Although it is commonly thought that the agent makes the final
decision on any application, it is actually the owner who
ultimately says yes or no. Although we make every effort to
contact the owner immediately we receive an application,
sometimes there can be delays because they are located overseas,
interstate, they may be travelling or just hard to contact.
In addition to this we are required, under our contract with the
owner, to:
Check all references
Check employment details
Check to ensure you are not on a defaulting tenants data base
Take all due care and diligence in processing the application
We can usually provide an answer within 24 hours of receiving a
properly completed application but appreciate your patience on
the odd occasion that there is a delay
Click here for a Tenancy
Application Form
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Information To Be Supplied
With Your Application For Tenancy
To ensure you maximise the chances of your application being
accepted by the owner and to hasten the process, we suggest that
you provide easily contacted third party references including
previous agents, landlords and businesses.
References from personal friends or family will not be accepted.
Please supply photocopies of:
§ Photo I.D. (Drivers license or passport)
§ References from previous landlords or agents.
§ Proof of last residential address (telephone, electricity, gas
accounts or credit card statements)
§ Copies of previous rental receipts
§ Copies of previous rental agreements
§ Supporting proof of income (pay slips, Bank statements)
§ Application must be fully completed and signed
All above details should be photocopied prior to submitting your
application and handed in with your application. Original
documents will not be accepted
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Inspections
Whenever a tenancy begins a condition report must be filled out.
It should be a true and correct account of the condition of the
premises. The condition report may become the most important
piece of evidence if a dispute arises over the condition of the
premises at the end of the tenancy.
The tenant will be given two copies of the filled out condition
report at or before the time the tenancy commences.
The tenant should take the report away and fill out the “tenant
agrees” column with a Y (for yes) or an N (for no). If the
tenant does not agree they should write a reason in the comments
area of the report. The tenants should sign and return a copy to
the agent or landlord within 7 days and keep the other copy for
themselves.
Six weeks after the commencement of your tenancy and then every
three months, we are obliged under our contract with the owner
to complete a Routine Inspection of the property. This is to
ensure that the property is being well cared for and is also an
opportunity for you to bring any repairs to our notice so that
we can inform the owner. You will always be given at least seven
days notice prior to any inspection
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Entry Costs
The following entry costs may be incurred before or at the time
of signing the tenancy agreement.
Reservation Fee
A reservation (deposit) fee is an amount of money (no more than
one weeks rent) that is sometimes paid to reserve the premises
while an application for tenancy is being considered. A
reservation fee is a sign of good faith, but does not guarantee
that the tenancy will go ahead.
If the applicant withdraws, the landlord may retain rent for the
days the premises were reserved. Provided the premises were not
let or occupied during the period of reservation, no more than
one reservation fee was being held at the same time and a proper
receipt and written acknowledgement were given to the
prospective tenant when the fee was paid.
Rental Bond
A rental bond is an amount of money paid by the tenant as a form
of security for the landlord against any future breaches of the
tenancy agreement. The maximum rental bond that can be asked is
§ Four weeks rent, for unfurnished premises, or
§ Six weeks rent, for fully furnished premises with a rent of
$250 per week or less, or
§ Unlimited, if the rent for fully furnished premises is more
than $250 per week.
The landlord or agent must send any bond paid to the Office Of
Fair Trading within seven days.
Advance Rent
A tenant must pay the rent in advance from the first day of the
tenancy. The tenant can be required to pay
§ Two weeks rent in advance, if the weekly rent is $300 or less,
or
§ One month rent in advance, if the weekly rent is more than
$300
Agreement costs
The landlord can ask the tenant to pay half the cost of
preparation of the tenancy agreement, but only up to a maximum
of $15 (GST inclusive)
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Repairs
All repairs must be reported to our office in writing. Use the
repair request form provided or email or fax our office. You will also
be provided with repair request forms in your tenant pack at the
commencement of the tenancy.
The landlord must make sure that the premises are reasonably
clean, and fit to live in at the start of the tenancy. The
landlord must then maintain the premises in a reasonable state
of repair considering: § The age of the premises
§ The amount of rent the tenant is paying, and
§ The prospective life of the premises.
This does not mean the premises must be let in perfect
condition, or that the landlord must immediately attend to every
small matter during the tenancy. The state of the property and
level of repair expected should be in proportion to the
premises’ age and the amount of rent.
Click here for a Repair Request Form
Urgent repairs
Landlords are obliged to organise an urgent repair, as soon as
reasonably possible, after having been notified by the tenant of
the fault or damage.
