Renting Overview

Starting your tenancy/ Tenancy agreements

What is explained to the tenant when moving into the property?

We go through all of the most important expectations.

For example, how tenants must pay their rent on time, where to pay their rent, what we do if they do not pay their rent. We discuss our repairs and maintenance policy, what happens in an emergency repair situation, how often inspections occur and what we look for.
We also supply tenants with two copies of the in-going inspection forms, explain how they must check, sign and return one copy of the form within 14 days. We explain and get tenants to sign the Bond Lodgement Form.

We also hand to tenants a Consumer Affairs booklet that explains some of their tenancy rights and obligations. We must issue them with this booklet in accordance with legislative requirements.

What do tenants sign?

We prepare a Tenancy Agreement covering the details of the tenancy, with terms and conditions.
We explain the main parts of the agreement to the tenants before we get them to sign it. We will then send a copy of the tenancy agreement together with a copy of the in-going inspection report to landlord’s for their records.

When do tenants get keys and possession of the property?

After all the forms have been explained and signed, all bond monies and first payment of rent received we will then grant the keys and possession of the property to the tenant.

Property inspections

Do you inspect the property at the beginning of a tenancy?

We conduct a comprehensive inspection of the property when a tenant first moves in.

We inspect the property area by area (lounge room, bedrooms, kitchen, front and rear yard, garage etc) and then all items present in each area (walls, ceiling, light fittings, curtains, windows, stove etc).

We record their condition and cleanliness item-by-item, and then a brief description and details about the item.

This would involve recording details about any marks, scratches and dents, wall hooks etc.

We also take photos outside, as well as inside the property (where required).

Tenants are give a copy of this report and have 14 days return a copy with any amendments they may find.

How often do you inspect the property during the tenancy?

We inspect the property approximately every three months. This inspection is not as detailed as the start of tenancy inspection. This inspection is more of a walk-through, checking-room-by room the tenant is keeping the property damage free and reasonably clean.
We will also take photos of the outside of the property, and any repairs or concerns observed. Please note that due to privacy reasons we are unable to take photos inside involving tenants belongings, and also we are unable to take any photos if the tenant refuses permission- this is a tribunal ruling.

We also note any repairs reported or observed by us and any other recommendations needed to assist in keeping the property in best condition possible.
We send the inspection report via email within 24 hours, if there are any emergency items they will be detailed within the report and parties concerned will be contacted.

What about when the tenant vacates the property?

When the tenant lets us know they will be vacating, we send them detailed information on our expectations of how the property needs to be presented.

Once the tenant has fully vacated, we compare the property to the in-going inspection report completed when the tenant moved into the property.

We carefully check through the report item-by-item, ensuring it has been left in the same condition as when they moved in, taking into account reasonable wear and tear for the period of time they have been in the property. This is a legislative requirement.

We ensure the property has been left reasonably clean. We check the smoke alarms, and also read the water meter.

During your tenancy

Some things to do-

  • Have your mail redirected. Please ensure that all mail is redirected to your new address.
  • Utilities – Electricity, gas, phone, etc

