tenant handbook - property asset planning · 2020-05-05 · tenant handbook page 2 this handbook...

Tenant Handbook

2018-07 v4.1

Level 1, 57 Unley Road, Parkside, SA, 5063 (08) 8338 7206

www.papmanagement.com [email protected]

ABN 29 615 509 629 RLA 277298

Tenant Handbook

This handbook contains important

information & forms for your tenancy.

It has been produced for your benefit as an introduction and guide

to renting with Property Asset Property Management.

At Property Asset Property Management, we aim to ensure that the transition into your new

rental property is as smooth and stress-free as possible. This Tenant Handbook is designed

to provide you with a single source of information for any queries you may have during the

course of your Tenancy.

The following information will help you to better understand your obligations under the

Residential Tenancies Act, and our role as your Property Managers.

If you have any additional questions which are not covered in this booklet, please contact

your property manager who will be happy to assist you.

We would like to thank you for choosing to rent with us and wish you well as you settle into

your new home.

Kind Regards,

Brian Chant | Managing Director

Our office is co-located with Property Asset Planning.

Office Hours: 9:00am - 5:00pm Monday to Friday

Address: Level 1, Suite 3 57-59 Unley Road, Parkside SA 5063

Your Property Manager is:

Vera Pasquini

Mobile 0421 884 459

Email [email protected]

Tenant Handbook

LET’S GET STARTED .............................................................................................................................. 6

BOND AND FIRST RENT PAYMENT ........................................................................................................ 6

What is a Bond ....................................................................................................................................... 6

Online Management of Your Bond........................................................................................................ 6

Refund of your Bond............................................................................................................................... 7

TAKING POSSESSION OF THE PROPERTY ............................................................................................ 7

GET READY TO MOVE ........................................................................................................................... 8

WHO DO I NEED TO TELL? ...................................................................................................................... 8

REDIRECT YOUR MAIL ............................................................................................................................. 8

GET UTILITIES CONNECTED .................................................................................................................. 8

Electricity and Gas ................................................................................................................................ 8

Phone and Internet................................................................................................................................. 8

NEW PROPERTIES & UTILITY CONNECTIONS ..................................................................................... 9

Electricity & Solar .................................................................................................................................. 9

Turning Solar ON ................................................................................................................................. 11

NBN ....................................................................................................................................................... 12

IT’S TIME TO MOVE IN ........................................................................................................................ 13

CHANGE YOUR ADDRESS ...................................................................................................................... 13

CHANGE OF EMPLOYMENT OR CONTACT DETAILS ....................................................................... 13

KEYS AND REMOTES .............................................................................................................................. 13

ALARM ...................................................................................................................................................... 13

INSURANCE ............................................................................................................................................. 14

Your Insurance ..................................................................................................................................... 14

Landlord / Owner Insurance ............................................................................................................... 14

PRE-INSPECTION REPORT ..................................................................................................................... 14

Inventory Report (Furnished Properties) ........................................................................................... 14

PAYING YOUR RENT ........................................................................................................................... 15

PAY RENT ON TIME ................................................................................................................................ 15

RENTAL ARREARS .................................................................................................................................. 15

RENT REVIEWS ........................................................................................................................................ 15

OUR ACCOUNT ........................................................................................................................................ 15

Tenant Handbook

DURING THE TENANCY ...................................................................................................................... 16

CLIENT PORTAL LOG-IN ........................................................................................................................ 16

ROUTINE INSPECTIONS ......................................................................................................................... 16

INSPECTION TIPS .................................................................................................................................... 17

NOTIFICATION OF REPAIRS & MAINTENANCE ................................................................................ 18

Non-Urgent Repairs ............................................................................................................................. 18

EMERGENCY REPAIRS ........................................................................................................................... 19

90 DAY WARRANTY & MAINTENANCE .............................................................................................. 20

TROUBLESHOOTING GUIDE TO COMMON MAINTENANCE ........................................................... 21

No Electricity ........................................................................................................................................ 21

No Hot Water ........................................................................................................................................ 21

Oven / Stove .......................................................................................................................................... 21

Noisy Pipes ............................................................................................................................................ 21

IMPORTANT INFORMATION REGARDING YOUR TENANCY........................................................ 22

WATER USAGE AND SUPPLY ................................................................................................................ 22

UNCLAIMED POST .................................................................................................................................. 22

KEEPING A PET ....................................................................................................................................... 22

OUR SMOKE FREE POLICY..................................................................................................................... 23

PAINTING AND DECORATING .............................................................................................................. 24

BLOCKED DRAINS ................................................................................................................................... 24

OCCUPANCY ............................................................................................................................................ 24

Sub-letting ............................................................................................................................................ 24

GARDENS ................................................................................................................................................. 24

KEYS .......................................................................................................................................................... 25

SMOKE DETECTORS ............................................................................................................................... 25

PICTURE HOOKS. ..................................................................................................................................... 25

NOISE/DISRUPTION ................................................................................................................................ 25

RUBBISH BINS .......................................................................................................................................... 26

AIR-CONDITIONERS ............................................................................................................................... 26

HEATERS .................................................................................................................................................. 26

CAR PARKING .......................................................................................................................................... 26

DAMAGE TO THE PREMISES................................................................................................................. 26

