Tenants Information

YOUR TENANCY AGREEMENT – IN SIMPLE TERMS

It is important that you know your responsibilities as a tenant. Here’s a guide that can help you stay informed and avoid confusion. The essential Terms and Conditions of your Residential Tenancy Agreement are the primary guidelines upon which you should maintain your property/tenancy. Remember, if you’re in doubt, you should consult your copy of the Terms and Conditions of your agreement.

Noise/Nuisance

Under Section 102 (RTA Act), noise must be kept within the legal limits, particularly between 11pm and 8am. This is of special note to tenants in townhouses or unit complexes where noise at all times must be controlled.

Pets

Unless the prior permission of the Landlord is obtained through the property manager, NO pets are allowed on your property (this includes pet sitting). If pets are approved, they will be noted on your Residential Tenancy Agreement, and must be strictly kept OUTSIDE. Any additional or new pet other than that noted on your Residential Tenancy Agreement requires the permission of your Property manager. Under no circumstance are pets allowed in either Townhouses, Units or Villas, as it is against Body Corporate By-Laws and Council Regulations. Birds are sometimes acceptable as long as they do not make excessive noise eg. no cockatoos. When residing in a unit the by-laws of the Body Corporate should be checked. Small fish tanks are generally allowable where fish tanks exceed 2 cubic feet, permission from the landlord must be sought. Dogs must be registered with the council and a tag indicating this must be worn at all times. Any damage caused to the property by a pet will be the tenants responsibility. A flea treatment (internal and external) must also be done at the end of the tenancy and a receipt provided to the real estate upon vacating.

Smoke Alarms

If smoke alarm batteries fail during your tenancy it is the tenants responsibly to change them. A professional tradesperson will be engaged by the property manager to test and clean the smoke detector within 30 days of your tenancy agreement commencing at no cost to you as a tenant.

Parking & Care of Premises

Vehicles must not be parked on either the footpath or the lawns. Vehicles are to be parked on the driveway or in the garage/carport. In body corporate situations eg unit complexes, there is only provision for one vehicle, and visitors should park in the visitors car park. Oil stains on driveways are your responsibility to clean and remove. Unregistered vehicles should not be kept at your property unless they are properly garaged, fully assembled and the only vehicle owned by you unless written permission is sought from the landlord.

Lawns and Gardens

You must keep gardens and lawns weeded and in good repair (this includes trees and shrubs). Lawns should be mowed and gardens weeded once per one-two weeks in summer and once per two-three weeks in the middle of winter. Tenants must adhere to council water restrictions in regards to watering gardens and lawns. Take care not to store equipment, boxes or rubbish in the yard as it kills the lawn and encourages vermin.

Taps washers/ Stove Elements

In general you’re not responsible for tap washers or stove elements as these last many years. However, you should note that where unreasonable wear and tear were to occur, eg taps beings turned off with more force than required or stove elements being damaged by pots boiling over where either water or other cooking liquids have burnt onto them, this would then be considered your responsibility and, as such the cost of repair or replacement.

Hot Water Systems

In most properties – whether it be fed by electricity or gas – your hot water system will be a storage unit. As a rule of thumb, they will need to be topped up every three months. This is done by opening the valve at the top of the unit until water flows out BEWARE this water will be very very hot!! This is the primary cause for loss of hot water, particularly in winter.

Excessive Water Usage

Section 90(1A) of 91A of your Residential Tenancy Agreement requires that you will be responsible for any excessive water charge levied to your Landlord or any water charge levied to your Landlord beyond an agreed limit as per your Tenancy Agreement. Excess water can only be charged to tenants whose properties are individually metered.

Picture Hooks

Under your Essential Terms and Conditions you are not permitted to place any picture hooks or Blu Tac on the interior walls of your property. Damage caused will require sanding and repainting at your cost.

Breach of Tenancy

Take note of the advice regarding breach of tenancy in the Residential Tenancies Authority Form 17a – Information Statement. In principle, at any time you breach your agreement or decide to break your lease ad leave early, you will be responsible for payment of rent up to and including the day the new tenant commences his/her tenancy. In addition, it is your responsibility to pay the Landlords costs in re-letting the property (normally equivalent to one weeks rent) and the cost of re-advertising required to re-let the property.

Easy Connections

The first thing you may want to do to establish yourself in your new residence is to connect electricity, phone and gas. Why not take advantage of our one-stop service – speak with one of our staff members who can organise this for you.

Wheelie Bins & New Properties

If your bin requires repairs, or if you are a tenant in a new property and need to organise a wheelie bin, you need to contact your local City Council.

