How do you check an applicant who wishes to rent my property?
A: With the information provided we confirm their payment and tenancy history by calling their current and/or previous landlord/agent as well as confirming their employment. We can also check them against a National Tenancy Internet Database to see if they have been lodged as a bad tenant by a previous agent.
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Who selects the tenant for my property?
A: You do! We will simply give you the information we have collected and by using our experience give you a possible guide as to the tenancy outcome, but at the end of the day it is always your choice!
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Why do I need Landlord Insurance?
A: We at no time can guarantee your tenant’s performance at your property. The risk belongs to the owner of the property, and therefore the owner should be insured for such a risk.
Your management agreement also obliges the owner to ensure they are fully and adequately insured.
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How do I get my rent paid?
A:
We will deposit all monies collected into your nominated bank account on the 15th and the 30th of each month or the previous working day. Payments can be made outside these dates depending on the circumstances.________________________________________________________________________________________
How often do you inspect my property?
A: We inspect your property approximately every 3 months (13 weeks). This inspection is not as detailed as the initial tenancy Ingoing inspection. This inspection is more of a walk through, checking room-by-room that the tenant is keeping the property damage-free and reasonably clean. We may also take photos of the outside of the property, and any repairs or concerns that are observed. (Please note that due to privacy reasons we are unable to take photos inside, involving tenant belongings during quarterly inspections, and we are unable to take any photos if the tenant refuses permission, (this is a Residential Tenancies ruling).
We also note any repairs we observe and any other recommendations needed to assist you in keeping the property in the best condition possible. We also ensure the smoke alarms in the property are working.
We send you a copy of the inspection sheet and any maintenance issues from the inspection.
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Who is responsible for repairs to my property?
A: Under legislation it is the responsibility of the landlord to incur costs of repairs to property.
We can arrange maintenance for your property, on your behalf. We use qualified and insured trades people.
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Who is responsible for general wear and tear to my property?
A: General wear and tear that occurs from tenants just living in a property is expected and legislation provides that it be allowed. Eg: a few extra marks and scuffs on the walls, some chips and scratches to doors and doorways will occur over time, along with the gradual wear of everything that is in the property.
The only time a tenant can be held responsible is if wear and tear is considered ‘excessive’ for the time frame that the tenant has been in possession. For example, a newly painted property with walls severely marked after 2 years resulting in the walls having to be painted again may not be allowed as ‘reasonable’ wear and tear. In a Residential Tenancy Tribunal hearing this type of situation, if proved, could result with the tenant paying for the painting to be done, minus any depreciation for the age of the paintwork at that point in time when it was repainted again.
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Who pays the water charges for my property?
A: Water consumption charges are agreed between the landlord and tenant.
In South Australia, metropolitan and most regional townships have water supplied by SA Water. SA Water charges a lower rate per kilolitre for the first 120 kilolitres used in a yearly period. Water used over and above this is charged at a higher rate.
In most cases where gardens and lawns are involved, the landlord would pay the first 120 kilolitres. This is ‘allocated’ for usage on the garden. Water used above this at the higher rate would be charged at a tenant expense.
Some landlords wish to charge the tenant all water costs. This is optional; however we do recommend that an incentive should be given to the tenant to ensure the garden remains healthy.
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Who is responsible to maintain the gardens at my property?
A: Unless otherwise agreed, the tenant is responsible to maintain the lawns and gardens to the standard they were given at the start of the tenancy.
If the property has a watering systems installed, these need to be working and kept maintained by the landlord, during the tenancy.
However please keep in mind that if you are charging the tenant for all water supply and usage, the tenant can choose how to use the water they are being charged for.
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What type of smoke alarm should be fitted to my property?
A: We always ask that a Hard-Wired alarm be fitted to all rental properties; due to the high chance of a tenant tampering with a removable battery powered alarm (9-Volt Battery powered alarms).
In the case where a hard-wired smoke alarm cannot be fitted, then it is recommended that a 10 Year Lithium Battery Operated alarm be installed. This type of alarm is easily fitted like a 9-Volt type alarm, but the 10 Year Lithium alarm has a battery sealed inside that cannot be removed. We use specialisist companies to test Smoke Alarms annualy and replace and faulty alarms with Landlords approval.
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Why do I recieve financial statements?
A: We will issue you both monthly and yearly financial statements, accounting for all monies we have handled and disbursed to you on your behalf in accordance with legislative requirements.
You will receive your monthly statements together with any tax invoices from tradespersons or other disbursements paid during that month on your behalf. Your end of year statement accounts for all monthly statements accumulated, for accountancy ease.
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What if I want to move in or someone in my family wants to move in?
A: Any fixed term lease is guaranteed unless the tenant agrees to move out.
As is the case with the property being sold, this usually involves an amount of compensation being paid to the tenant as agreed by both the landlord and the tenant.
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