our tenants renting with homburg real estate esT. 1904 HOMBURG
contents 4. o ur team 5. welcome to Your new home 6. c ommunication is King 7. Ke Y Factors 8. s ecurit Y b ond 9. r ent paY ment 11. i nspections s heet 12. r outine inspection 14. s tandard maintenance 15. a F ter hour maintenance 17. domestic Facilities / solar power 18. s ub-letting and a ssignment 19. lease renewal 20. Vacating p rocedures 21. b rea K o F lease 22. u se F ul i n F ormation
Welcome to Homburg Real Estate. As a tenant you are a valued part of our business and we would like to extend our hand to welcome you aboard. 0447 544 807 0419
Pr OP er T y Manager darren c arter & d onna thorpe M:
welcome to Y our new home renting with Homburg real e state is a hand book designed to help you understand every aspect of your tenancy and guide you through those tricky situations in an effort to avoid unnecessary stress and tension. i t outlines the role of Homburg r eal e state and your Property Manager and what to expect during the term of your tenancy. we encourage you to take a few moments to read through the booklet to familiarise yourself with the content and keep in a safe place for future reference. we look forward to establishing a working relationship with you. Homburg Property m anagement team.
Pr OP er T y Manager penn Y peters & KY lie brown M:
HOMBURG 5 Business Owner g u Y d raper M: 0417 810 828 Business Owner a ndrew b eadman M: 0407 505 727 Trus T Manager b e V l in K e Pr OP er T y Manager sara low K e & t amara Jen K e M: 0439 080 374 our team
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The staff at Homburg Real Estate will endeavour to stay in touch with you during your tenancy and you are encouraged to do the same. With the communication lines open, you can rest assured that all of your concerns no matter how big or small will be dealt with in a professional and confidential manner.
Tip - Communication is king if you become aware of a concern or are unable to meet the obligations above contact our office immediately.
c ommunication is King Ke Y Factors
Landlords and tenants both have rights and obligations when a tenancy agreement is entered into. These rights and obligations are set out in the Residential Tenancies Act 1995. Some of these rights and obligations cannot be changed, even if there is mutual agreement between the parties.
remember w hen you enter into a residential tenancy agreement, you are agreeing to the obligations as set out in the terms and conditions of the lease. These are the must do’s of renting and becoming a successful tenant; Pay the rent and any invoices on time Keep the premises in a reasonable state of Paycleanlinesschargesfor water supply and water consumption as agreed between the landlord and the tenant n otify the agent immediately of any damage that has occurred or additional occupants residing at the property t echnical s tu FF i f you need additional information about the r esidential Tenancies act 1995 the document is available online.
remember you will receive all notification in email format and these will range from providing your copy of the signed lease agreement at the commencement of tenancy, bond notifications, notice of access for routine inspections, lease renewal instructions and finally your vacating pack when time comes.
t echnical s tu FF u nder the provision of the r esidential Tenancies act, all communication in email format are deemed to be delivered to you when the operator clicks on “send”. warning we will not be forwarding printed mail to your letter box, so we suggest that you make it a daily routine to check your email in box (and also you junk mail box – just in case something has gone astray) for any notices that may have been sent to you.
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At the commencement of your tenancy a security bond is required which will be lodged in accordance with the Residential Tenancies Act with the Office of Consumer and Business Affairs Residential Tenancies Branch within 30 days of receipt.
t ec H nical Stuff a ll bonds lodged are completed electronically by our office. at the time your funds are cleared into our r esidential Trust account, we will lodge these with the commissioner along with the details of your Tenancy. Once this is completed you will receive an email from the Office of Consumer and Business s ervices (CB s ) asking you to follow the link to their website and view your bond. This email is not spam and it is important that you follow the prompts on your screen. This can be done via a smart phone. Once activated, you will be able to see the amount paid and lodged together with your bond number. This information is available to you via your unique access provided in the initial email for the duration of your tenancy.