ENERGY SAVING TIPS ......................................................................................................................... 27

CLEANING TIPS .................................................................................................................................... 29

COMMON PLUMBING DO’S AND DONT’S ........................................................................................ 33

Tenant Handbook

PET AGREEMENT ................................................................................................................................. 34

Damage Rectification ........................................................................................................................... 34

No Pets Inside ....................................................................................................................................... 34

Clean Up ................................................................................................................................................ 34

Fleas ....................................................................................................................................................... 34

Laws ...................................................................................................................................................... 34

Noise ...................................................................................................................................................... 34

LEAVING THE PROPERTY .................................................................................................................. 35

Lease Renewals .................................................................................................................................... 35

Breaking Lease ..................................................................................................................................... 35

Ending a Fixed Term Tenancy ........................................................................................................... 36

Ending a Periodic Tenancy ................................................................................................................. 36

Expectations ......................................................................................................................................... 36

Speedy Bond Refunds .......................................................................................................................... 36

Forwarding Address ............................................................................................................................ 36

Vacating & Final Inspections .............................................................................................................. 37

Open Inspections / Securing A New Tenant ..................................................................................... 37

GUIDE FOR VACATING TENANTS ..................................................................................................... 38

FINAL INSPECTION CHECKLIST .......................................................................................................... 39

FREQUENTLY ASKED QUESTIONS (FAQ) ......................................................................................... 41

Toilet is blocked, what do I do? .......................................................................................................... 41

What about my power, gas, telephone and internet? ...................................................................... 41

I am leaving my property, do I have to clean the carpets? .............................................................. 41

I don’t have a lawnmower… ............................................................................................................... 41

I have mould - what do I do?............................................................................................................... 41

There is no electricity........................................................................................................................... 41

GENERAL MAINTENANCE REPORTING ........................................................................................... 42

TERMINATION FORMS ........................................................................................................................ 53

TERMINATION - FIXED TERM ............................................................................................................... 54

Claiming Costs From a Broken Lease ................................................................................................. 56

TERMINATION - PERIODIC TENANCY ................................................................................................. 59

TERMINATION - BREAK LEASE ............................................................................................................ 61

CONSUMER & BUSINESS SERVICES - INFO BROCHURE ............................................................... 63

Tenant Handbook

LET’S GET STARTED

Your tenancy application has been approved as we are confident that you will pay rent on

time, keep the property neat and tidy and maintain lawns and gardens as appropriate.

The information in this booklet is designed to help you move into and care for your

property.

BOND AND FIRST RENT PAYMENT

Once you have been notified that your application has been approved you will be requested

to make payment of the bond (generally 6 weeks rent) and the first 2 weeks rent in advance.

All payments are to be made into the Property Asset Property Management Trust Account.

BSB 015 225

Account Number 225715496

Reference

WHAT IS A BOND

A Bond is held as security against any damage, undue wear and tear and/or outstanding

monies owing at the end of the tenancy. Bonds are not transferable between properties.

At the end of the lease, the bond can only be refunded to the original occupants as listed

on the original bond form. Therefore to avoid delays we must be notified of any changes

and the appropriate forms must be completed and submitted.

ONLINE MANAGEMENT OF YOUR BOND

In South Australia, bonds are to be lodged with Consumer and Business Services (CBS).

Property Asset Property Management manages all bonds through the CBS “Residential

Bonds Online” system.

It’s a user friendly system which is available free of charge to all tenants and can be

accessed online from anywhere in the world!

You are able to view your bond details and at the end of your tenancy, your bond refund will

be processed via the online system.

Tenant Handbook

Once your bond is lodged, you will receive an email outlining the process. The email will

be sent to the email address recorded in your Tenancy Agreement.

Once you receive this email, simply follow the prompts! You are then able to go to the

Residential Bonds Online link and log in using the details provided upon successful

registration.

Please be aware that the registration email will expire. We encourage you to please

register as soon as the email is received!

REFUND OF YOUR BOND

The bond will be refunded to you after you vacate, provided the property is left in the same

condition as it was when the tenancy commenced (allowing for fair wear and tear) and no

monies are outstanding.

Your property manager will contact you once the final inspection has been completed.

Should there be any issues, you will be informed and in most cases be given the option of

returning to the property within 24 hours to rectify the problem. This is however, at our

discretion and should it be necessary due to time constraints etc., we reserve the right to

have our cleaners/tradespeople attend, the cost of which will be at your expense and the

funds deducted from your bond. If there are no issues, rest assured we will process your

bond in a timely manner.

Refunds from the Residential Tenancies can take up to 3 weeks to reach you, please do

not contact us until this time has elapsed and you have checked via the online system.

TAKING POSSESSION OF THE PROPERTY

On or after the tenancy commencement date, providing the Bond and first two weeks rent

have been received, you will be given keys and be able to access the property.

Under no circumstances will keys be

available prior to the tenancy start.

Keys are available for collection

from our office on the

first day of the lease.

Tenant Handbook

GET READY TO MOVE

It will soon be time to move in to your new home. Handy information and service providers

can be found at www.movingservices.com.au

If you are tenanting a new property and are the very first tenant, there will be some ‘one

time’ tasks which you will need to do for connection to electricity and phone/internet. We

explain these further in the following pages of this handbook.

