RENTING 101 The Comprehensive But Simple Guide To Renting A Home
This booklet has been prepared by Bevans Real Estate for general information only. Bevans Real Estate do not guarantee, represent or warrant that the information contained in this document is correct. Any interested party should undertake their own inquiries as to the accuracy of the information.
Š Bevans Real Estate 2015
ABOUT BEVANS At Bevans we believe happy landlords and happy tenants make for good business. The key to all this happiness is essentially strong, transparent and credible relationships. This is a comprehensive guide to renting, laid out simply and with as little jargon as possible.
www.bevans.com.au
CONTENTS
SECURING A RENTAL PROPERTY
MOVING IN
SIGNING OR BREAKING A LEASE
PROPERTY MAINTENANCE AND INSPECTION
REPAIRS
WATER USAGE
PAYING RENT AND ARREARS
MOVING OUT
A HAPPY TENANCY
SECURING A RENTAL PROPERTY How do I make the most of open homes?
Do I need to fill out the whole application?
Open inspections usually last about 15-20 minutes. It’s best to arrive on time to make the most of this window. Walk around each room of the property, taking note of the walls, floor coverings, lighting, blinds and wardrobes in the bedrooms.
Every question on a tenancy application form helps the property manager make enquiries on your suitability for the property. For your application to be considered you need to fill out every question in full and provide 100 points of ID.
In the kitchen check the storage and bench space, the width of the fridge space, the type of stove and oven that is installed.
Once this information is collected, it is presented to the landlord. If information is missing or incomplete, it is often difficult to complete this process and your application will not be presented to the landlord.
It’s important to note that the way that you are inspecting the property is the way that you will receive it. If you have any concerns about the appearance or facilities within the property, ask about these during the inspection. Once you sign a lease, you are accepting the property as it is on inspection. This is the time to ensure that the property is right for you. What is the best way to secure a rental property? When you attend an open inspection, introduce yourself to the property manger and make them aware that you are interested in the property. Always try to make a good first impression. Take care when you are filling out the application forms and provide all the information and documents that are requested.
Can I have a pet? You must disclose whether you have a pet on the application form. This will be presented to the owner for consideration. Some landlords are happy to accept pets, while others aren’t. A special condition about pets will be included in the lease agreement. What happens if I offer more than the advertised price? The property manager will pass on your offer to the landlord, but this does not guarantee that you will lease the property.
What do I do if I haven’t rented before? The key is to prove your ability to pay the rent and maintain the property. You can provide employer or character references, and provide all the documentation regarding your salary and savings. When will you get back to me about whether my application is successful? We will process your application within 48 hours of receiving it, and present all the information to the landlord. The landlord may take some time to come to a decision, but we endeavor to provide you with an answer as soon as possible. If I am not successful, will you tell me why? The landlord makes the final decision on whom to rent the property to. They often do not explain their reason for choosing one tenant over another. The landlord does not have to disclose why they did not accept an application. How much to do I have to pay upfront? You will need to pay a bond which is equivalent to four (4) weeks rent, and also two (2) weeks rent in advance on lease signing.
MOVING IN I have to give notice at my other property, can I delay moving in? If the property is vacant, we generally will only hold the property for seven (7) days after the application is accepted. When your application is accepted you will need to pay a one (1) week holding deposit and if you do not proceed with the lease, you will forfeit your deposit. If you require more time, the property manager can seek the landlord’s approval. I have already given notice, can I move in sooner? Once your application has been accepted, a lease must be prepared, a condition report and inspection carried out, and the lease signed. This can take several days to organise. Generally once the application is approved, tenants should be ready to move in within seven (7) days. Are the electricity, gas, phone and internet connected? We do not connect services such as phone, gas, electricity or internet, as these services need to be registered in the tenants name and there is a choice of providers. If you need recommendations for these services, please contact your property manager.
Can I put picture hooks up? Put all your requests in writing to the property manager, specifying how many you would like to put up and where. The landlord has to be reasonable in your request. We generally find that the sticky back hooks leave more damage such as removing paint and Gyprock than a hook with a nail. Can I alter anything in the property? If you would like to paint, change the blinds or put curtains up, these changes must be requested in writing to the property manager with specific details. The landlord should consider a reasonable request. Please note, you may be asked to restore the changes back to the original condition on vacating. Do I need to get contents insurance? We recommend that all tenants get contents insurance to protect their possessions, as these are not covered by the building insurance or landlords insurance. We are happy to recommend some reputable Insurance providers.
SIGNING OR BREAKING A LEASE Whose name needs to go on the lease?
What do I do if I want to break my lease?
Every person over the age of 18 living in the property permanently must be named on the lease, so that all parties living in the house can take full responsibility for the rent and maintenance of the property.
Different leases will stipulate the terms under which you can break your lease. At Bevans, we have two outcomes depending on your lease arrangements. If you want to break your lease it is best to check the terms of your lease and speak to your property manager.
What if a friend/relative wants to move in? If someone else would like to move into the property once the lease has started, they must submit an application form. We then put the application to the owner and if they are approved, their name is added to the lease. What if someone on the lease wants to move out? The person moving out needs to give written notice to their property manager. They either need to be replaced by someone who can cover their rent or the people/persons remaining in the property need to provide evidence that they can afford the rent on their own.
What happens when the lease expires? We will contact the landlord a month before the lease expires and see if they wish to renew it. Then we will contact the tenant to see if they would like to renew the lease. You are not under any obligation to renew the lease once it has expired. If you are not sure you can allow the lease to go on a month-to-month basis.
