1. Paying Bond
The rental bond is requested as financial protection should there be a breach in the Tenancy Agreement. Your rental bond will be lodged with the Rental Tenancy Authority. The bond is held as security against any property damage, undue wear and tear or in the event there is rent outstanding. In the even there is no damage to the property over and above 'normal wear and tear' expected during the term of your tenancy and rent is paid as appropriate, the bond amount will be refunded promptly by the Rental Tenancy Authority after you vacate. The amount of the bond is specified in the Tenancy Agreement document.
2. Paying Rent
It is your legal responsibility to pay your rent to the Landlord in advance. Please ensure that your payments reach us on or before the due date. Harcourts North Lakes Property Management will not physically collect your rent. Rent must be paid by the method stated on your tenancy agreement.
If you have any problems with your rent payments, please notify your Property Manager at the earliest possible time. If you fall into arrears, we will be obligated to follow the procedures outlined in the Residential Rooming and Accommodation Act to collect the rent on behalf of our landlord.
3. Inventory / Pre-inspection
An entry condition report is used to determine the condition of the property upon your occupation and ensures that it is returned to us in the same condition. It also ensures that you are not held responsible for damage at the expiry of your tenancy which may have been there prior to your occupation.
You have 3 days to make comment and additional notes, sign and return the document to our office. The document will be filed with your Tenancy Agreement and used as evidence of the property condition at tenancy commencement compared to the condition upon vacating.
4. Routine Inspections
Inspections will be made at regular intervals during your tenancy to highlight the condition of the property to the owner. We are required under the guide lines of the Residential Tenancies and Rooming Accommodation Act to provide you with 7 days written notice of an upcoming inspection. This letter will specify the date and a 2 hour block period during which the Property Manager must enter your premises to conduct the inspection.
Unfortunately, due to time constraints, it is not possible to alter the inspection time. You don't have to be present, but are most welcome to be there so we can discuss any problems or aspects of your tenancy that require attention. Please note, photos may be taken during the inspection to highlight the condition to the owner. Please ensure any pets you may have are secured.
Only the people (and the number of people) included on your tenancy agreement are permitted to reside at the property on a permanent basis. Should a tenant wish to move out, please notify us in writing immediately.
6. Letting and Assignment
It is a requirement of your tenancy for you to seek permission from us if you wish for another person to occupy the property for a period longer than 4 weeks.
We require the person to submit an application for residential tenancy requesting permission to reside at the property under your current lease term. We then process their application and check their references to ensure they are a suitable occupant. The landlord is then requested to grant permission for this occupant to occupy the property. If permission is granted, the tenant is only permitted to reside at the property under your current lease agreement.
As the primary tenant of the property, it is YOUR RESPONSIBILITY to ensure the rent is paid in full and on time and that the property sustains no damage. If damage does occur and rent is not paid, it will be YOUR bond which is claimed against.
7. Breaking a Lease
Your tenancy agreement is a legally binding contract and as such, process needs to be followed to break any tenancy agreement. In the first instance, please contact your Property Manager to inform them of your intention. They will forward you 'An Agreement to Terminate a Fixed Term Tenancy' (break lease) and details of your obligations. Please note, the office cannot begin to advertise your property for rent until the 'break lease' form has been executed and returned. In accordance with the relevant Residential Tenancies and Rooming Accommodation Act, you will be required to pay all costs incurred as outlined in your break lease form which may include advertising, administration cost, equivalent to one weeks rent + GST, smoke alarm check, and any other reasonable costs associated with securing a new tenant.
8. Periodic Tenancy / Vacating Premises
When you decide to leave the property, you are required to give 14 days written notice. Please contact your Property Manager for a "notice to vacate" form to be sent to you. Please complete the form and notice is effective from the date it is received by the office.
9. Leaving the Property
Once the Property Manager has received/issued your 'Notice of Intention to Leave / Notice to Leave', they will contact you and advise requirements for handing over vacant possession. Once vacant possession is established (that is, all keys have been returned), a bond / full inspection can be completed. Please note: a Property Manager cannot complete a bond / final inspection until vacant possession has been established and rent may be payable until all keys are returned. The bond will only be returned once it has been established that all rent is paid as required, the property has been returned in its original condition as per the entry condition report(excluding fair wear and tear) and all applicable invoices have been paid. Please note, it is not a requirement for the Property Manager to arrange carpet cleaning, cleaning, or any other tradespeople to carry out work to rectify issues caused by tenants during the tenancy and rent will continue to be accrued until the property has been returned to its original condition at the start of the tenancy (fair wear and tear excepted).
