Terms & Conditions
Last reviewed: 1 November 2025
Who we act for
Jo Denvir, Gold Coast Buyers Agent (“we”, “us”) provides independent buyer advisory and relocation services. We act exclusively for property buyers and relocating clients.
How you accept these Terms
You accept these Terms by any of the following:
• instructing us in writing, including email or message, or
• paying an invoice we issue, or
• asking us to attend an inspection, commence a search, begin negotiations, or start a relocation task.
If there is a signed Client Agreement, that document prevails to the extent of any inconsistency.Services and scope (summary)
We offer Premium Walkthroughs, Negotiation-only, Full Buyers Advocacy, Auction Bidding, Relocation Strategy Sessions, Family Relocation Concierge, Settling-In Admin Fast-Track, Short-Stay Setup, and Rental Hunt Assist.
Unless stated in a signed Client Agreement, services are advisory only and exclude building inspections, valuations, legal, immigration or tax advice. Where specialist input is required, we can introduce trusted third parties, third-party fees are paid by you directly.Independence and conflicts
We are engaged and paid by you only. We do not accept commissions, referral fees or kickbacks from selling agents or third parties.
Premium Walkthrough
What is included One nominated property, one inspection appointment, video (live or recorded), street and area check, fit-to-brief summary, price guidance from recent comparable sales, short body-corporate screen where relevant, key risks, written summary and links within 48 hours of inspection, and a short debrief.
Payment: $3,300 incl GST per property for the first two walkthroughs, $3,960 incl GST for each subsequent walkthrough. Payable in full on booking.
Reschedule and access: Free reschedule with 24 hours’ notice. If access is cancelled or denied on the day for reasons outside our control, one re-attendance can be offered at a reduced fee or moved to a new date.
Cancellations and refunds: Cancellations more than 24 hours before the appointment are refunded less a $150 admin fee. Cancellations within 24 hours convert to a credit valid 60 days. Credits are not transferable or redeemable for cash.
Limits: Not a building inspection or valuation. The body-corporate check is a brief screen of latest levies, minutes, by-laws and insurance if provided, it is not a records inspection. We do not chase missing documents at this tier. Travel outside the Gold Coast is quoted separately.
Upgrade credit: If you engage Full Buyers Advocacy within 30 days of a billed Premium Walkthrough, a $1,500 credit applies once per client. Credits do not stack and do not apply to Negotiation-only unless agreed in writing.Negotiation-only
Scope: One property, one vendor, up to three negotiation rounds, contract-to-settlement oversight.
Fees: Up to $2.0m: $7,500 incl GST. $2.0–$4.0m: $9,900 incl GST. $4.0m+: $12,500 incl GST. Payable in full on instruction.
If the contract falls over for reasons outside our control and you switch properties, a new fixed fee applies.Full Buyers Advocacy
Scope: End-to-end support from brief to settlement, brief, suburb strategy, proactive on and off-market search, private inspections with video, due diligence coordination, negotiation or auction, and contract-to-settlement.
Fees: 1.25 percent to 2.5 percent of purchase price incl GST, minimum fee $25,500 incl GST, no fee cap. $5,500 retainer on engagement, credited to the final fee. Staged billing may be offered, for example part at shortlist acceptance and balance at unconditional. Travel outside the Gold Coast and all third-party costs are your expense.Auction Bidding
Scope: Pre-auction price guidance and strategy, attendance or phone bidding, basic handover if successful.
Fee: $2,200 per auction, payable on instruction. May be credited if you upgrade to Negotiation-only or Full Buyers Advocacy within 14 days, at our discretion and if scopes align.Relocation Strategy Session
Scope: 60 to 90 minute video consult, suburb suitability, school zones, commute and lifestyle fit, Q and A and a simple action plan. Advisory only.
Fee: $750 incl GST, payable on booking. May be credited if you proceed with Full Buyers Advocacy within 30 days, at our discretion.Family Relocation Concierge
Standard, email only
Up to two schools per child contacted by email, with catchment or commute map, shortlist, enrolment timeline, OSHC or transport plan, two concierge calls and a shared tracker. Time cap applies and is confirmed in your proposal.Concierge, phone and email
Up to two schools per child with phone liaison, tour booking and forms where permitted, three refinement cycles, and six weeks WhatsApp support. Time cap applies and is confirmed in your proposal.On-the-ground school visit, optional
One in-person tour or open day within a twenty minute drive with a brief written same-day summary. Subject to school visitor rules. Quoted on request.International moves, schools only
For relocations from outside Australia, New Zealand excluded, an international coordination uplift may apply for time-zone calls and document handling. Any uplift is confirmed in your proposal. We do not provide immigration advice.Multi-child
Base service covers one child. A reduced add-on may apply where a second child attends the same schools. Different schools are delivered as separate packages.Fees
Standard (email-only) $1,250 per child. Concierge (phone + email) from $2,200 per child. Add-ons (for example extra schools, school visit, international coordination) are available and will be itemised in your proposal. Extra time, if approved, is $220 per hour. Prices include GST.Notes
Placement decisions are made by schools. You provide IDs, sign forms and attend interviews. Proof of address planning is aligned to your rental or purchase timing. Third-party fees are paid directly. Travel outside the Gold Coast is quoted. CBD or event parking may be billed at cost.Settling-In Admin Fast-Track
Guided: $1,210, up to 6 hours. We build your personal timeline and provide links and checklists. You place orders and attend appointments.