WHO DO I NEED TO TELL?

It is worthwhile to consider who will need

to know about your move such as friends

and family, your employer, financial

institution, health insurer, gym, sporting

club, magazine/newspaper subscriptions

etc.

REDIRECT YOUR MAIL

You can arrange with Australia Post to

have a redirection put on your mail from

your old property to your new address.

There are even notifications services

available free of charge with Australia Post

to let banks, superannuation funds and

insurance providers know that you’ve

moved house.

GET UTILITIES CONNECTED

In South Australia it is a tenant’s

responsibility to ensure that power, gas,

phone and internet is connected.

When it comes to Water, no connection or

disconnection is required by the Tenant

FOXTEL

Installation must be approved by your

property manager with any/all satellite

dishes mounted to the rear of the property

(i.e. not visible from the street). Should

any damage occur during installation, it is

to be repaired at the Tenants expense

METER NUMBERS

Most properties are easy to connect

utilities for, you simply call your chosen

provider and tell them the address that

you are connecting.

Some properties (Community Titles for

example) can be a little more complicated.

In these cases, we will provide you with

additional information.

Some Helpful Phone Numbers

ELECTRICITY AND GAS

AGL 13 30 00

Energy Australia 13 34 66

Origin Energy 13 24 61

Simply Energy 13 88 08

PHONE AND INTERNET

Telstra www.telstra.com 13 22 00

Optus www.optus.com.au 13 33 45

TPG www.tpg.com.au 13 14 23

Once we have approved your

application, you can make contact

with service providers to ensure

that you’re connected

when you move in

http://www.movingservices.com.au/

Tenant Handbook

NEW PROPERTIES & UTILITY CONNECTIONS

ELECTRICITY & SOLAR

If the new property that you are about to move into has been provisioned for Solar, you will

receive significant savings on electricity costs during your tenancy.

When you move in, the solar panels have usually been installed, but the system isn’t ‘active’.

This is because a new electricity meter is required

Currently, there is a ‘Standard’ electricity meter installed; this will need to be replaced with

a solar compatible ‘Import/Export’ meter.

As you are the account holder for electricity services to the property, you are the only person

who can request the meter change. All you need to do is, call your electricity provider and

request a meter change

It may take 1 – 2 months for the meter to be changed and your solar system to be active

NOTE: Whilst you will receive an invoice for the cost associated for changing the electricity

meter, this is NOT your responsibility. The new meter will be paid by the solar company

who installed the system.

1. Call your electricity supplier

2. Request an Import/Export meter

3. Let Go4Solar know the date it will be installed

4. Send the invoice to Go4Solar for payment

IS YOUR METER ACCESSIBLE WHEN YOU ARE NOT HOME?

If your meter is located inside your home, a locked area (back-yard for

example), or somewhere that the general public cannot access, you WILL

need to provide access to the technicians who come to do the changeover.

You will need to leave a gate unlocked or arrange for someone to be at home

when they arrive. If you do not provide access on the scheduled date, not

only will you need to reschedule the appointment but you will incur a fine

from the electricity company.

You are responsible for any fines or penalties associated with lack of access

On the next page we have

provided you with everything

you need when you call

We’ve even given you some

sample wording!

Easy Steps to Order an Import/Export Meter

Tenant Handbook

Information you need when you call your electricity supplier

Electricity Account Number

Street Address

Construction Address Lot

SEG Approval Number

Existing Meter Number1

SAMPLE SCRIPT WHEN CALLING FOR THE METER CHANGE OVER

Hello,

My account number is:

The property I live in has recently had Solar Panels installed on the roof.

I have been asked to call and request a meter change over from the ‘Standard’ meter to an

‘Import/Export’ meter.

* when asked * The SEG Approval Number is:

Be sure to record the following information from your phone call!

Date of Call Call Reference #

Notes / Other

You will receive a call or SMS from the electricity company to let you know the date they will

be coming to you home to change the meter.

Record the date of the changeover / /

Advise Go4Solar of the install date by Email! (please email [email protected])

Remember to include your name and address along with the date!

Email the invoice to [email protected]; they will arrange payment of the account

When you receive the invoice

1 The existing Meter Number can be found in the Electricity Meter Box.

mailto:[email protected]


Tenant Handbook

TURNING SOLAR ON

Please answer the following questions.

Has the electricity meter been changed over? Yes No

Have you emailed the Invoice [email protected] Yes No

Only AFTER the electricity meter has been changed

should you proceed to the following instructions

If you turn on the Solar System and the meter has not been changed over,

IT WILL COST YOU MONEY ON YOUR ELECTRICITY ACCOUNT

1. Open the electricity meter box

2. Identify the switch labelled

“Inverter Supply”

3. Turn it on and close the meter

box

That’s it! You have now activated the solar system and will start

receiving the savings on your electricity bills!

DO NOT COMPLETE

UNTIL THE METER HAS

BEEN CHANGED OVER


Tenant Handbook

NBN

The National Broadband Network (NBN) is being rolled out across Australia. It brings the world to your door and is the first step to improving the way we live and work in areas such as business, education, entertainment and access to online health services.

Experience the NBN difference by getting connected when it’s available in your area

How do I Get Connected?