Cleaning guide-

  • Walls – Please clean off any dirty marks, removable scuff marks, finger or food marks etc.
  • Ceilings – Please remove any cobwebs.
  • Light fittings – Clean off dust and remove any dead insects inside.
  • Ceiling fans – Wipe fan blades and tops of fittings to remove dust buildup.
  • Skirtings – Wipe down with a damp cloth.
  • Doorways, Doors – Wipe off finger marks and any other removable marks.
  • Windows – Clean inside and out – (please note- nearly all modern sliding aluminium windows can be lifted and pulled out for easy cleaning). Also sills and runners (wipe out dust buildup and any dead insects). Vacuum cleaner and paintbrush can really help.
  • Flyscreens – Brushed and dusted down. (Please be aware, most modern sliding aluminium windows allow for the Flyscreens to be taken off from the inside only, once the sliding part of the window has been removed first. Attempting to take them off from the outside may result in damaging them).
  • Screen doors – Front and back including frames – wiped clean and screen wire brushed.
  • Stove – Clean stove top, control display, knobs, panels around knobs, any pull out or in-built drip trays, griller racks, trays and inserts, oven racks, trays and oven bottom, walls and oven roof. A good oven cleaner will clean most ovens – however it is important that you read carefully the instructions on the product. Some cleaners can actually hinder oven surfaces like (stainless steel), and also some products have dangerous caustic fumes. Therefore use with extreme caution!
  • Kitchen Rangehood – Clean pull out filters and framework.
  • Bathroom – Clean sink, mirror, cabinet, vanity unit and drawers, shower recess, glass screen and screen doors, bath and wall tiles.
  • Toilet – Clean cistern, seat, bowl inside and also outside around the base. Don’t forget the skirting tiles around the toilet.
  • Laundry – Clean both inside and outside of the trough, and underneath.
  • Tiling – All tiling and grouting to the kitchen, toilet, bathroom and laundry areas are clean.
  • Exhaust – Vents and fan covers are clean of any dust and dirt.
  • Air-conditioners – Front vents and filters cleaned of built-up dirt. Modern systems (wall type) – filters easily pull out and can be brushed down with a hand brush.
  • Air-conditioning ceiling duct vents – Please clean down if dusty or dirty.
  • Cupboard/drawers – Please clean/wash inside and out. Also doors and door frames, front and back of doors need to be cleaned.
  • Curtains – Wash any washable curtains and netting.
  • Blinds – If you have venetian blinds, clean off the blinds slats. Any other type of blinds should be able to be wiped down.
  • Floors – To be mopped/washed – please ensure corners and hard to get to areas are also cleaned.
  • Carpets – At the beginning of tenancy we endeavor to have carpets professionally cleaned, we ask that carpets are returned in the same cleanliness.

 

External cleaning-

  • Lawns – Keep mowed and edged.
  • Gardens – Remove any weeds, any rubbish and built up leaves etc
  • Rubbish – Remove any rubbish that you have placed at the property. Be sure to check behind sheds, under shrubs and trees. This includes lawn clippings piled and compost left.
  • Sweep paths and paving areas.
  • Oil spillage removal – Check and clean carport and garage floors, path and driveway. If you have used a barbecue, check for any grey spots and spillages etc.
  • Cigarette butts – If there are cigarette butts lying around – please pick up and remove.

 

If you have a pet

  • Pet droppings – Please remove from gardens, lawns and any backyard areas. Please dispose of them in the bin – please do not
    bury them.
  • Dog urine – Remove/clean where your pet may habitually urinate (base of walls, Veranda posts, etc).
  • Dog stains – To outside walls – check where your dog regularly lies down, there maybe ‘tell-tale signs’ on walls etc.
  • Pet claw damage – Check screen doors, Fly-screens and curtains. Please replace the screen wire if required.
  • Dog chew damage – Please ensure watering systems are free of dog chew damage and are repaired accordingly.
  • Pet hair – Please ensure any visible pet hair is removed.

End of tenancy/ vacating

Renewing my lease

We will contact you approximately two months before your lease expires if your landlord would like to offer you a renewal.

Notice required when vacating the property.

Tenants must give 28 days notice that they intend to vacate at the end of the lease. We will approach you to seek your intention to either renew the lease or vacate the property.

If you break your lease you are subject to paying rent until a new tenant is secured, or to the end of the lease (whichever occurs first).
Tenants also contribute to the letting fee and advertising costs.

Breaking of a fixed term lease

Who pays for the letting fee and advertising costs when the tenant breaks a fixed term lease early?

Unfortunately we have no control over a tenant breaking the lease early. Peoples circumstances change and sometimes they move out earlier than expected. In this case, we will need to charge letting fees and advertising.

Under legislation we are entitled to charge a tenant for part of or the full amount of these costs to reimburse landlords. Depending on how much of the lease remains when it is broken. We also must take into account the current lease or entire term of leases you may have already served at the property, when calculating monies for reimbursement. SACAT has a calculator that we use for this.