W H at H a PP en S at t H e end of t H e t enancy. we have access to the r esidential Tenancies Bond section of Consumer and Business s ervices via a secure portal that allows us to process all bond refunds at the push of a button. i f your Property Manager is satisfied that all aspects of your tenancy are complete, and that any outstanding monies have been paid, they can upload a request to CB s to release your bond. The upload request will trigger an email link to be sent to you. you will need to click on the link and follow the prompts to complete the refund. Funds are usually received within 2 business days where a successful upload has been completed by both the agent and the tenant. Once the agent has submitted the request to release the funds, the onus is on the tenant to complete the transaction. i t is your legal responsibility to pay your rent in advance and also your responsibility to ensure that your payments reach us in cleared funds on or before the due date t ec H nical Stuff Our banking details for direct deposit and internet transfer. account n ame H om B ur G real e State Bank an Z BSB 015 726 account n o 4111 474 88 r eference n o (Must accompany transactions to ensure correct identification). i nternet tran S fe r This option has the capability for the user to set up regular as well as one off payments for rent and invoices. remem B er i t takes a minimum of two working days for electronic transfers to appear in our trust account, so when setting the day of transfer, it will need to be at least two days before it is due. direct de P o S it This is something that you will need to arrange with your banking group. d irect d e B it To take advantage of our direct debit service, you will need to enter into a client services agreement. One important thing to remember when utilising the direct debit option is that we cannot debit funds from your bank account when rent is in arrears, so it is important that you ensure that sufficient funds are available on the day that rent is due. i t is your responsibility to ensure that sufficient funds are available in the nominated account to meet a drawing on its due date. a ny dishonour fees incurred by Homburg r eal e state as a result of insufficient funds will be charged to you. ca SH P ayment
Cash payments can be made via an Z bank using our deposit details provided. Please ensure your unique code is recorded against the deposit to ensure the payment can be tracked back to your property. Tip - Keep a record of your bond details and unique access code throughout the Tenancy to aid in the refund process.
HOMBURG 9 s ecurit Y b ond r ental p a Y ments
Apart from paying a bond at the beginning of the tenancy, you will also be required to pay the first two weeks rent. The date for the second instalment of rent is clearly outlined on the first page of your lease agreement and highlighted to you by your property manager at the commencement of your tenancy.
t echnical you have 14 days from lease commencement to return the document to our office with any amendments or changes that you would like to have noted. e ach page of the document (including the photos) will need to be initialled and you will need to sign the document in full on the last page. warning i f you choose not to return your Property Condition r eport, we will assume that you accept the property as documented by your Property Manager and this will become the binding document for the duration of your tenancy.
Your Homburg Property Manager will issue an electronic or hard copy (if requested) at the commencement of your lease. This report is used to determine the condition of the property upon your occupation to ensure that it is returned to us in the same condition (not withstanding fair wear and tear) at time of vacating.
Tip If you require more time to complete the inspection sheet, it is important that you contact your property manager to arrange an extension.
Tip Please ensure your unique identification code is utilised to identify your payment and allocate the credit against your tenancy.
i t 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. your inspection sheet has been completed by your Homburg Property Manager and two copies issued to you at the commencement of your lease.
r emem B er i f you have any problems with your rent payments, it is extremely important that you notify us at the earliest possible opportunity. WarninG Keep in mind that any actions taken by us, form a part of your rental history. i f at any stage we are asked for a reference of your tenancy, we may divulge your rental payment history or lodge your details with a tenancy default database (T i C a ). i nspections s heet or p ropert Y c ondition r eport
r ecipients may wish to make payment via the Family a ssistance Office by utilising their Centrepay system. s hould you choose to use the Centrepay system, you will need to notify your case officer of our customer reference number together with your unique Homburg real e state reference number. our cuStomer reference numBer 555074082 c i t is extremely important that these numbers be registered with the family a ssistance office . This number will be printed on the Centrepay remittance form processed by our Trust Manager.