An urgent repair is work needed to fix:
§ A burst water service
§ A blocked or broken lavatory system
§ A serious roof leek
§ A gas leek
§ A dangerous electrical fault
§ Flooding or serious flood damage
§ Serious storm or fire damage
§ A failure or breakdown of the gas, electricity or water supply
§ A failure or breakdown of any essential service on the
premises for hot water, cooking, heating or laundering
§ Any fault or damage that causes the premises to be unsafe or
not secure.
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Responsibilities of the Tenant
The tenant must keep the premises in a reasonable state of
cleanliness, having regard to the condition of the premises at
the start of the tenancy. If the premises include a yard, lawns
and gardens, the tenant must also keep them neat and tidy.
The tenant must not intentionally or negligently cause or permit
damage to the premises. Negligence means forgetting to do
something, which a reasonable person would do in the
circumstances, or doing something, which a reasonable person
would not do. In simple terms it is lack of care or attention.
A tenant is also responsible for damage caused by other
occupants of the premises or any person the tenant allows on the
premises.
Tenants must notify the landlord or agent of any damage to the
premises as soon as practicable, regardless of who or what
caused the damage. It is recommended that this notice be put in
writing.
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Smoke Alarms
Under the Environmental Planning and Assessment Amendment (Smoke
Alarms) Regulation 2006, landlords are responsible for fitting
smoke alarms to all residential premises. The landlord has the
right of access to fit the required alarms (after giving at
least two days notice to the tenant). The landlord must fit a
new battery (if the alarm has a replaceable battery) at the
beginning of the tenancy. During the tenancy the tenant is
responsible for replacing batteries unless physically unable, in
which case the landlord must be advised of the need for battery
replacement.
For more information about the type, location and number of
smoke alarms that are required to be fitted contact:
Smoke alarms hotline -
Tel: 1300 858 812
NSW Fire Brigades -
www.fire.nsw.gov.au
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Ending the Tenancy
A tenancy will usually be terminated by either the landlord or
the tenant giving notice to the other party.
In the last 14 days of the fixed term period of the agreement,
either party can give 14 days notice to end the tenancy. This
notice can be served up to and including the last day of the
fixed term.
Once the fixed term has ended, a tenant is required to give at
least 21 days notice, and the landlord must give at least 60
days notice.
If the notice is sent by post at least four working days (not
including the day the notice was sent) should be added to the
amount of notice, to allow time for the notice to be delivered.
“Working days” excludes Saturdays, Sundays, public holidays and
bank holidays.
A notice of termination may be given at any time if either party
seriously or persistently breaches a term of the agreement or if
the tenant is more than 14 days in arrears of rent. At least 14
days notice must be given in writing.
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Breaking an Agreement Early
If a tenant wants to end their tenancy agreement before the
expiration of the term, they should give as much notice as
possible. This should be in writing giving the date they intend
to leave.
A landlord can claim compensation for any loss they suffer as a
result of the tenant ending the agreement early. Some of the
costs a tenant could be liable for include:
§ Rent until new tenants move in or the existing agreement runs
out (whichever happens first)
§ A reletting fee (usually one weeks rent)
§ Advertising costs, and
§ Lease preparation fee
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Final Inspection
At, or as soon as possible after, the end of the tenancy both
the landlord/agent and tenant must carry out a final inspection
of the premises. Both parties should then complete the original
condition reports.
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Upon Vacating Premises
All rent must be paid up to the date of termination.
In order that a quick and full refund of bond money may be made,
an itemised checklist is set out below. As soon as notification
is given that all items have been attended to an immediate
inspection will be made, checking the condition of the premises
against the initial inspection report (of which you will have a
copy). If you leave the premises in a state, which requires
cleaning, repairs or maintenance, these deductions will be made
from your bond money.
Electricity is not to be disconnected until property is
inspected.
Paintwork – all marks on walls to be washed with damp rag and
cleaner such as “sugar soap”
All of the following areas are to be cleaned:
(a) All cupboards, inside & out.
(b) Windows.
(c) Venetian blinds must be thoroughly cleaned, not just dusted,
care must be taken not to bend or damage slats when cleaning. If
desired we can arrange to have the blinds cleaned by
professional blind cleaners.
(d) Kitchen floors.
(e) Bathroom wall & floor tiles (especially shower recess).
(f) Balcony floor tiles.
(g) The tenant is responsible for any marks or damage to
stairwell when vacating premises (strata units)
(h)
Oven & cook top – a very thorough inspection will be made and
absolutely no baked-on deposit must remain on any part of the
stove. A list of suitable cleaning products can be supplied if
required.
(i)
Any grease on garage floor to be removed. No rubbish is to be
left in premises or garage.
Stains or marks on carpet to be removed or arrangements made for
their removal by a professional carpet cleaner
It must be noted that your Tenancy Agreement expires 12 midnight
and therefore keys etc must be returned during normal office
hours, i.e. 9am-5pm.
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