Done-for-you: $1,870, up to 9 hours. We place orders where portals allow with your written approval, book appointments, prepare forms, and manage a shared tracker.
Extra time: $220 per hour with approval. No immigration or tax advice. Provider processing times may affect outcomes. All prices include GST.
Short-Stay Setup
Match-only: Three options compared with inclusions and total cost, availability checked for your dates, one option held and a booking link or script provided. One clarification round after you review the options.
Fee: $660 up to 3 hours, extra time $220 per hour with approval. You place the booking and pay the provider.
Book and manage: Everything in Match-only, plus we place the booking with your written approval, request early check-in or extras if offered (for example cot or parking), request an occupancy/proof-of-address letter if available, one change request after booking, and a final confirmation pack.
Fee: $1,100 up to 5 hours, extra time $220 per hour with approval.
Optional add-on: In-person suitability check within a twenty minute drive, brief video and suitability notes, $330 up to 1.5 hours then $220 per hour. Parking at cost.
Notes: Prices and availability can change quickly. Early check-in, late checkout, extras and document letters are not guaranteed and depend on provider policy. If a held option lapses, we will propose an alternative within the remaining time cap. Travel outside the Gold Coast is quoted. CBD or event parking may be billed at cost. All prices include GST.
Rental Hunt Assist
Entry criteria: Market-realistic weekly rent for target suburbs, complete application pack on day one, ability to attend inspections or book us to attend.
Standard: $1,320, up to 6 hours. Rent-versus-buy consult and plan, five rental options aligned to school or commute plan with an inspection schedule, application pack setup (ID, income, references, cover notes), two applications prepared and handed to the agent, document tracker and two weeks of WhatsApp nudges, up to four inspections lined up (attendance by you).
Client-only rate (Full clients): $1,210, up to 5.5 hours. Same scope as Standard at a reduced cap.
Extra time: $220 per hour with approval. Optional add-ons: inspection attendance $220 per hour plus parking; international coordination packs for non-NZ relocations +$220 up to 1 hour or +$440 up to 2 hours.
Limits: Approval decisions are made by property managers and owners. Portal rules may require applicants to submit directly. Additional applications beyond the first two, extra inspections or rework after major brief changes may be billed as extra time. Travel outside our Core Zone is quoted. All prices include GST.
Client responsibilities
You will provide accurate information and documents, make timely decisions, attend required appointments, and keep your availability up to date. Where you authorise us to place orders or make enquiries on your behalf, you will promptly sign and return any provider authorisations. You acknowledge that we cannot certify your identity or impersonate you.
Travel, parking and on-the-ground attendance
Home base Surfers Paradise: Core Zone Included travel for tasks within nearby suburbs such as Main Beach, Chevron Island, Isle of Capri, Broadbeach and Bundall, up to 20 minutes round-trip per task. Time on site is billed at your service rate.
Outside Core Zone: Travel is billed door-to-door at $110 per hour in 6-minute increments, parking and tolls at cost. For far trips we may quote a fixed travel block before booking.
Minimum call-out: When on-the-ground attendance is required, a 1 hour minimum on site at $220 applies, plus travel as above.
Cancellations Less than 24 hours’ notice may incur the on-site minimum and any non-refundable parking or tolls.Payments and invoices
Invoices are due on receipt unless otherwise stated. We may pause work until payment clears. Prices include GST unless noted.
Surcharges from payment providers are your cost where applicable.
Overdue amounts, interest and recovery costs
If an invoice is not paid when due, the overdue amount will accrue interest at 15 percent per annum, calculated daily from the due date until payment. You agree to pay all reasonable costs of recovery, including legal fees on a solicitor-client basis and any debt collection agency commissions and costs.
Third-party services
Building and pest, strata records, survey, engineering, legal and finance are arranged by you, we can coordinate introductions. We are not responsible for their advice, timing or fees.
No guarantee of outcome
We act with care and skill, however we do not guarantee that a specific property or school will be identified or secured, or that a provider or agency will accept your application, or that any property will increase in value.
Limitation of liability
To the maximum extent permitted by law, our liability is limited to the re-supply of services or the amount paid for the relevant service. Nothing in these Terms limits rights under the Australian Consumer Law.