HOMBURG 11 r ental p a Y ments
c entrelink
Routine inspections are conducted a minimum of 3 times per year. Your first inspection will be conducted between 4 – 8 weeks after start of tenancy thereafter it will be incorporated into inspection runs for the area of location.
in S ide Carpets to be vacuumed (steam cleaned if necessary) a ll hard floors to be swept and washed. Close attention to be paid to dirt and grime build up in the grouting of tiles. Bathroom floor, vanity, basin, bath and shower to be cleaned. a ll soap scum to be removed and dust removed from exhaust fans. a ny dirty grout to be Bathroomscrubbed. glass to be cleaned (shower screens, mirrors, etc.). Toilet (including the seat and pedestal) should be cleaned. w indows to be cleaned (both inside and out). Flyscreens to be brushed. Dust/vacuum window runners, sills, tracks and skirting boards. r emove any mould build up from window sills, tracks and Oven,frames.oven glass, shelves, grill, drip trays and hot plates to be cleaned. Oven surrounds and control panel also to be cleaned. e xhaust fan and range hood covers to be cleaned throughout together with air-conditioning vents, filters and covers. a ll kitchen bench tops and cupboard doors to be cleaned and any dirty marks removed. Kitchen and Laundry sinks to be cleaned. Light fittings to be dusted and bugs removed, with insect spots washed off if Ceilingnecessary.fanblades to be cleaned (if Dishwasherapplicable).–clean all filters, front door seal, back door seal. r emove all grime. Hand marks to be removed from walls, doors and around light switches. we are required to inspect all areas of the property, therefore we will need access to all garden and utility sheds, garages, cellars etc. i f it is standard for you to have these areas locked, then we will require that these areas are unlocked for inspection or provide a key for access on the day. i f you are not present at the time of the inspection we will gain access with our master keys and leave an inspection or business card, so that you are aware that we have entered your property.
WarninG s hould the criteria of this routine inspection fail to achieve a reasonable standard, we will be required to reinspect the property again in 28 days. To eliminate the need for a follow up inspection, please ensure all efforts are made to present the property and gardens in a clean and tidy condition.
13 r outine i nspection
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The guide will highlight the areas that we will be looking at. out S ide Lawns to be mowed. weeds to be removed from lawn and garden beds. s creens to be brushed off and all dust and cobwebs removed. Verandas/Patio, g arage/Carport, Driveway and Paving to be swept. weeds to be removed from paving. Cobwebs to be removed from eaves, carports and sheds. w here pets are kept on the property, all animal droppings to be removed.
t ec H nical Stuff we are required by the r esidential Tenancies act to provide you with 7 to 14 days written notice of the upcoming inspection. This notification will come via email and will specify the date and a two hour block period during which the inspection will be conducted. accompanying the access notice will be a guide similar to the one below to help you prepare for the inspection.
i n order for us to adequately check the premises for maintenance and prepare a report for the property owner, it is imperative that the property be presented in a clean and tidy manner.
aDetailsPropertyContactamenumberaddressofConcernccess–byarrangement or by key
Tip Please refer to any operating manuals and trouble shooting guides before reporting maintenance on any appliances.
aF ter h ours m aintenance
It is important when you notice a maintenance issue that you inform your Homburg Real Estate Property Manager as soon as possible. In most instances, this maintenance needs to be reported in writing using our Maintanence Form or by email to rental@homburg.com.au.
HOMBURG
s tandard m aintenance
The phone is monitored 24 hours a day 7 days per week and in the event emergency maintenance needs to be arranged after hours, you can contact the office number on 8562 2600 and press option 1 for emergency maintenance. Please limit these reports to emergencies only, being plumbing or electrical.
B efore callin G...
Please refer to the following tips to avoid any unnecessary callouts. i n the first instance please refer to any operating instruction manuals for guidance. e lectricity Please check the fuse box. The safety switch may have flicked ‘off’ for some reason and may need to be re-set. e nsure that you had your power connected if you are new to the Checkproperty.with energy providers to ensure that there is no fault on your street. i n a unit or strata complex, check with your neighbours - if other units in your complex are experiencing similar problems it may be the Body Corporate that needs to be contacted for action. l i GH t S or Po W er Point S not Workin G n o power to the property, no lights or no power points working (could also be only half of house has power)? Have you checked the meter box? a faulty appliance may cause the switch to flick off or if you have too many appliances switched on at the same time W arnin G i f an electrician is called to the property and the fault is with one of your appliances or simply to reset the s afety s witch then you will be charged for the service fee.