Starting your tenancy/ Tenancy agreements

What is explained to the tenant when moving into the property?

We go through all of the most important expectations.

For example, how tenants must pay their rent on time, where to pay their rent, what we do if they do not pay their rent. We discuss our repairs and maintenance policy, what happens in an emergency repair situation, how often inspections occur and what we look for.
We also supply tenants with two copies of the in-going inspection forms, explain how they must check, sign and return one copy of the form within 14 days. We explain and get tenants to sign the Bond Lodgement Form.

We also hand to tenants a Consumer Affairs booklet that explains some of their tenancy rights and obligations. We must issue them with this booklet in accordance with legislative requirements.

What do tenants sign?

We prepare a Tenancy Agreement covering the details of the tenancy, with terms and conditions.
We explain the main parts of the agreement to the tenants before we get them to sign it. We will then send a copy of the tenancy agreement together with a copy of the in-going inspection report to landlord’s for their records.

When do tenants get keys and possession of the property?

After all the forms have been explained and signed, all bond monies and first payment of rent received we will then grant the keys and possession of the property to the tenant.

Property inspections

Do you inspect the property at the beginning of a tenancy?

We conduct a comprehensive inspection of the property when a tenant first moves in.

We inspect the property area by area (lounge room, bedrooms, kitchen, front and rear yard, garage etc) and then all items present in each area (walls, ceiling, light fittings, curtains, windows, stove etc).

We record their condition and cleanliness item-by-item, and then a brief description and details about the item.

This would involve recording details about any marks, scratches and dents, wall hooks etc.

We also take photos outside, as well as inside the property (where required).

Tenants are give a copy of this report and have 14 days return a copy with any amendments they may find.

How often do you inspect the property during the tenancy?

We inspect the property approximately every three months. This inspection is not as detailed as the start of tenancy inspection. This inspection is more of a walk-through, checking-room-by room the tenant is keeping the property damage free and reasonably clean.
We will also take photos of the outside of the property, and any repairs or concerns observed. Please note that due to privacy reasons we are unable to take photos inside involving tenants belongings, and also we are unable to take any photos if the tenant refuses permission- this is a tribunal ruling.

We also note any repairs reported or observed by us and any other recommendations needed to assist in keeping the property in best condition possible.
We send the inspection report via email within 24 hours, if there are any emergency items they will be detailed within the report and parties concerned will be contacted.

 

What about when the tenant vacates the property?

When the tenant lets us know they will be vacating, we send them detailed information on our expectations of how the property needs to be presented.

Once the tenant has fully vacated, we compare the property to the in-going inspection report completed when the tenant moved into the property.

We carefully check through the report item-by-item, ensuring it has been left in the same condition as when they moved in, taking into account reasonable wear and tear for the period of time they have been in the property. This is a legislative requirement.

We ensure the property has been left reasonably clean. We check the smoke alarms, and also read the water meter.

During your tenancy

Some things to do-

  • Have your mail redirected. Please ensure that all mail is redirected to your new address.
  • Utilities – Electricity, gas, phone, etc

