It is your legal responsibility to pay rent, to your landlord weekly or fortnightly in advance. Please ensure that all rent payments are received before the due date. Your rent payments are to be made directly into our account, preferably by automatic payment. Please note that no rent will be collected physically. If you are having problems paying your rent please notify your property manager at the earliest possible time. If you fall into arrears by 21 days we will follow the legal process, which could result in termination of your tenancy and your debt will be lodged with a debt collection agency. We are happy to work out a suitable solution with you if we are contacted as soon as a problem arises.
At the commencement of a tenancy you will receive a Property Condition Report, which is a record of the condition of the property when you take over. You will have time to read this and make any amendments necessary. When you are happy it reflects the condition of the property then sign and return it to the office. From the start of your tenancy you have seven days to bring any fault to your landlords attention. If this is not done then it is deemed that you accept the report as is and you could be held responsible for any pre existing damages. This report is used at the final vacating inspection.
Only the people named (and the number of people) on your tenancy agreement are permitted to reside at the property on a permanent basis. Should a tenant wish to move out please notify your landlord immediately and your agreement may be amended. If one of those named on the tenancy moves out of the property this effectively brings the tenancy to an end. Please contact us to discuss possible options.
If you decide to leave the property and you are on a periodic tenancy, you are required to give at least 21 days notice in writing. We provide a “Notice to Vacate” form. Notice will be effective from the date written notice is received. You will be liable for rent up to and including the 21st day of your notice period. We post out a letter acknowledging the notice and advise of the procedure for ending the tenancy, as well as a vacating checklist. For fixed term tenancies the above does not apply as your agreement cannot be terminated by notice.
We carry out routine inspections at least four times per year and advise of an upcoming inspection the week prior in writing. However, under the Residential Tenancies Act 1986 we have the scope to carry these out more frequently if we feel there is a need. Tenants do not have to be present at inspections; however are most welcome and this can be a good opportunity to discuss any problems or aspects of the tenancy. We provide an inspection check list with details of the expected presentation of the property. A report is sent if there are any issues that need attention.
We ask that we are notified immediately if there are any changes to employment and business, mobile or home telephone numbers and email addresses. This is to ensure that we are able to easily contact tenants if the need arises.
Should there be any problems with the home, we ask to be advised as soon as possible, especially if it is something dangerous or there is an emergency at the property. We will advise the owner and organise repairs. Contractors should always make contact to arrange access. If access arrangements are not adhered to and the tradesman cannot gain entry, the call out charge will be passed on to the tenant to pay. Also if the tenant arranges with the tradesman to go outside business hours then the extra fee will be passed on to the tenant. Any maintenance arranged by the tenant without permission of the Landlord will be at the tenants cost. It is a tenants responsibility to minimise any loss to the owner.
The property must be left in a clean and tidy condition and all belongings removed. This includes stove, windows and carpets. At the pre-arranged final inspection time all keys are to be handed over and the bond refund form completed and signed. Commercial cleaning charges could be deducted from the bond if the property is not left in a reasonably clean and tidy condition. A tenancy will not terminate until all keys are returned to the property manager. Extra days will be charged for if keys aren’t returned on the final day. If all the keys are not returned the locks will be changed and the cost deducted from the bond. A final inspection will be undertaken once the property is vacated and any issues will be discussed after this.
The Landlord is not responsible for any damage to a tenant’s possessions, they are only responsible for insuring the property. Tenants should take out their own insurance for their possessions / contents. We also strongly advise personal liability insurance. This protects you if there if any damage caused to the property, ie; by a fire you inadvertently caused.
These may only be kept at the property with the written permission from the Landlord, and in accordance with local by-laws. The tenant will be liable for any damage sustained to the property by the animals. Permitted dogs must be kept under control at all times and be secured to allow access at inspection times. At the end of the tenancy we require fumigation to be included with the carpet clean. Pets not complying with regulations could be removed.
It is a tenants responsibility to have the utilities (electricity, gas and telephone) connected in their name and the costs are your responsibility. The account must be finalised when the property is vacated.
There is no smoking permitted inside the dwelling and tenants will be liable for any damage caused by smoking inside, including cleaning costs. We ask that tenants take care with butts and dispose of them in a suitable container. DO NOT throw them off the balcony.
We will advise in writing if, during your tenancy, the property goes on the market for sale. We will advise you of the appointed salesperson and attempt to minimise any disruption. You are required under The Residential Tenancies Act to allow reasonable access to prospective purchasers.
We understand that this can be an unsettling time but a tenancy cannot be terminated at a moment’s notice. A fixed term tenancy cannot be terminated when a property is sold and a new owner will effectively be buying a property with a sitting tenant and the tenancy is secure for the term of that tenancy. If it is a periodic tenancy then you must be given minimum 42 days notice to vacate once the property has been sold.