Entry Condition Report:  On commencement of your tenancy and as a condition of your General Tenancy Agreement you will be given an Entry Condition Report (RTA Form 1a). This form, already completed by your Property Manager, records the condition of the property at the commencement of your tenancy. It is detailed to ensure that any damage that had occurred or was occurring prior to the commencement of your tenancy will not be liable by you or required to be repaired or replaced at your expense.  Should you notice any discrepancies in the stated condition of the property, please ensure that you complete your section of the Entry Condition Report, sign and return to your Property Manager within three days of your lease commencement date. Should you notice any discrepancies the Property Manager will contact you to discuss if necessary.  Please remember to keep your copy of the Entry Condition Report in a safe place, as it is your record of the property’s condition prior to your arrival. This will protect your bond.  When you eventually vacate the property you will be sent an Exit Condition Report (RTA Form 14a), with your confirmation of vacate notice. Once you have fully vacated the property, including completing all necessary cleaning and gardening, this form must also be completed and returned to our office along with the keys, remotes, carpet cleaning and pest control receipts and any other applicable documents. The Exit Condition Report should match the Entry Condition Report taking into consideration fair wear and tear on the property. 

Rental Payments:  Rental payments are to be made by direct deposit to the Rent Trust Account.  Please ensure that your bank transfers the funds using the reference code as an identifier for your payment.  It is advisable to keep copies of your rent receipts and/or bank statements to ensure you are always protected, should a discrepancy occur or the banks incorrectly transfer the funds. Should a transferred payment not be received into the Trust Account, we are unable to make enquiries to the bank and you will be required to request an immediate search on the transferred monies.  If you fail to pay your rent on time, there is a series of steps we are obliged to follow. The first step will always be endeavouring to contact you and notify you that your rent is in arrears. By notifying you prior to a beach notice becoming necessary, this will alert you should a transferred amount have failed to be deposited into the Trust Account. Time is always of the essence, when transferred deposits fail to reach their required destination. If you fail to respond to this notification or we are unable to contact you, when your rent falls behind by seven full days we will issue a Form 11 – Notice to Remedy Breach on the eighth day of the arrears. This form outlines a concern we, as the property managers, have about you as a tenant – in this case, failure to pay the rent.  Should we feel that the Form 11 has been ignored and the rent continues to remain in arrears, we will issue a Form 12 – Notice to Leave. This form gives the tenant seven (7) days to pay their rent or risk being evicted. Please note that for continued breaches if your rent is paid in full you may still be required to vacate the property. Obviously, we do not like having to take this drastic step, but have done in the past and will continue to do so when it is warranted. It is a duty under our management agreement with the property owner. Please note that you are obligated under the terms and conditions of your General Tenancy Agreement to pay the rent by the due date.Furthermore, please note that you must pay the rent in the increments as stated on your General Tenancy Agreement. This is stated at Item 6 and then again at Item 7. If you are sharing with one or more tenants you are jointly and severally responsible to pay the rent. We only accept one payment and not individual payments from each tenant. Should your tenancy be a shared tenancy, please ensure you make arrangements to pay the rent into one account for transfer to the Trust Account when your rent is due.

 Taking care of your home during your tenancy

Air Conditioners  The filters must be cleaned every month when the air conditioner is being used continuously. When not in use, please ensure that the filters are cleaned at least every three months.

Fire Places  Please ensure that fire places are cleaned regularly including the chimney and flue.

Black-Outs There are several causes for losing power in your home. We recommend firstly to check the neighbours’ properties and street lighting. If they’re blacked-out also, you will need to contact Energex on 136 262 and notify them of the problem.  If your neighbours still have power, check the safety switch, which may have tripped causing the electricity supply to be cut. If the safety switch has tripped, reset the switch. If it trips again, it may be the result of a faulty appliance. Try unplugging all appliances and plugging them in one at a time – if one causes the power to cut you have found the culprit.  If after checking all appliances the safety switch is still tripping, please contact our office immediately for a qualified electrician to locate and inspect the fault. Should the fault by caused be a faulty appliance belonging to you, please be aware that you will be responsible for payment of the account.