Cleaning guide-

  • Walls – Please clean off any dirty marks, removable scuff marks, finger or food marks etc.
  • Ceilings – Please remove any cobwebs.
  • Light fittings – Clean off dust and remove any dead insects inside.
  • Ceiling fans – Wipe fan blades and tops of fittings to remove dust buildup.
  • Skirtings – Wipe down with a damp cloth.
  • Doorways, Doors – Wipe off finger marks and any other removable marks.
  • Windows – Clean inside and out – (please note- nearly all modern sliding aluminium windows can be lifted and pulled out for easy cleaning). Also sills and runners (wipe out dust buildup and any dead insects). Vacuum cleaner and paintbrush can really help.
  • Flyscreens – Brushed and dusted down. (Please be aware, most modern sliding aluminium windows allow for the Flyscreens to be taken off from the inside only, once the sliding part of the window has been removed first. Attempting to take them off from the outside may result in damaging them).
  • Screen doors – Front and back including frames – wiped clean and screen wire brushed.
  • Stove – Clean stove top, control display, knobs, panels around knobs, any pull out or in-built drip trays, griller racks, trays and inserts, oven racks, trays and oven bottom, walls and oven roof. A good oven cleaner will clean most ovens – however it is important that you read carefully the instructions on the product. Some cleaners can actually hinder oven surfaces like (stainless steel), and also some products have dangerous caustic fumes. Therefore use with extreme caution!
  • Kitchen Rangehood – Clean pull out filters and framework.
  • Bathroom – Clean sink, mirror, cabinet, vanity unit and drawers, shower recess, glass screen and screen doors, bath and wall tiles.
  • Toilet – Clean cistern, seat, bowl inside and also outside around the base. Don’t forget the skirting tiles around the toilet.
  • Laundry – Clean both inside and outside of the trough, and underneath.
  • Tiling – All tiling and grouting to the kitchen, toilet, bathroom and laundry areas are clean.
  • Exhaust – Vents and fan covers are clean of any dust and dirt.
  • Air-conditioners – Front vents and filters cleaned of built-up dirt. Modern systems (wall type) – filters easily pull out and can be brushed down with a hand brush.
  • Air-conditioning ceiling duct vents – Please clean down if dusty or dirty.
  • Cupboard/drawers – Please clean/wash inside and out. Also doors and door frames, front and back of doors need to be cleaned.
  • Curtains – Wash any washable curtains and netting.
  • Blinds – If you have venetian blinds, clean off the blinds slats. Any other type of blinds should be able to be wiped down.
  • Floors – To be mopped/washed – please ensure corners and hard to get to areas are also cleaned.
  • Carpets – At the beginning of tenancy we endeavor to have carpets professionally cleaned, we ask that carpets are returned in the same cleanliness.

External cleaning-

  • Lawns – Keep mowed and edged.
  • Gardens – Remove any weeds, any rubbish and built up leaves etc
  • Rubbish – Remove any rubbish that you have placed at the property. Be sure to check behind sheds, under shrubs and trees. This includes lawn clippings piled and compost left.
  • Sweep paths and paving areas.
  • Oil spillage removal – Check and clean carport and garage floors, path and driveway. If you have used a barbecue, check for any grey spots and spillages etc.
  • Cigarette butts – If there are cigarette butts lying around – please pick up and remove.

If you have a pet

  • Pet droppings – Please remove from gardens, lawns and any backyard areas. Please dispose of them in the bin – please do not
    bury them.
  • Dog urine – Remove/clean where your pet may habitually urinate (base of walls, Veranda posts, etc).
  • Dog stains – To outside walls – check where your dog regularly lies down, there maybe ‘tell-tale signs’ on walls etc.
  • Pet claw damage – Check screen doors, Fly-screens and curtains. Please replace the screen wire if required.
  • Dog chew damage – Please ensure watering systems are free of dog chew damage and are repaired accordingly.
  • Pet hair – Please ensure any visible pet hair is removed.

End of tenancy/ vacating

Renewing my lease

We will contact you approximately two months before your lease expires if your landlord would like to offer you a renewal.

Notice required when vacating the property.

Tenants must give 28 days notice that they intend to vacate at the end of the lease. We will approach you to seek your intention to either renew the lease or vacate the property.

If you break your lease you are subject to paying rent until a new tenant is secured, or to the end of the lease (whichever occurs first).
Tenants also contribute to the letting fee and advertising costs.

 

Breaking of a fixed term lease

Who pays for the letting fee and advertising costs when the tenant breaks a fixed term lease early?

Unfortunately we have no control over a tenant breaking the lease early. Peoples circumstances change and sometimes they move out earlier than expected. In this case, we will need to charge letting fees and advertising.

Under legislation we are entitled to charge a tenant for part of or the full amount of these costs to reimburse landlords. Depending on how much of the lease remains when it is broken. We also must take into account the current lease or entire term of leases you may have already served at the property, when calculating monies for reimbursement. SACAT has a calculator that we use for this.