Step 1: Call

Contact your preferred telephone or internet service provider to find out about services over the NBN

Phone Online In-store

Step 2: Select

Compare the packages available and select the right option for you

Step 3: Connect

Your service provider will co-ordinate a time for the NBN Co equipment to be installed

Bringing broadband to life

Staying in touch – Keep in touch with friends and family with high quality video calls and live chats.

Education – Easy access to educational content online for school projects and distance learning, plus you can collaborate with others all over the world.

Entertainment – Open up more entertainment options with the ability to stream or download TV shows and movies to watch when you want to.

Working from home – Working from home just got easier with access to a business like broadband experience.

Phone – Using the phone at home with the NBN will essentially be the same as it is today.

Online Video Gaming – Your online gaming experience comes to life, with multiple players all around the world.

Your end user experience will depend on the quality of your equipment software, the broadband plans offered by your service provider and how your service provider designs its network to cater for multiple users.

The $300 once only line activation charge on newly constructed dwellings is payable by the tenant. It

will be reimbursed to the tenant upon providing an account/bill to the agent.

Tenants are not to deduct the charge from their rent payments.

It will be reimbursed directly to the nominated bank account.

Getting Connected 3 easy steps to get connected to the National Broadband Network

Call your preferred telephone or internet service provider or find a participating service provider

at www.nbnco.com.au/serviceproviders

Tenant Handbook

IT’S TIME TO MOVE IN

What an exciting time!

When the day comes to start your tenancy you can collect keys for the property and start

moving in.

Where to start first? We recommend inspecting the property, completing the property

condition report and returning a signed copy to our office marked with your comments.

CHANGE YOUR ADDRESS

Make sure that you update your address details as appropriate and should you set up a new

landline or take up a post office box please let us know at [email protected] so

that we can keep your records up to date.

CHANGE OF EMPLOYMENT OR CONTACT DETAILS

If your employment status, business, home or mobile number or email address change,

please let us know ASAP to ensure we can contact you should the need arise.

KEYS AND REMOTES

At the commencement of your tenancy you will be given keys

and/or remotes, swipe cards, fobs as appropriate for the property.

When collecting keys, you will need to sign the collection form. If

you wish to create additional copies of the keys you can do so at

your own expense.

At the end of your tenancy you will need to hand over all keys,

remotes, cards, fobs etc. given to you at the start of the tenancy

and any additional copies created.

It is important to note that you do not have authority to change

locks during tenancy. Should you request, and be authorized to do so, then you must provide

our office with a full set of new keys immediately.

ALARM

If the property has an alarm, do not change the existing code without advising your property

manager. We need any new alarm code kept on file in case of emergency and/or routine

inspections.

Tenant Handbook

INSURANCE

YOUR INSURANCE

We strongly recommend that you obtain contents insurance for your furnishings and

personal items.

The Landlord / Owner Insurance DOES NOT cover your belongings.

If you have a waterbed or large aquarium, please check that the insurance policy you take

out covers damage caused by the escape of water.

LANDLORD / OWNER INSURANCE

You should not do or bring anything onto the property that will adversely affect the owner’s

insurance policy, premiums or ability to make a claim. If the owner elects to claim on their

insurance for damage that was caused by you or your visitors, you will be required to pay

the excess for the claim.

PRE-INSPECTION REPORT

Included with your lease is a pre-inspection report where you have 14 days to let us know

of any issues or faults that are not noted on the pre-inspection form.

If you note any damage then we recommend that you take photographs for your & our

records in addition to noting it on the form. If we are not notified within 14 days of any

changes required to the form, then the original inspection report will be used at the end of

the tenancy for comparison regardless of whether you agree with the report or not.

INVENTORY REPORT (FURNISHED PROPERTIES)

If you are leasing a furnished property, an inventory report will be completed and provided

to you in addition to the Pre-Inspection Report. The Inventory Report is a comprehensive list

of the items which are included in your lease, and their condition.

You will be provided with two copies of the Inventory Report which you should review, sign

and return one copy to us along with the Pre-Inspection Report within 14 days. (Please

remember to keep your copy!)

Tenant Handbook

PAYING YOUR RENT

Please note that rent paid today will not reach our account until tomorrow so it is very

important that this be considered when making your regular rental payment.

PAY RENT ON TIME

Rent needs to be paid in advance. The rent you pay with your bond when entering the

property covers the first 2 weeks of the tenancy in advance. You pay for the first time in

advance and then use up this payment over the next two weeks before paying in advance

again for the next period.

RENTAL ARREARS

At Property Asset Property Management, we have a

zero tolerance policy regarding rental arrears. Should

you be unable to meet your obligations, a lot of stress

and tension can be avoided by keeping the lines of

communication open with your property manager.

It is imperative that we be notified in writing, via email, in advance of any delayed

payments.

RENT REVIEWS

In accordance with the Residential Tenancies Act, the Landlord reserves the right to

increase the rent in line with the current market. As a general rule, most rents are reviewed

at the end of a fixed term agreement and you will be advised of any increase prior to signing

a lease renewal.

OUR ACCOUNT

Please ensure that your payment reaches our trust account on or before the due date, by

way of electronic transfer or direct deposit into our bank account using the correct reference

number on all deposits.