Car Parking:  Under Council and Body Corporate by-laws, vehicles can only be parked in the garage/carport or an area designated for car parking (such as a driveway). Parking on footpaths or lawns is not allowed, even for private dwellings. For properties in close proximity to the CBD or major venues, please be aware of parking restrictions and the possible requirement for parking permits during events.  All vehicles kept on your property should be registered and in good condition. Damage done by your vehicle or vehicles of visitors, including oil stains, is your responsibility. We recommend that should you notice any stains you act immediately to remove the oil stains and take preventative measures to ensure no further damage is caused.

Clothes dryer Cleaning the lint-filter after every load of washing is essential. Failure to do so may result in loads taking longer than usual to dry, and, in a worse case scenario, the dryer may catch fire.  Most dryers require adequate ventilation, which may impact on their efficiency in small rooms.

Dishwasher  Please ensure that all dishes are rinsed before placing them in the dishwasher. The filters should be cleaned regularly and hoses checked for kinks. Please also remember to fill the rinse aid compartment should dishes begin to appear cloudy. To ensure effective cleaning of dishes the dishwasher should be cleaned at regular intervals with a suitable dishwasher cleaning agent available from most supermarkets.

Oven/Stove  If one or all of the stove hotplates are not working, after checking switch to ensure the unit has not been switched off, complete a maintenance request form and forward to our Property Management department. If the oven is not heating, it may have switched to automatic (in which case the indicator light will have switched off). If this is the case, the oven will need to be reset to manual – check your instruction manual. Also check to ensure that the main switch to the unit has not been switched off. As always, if there appears to be a fault or maintenance issue please complete a Maintenance Request form and forward to your Property Management department. As with electric ovens, gas ovens should only be repaired by qualified personnel. If you have a fault, please contact us.

Carpets  While carpets suffer normal wear and tear, proper treatment can improve their longevity. Also, stains, rips and similar damage to the carpet that can be traced to a single tenant may be charged to that tenant.

Regular cleaning (vacuuming weekly, professional cleaning at least once a year) prevents dirt and dust from becoming ingrained in the carpet, which can lead to permanent stains and/or discolouration.

If you do notice damage to your carpet, the first step is to ensure no further damage is done. If something is spilled on the carpet, instantaneous action is essential. Clean the area up with paper first, then with a cleaning agent. The cleaning agent used will depend on the stain, and should be applied to a towel or similar not directly onto the carpet. Don’t forget to rinse the area and dry it once the stain has been removed. If the stain requires it, you should also add disinfectant.   Another carpet problem is tufts of carpet being pulled out. If this happens, do not attempt to pull it out as this will result in expensive-to-fix runs in the carpet.  * Some helpful guidelines for removal of stains are included in our package under ‘Helpful Cleaning Tips’

Waste Disposal Unit  Waste Disposal Units otherwise referred to as insinkerators are designed to work with water running. To operate them, turn on the cold water (a strong flow helps it operate optimally). Turn on the switch, and feed food waste into the unit, taking care not to force any large objects in. Let the water run for about 30 seconds after grinding.  If your unit is not grinding the waste properly, it may be jammed. Turn the unit off at the power point before attempting to free the jammed object. Most units have a plug top that can be removed, allowing you to free the blockage. Doing this may trip the reset switch, which is usually located underneath the unit. Some units also provide a wrench with which to free blockages. Once again, ensure the power is switched off, and remember to reset the switch.  lease note water restriction requirements set by local council before using these units.