Condition Reports

When you move in both you and the landlord/agent need to complete an Entry Condition Report (Form 1a) given to you by Arthur Conias Real Estate. This is a record of the condition of the property at the start of your tenancy.

Complete the Entry Condition Report and return a signed copy to Arthur Conias Real Estate within 3 days after the first date of your tenancy agreement.

(Note: if not returned within 3 days you forego your rights of notation of the Condition Report at the commencement of tenancy). Keep your copy in a safe place; its your evidence about the condition of the property when you moved in, it will protect your bond. (See protecting your bond)

Property Inspections

You can expect Routine Inspections of your property to be carried out every 3-4 months unless otherwise agreed with your Landlord. You will be advised of these inspections at least 7 days prior in writing. You are not required to be present at these inspections. We have a master key to your property and will do the inspection in your absence. To help us with our inspection, please leave a message on your kitchen bench with a list of any items which require attention.

Rent Payments

Arthur Conias Real Estate uses a system called EZIpayment Solutions to make rental payments easy and hassle free. With EZipay you can pay your rent through BPay on the internet or by phone banking.

Simply complete the direct debit form which will be available to you when you sign up your tenancy.

If you are experiencing difficulties paying rent, please contact us so that we can assist you in working out a mutually acceptable solution.

Please note it is Arthur Conias Real Estate’s policy to take the following course of action for Rent Arrears;

8+ days – RTA Form 11 – Notice to Remedy Breach

8+ Days + Form 11 issued = Form 12 – Notice to Leave

Failure to rectify Notice to Leave for rent arrears will result in legal action taken against you, at your cost.

Caring For Your Home

Here are some general tips to help you use and care for the hot water system and electrical appliances in your property.

Electricity Supply

If you don’t have power check that your safety switch hasn’t tripped. If it has, reset it according to the manufacturer’s instructions on the switch. If it trips again you should remove all appliances with a plug from the power points, making sure that all points are switched off. Reset the safety switch, replug all appliances one at a time until the safety switch trips again. This will pinpoint the faulty appliance. If you have a power board that has old style fuses and not circuit breakers, you should not attempt to change a fuse unless you are experienced and have turned the main switch to the power board off while replacing the fuse.

If you don’t have power, and the above checks have failed, check with your neighbours to see if they have power and call your electricity supplier.

Don’t Get Into Hot Water

If your hot water system seems to be running out of hot water quickly check to see if your system needs topping up. (Not all systems have this facility). For instructions on how to top up your hot water refer to Your Tenancy Agreement – In Simple Terms – Hot Water System.

Oven/Stove

Electric – If the oven is not heating, check to see the indicator light is on; if not, the oven may have switched to automatic. Refer to the instruction booklet to reset the oven to manual cooking; the light should come on and the oven will work. If not, contact Arthur Conias Real Estate to arrange for a tradesperson to attend.

Gas – you should contact Arthur Conias Real Estate to arrange service for any gas oven faults

N.B to avoid confusion – check to see that your electricity/gas account has been paid.

Washing Machine

Only contact Arthur Conias Real Estate for maintenance on Washing Machines at your property if the washing machine was rented with that appliance.

Dryer

If your dryer takes longer than usual to run a load and the clothes still seem a bit damp, than your lint filter could be clogged. Most brands of dryer require the filter to be cleaned after each use.

Garbage Disposal

If your garbage disposal unit isn’t disposing of waster, check it is not jammed.

TO FREE FOREIGN OBJECT – METHOD A

Turn the unit OFF at the power point and remove the plug top
Remove the blockage and un-jam with the key supplied
The re-set button may have tripped. The button is located under the unit and is usually red. Press the button, re-fit the plug top.
Turn the disposal unit on to test

TO FREE FOREIGN OBJECT – METHOD B

Turn the unit OFF as in Method A, then turn the cold water OFF and insert one end of the Self-Service wrench )provided with the disposal unit) into the centre hole at the bottom of the unit.
Turn the wrench until it moves freely for at least one complete revolution or circle. Remove foreign objects with kitchen tongs.
Make sure you remove Wrench and tongs
Wait 3-5 minutes for the unit to cool, then press the red reset button (as in Method A). Turn on the disposal unit to test.

Carpet Cleaning

Regular c\vacuuming slows down the wear and tear and prevents everyday dirt and soil from causing unnecessary damage. Vacuum thoroughly (5-7 passes over one area) at least once a week. Heavy traffic areas (ie hallways) may need vacuuming twice a week.

Please don’t iron directly on the carpet.