As noted in the lease, all rental payments need to be made into the Property Asset Property

Management Trust Account

BSB 015 225

Account Number 225715496

Reference As per page 3 of this

handbook

Tenant Handbook

DURING THE TENANCY

Now that you’ve moved into the property, remember to pay your rent so that it hits our

account by the time it is due. If not, you will be contacted to rectify this with a reminder,

but should you not make the appropriate payment following this, we will be forced to take

steps to recover the funds.

CLIENT PORTAL LOG-IN

Your Client Portal log-in details on Property Tree will be

emailed to you directly from our system when your tenancy

commences.

ROUTINE INSPECTIONS

Inspections are carried out to ensure that the property is

maintained in a clean and reasonable state.

They also ensure any maintenance issues are reported to the

landlord on a regular basis.

We pay particular attention to gardens, wet areas, ovens and

carpets.

Inspections will be carried out every Quarter (3 months) during your

tenancy. If your property is brand new, our first inspection will be a

90 day warranty and maintenance check.(See Warranty and

Maintenance Section).

You will receive a minimum of 7 days’ written notice of the upcoming

inspection. In addition to the notice of inspection is a maintenance

checklist which you can leave on the kitchen bench on the morning

of the inspection to advise us of any maintenance issues.

The Inspection Time Cannot Be Changed.

Whilst we welcome your attendance, it is not essential, as we will be able to gain access

using our office keys. At this time, any animals kept at the property must be restrained and

ALL areas of the property (inside and out) must be accessible.

Please note: During routine inspections, photographs of every room of the house are taken

for reporting to the landlord and close up photographs may be taken of any fixture or fitting

belonging to the property owner for record keeping. If you have changed your alarm code,

please make sure that we have been advised prior to the day of the inspection.

Tenant Handbook

INSPECTION TIPS

During the routine inspection, our inspectors will enter each room of

the house to make sure that the property is satisfactorily clean and

to look for maintenance issues. Please ensure that all areas and

rooms are unlocked and available for inspection.

Inspections focus on:

Walls, light switches, doorways and doors are clean and

mark free

Carpets are clean and stain free

Windows, tracks and screens are clean

Shower, bathroom, toilet, and laundry is clean

Kitchen is clean and the cooktop, stove, oven, splashback, rangehood / fan are

free of grease and / or staining

Lawns have been freshly cut, edged and are well maintained

Gardens are tidy and weeds have been removed

There are no oil stains in carports, garages and driveways

Tenant Handbook

NOTIFICATION OF REPAIRS & MAINTENANCE

ALL general repairs and maintenance issues are to be referred to our

office in writing, using the maintenance request form available on our

website www.propertyassetplanning.com/maintenance,

Property Tree Client Portal, or email: [email protected]

Only emergency maintenance will be dealt with by telephone.

WHAT TO INCLUDE

When sending maintenance requests, be sure to include the following details:

• Your full name

• Address

• Contact details (mobile number)

• Nature of the required repairs

(be as specific as possible including the make and model of any relevant appliances)

If you have more than one item for repair/maintenance,

please include all of these on the same request to avoid

multiple visits by our Handy Man and multiple call out fees.

Once a written maintenance request has been received your property manager will make

contact with the landlord for approval. Once approval has been granted for works you will

be notified and a contractor will make contact for access.

Please Note: You are required under the Residential Tenancies Act to allow our tradespeople

access to the property in a timely manner and during normal business hours. Should you be

unable to be at home, with your approval we can provide keys to the tradesperson for access.

Furthermore, should you and the contractor make arrangements for access that are not

adhered to then you will be held liable for any call out fees charged for the missed

appointment. *Except in the case of an emergency, or considered urgent

NON-URGENT REPAIRS

Examples of non-urgent repairs: broken towel rack, loose door handle, leaking tap, exhaust

fan not working etc. Essentially, issues that, while inconvenient, aren’t going to cause

further damage to the property or cause injury to occupants.

As property managers, when we are notified of a maintenance issue we must first consult

with the landlord about whether the works are required to be completed. You will receive a

response from our office concerning the maintenance matter as soon as practical on what

action will be taken.

http://www.propertyassetplanning.com/maintenance


Tenant Handbook

EMERGENCY REPAIRS

In the event of an extreme emergency (i.e. fire),

dial 000 and then your property manager.

Emergency maintenance that does not require emergency services in

attendance include items such as:

• Water Pipes broken or burst

• Overflowing toilet

• Significant roof leaks

• Gas Leaks

• Dangerous electrical faults (dangerous power-point, live wires etc.)

• Flooding, rainwater inundation inside the property or serious flood damage

• Significant storm, fire or impact damage (i.e. damage by a motor vehicle)

• Failure or breakdown of gas, electricity or water supply to the premises

• Hot Water service failure (after checking pilot light and batteries)

• Any faults or damage that makes the premises unsafe or insecure

• Fault likely to injure a person or cause damage

For the repair of these items please phone your property manager as listed

on the front of this handbook.

If you consider a problem to require immediate action,

please phone your property manager.

Your lease agreement does not allow you to authorise repairs, however you can be

assured of our prompt response to your situation.

Please note: any repairs arranged by a tenant without consent will be at the tenants cost

unless it is proven to be an emergency.

Should these urgent repairs be required on electrical items,

please switch off the power at the main power board.

For water leaks please turn off the water at the mains.

