Landlord FAQ's

Q. What is a property condition report?
A. Prior to a new tenant moving into the property, an ingoing inspection is carried out to provide a complete report on the current condition of the property. At the ‘lease sign’ the tenant is given this report which the tenant is required to return to our office within 7 days with any additional comments added to it.
Q. What is the purpose of a property condition report?
A. The purpose of the property condition report is for when the tenant vacates the property.
One of our property managers will conduct an outgoing inspection after the tenant vacates the property and returns the keys to us. We record the condition of the property at the time of this inspection and this is then compared to the property condition report prior to the tenants moving into the property. Any differences between these reports will need to be rectified by the tenant (given fair wear and tear) prior to their bond being released.
Q. What is a routine inspection?
A. Routine inspections are conducted regularly, approximately every four months, to check that the property is being kept in a reasonable condition. The property manager will provide a written report after each inspection, including photographs of the inside and outside of the property.
Q. What happens when a tenant stops paying rent?
A. Prompt action is taken to ensure that rent is paid when it is due. Tenants receive phone calls, SMS reminders and letters should their rent fall into arrears. Following the Residential Tenancies Act 1995, the regulated procedure is followed to bring a tenant’s rental payments back into line.
Q. How do tenants pay their rent?
A. When a new tenant moves into a property, we setup a direct debit for their rent payments from their bank account. This ensures that the rent is deducted from their bank account either weekly, fortnightly or monthly on the same day of the week that the tenant signed their lease. Our direct debit system ensures that the tenants rent is deducted from their bank account when their rent is due for payment without the need for the tenant to remember to transfer funds for the rent. We find that this system works very well in reducing the number of tenants falling into rent arrears.
Q. When does rent money get paid into my account?
A. At the end of every month all monies held, unless instructed otherwise, are paid to you by way of electronic funds transfer into your nominated bank account. A statement is issued at the same time outlining the debits and credits for that month. We can disburse funds to you either once or twice per month. Payments made once per month are processed on the 26th of each month and payments made twice per month are processed on the 13th and 26th of each month. If these dates fall on a weekend or public holiday, the payment will be made on the following business day.
Q. Are you able to pay other bills on my behalf?
A. So that we can manage your property with minimal effort on your part, rates and other accounts can be paid from the rent received on your behalf into our trust account. These accounts include; water rates, council rates, strata levies, landlord insurance and maintenance accounts.
Q. How do you find a good tenant?
A. Our marketing aims at exposing your property to the widest possible audience. Following initial enquiries, appointments are made to meet prospective tenants at the property. Interested parties are requested to complete an application form. This form includes details of their previous rental history, employment details, name of next of kin and personal references. Each application is processed thoroughly, including a default tenancy database check on TICA to ensure that we have a complete background on all applicants for you to be able to make an informed decision about a preferred tenant.
Q. What happens after I’ve chosen a tenant?
A. After verbally confirming with the successful applicants, we require a holding deposit of one week’s rent to be paid as surety. At the ‘lease sign’, all documentation as required under the Residential Tenancies Act 1995 is given to the tenant. Tenants are required to pay the first two weeks rent at the time of signing, if a holding deposit has been paid that then becomes their first weeks rent. Tenants must also pay a security bond (equal to 4 weeks rent) which is lodged with the Rental Bond Board and held by them until the end of the tenancy. A copy of the Residential Tenancy Agreement and subsequent extensions with the lease will be provided for your records.