There are other smart tactics to use. Try laying mats in areas that are frequently used to help keep the carpets clean. You can also minimise carpets fading by keeping curtains drawn against direct sunlight whenever possible.

Rental properties are steam cleaned after every tenancy, but those residents in a property longer than 12 months should have the carpets cleaned every 12-18 months. It is the tenants responsibility to have the carpets professionally steam cleaned and a receipt provided to out office at the time of vacating.

DAMAGE TO CARPETS

If you spot a loop or tuft if carpet that has pulled out, DO NOT try to pull out a sprouting yarn. The result may be an unattractive run in the carpet, which can be expensive to fix. INSTEAD cut off the pulled loop level with the rest of the carpet, using sharp scissors (blunt scissors cause fraying).
With wall-to-wall carpets, high humidity can cause a rippling effect. If it remains after the humidity has left, contact your property manager for a professional assessment of the damage.
Where burn marks ie from cigarettes have occurred on carpets, these in many cases can be repaired but should not be attempted by yourself, but by professional repairers. This can be arranged by your property manager, minimising the cost to you as tenants by having the job professionally done.
Act immediately, if there’s a spill or accident and you will help minimise the stain. Here’s 5 simple steps to follow;

SCOOP up any solids before cleaning
BLOT as much liquid as possible with clean white towelling or paper towel.
CLEAN. Apply cleaning agent to a clean towel, NOT directly on the carpet.
RINSE with cold or lukewarm water, but don’t saturate
BLOT DRY with absorbent material such as paper towel or use a cold air fan to complete drying

REMEMBER; DO NOT rub or scrub the area. Start from the outer edge and work your way towards the centre

Giving Notice

When you’ve decided you will be moving, you will need to give your property manager a minimum of two weeks written notice of intention to leave. The date you vacate cannot be sooner than the end of your tenancy agreement or before the expiry of two weeks from the date of issue. You should use a RTA – Form 13 for giving notice.

When you hand in your keys, you must supply us with details of your forwarding address (this is in accordance with Section 115 of the Residential tenancies Act 1994). A post office number is not sufficient. If you don’t supply a correct address, you may be liable for a $1500 fine, of which application for enforcement will be pursued by Arthur Conias Real Estate.

Rent will be charged (minimum) up to and including the day you hand your keys in to our office. All final inspections will be carried out after you have completely vacated the property and returned the keys to our office (as per clause 20.1 of your Essential Terms & Conditions)

Moving Out

2 Weeks Before…….

Make a list

It’s a good idea to list all the people you need to inform of your new address. As you receive mail in the weeks before you vacate, check that the sender is on your list. Pick up a moving pack at the post office.

Talk to the Postie

Arrange to have your mail redirected with the post office for a few weeks after you move. This ensures your mail reaches you and will allow you time to change any address you may have forgotten previously.

Removalists

If you’re hiring trucks to help you move, book them a week or two in advance. The same with helpful friends, give them plenty of notice so your are not stuck with everything yourself on the day.

Stay Covered

Update your insurance policies.

One Week Before……

Early Birds

Gather everything you need for the move ie boxes, packing tape, rope etc. Start packing anything you won’t need for the week – the aim is to get everything packed by the day before you actually vacate the house.

Returns

Return all library books and rented videos or DVD’s. Don’t forget to collect any lay-bys or items with cleaners or repairers.

Keeping Up Appearances

Clean the outside of the house and weed and tidy the garden so that you only have to mow the lawn and clean the inside of the house before moving out.

Start In The Kitchen

Defrost the freezer and clean the oven and pantry.

Final Readings

Arrange for final readings of your services such as gas, electricity and telephone to be performed just prior to your move. Also organise for these services to be connected at your new home prior to your arrival.

Care For Your Little Ones

Arrange for child care and pet care on moving day.

Deliveries

If you have milk, newspapers or anything else delivered regularly, ensure you cancel these services in advance and pay all accounts in full before you move.

Cleaning

Book a carpet cleaner and pest control (if applicable) as soon as you have moving dates planned.

Discard Hazards

Empty petrol or dangerous chemicals before moving.

Moving Day.....

Preparation is the key

Preparation is the key! Have everything ready to remove from the house the night before. Have payment ready for the removalist and don’t forget to put out the rubbish bins for collection. Pack electrical items into their boxes, defrost the fridge and freezer (put a towel down to catch any drips) and leave out all cleaning products you’ll need for the final clean. When you’ve moved everything out of the house, double check each room, wardrobe, cupboard and shelf to make sure nothing is left behind. After the pest control and carpet cleaning has been carried out securely lock the premises and return the keys, cleaning and carpet cleaning receipts and exit condition report to Arthur Conias Real Estate. The final inspection will normally be carried out within 48 hours and your Property Manager will then contact you to talk about the condition of the property and the return of your bond.