15 P lea S e include your n
Tip Turn off all appliances and go to the meter box. Take special note of any switches that are in the off position. You will need to turn all switches to the off position, leave them for a few seconds and then turn them all on again. Turn each appliance on, one at a time. If the safety switch trips when you turn on the toaster, kettle etc, then it is likely that the particular appliance is faulty or has just become faulty. Keep in mind that it can sometimes be the fridge or other major appliances that have recently become faulty. In an older style home, you may have old style fuses that should not be fixed by tenants and contact your property manager.
Maintenance requiring attention by trades’ people require permission from your landlord prior to being addressed. Once the landlords’ approval has been obtained, a work order is emailed directly to the specific trades person, who will then be in direct contact with you to arrange a convenient time to address the approved maintenance. Master keys are kept by Homburg r eal e state. w ith your approval we are happy for our trades people to collect these keys should they require access while you are not home. Please note that if you wish for trades people to address other maintenance issues whilst in attendance of the property they must firstly be reported to our office or the trades person must seek approval from us first. Warnin G you need to understand that works carried out on the property by any person not approved under a work order from Homburg r eal e state, may result in your liability to pay the account.
Gara G e remote cont rol r eplace the battery in the remote as this is the most common cause Check the lever in the garage (generally next to the control box) is on auto.
i f it is on manual, the remote will not work. However you will still be able to manually operate the garage door. k ey S and lock S e nsure that w D40 or C r C has been applied in the lock prior to calling the office i f you have locked yourself out, you will be asked for photo identification before we can let you borrow our office set of keys and we are not able to give keys to anyone who is not on the lease or listed as an approved occupant. Warnin G a ll lost keys are the responsibility of the tenant. s hould you lock yourself out of the house after hours, you will be required to arrange a locksmith to attend at your cost. a ir c onditioner S Check that the filters are clean and free of dust. i t is important that you clean your air conditioner filters on a regular basis. This ensures that your air conditioner will continue to perform in peak condition and to maintain pure air quality for the occupants of the property. Warnin G s hould a refrigeration technician attend to repair a fault as a result of dirty filters, it will be the tenants’ responsibly to wear the call out fees.
i n accordance with your lease, if the property you are renting has a solar system (panels and inverter) attached to it and is connected into the sa Power n etworks grid, then, it is likely that the property is generating solar credits. These credits belong to your landlord unless agreed otherwise. w here there is a solar provision at the leased property the service in usually connected in the name of the landlord or the entity that installed the panel system to the property. aS a tenant, you do not H ave t H e ri GH t to connect an additional S ervice to t H e P ro P erty. i f you were living in a property that did not have a solar system, you would have to connect the property to the sa Power n etwork grid and choose your retail provider. The provider would invoice you on a 3 monthly basis and you would be liable for the total invoice for supply and sconsumption.olarisnodifferent. The only difference being is the origin of the invoice. your landlord will provide our office with the current invoice from the provider – this invoice will show a connection fee, for which you will be liable, and consumption. again you will be liable. after all, you have used the Homburgpower.reale state will raise an invoice in your name that will clearly show the supply and consumption of power at the property and also provide you with a copy of the providers invoice that was issued to your landlord. you invoice will be identical to the debits on the invoice. you will have 14 days from the date of invoice to pay your power supply and usage to our office.
“a domestic facility means an appliance or device provided by the landlord for the use of the tenant for which it would be reasonable to expect a tenant to require instructions”. The manuals are yours for the duration of your tenancy and we recommend that you familiarise yourself with the correct operation for each appliance provided. w hen you vacate the property, we ask that all manuals be returned to our office for issue to the next tenant. 17
HOMBURG aF ter h ours m aintenance d omestic Facilities/ i nstruction m anuals
At the commencement of your tenancy you will be provided with manufacturer manuals or written instructions for all domestic facilities contained within the property. no H ot W ater Have you checked the safety switches are on? i f you have gas bottles, the bottles may be empty. i f the previous tenant did not use all of their gas you will still get a short supply until they are empty and you should have them refilled regularly. n ote – some electrical systems take advantage of off peak electricity and may require overnight to heat the system. Bat H room or kitc H en S ink B locked Try using draino to clear the blockage. you could also try pouring boiling water down the sink to free up old soap or hair or try the same for the kitchen sink to remove old food from the kitchen waste. Warnin G Blockages caused by foreign objects, fat or items including sanitaries or wipes, are the tenants’ responsibility to cover any call out and plumbing fees.