10. Change of Contact Details
Please ensure you notify us immediately of any change to your contact details including home, mobile and business phone numbers and email address. As per the General Tenancy Agreement, we may issue you with formal notices via email and therefore it's crucial you keep us updated should your details change.
The landlord is responsible for insuring the property, however the Landlord is not responsible for any damage to any tenants' possessions. Tenants should take out their own contents insurance for their possessions.
12. Utilities Bills
It is your responsibility unless advised otherwise to have the utilities (gas, electricity, telephone, pay tv, internet etc.) connected in your name upon entering the property and disconnected upon vacating. If in accordance with your General Tenancy Agreement, you are responsible for water charges, please note, you will be invoiced accordingly. You have 30 days to pay an invoice.
13. Making Changes to the Property including Painting/Decorating/Renovating
Should you wish to make any changes to the property, you must obtain written permission from the landlord before any work commences. If consent is given, costs, colours and products used will need to be agreed on.
If you are permitted under your agreement to keep a pet at the property, please ensure that you regularly collect and dispose any feces. Any damage to the property caused by the pet must be rectified by the tenant. At the end of the General Tenancy Agreement, you will be required to complete a pest control for fleas by a reputable Pest Control company and a receipt will be required.
15. Car Parking
Tenants are to park only in the designated areas. Please ensure cars are not parked on grass verges or lawns. Cars that are not registered or running are not to be parked on the premises. In the case of units or flats, the strata company or body corporate rules pertaining to vehicles as set for the complex must be adhered to.
Oil stains: Drip trays are to be kept on the garage floor to protect it from oil stains. Should stain occur, the tenant will promptly attend to de-greasing or will be charged for de-greasing.
It is a requirement of your Tenancy Agreement that you as the tenant are responsible for regular watering, weeding and mowing, unless otherwise provided for in the Tenancy Agreement.
17. Repairs and Maintenance Problems
It is important when you notice a maintenance issue, that you inform our office as soon as possible in writing. This can be done using the maintenance request form via email, fax or letter. Jobs requiring attention by tradespeople firstly require permission from the landlord. Once the landlord's approval has been obtained, a work order is forwarded directly to the specific tradesperson who will contact you to arrange a convenient time to address the approved maintenance. Please be aware that work carried out on the property by any person not approved under a work order from our office may result in your liability to pay the account. We endeavour to complete all routine maintenance within 7 days of receipt of the work order.
18. Emergency Repair
Listed within your General Tenancy Agreement, you will find details of approved contacts for emergency repairs. We ask that you always try to contact your Harcourts North Lakes Property Manager first, however if it is after hours and you cannot contact the Property Manager, you are permitted to contact the emergency contractors directly. The legislation is specific about what constitutes an emergency repair and it's important that you know that should the issue not be deemed an emergency, you will be responsible for the account.
An emergency repair is something that is likely to cause injury, undue inconvenience, or which makes the property unsafe or insecure. Examples include: burst water service, broken toilet (where there is no other toilet), serious leak, serious electrical fault.
19. Damage to the Premises
The tenant shall ensure that all care is taken to avoid damage to the premises by the tenants themselves or their guests. You are required to give notice to the landlord of any damage to the premises as soon as you become aware of it.
20. Your Bond Refund
Once any outstanding issues have been addressed when the tenant and landlord / agent that the bond should be paid out, the security bond refund bond will need to be completed and signed by both parties. The document is forwarded to the Bond Authority requesting the release of all bond monies held against the tenancy.
21. Smoke Alarms
It is a requirement of the Residential Tenancies and Rooming Accommodation Act 2008 that smoke alarms be checked within 30 days prior to a new tenant occupying the premises or a new lease is entered into (lease renewal). Please note, there is some responsibility for tenants too. Should you note that a Smoke Alarm is not working, please immediately notify the Property Manager. NEVER remove the smoke alarms unless to check and clean them annually.
22. Pools & Spas
You are NOT permitted to erect a pool or spa without permission from the owner and certain legal requirements are now in place. If there is a pool/spa at the property, you must not leave the fence ajar, nor store/leave objects around the pool/spa or against the fence which could be climbed upon. For more information, please contact your Property Manager.
23. Light Bulbs
It is your responsibility to replace normal 60 - 100 watt globes, however we may be able to assist replacing florescent globes and anything which is unusual or in an unusual spot that is difficult to get to.
We will hold your details on file in line with the Privacy Act and you can be assured that your information will not be given to a third party unless otherwise stated by yourself.