How To Maximise Your Bond Refund

Your property should be in the same condition as the start of your tenancy as per the Entry Condition Report. If you cannot locate it please contact our office. Any work that needs to be done after you vacate will be deducted from your bond.

Read the following in conjunction with your original condition report

General Areas

All door, ceilings, wall, floors, skirtings, window ledges and tracks must be washed and free from marks, dust, cobwebs, fingermarks etc
Windows should be cleaned both inside and out (where accessible) and left free from dirt or streaks.
Don’t remove picture hooks from walls
Cupboards should be cleaned inside and out

Fittings

Light fittings must be cleaned and cobwebs removed both inside and outside the property (where accessible). You must replace any missing or broken light bulbs.
Drapes are to be washed or dry-cleaned according to fabric. Rubber-backed curtains are to be dry cleaned only.
Blinds are to be cleaned and in working order. If necessary, replace broken vertical blinds chains or clips

Carpets and Pest Control

Carpets must be professionally steam cleaned by a reputable company, who provides a receipt. Recommended carpet cleaners can be organised through our office.
Pest controlling must be done as per your lease special conditions and flea control must be done if a pet has resided at the property at any time.

Bathrooms

The shower recess, bath, sinks, toilets, cupboards, exhaust fans, drawers and mirrors must be cleaned thoroughly, with particular attention paid around tap handles, drains and toilet bowls.
Ensure there are no traces of hair, soap residue and mould
Shower screens and curtains should likewise be washed

Kitchen

Clean rangehood internally and externally, dismantle and degrease exhaust fans and all filters and grills.
Oven (especially behind) griller, element rings, and drip trays are to be clean and free of grease and carbon deposits.
All cupboards, drawers and shelves must be cleaned inside and out with warm soapy water
Sinks must be cleaned of food and stains and dishwashers (if fitted) must be cleaned thoroughly inside and out. Remove and clean filters and cutlery baskets and leave doors open after cleaning

Living Areas

Clean all walls and floors, including skirting boards. Make sure the scuff marks are removed from tiled and vinyl floors coverings.
Clean fireplace/heater if applicable. Similarly, air conditioners if fitted must be thoroughly cleaned, as must ceiling fans

Exterior

Remove all rubbish from the yard ie garden waste, car parts etc. Mow lawns and trim the edges as well as fence lines. Weed the garden and pebble beds.
Clean the gutters and downpipes of leaves. Remove all wasps nest, cobwebs etc from under eaves and around guttering (where accessible)
Clean walls, floors and door to carports, garages pergolas etc
Clean any oil/grease stains from driveway, carport and other concrete areas. Sweep the pathways clean
If you’ve had pets, remove all pet hair from patio, screens and around doors
Properly repair/replace any loose or ripped insect screens
Replace missing or broken light bulbs

Your Easy Guide to Maintenance

There are three categories of urgency for repair works. Keep this guide convenient to help determine what is urgent, and what steps you can take to help.

CATEGORY A – URGENT

This category includes situations that could lead to the death or serious injury to persons, endanger health or cause serious and extensive damage to the property;

Gas leaks
Fire
Live bare electrical wires in accessible location
Burnt water pipes within or outside the building
Severe storm or water damage
Sewerage blockages (health hazard)
Securing dwelling after forced entry
Major structural damage threatening safety of occupants

Action by the tenant

In Office hours – Should any of the above situations occur anytime during office hours, the tenant should contact Arthur Conias Real Estate to report the maintenance request.

After Hours Emergency – In your Residential Tenancy agreement is a list of emergency contacts, you should contact the relevant tradesperson and advise them of the situation and that you are a tenant of Arthur Conias Real Estate

CATEGORY B – PRIORITY

Situations that may cause serious inconvenience to a tenant for more than one day;

Blocked drains (Minor, not health hazard)
No hot water
Toilet cisterns not working or overflowing
Broken windows (if not a security or safety threat
Faulty locks
No lighting or power to power points

Action By Tenant –

Should any of the above situations occur day/night from Monday to Friday, it is essential that the tenant contact Arthur Conias Real Estate during office hours to report the maintenance request. Work that is not an emergency should be reported on the next working day. It will be attended to as soon as possible according to priority. These are not urgent repairs therefore emergency tradespeople should not be contacted by the tenants

CATEGORY C – ROUTINE

Situations that may cause inconvenience to a tenant or in the long term affect the value of the property

Internal doors sticking
Leaking gutters
Fence repairs