s olar p ower
It is a requirement of your lease agreement that you seek permission from the landlord/agent if you wish for another person to occupy the property. a ny additional occupants will be required to submit an application form and approval must be granted by the landlord prior to residing at the property. a sub-tenant addendum will be required to be signed by both parties following approval.
Warnin G a s the primary tenant of the property, it is yO ur res PO nsi BL i T y to ensure rent is paid in full and on time and that the property sustains no damage. i f damage does occur and rent is not paid, it will be yO ur bond which is claimed against.
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Tip Notify the agent and seek approval first for any changes to tenancy agreement, remember if it doubt communicate with your Property Manager for guidance.
Approximately three months prior to your lease expiring we will contact your landlord to inform them that the lease is about to expire and ask their intentions with the lease renewal.
l ease r enewal
Tip Should you decide not to renew you lease under the conditions offered by your landlord, you must give notice to your landlord of your intention to vacate. You must provide your landlord a minimum of 28 days notice prior to your lease expiring.
i f your landlord confirms that they wish to renew for a further term, we will email the lease renewal addendum requesting confirmation of your intentions to renew the lease. s hould you accept the renewal and any changes to your lease conditions and rental amounts, then we ask that you print and sign the document and return it to our office as soon as possible. This will ensure the continuance of your tenancy.
ub-letting and a ssignment
Warnin G There are penalties and entitlements that your landlord can claim should you not provide the correct notice period prior to the end of your fixed term lease. The termination notice can be downloaded from the CB s website or forwarded to your email address by contacting the Homburg r eal e state office.
i f your landlord has informed us that they will not be renewing your lease we will email you a notice to vacate. you will be given not less than 28 days notice of the landlord’s intention and the request for vacant possession at lease expiry.
Ho W m uc H n otice to i H ave to G ive?
Tip The most important thing to remember if you wish to vacate, is that the correct notice period must be given and it must be on the document that is prescribed by regulation.
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i m P ortant
you will need to formally advise us of your intentions in writing and include a date that you will provide vacant possession of the property. we will use the provided date as a proposed tenancy start date in all advertising and when negotiating with prospective tenants to replace the broken contract. you will remain obligated to all conditions of your lease agreement until a new tenancy is secured and their lease begins. you are required to pay rent until such time as a suitable replacement tenant is approved and offered tenancy. The standard tenant selection procedures apply to all applicants. you will be responsible for a break of lease fee and a portion of advertising in accordance with the r esidential Tenancy Tribunal g uidelines (Fact s heet 4).
i t is in your best interests to follow the check list to ensure a smooth vacating process and a prompt bond refund.
i f you are on a periodic tenancy in most cases you are required to provide a minimum of 21 days notice and complete a Form 5. i f your Tenancy agreement is on a fixed term, you are responsible for the property until the expiry date of the agreement however you must have provided your landlord with a minimum of 28 days of your intention to vacate and complete a Form 4B. i f you were on a fixed term tenancy but is has expired, your tenancy has become periodic, and you are required to provide 21 days notice.
Tip Ensure that you direct any enquiries from prospective applicants regarding weekly rent, lease term, fixtures and fittings to the Property Manager. These types of questions must be answered with care and are fraught with legal repercussions.