Tenant Handbook

90 DAY WARRANTY & MAINTENANCE

New Properties Only

If you have moved into a brand new property, your first routine

inspection will be combined with a Builders 90 Day Warranty &

Maintenance check. This will involve the attendance of your Property

Manager, the representative of the builder and sometimes the

landlord. This check will take up to an hour to be completed.

During your first 90 days of residence, we ask that you note any items

of concern that should be reported to the builder using the Warranty

and Maintenance form at the back of this handbook.

If you experience any issues that require urgent attention, please contact your Property

Manager and do not wait for the 90 days.

As you have moved into a brand new property, we thank you in advance for your patience

and apologise for any inconvenience to have these items attended to by the builder.

Tenant Handbook

TROUBLESHOOTING GUIDE TO COMMON MAINTENANCE

NO ELECTRICITY

Check fuses and safety switch located in the electrical meter box. If the

safety switch has tripped, reset it. If it trips again, turn off all power points and unplug your

appliances. Begin plugging in appliances one by one to find out which one is tripping the

switch. If the appliance belongs to you, the repairs are your responsibility. If the appliance

belongs to the owner, contact us to arrange repairs.

NO HOT WATER

Before you contact us – if you experience no hot water, check that the pilot light has not

gone out. There should be instructions on the system for relighting the pilot light.

Should you have an instant gas hot water service, the problem

could be the batteries which ignite the burners (generally 2 x ‘D’

size) which when the external cover is removed are located

towards the bottom of the unit in a small plastic case. We

recommend replacing them with long life alkaline batteries and

forwarding the receipt to us for reimbursement.

Check that the power point for the electric ignitor for the hot water

system is switched on. This is located next to the unit.

For any other problems with your hot water system, please contact your Property Manager.

OVEN / STOVE

Refer to the manual for initial troubleshooting. Some ovens require the clock/timer to be set

before the initial operation. If you cannot fix the problem or it is not referred to in the manual,

contact your Property Manager.

NOISY PIPES

Commonly referred to as a water hammer, this is a very loud banging which sometimes

occurs when a tap or shower is turned on. This is caused by air in the pipes and can normally

be rectified by turning all the taps in the home on full for a few minutes.

Tenant Handbook

IMPORTANT INFORMATION REGARDING YOUR TENANCY

WATER USAGE AND SUPPLY

Unless otherwise specified in your lease agreement, the Tenant is responsible for the

payment of all water usage and supply charges at the property.

Please Note: These charges do not in any way relieve you

of your obligation to water and care for your lawn/garden.

Payment of these invoices, which will be issued every 3

months, are just as much a part of your Tenancy

Agreement as your rental payments and must be paid on

time.

Payment terms are strictly 14 days.

UNCLAIMED POST

If you receive mail that is not for you please mark this as return to

sender and place in a post box as we will not collect mail on behalf

of any other party.

The tenant is responsible for the redirection of mail upon

vacating a property. If you receive mail from SA Water or a

Government Department please forward these to us ASAP.

KEEPING A PET

Pets may only be kept in the property with the written permission of the owner / agent.

The landlord will not make repairs or be held responsible for any

damages caused during the animals stay in the property

Please Note: If you are renting a Strata or Community titled

property, approval must be granted by a meeting of all of the

owners in addition to approval from the landlord.

The keeping of the pet will need to be confirmed on a pet

agreement before you bring them onto the property and while

residing at the property it is your responsibility to ensure that

your pet is secure and that fencing is adequate.

Tenant Handbook

OUR SMOKE FREE POLICY

We respect your right to smoke; this is your choice!

However, we wish to outline our policy which prohibits smoking and

vaping inside the rental property.

We want everyone to be able to enjoy their rental property, in the way

they wish to enjoy it. However, we wish to inform you how smoking

will damage the property, and also cause the property to be less

desirable for others to enjoy in the future.

Therefore for your information, we wish to outline common problems we encounter when

people choose to smoke inside a rental property. Most importantly, we wish to outline some

of the financial consequences of insisting on this choice.

Smoking Inside The Premises Is A Breach Of Your Tenancy Agreement

DAMAGE TO PAINTWORK

Interior Surfaces

Regular smoking will, over time, coat painted surfaces

like walls, ceilings, doors etc. in a thin brown film. In bad

cases, this yellowy-brown coating becomes evident

when pictures previously hanging on walls are removed.

The picture outline is clear, with white spaces indicating

where the picture once hung with the surrounding walls

a distasteful yellow-brown colour.

This can be very costly to rectify! Not only do all affected

surfaces have to be washed before being re-painted, but

also coated with a sealer first to stop the brown colour

leaching through the paint when applied. This can cost

$’00’s or even $’000’s in painter’s costs alone.

In all cases, this will be charged in full to the tenant.

Unpleasant Odor

Regular smoking will also cause a distasteful smell which soaks into every part of the

property that has been exposed to the smoke. This includes walls, ceilings, doors, curtains,

blinds, carpets and anything that allows a smell to penetrate. In other words, smoke odor

will penetrate everything!

Again, this is very costly to rectify. Curtains require dry cleaning and deodorizing. The home

may need to be deodorized throughout. Sometimes removing the smell is difficult and

requires time. If a property cannot be re-rented because the smell makes it unattractive to a

new tenant, the landlord may insist compensation to be claimed against the tenant that

caused the issue, i.e. loss of rent.