PROPERTY INSPECTION AND MAINTENANCE How often do you carry out property inspections? The first inspection will be carried out six (6) weeks after you have moved into the property. We will then carry out routine inspections at least once every six months throughout the tenancy. Legislation does allow up to four (4) inspections per year. How do I keep the property well-maintained? The best policy is to care for the property as if it were your own. Keep the property clean and maintain the gardens. Report repairs immediately so that the issue does not cause more damage. How do I maintain the garden? It is the tenant’s responsibility to maintain all lawns and gardens (unless otherwise stated in the lease). It is best to consistently look after your garden by mowing, weeding and watering regularly. Gardens and lawns must be maintained to the standard that they were presented at the beginning of the tenancy.
What do I need to do if I have a pool? It is the tenant’s responsibility to maintain, clean the pool and keep the water topped up. We generally recommend that you pay a professional pool maintenance company to come out every three (3) weeks to check PH levels and chemicals and clean the pool. Ensure that you have a copy of the pool registration within your lease upon signing.
REPAIRS What if I break or damage something in the property? Any damage caused by tenants or a third party known to them are responsible for repairing and restoring the home to its original condition. If you damage something within the property, report the incident to your property manager as soon as possible. We can help you to arrange tradespeople to address the issue. If you do organise your own tradesperson, you must check that they are fully licensed and properly insured to complete the job. How are repairs reported and attended to? Report repairs directly to your property manager in writing unless it’s an emergency. Once a repair notice is received, we contact the landlord immediately to discuss how they would like to proceed. Once the landlord has given us authorisation to attend to the repair, we will send out a licensed tradesperson to attend to the job.
What is an emergency repair? If it is affecting your day-to-day living such as hot water, electrical or anything deemed to be unsafe, then this should be attended to within 48 hours. Non-emergency repairs should be carried out within a reasonable timeframe at the discretion of the landlord. What do I do if the smoke alarms are not working? All smoke alarms are checked at the beginning of the tenancy and the smoke alarm batteries replaced. You cannot disable or move a smoke alarm for any reason. You need to advise us as soon a possible if your smoke alarms are not working or require the batteries to be changed.
WATER USAGE Do I have to pay for water usage? As a tenant you are responsible for paying the water usage for your property. You have twenty-one (21) days to pay your water usage from the date the invoice is issued. If you have any questions about water usage, please don’t hesitate to contact your property manger. My water bills are too high, what do I do? Report leaks as soon as possible and follow water saving tips below: •
Keep a bottle of water in the fridge for drinking instead of running the tap until the water is cool
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Use a bucket or tub to catch cold water while you are waiting for it to heat up and use it to water the garden or for cold drinking water
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Thaw food in the fridge or microwave instead of under running water
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Wait until you have a full load in your dishwasher or washing machine and use the economy mode
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Wash fruit and veggies in a half-filled sink instead of running water
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Turn the tap off while you brush your teeth
For more water saving tips, visit www.sydneywater.com.au
PAYING RENT AND ARREARS How do I pay my rent and what happens if I get into arrears? You will receive a rent card that you can use to pay by BPAY or direct debit. You can also pay by EFTPOS in our office. Please note, we do not accept cash. All monies are deposited directly into our trust account so there is no double handling from us. Your rent should always be paid at least one (1) week in advance. You should deposit your rent a day or two before it is due as the transfer between banks can delay the payment. We monitor rental payments daily – if you are in arrears we take immediate action. We will contact you via; SMS, email, mail and phone calls. Late payment affects the landlord’s ability to meet loan repayments and costs on the property, and our ability as property managers to effectively manage the property. Late payments affect your ledger and suitability for future rental properties. Arrears are a situation best avoided and are not tolerated by property managers.
What do I do if my rent is going to be late? If for reasons of emergency your rent is going to be late, it is best to make contact with your property manager to explain the situation and set up a definite date to make payment or to arrange a payment plan. How often can the landlord increase my rent? Rent can only be raised once the current fixed term lease that you are on has expired. There is no restriction on how often rent can be raised as long as the rent stays at a reasonable market level. Why is the landlord increasing the rent? Rents are determined by the demand in the market and comparable rental values, and the consideration of the costs (such as council rates, land tax, and water) on the property.
MOVING OUT How much notice do I need to give if I want to move out? Up until the last day of your lease, you need to provide fourteen (14) days notice (example; if your lease ends on the 20th of the month, you can give notice on the 20th or 14 days prior). If your lease has already expired, then you need to provide twenty-one (21) days notice. How do I leave the property when I move out? The property should be left in the same condition as when you moved into the property. The best way to prepare for moving out is to go back to your condition report and ensure that the appearance of the property reflects its original condition. Ask your property manager for a vacate checklist or you might want to think about hiring a professional end of lease cleaner to ensure you get your full bond back. Where does my bond go? Tenants are required to pay four (4) weeks rent as a bond. The bond is sent immediately to the Department of Fair Trading, lodged with the Rental Bond Board and held until the tenant vacates and we sign an authority to release the funds. If the property is damaged in anyway at the fault of the tenant, payment to rectify the damage can be taken out of the bond.
Once your final inspection is completed you should receive your bond back generally within five (5) business days into your nominated bank account. Cheques can take up to one (1) month. What if there is a claim against my bond? Claims on a bond could be for outstanding rent, water usage, cleaning or damage. We give the tenant the first right to get things fixed within a reasonable time frame (48 hours). If you aren’t able to rectify the situation then we will have someone do it on your behalf. This amount will be taken out of your bond. What if I leave things at the property? If you leave things behind at the property we will give you a reasonable time frame to collect (48 hours) and if they are not collected they are removed and disposed of at your cost.
A HAPPY TENANCY The most important thing for a happy and stress free tenancy is open communication. Having a great relationship, maintaining communication, and asking your agent when you have any questions or concerns regarding the property, can ensure a smooth and enjoyable experience for everyone involved. For more information and to access further resources, please visit our website www.bevans.com.au
Š Bevans Real Estate 2015