Hot Water System  The main cause for loss of hot water, particularly during the colder months when more water is used, is the failure to top up the storage unit. This can occur in both electric and gas hot water systems, though it is more common in electric systems.  The system needs to be topped up usually every three months. (It is best however to refer to the manufacturer’s instructions found on the system.) This is done by opening the release valve until water flows out (the water will be hot). The release valve may be located at either the top or bottom of the system, but should be marked. As a reminder, it is a good idea to do this when your electricity account is due, as they are issued normally every three months.  With gas systems, the problem is more likely to be the pilot light. Again this can be located anywhere on the system, but if it goes out you will need to re-light it following the manufacturer’s instructions on the system.  The second most common cause for loss of hot water is failure to pay the gas/electricity bills or the electricity tariff you are billed on. Some peak tariffs only heat the water through the night, which means if you use all of your hot water during the day, the water will not be heated again until late in the evening. Please check first with the utility supplier. If you believe there is a fault or problem with your hot water system, please complete a maintenance request form and forward to your Property Manager.

Washing Machine  If you have been supplied a washing machine with your property and it is not pumping the water out correctly, it may be the result of a twist in the drain hose. If your machine is not pumping all of the water out, it may be a faulty connection with the drain hose. If it’s not filling with water, please ensure it is turned on at the power points and the taps have been turned on as well (hot and cold).  It is important to clean the washing machine regularly and keep the filter free from lint. Refer to the manufacturer’s instructions for methods of adding detergents and fabric softeners.  As with all supplied equipment, should a fault be evident, please complete a maintenance request form and forward to your Property Manager. Should the fault be as a result of your incorrect use or neglect, payment for repair will be at your expense.

Fixtures and Appliances  Many of the fixtures and appliances supplied in your property are affected by wear and tear over several years and several occupants. As such, you are usually not responsible for repairs required to items such as tap washers, stove elements, power points, sticking doors and windows etcetera. However, if unreasonable wear and tear has taken place and the damage to an appliance or fixture has been caused by rough treatment, then any repairs will be your responsibility.  Please note that we only organise maintenance for appliances that are supplied with the property.

Light Bulbs  It is the responsibility of the tenant to replace any blown light bulbs. If for some reason the light bulb cannot be removed safely or has broken in the fitting, please complete a maintenance request form and forward to your Property Manager. If lights fittings are too high to replace safely, it is your responsibility to contact a qualified tradesperson to replace the blown bulb.

Water Usage  One of the conditions of your Tenancy Agreement is water usage charge. Item 11 of your General Tenancy Agreement states your portion of the water usage payable. An invoice will be sent to you quarterly for reimbursement to the property owner of your water usage. This invoice must be paid or call us if you are unsure of what percentage you are required to pay. This is covered under Division 5 (outgoings) Section 17 (ss90 (1A) and 91A) of your General Tenancy Agreement. Water usage will be pro-rata and invoiced when you eventually vacate the property.

Lawns and Gardens  Unless garden maintenance is included in your rental payment, care of the lawns and gardens is your responsibility. This includes watering, weeding, mowing, fertilizing and trimming trees and shrubs. New lawns or plants have difference requirements to general upkeep. Your garden must be maintained at all times.  Please note water restriction requirements set by local council and ensure you adhere to imposed restrictions, yet continue to maintain the gardens and lawn.

Locked Out of Your Property  In the event that you lock yourself out of your house or apartment, our Property Management team is prohibited for personal security reasons to deliver keys after hours. If you find yourself in this situation it is your responsibility to organise and pay for a locksmith

Locks & Keys  Should you change the locks at any time during your tenancy, you must supply a full set of keys to the Property Management Section of our office.

Security Monitoring Systems & Alarms  If you change the alarm code your Property Manager must be advised of the new code. Should your security system have the capability of being monitored, unless specified on your General Tenancy Agreement, it is your responsibility to arrange and pay for monitoring with the appointed company.

Noise/Nuisance  As a courtesy to your neighbours, and also a legal condition of your tenancy, noise must be kept within legal limits. This is particularly applicable to tenants in units or townhouses, or where neighbouring properties are close by, as well