Vacating p rocedures b rea K o F l ease 21 So you are vacatin G t H e P ro P erty?
we understand that moving house is a stressful and busy time and we are here to help you make your relocation as easy as Thepossible.housewill need to be left in a similar condition to the i ngoing Property Condition r eport that you were issued at the commencement of your tenancy (there is obviously allowance for reasonable wear and tear, but the condition report will be a great guide to returning to the property to us in a condition that will be satisfactory to your landlord). a rrange for the method of rental payment i.e. direct debit, internet transfer or direct deposit to be cancelled and for your power supply and telephone to be disconnected. advise the providers of your new address for the final invoices to be forwarded. d on’t for G et s upply your Property Manager with your new address and any changes to your contact details for refund of your bond and ensure you re-direct all other mail to your new address.
If you have entered into a fixed term lease and decide during this term that you wish to break your lease and vacate the property, you will need to contact your property manager immediately.
It is extremely important, that even with the best of intentions you do not give out information that could be incorrect.
c ar Parkin G Tenants’ vehicles together with the vehicles of any guests of the tenant must only be parked in the designated areas. Vehicles must not be parked on grass verges, lawns or garden beds. Cars that are not warranted, registered or running must not be kept at the property.
r u BB i SH The local councils collect general waste from your property together with any recycling. your property has been provided with the relevant bins to comply with the council requirements for pick up. i t is your responsibility to contact your local council to clarify collection dates and ensure that the bins are appropriately placed for collection.
l a W n S & G maintenancearden
u nless stated as a special condition in your Tenancy agreement, all lawns and gardens are your responsibility. we have a few preferred contractors that we can recommend should you wish to engage a helping hand. Pet S you may only keep pets that have been approved by your landlord at the property. These must be kept in accordance with local by-laws and within the terms and conditions of approval.
Water r ate S i f you are on a metered water supply, sa water issue water accounts every quarter. These come in the name of the property owner, and in most circumstances these accounts are paid by our office on behalf of your landlord. w here the provision of a r esidential Tenancy agreements allows for the on charging of water supply and usage (as is with most agreements in s outh a ustralia), we will utilise the information contained on the account and provide you with an invoice for the water consumed at the property in accordance with the meter readings. your obligation (in accordance with your lease agreement) is to pay the water invoice total value to our office within 14 days. S W immin G P ool S n ew pools can be filled with a permit from sa water. Before a permit is issued, we require proof of purchase of an approved pool cover. u tility Bill S i t is your responsibility to have the utilities such as electricity, telephone and gas connected at the property in your name (with the exception of solar power). you must have the accounts finalised and provide forwarding addresses to the provider (s) when you vacate.
HOMBURG u se F ul i n F ormation 23 u tility c onnection S
Homburg r eal e state utilises the services of a u tility Connection provider called Direct Connect. The service is free and the process is simple; when you are applying for a property, simply complete the connection authority on the tenancy application form. w hen you are successful in securing a tenancy, the Homburg r eal e state administration team will activate your request with the provider. you will receive a phone call from the Direct Connect call centre to verify that you wish to proceed with the connections and select your providers (ie Optus and ag L). The phone call should take no longer than 3 minutes. w hen you take tenancy at your new home, all services should be connected as per your request. One thing that you need to remember, this is a service provided by a third party and no responsibility can be taken by Homburg r eal e state for service connection problems. a ll faults and reports relating to your supply must be directed to Direct Connect’s call centre.
i t is important that we are kept advised of any changes to your personal details. i f we are not made aware of changes to your personal information, we may not be able to manage your tenancy effectively.
Privacy a ct During the application process and for the term of your tenancy, there will be personal information collected by the Homburg team. This is necessary to manage your tenancy and the property effectively. This information may be disclosed to other parties as permitted by the Privacy act including the Landlord, other r eal e state agents and Trades people etc.
i f you would like to access the information we hold on your personal status, please contact us and we will arrange an appointment for you to view this personal information. you can correct this information at any time should it prove to be inaccurate or incomplete.
h omburg.com.au Your local homburg r eal e state oFF ices con V enientl Y located in n uriootpa and t anunda. 88 Murray sT ree T , Tanun D a sa 5352 t : (08) 8563 2599 e : sa L es @ HOMB urg. COM .au 15 g aw L er sT ree T , n uri OOTP a sa 5355 t : (08) 8562 2600 e : ren T a L @ HOMB urg. COM .au 22uneJ