We hope we have given enough reason as to why our properties are smoke free zones

and smoking is only permitted outside.

Tenant Handbook

PAINTING AND DECORATING

Should you wish to make any changes to

the property including decoration,

installation of hooks on walls or painting a

wall a different colour, then written

permission from the property manager is

required prior to any work commencing.

Please Note: You do not have the approval

to use blue tack or double sided tape on

the walls as this may cause damage to the

paint and plaster on the walls and may

require repairs which will be at your cost.

OCCUPANCY

Only the people listed on the lease

agreement are permitted to reside at the

property on a permanent basis. Should a

tenant wish to move out please notify our

office immediately in writing prior to this

occurring.

SUB-LETTING

The only people permitted to

permanently reside at the property are

those listed on the Tenancy Agreement.

Should you wish to have someone else

move in you must inform your property

manager.

This person will then be required to

submit an application form, which will be

assessed and forwarded to the owner for

consideration.

GARDENS

It is a requirement of the lease that you

keep weeds in the garden to a minimum

and lawns mowed regularly unless they

are otherwise provided for in the tenancy

agreement.

BLOCKED DRAINS

If your sink or basin becomes blocked or

slow to drain, first try a cleaning product

like Drain-o and follow the product

instructions carefully. If the sink or basin is

still blocked after the treatment then

please let us know so we can arrange a

plumber.

Some shower drains partially block from

time to time, and often in these cases

using a plunger as the water starts to rise

around your feet and plunging the drain 3-

4 times is enough to get the waste water

flowing again. If you try this and the

drains remain blocked please let us know

so that we can arrange a plumber.

While in many cases drain blockages are

caused by tree roots and these are the

landlords responsibility to clear, drains are

not designed to flush hair, toys, sanitary

pads or other foreign objects. Should

drains be blocked with foreign objects

then tenants will be expected to meet the

cost of the drain blockage.

Tenant Handbook

KEYS

You are responsible for all key replacements including broken keys in locks and

lock replacement should this be needed. If you have misplaced your property keys

during business hours you may come to our office, pay a refundable deposit of $50

(cash) and borrow our office set. The cash deposit will be refunded to you once all

keys have been returned to our office.

Should you lose or require the use of the office keys after hours or over weekends

and public holidays, you will be required to pay a $165 call out fee payable in cash

on site when the property is unlocked.

Alternatively, you may call your own locksmith to gain access and settle the

account yourself.

Under no circumstances may you have any key combination changed without the

written permission of the Property Manager.

SMOKE DETECTORS

Your rental property has a smoke detector installed for

your safety and to comply with legislation.

We recommend that you:

• Test the smoke alarm once per month to ensure it

is in working order

• Replace the battery once per year (TIP: Why not do

this when you change clocks for daylight savings!)

• Contact our office if an audible beep is heard and

you have not been able to replace the battery due

to ceiling height etc.

PICTURE HOOKS.

You do not have authorization to put

hooks on walls. If you wish to install any

new picture hooks let us know in writing

what type of hooks you wish to use and

where they are to be installed. We will

consult with the landlord about the hooks

and notify you in writing when approved

to install them. Please Note: Any damage

to the walls caused by the hooks

installation or later removal will be your

responsibility to rectify

NOISE/DISRUPTION

Care needs to be taken to ensure that

while living in the property you do not

disrupt neighbours with loud music,

parties etc. and while noise can be a

concern in any property, in a unit or

apartment extra care needs to be taken as

the body corporate may fine tenants who

don’t abide by the rules.

Tenant Handbook

RUBBISH BINS

It is generally expected

that you place your bin out

at the kerb the night

before it is to be collected,

and that it is returned to

its usual storage place

after work the next day.

It is unacceptable to leave bin(s) at the

kerb or to place additional items such as

unwanted furniture, moving boxes etc. at

the curbside. If you have unwanted

moving boxes please store these neatly in

the property and break them up for the

recycling bins as space permits.

For unwanted furniture please contact the

council to arrange a hard rubbish

collection, find out when the next hard

rubbish collection is scheduled or where

the nearest dump is that you can take the

item(s) to. If you have unwanted furniture

in good condition you may be able to

donate this to a charity service that may

come and collect the item from you.

AIR-CONDITIONERS

Air-conditioner filters need to be regularly

cleaned to ensure that dust build up

doesn’t diminish the performance of the

unit for your cooling and also cause the air-

conditioning unit to break down. If an air-

conditioner breaks down due to filters not

being kept clean the cost to rectify the

damage or replace the unit may be

charged to you.

HEATERS

Combustion heaters need to be kept clean

of ash build up, and have protective mats

placed in front of them to prevent coals

and ash damaging carpets or flooring.

Tenants are also expected to clear excess

ash out of the heater and leave it in

reasonably clean condition at the end of

the tenancy.

For gas/electric heaters it is expected that

no flammable material is placed on or near

the heaters to reduce the risk of fire.

Should your property have a fireplace,

check with your property manager prior to

use to ensure that it is operational, as

many fireplaces have been blocked and

remain ornamental. If the fireplace is

functional and you make use of it, please

ensure that a screen is used at all times in

front of the fire to protect the flooring from

damage.

