R & R Property
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What is a property condition report?
This is a report that is compiled at the commencement of a tenancy prior to your tenant moving into the property. This report outlines the condition of the property at the commencement of the tenancy and is used when the tenant vacates to ensure that the property is left in the same condition. This is the last inspection carried out as soon as possible after the end of a tenancy, when the tenants have returned their keys. The Property Condition Report is used at this inspection and each item is checked off to make certain that the property is in the same condition as when the tenant took possession. It is at this inspection that any items that need to be rectified by the tenant are identified.
What is a Routine Inspection?
Routine inspections are conducted after a tenant takes possession of the property and are conducted every four months. These inspections are essential to ensure that your property is being maintained to an acceptable standard and to identify any maintenance that may be required. A copy of the routine inspection report is forwarded to you after each inspection and should it be necessary, a member of the R & R Property – Stroud Property Management Team will contact you to discuss items noted on the report.
What happens when a tenant stops paying rent?
When a tenant falls behind in their rental payments they are issued with a notice of breach advising them that they are behind and requesting that they rectify the problem. If this is not done within the stipulated time period then a termination notice is issued requiring that they vacate the premises.
How do tenants pay their rent?
Tenants have several options to pay their rent, leaving no excuse for late payments. – By cheque or money order – Internet Banking through their chosen financial institution – Direct debit from their nominated bank account, we will supply the tenant with our account details to arrange an automatic transfer.
When does the rent money get paid into my account?
At the end of every month all monies held, unless instructed otherwise, is paid to you by way of direct debit to your nominated bank account or by cheque. A statement is issued at the same time outlining the debits and credits for that month.
Landlord Obligations under the NSW Tenancies Act
Landlords are responsible for installing smoke alarms in rented premises. Since 2006 when the Environmental Planning and Assessment Amendment (Smoke Alarms) Regulation 2006 came into effect, smoke alarms have been mandatory in all homes and other shared accommodation buildings where people sleep. To ensure your property is compliant we strongly suggested that a qualified technician inspect and certify the Smoke Alarms regularly and this can be carried out at a small cost on an annual basis.
Water Efficiency Measures
To be able to charge your tenants for water usage the property must meet the required water efficiency standards. These being internal cold water taps and single mixer taps for kitchen sinks and bathroom hand basins must have maximum flow rate of 9 litres per minute. All shower heads must have a maximum flow rate of 9 litres per minute. There must be no leaking taps on the property.
The property must also be individually metered (or water is delivered by vehicle, such as those with water tanks on rural properties). We suggest a compliance certificate be obtained from a qualified plumber to eliminate any disputes over water usage charges.
Every householder in NSW has a legal responsibility to keep their home safe. In New South Wales it is not mandatory for existing properties to have Safety Switches installed, however as a risk management and safety measure, it is highly recommended that all homes have a working Safety Switch.
Should an electrician be required to carry out any electrical work on your property it is compulsory for a safety switch to be installed. We strongly suggest for the safety of your tenants and to reduce the risk of liability that a safety switch be installed prior to a tenant occupying the property.
Blinds and Curtains
Ensure that all corded blinds in your property are safe for children. See information sheet attached. More information is available from the office of Fair Trading: www.fairtrading.nsw.gov.au.
Preparing Your Home To Rent – Helpful Tips
A suitable presented and prepared home will not only attract a better rental income, it will also attract a better tenant.
Present the property at its best inside and out
- Take care of any repairs required
- Clean thoroughly throughout (don’t forget the garage)
- Present the lawns and gardens how you expect them to be kept during the tenancy. Should you have a high maintenance yard maybe consider including maintenance in the rent which can be increased slightly to ensure the property is kept tidy.
Repairs and Maintenance
Any repairs required that may create a danger to the tenants or provide an essential service need to be addressed before presenting the property for inspection to prospective tenants. Do not overlook the small things like mould in the bathroom grout, dripping taps, broken tiles, holes in the flyscreens, chipped paint, windows/doors/cupboards open and close properly and locks and keys must be in good order including window locks so the premises are fully secure.
We do our very best to eliminate disputes on vacating by detailing as much as possible in our ingoing inspection report along with photographic evidence of the condition of the property. However, if the property is leased with little to no damage there is no room for dispute as to when the damage has occured.
Appliances and Furnishings
Appliances and furnishings included for the use of the tenants can add value to the rental but need to be in good working order. Be aware that should these need repair or replacement during the tenancy you are obligated to do so if they are part of the rented premises.
In most cases it is best if appliances and furnishings are included in the lease for these to be kept to a minimum.
It is crucial that the property be clean when the property is leased. As mentioned above, the tenants are required to present the property when vacating as it was when they commenced the lease.
If the property is not clean when they go in they are not likely to leave it clean when they vacate. We suggest a thorough clean of all surfaces including floor coverings, windows and screens (inside and out), blinds/curtains, tiles, cupboards. Don’t forget the garage and bins should also be cleaned.
Getting The Best Result
Painting and new carpet can be a cost effective way to update a property and adding heating and cooling like reverse cycle air conditioning can potentially add value to a rental property.
We are here to help and can give further advice should you require it.
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