WHO’S RESPONSIBLE FOR MOULD?
Mould in rental properties is a common issue throughout Australia and it is a Landlord’s responsibility to rid properties of mould prior to any tenancy beginning. Properties should include security catches on windows so that the house can be aired, and it’s also a good idea to provide a fan in all bathrooms to allow for adequate ventilation. It is advised that exhaust fans should be installed in bathrooms or fly screens on windows to allow tenants option to ventilate the room as this is a room that sees daily moisture. Mould can be a serious health and safety problem so it is best to keep a regular treatment schedule if your property is prone.
WHAT DO YOU EXPLAIN TO THE TENANT BEFORE THEY MOVE INTO THE PROPERTY?
At Ray White Alexandra Hills we go through the most important expectations with our tenants as part of our tenant induction process such as
Each tenant will also be provided with a “Pocket Guide for Tenants from the RTA, detailing their responsibilities.
I WANT TO VIEW MY PROPERTY BUT IT’S CURRENTLY TENANTED, WHEN CAN I SEE IT?
A property owner or property manager can enter the property at any stage however the tenant must be given writen notice before entering the premises. Access is subject to the legislation in your state or territory. The reason for entry must first be established, then the period of notice in writing can be provided to the tenants through a form called an entry notice.
WHAT HAPPENS IF A REPAIR IS REQUIRED AFTER HOURS, OR ON WEEKENDS?
Our policy on what constitutes an emergency repair and what does not is conveyed to all of our tenants at the beginning of the tenancy, in the tenancy agreement. All tenants are provided with mobile numbers and afterhours contact details if emergencies arise. Your property manager will use fair judgment and caution to make sure our obligations to the tenants are being met and your wishes are respected.
CAN YOU GAURANTEE THE TENANT?
We have an extensive application process which covers the applicant’s tenancy history, listings on tenancy databases and personal references. We also speak with each applicant’s employer to ascertain their level of commitment and responsibility as well as income confirmation. We will provide you with as much information as we can about an applicant so you can make a decision without having any doubts. In saying that, the paying of rent and maintaining of the property is an obligation for the tenant. The State and Territory laws govern how an agency must act in relation to tenants that do not fulfil these obligations and hence we cannot guarantee a perfect tenancy. This is a landlord risk that comes with allowing someone else to rent your property.
WHO IS RESPONSIBLE FOR GARDEN MAINTENANCE?
There are no references to responsibilities for garden and lawn maintenance in the Acts however it is a general responsibility of tenants to maintain gardens and lawns however pruning of trees and hedges or other large maintenance jobs are to be maintained by the Landlord. If there is not an agreement of a regular maintenance paid by the landlord, it is best to include a provision in the tenancy agreement that it will be the tenant’s responsibility to maintain the lawns and gardens. We advise that in properties with large gardens or those that require more maintenance than usual, landlords should consider the option of maintaining this as a part of the weekly rent to make sure standards are kept at an acceptable level long term.
WHAT IS THE ACHIEVABLE RENTAL AMOUNT FOR MY PROPERTY?
Your Property Manager will advise you on what is currently a fair market rental for you area, based on their knowledge, current levels of demand, comparable properties and statistical data they have access to. Depending on your needs, a higher figure can be attempted, although this might increase your risk for extended vacancy periods. In these situations regular client feedback will be provided to you and advice given to adjust the asking rent if required.
CAN I CAHRGE THE TENANT FOR WATER USAGE?
Yes, if the property is individually metered and has a Wels Certificate. See Investors Guide for more information.
DO I NEED INSURANCE?
Although it’s not a legal requirement, we advise all landlords to have comprehensive insurance to cover both your property and the tenancy, as these are often two different policies. It’s important for landlords to insure chattels such as carpets, blinds and curtains, stove and other white goods that a tenant may be using, and to maintain a current insurance certificate if your property has a chimney. Always remember to tell your insurance company the property is tenanted to ensure you’re covered. There are many insurance options on the market and we recommend you get independent advice to find the policy right for you.
WHAT IS THE TYPICAL LEASEPERIOD?
The most common lease terms are 6 or 12 months. However, there is no restriction on the lease term you can offer. A 12-month lease allows you to build a more stable relationship with your tenants, which may encourage them extend the lease.
HOW OFTEN DO YOU CONDUCT INSPECTIONS?
At Ray White Alexandra Hills, we are dedicated to delivering comprehensive routine reports to our owners every quarter (3 months). Moreover, we warmly invite our owners for an in-person property inspection annually, allowing them to experience and assess their investment first hand, whenever feasible.