Privacy and communications
We handle personal information in line with our Privacy Policy. You consent to being contacted about your engagement and related services. You can opt out of marketing at any time.
Force majeure
We are not liable for delays or failures caused by events beyond our reasonable control, for example extreme weather, building access issues, platform outages or provider backlogs.
Governing law
These Terms are governed by the laws of Queensland, Australia. The parties submit to the non-exclusive jurisdiction of its courts.
Changes to these Terms
We may update these Terms at any time. The “Last reviewed” date will reflect the current version.
Privacy Policy
At Jo Denvir, Gold Coast Buyers Agent, we take your privacy seriously and comply with the Australian Privacy Act 1988 (Cth).
1. Information we collect
Contact details and enquiry information, e.g. name, email, phone, suburb or budget preferences.
Communications you send us by email or forms on this site.
Website usage data via cookies and analytics (see Cookies and analytics below).
2. How we use your information
We use your information to:
respond to enquiries and provide our services
run scheduling, billing and client administration
send updates or marketing if you have opted in you can opt out anytime
improve our website and services
We do not sell your personal information.
3. Storage, security and location
We use reputable cloud services to store information and take reasonable steps to protect it from misuse, interference, loss, unauthorised access, modification or disclosure. Some providers may host or process data outside Australia. Where we use overseas providers, we take steps to ensure appropriate safeguards are in place.
4. Third-party service providers
We may share information with service providers solely to help deliver our services, e.g. email, CRM, scheduling, file storage, website hosting and analytics. Payment information, if collected online, is processed by our payment provider; we do not store full card details on our systems.
5. Access, correction and deletion
You can request access to or correction of your personal information, or ask us to delete it where appropriate. Contact: jo@jodenvirbuyersagent.com.au.
6. Marketing preferences
If you receive marketing from us, you can unsubscribe using the link in the message or by emailing jo@jodenvirbuyersagent.com.au. We will action your request promptly.
7. Cookies and analytics
This site uses cookies to make the website work and to help us understand usage via analytics tools such as Google Analytics. You can manage or disable cookies in your browser settings. Some third-party embeds such as social media buttons may also set their own cookies; their policies apply.
8. Complaints
If you have a privacy concern, contact us first at jo@jodenvirbuyersagent.com.au. If we cannot resolve it, you may contact the Office of the Australian Information Commissioner at oaic.gov.au.
9. Changes to this policy
We may update this policy from time to time. The “Last reviewed” date above will be updated, and the latest version will always be available on this page.
Refund and Cancellation Policy
Effective Date: 16 July 2025
We aim to deliver a high standard of service. These terms explain when refunds, credits or reschedules apply. Nothing here limits your rights under the Australian Consumer Law.
1) Premium Walkthrough (payable on booking)
Reschedule: free with 24 hours’ notice.
Access issues: if access is cancelled/denied on the day for reasons outside our control, one re-attendance can be arranged at a reduced fee or moved to a new date.
Cancel >24h: refund minus $150 admin.
Cancel ≤24h: fee converts to a credit valid 60 days (not transferable, no cash refunds).
2) Negotiation-only (payable on instruction)
Work begins when you instruct us to negotiate on a named property.
Before work starts: at our discretion we may refund up to 80% of the fee (to cover time already spent setting strategy and reviewing documents).
After work starts: refunds are not provided unless required by law.
If a deal falls over for reasons outside our control (e.g., vendor withdraws, finance decline) the fee remains payable for the work performed; a new fixed fee applies if you switch to a different property.
3) Full Buyers Advocacy (retainer + percentage fee)
Retainer ($5,500): payable on engagement and credited to the final fee.
If you cancel before active search begins: we may refund the retainer less reasonable time already incurred (scoping/briefing).
Once search commences: the retainer is not refundable; staged invoices or the balance are due as per your Client Agreement.
Travel outside the Gold Coast and all third-party costs remain your responsibility.
4) Strategy/Consultation sessions
Fees for one-off sessions are non-refundable once delivered. With 48 hours’ notice we’ll reschedule; with less notice a fee may apply.
5) Third-party fees
Building & pest, strata records, legal, finance, searches and other third-party costs are paid directly by you and are non-refundable once booked, subject to each provider’s policy.
6) Exceptional circumstances
If an event outside our reasonable control prevents delivery (e.g., extreme weather, building access issues), we will reschedule or offer a fair alternative. Where we cannot deliver and no alternative is acceptable, we will refund the relevant fee in line with the scope not performed.
7) How to request a refund or reschedule
Email jo@jodenvirbuyersagent.com.au or call 0433 834 643 with your name, service, property (if relevant) and preferred outcome. Approved refunds are processed to the original payment method within 5–10 business days.