015 (Macintosh) / converted from application/pdf to image/png derived converted from application/vnd.adobe.photoshop to image/png saved xmp.iid:d446c971-3373-465d-a995-0d824e04afc8 2016-03-30T14:07:54+11:00 Adobe Photoshop CC 2015 (Macintosh) / image/png Adobe PDF Library 11.0 False 1 False False 190.000000 60.000000 Millimeters Black Default Swatch Group 0 Black PROCESS 100.000000 CMYK 0.000000 0.000000 0.000000 100.000000 Document 1 Dot Gain 10% 1 6000000/10000 6000000/10000 2 65535 1106 307 cHRMz%u0`:o_FIDATx]wE=$ݠʚsDŜsq59p%)bN`Z׬k9q3V+͛uﭞoޛ驮pԽ#"""b ]k4O?ɸ?GwZۉPo Z,z ZG~gxWוW@[hsjZeƤάN """Sx*ݐ睩$e.ނ܂i-ߙ .ӮV)B/f/ҟΪuk-V;@|Vw\08rfPTR"""2ơXV`.lРPյ~!QGn{c4R. 4!-v~26 }Gb+6]J[L],~cfVASl)_X;}[{-ZT.Kě륦bΕOSߎI=?" -Wo|ս 8E s6h{U'JABאP;kwaDn_rE *n+^բX"'#2sxi׽;E!oTԀui KI2h婃VAأuZSGvH;1N^W/|r8 rw| x: y“ց jFȜ?EFT0`(R~p,Bu'd^!#EJJDDDD#9狽XdcB! t S-`S=!Hc%twyBm߰JʛJta !0J0z8.g,侎c'vF%i&. 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