CAR PARKING

If you are in a Strata or

Community titled property

it is important that you park only in the

designated space for your vehicle.

Parking in unauthorised areas, can

lead you to being issued a $500 fine.

Please ensure that no cars are parked on

grass verges or lawns and that cars that

are not registered or running are not

parked on the property at any time.

DAMAGE TO THE PREMISES

As the tenant you shall take care to avoid

damage to the premises. You are required

to give notice to the agent of any damages

to the premises as soon as you become

aware of it. Please Note: You are not

permitted to make any alterations to the

premises, including installing picture

hooks, without the written permission of

the agent or landlord.

Tenant Handbook

ENERGY SAVING TIPS

After rent, electricity is generally the next

biggest expense.

Here are some tips to help save money on

your electricity bill!

IN THE FAMILY ROOM

Switch Appliances Off at the Wall

TVs, DVD players, computers, stereos and

game consoles still use energy when they are

in standby mode. If you not using these

devices, make sure to switch these appliances

off at the wall.

Use Energy-Saving Globes

Check that light fittings have

energy efficient compact

fluorescent or LED globes.

How Many Lights Are On?

Turn off the lights in any rooms

that you are not using.

FOR THE KITCHEN

Microwaves and Electric Ovens

Microwaves use less energy than an electric

oven.

Thaw food in the fridge first to reduce cooking

time.

When using an oven, avoid continuously

opening the door.

If you are home in the afternoon, defrost any

frozen food in the microwave whilst the sun is

still shining.

Dishwasher

Use the economy cycle for

everyday washing and only

run when full.

If you have solar at your

property, switch on in the

morning (just after 8am or just before you leave

for work after sunrise).

This way you use electricity being produced

by your Solar System.

If this is not practical or you do not have solar,

switch the dishwasher on after 9pm in the

evening during off-peak billing time.

Fridge and Freezer

Keep fridges and freezers in a cool, well-

ventilated spot away from the oven and the

sun to save electricity.

Keep a five-centimeter gap around your fridge

so that air can circulate freely around it.

Set your fridge temperature to 4-5 degrees and

your freezer temperature between -15 and -18

degrees Celsius.

Tenant Handbook

ENERGY SAVING TIPS cont.…

THE LAUNDRY

Washing & Drying Clothes

Use cold water to wash clothes and spin them

thoroughly before drying.

Only run the washing machine on full load.

Use the machines at night after 9pm (during

off-peak billing).

If you have solar, switch the washing machine

on during the day if you are at home so that

you are using electricity being produced by

the sun.

During the summer months,

you could use your washing

machine between 5pm and

8pm to consume electricity

being produced by your

Solar System.

Drying Clothes

Use a clothesline instead of a dryer wherever

possible.

Only use a dryer with a full load and when

clothes are wrung well first.

Clothes should never be placed in the dryer

dripping wet.

Keep the lint filter clean.

Again if you have solar and are home during

the day, it would be best to use the dryer then,

so you use electricity being generated by the

Sun.

Alternatively, try to use it after 9pm (off-peak

billing).

COOLING & HEATING

Reduce your need for cooling and heating

devices

On really hot days, it would be better to set the

timer for your cooling system to switch on at

3:00pm or 3:30pm, so that the house is cooler

by the time you get home, you could then

adjust to a slightly warmer temperature after

you get home to reduce the amount of

electricity you are using as the house will

already be cooler.

Close the doors to unused rooms to reduce the

area you need to cool or heat.

Keep doors, curtains and outside window

shades closed to reduce the amount of energy

needed to maintain a consistent temperature

inside.

Turn off your cooling or heating overnight and

when you're not at home.

OUTSIDE

Use timers and sensors

Use programmable timers and

sensors to light outside areas.

Tenant Handbook

CLEANING TIPS

CARPETS

We recommend having carpets cleaned every 12 months for hygiene

and maintaining its condition.

Upon vacating, the carpet needs to be restored to the condition at the

time of the commencement of tenancy. We can recommend reputable

carpet cleaners to assist if required.

We do not recommend hiring carpet cleaners from supermarkets as

they can damage carpet and you will then be liable for any damage.

AIR

CONDITIONER

It is recommended that the filters be removed and cleaned every 3-4

months. This will keep the unit running efficiently and save you

money on those costly power bills!

KITCHEN

Please make sure that the stove tops, griller and oven are kept free of

grease and burnt on foods as, if left, these can be very hard to clean.

Ensure that you read and follow instructions on the label of the

cleaning products and no scouring type cleaning pads are used that

will damage the appliance etc.

STAINLESS

STEEL

APPLIANCES

HALOGEN &

GLASS

COOKTOPS

Always refer to the appliance instruction manual at the property for

care and cleaning. Should one not be provided it is essential that you

follow the simple instructions below:

Do not use scouring pads or any other form of abrasive cleaner

on glass and stainless steel surfaces.

Wipe with a soft cloth and hot water after each use, failure to

do so will quickly result in permanent damage to the cook top

surface, splashback etc.

Please Note: Photographs have been taken prior to your tenancy

commencing. Should damage occur, this could result in funds

being taken from your security deposit.

EXHAUST FAN

The covers on kitchen exhaust fans need to be taken down, soaked

in hot soapy water and scrubbed clean from time to time (if this is a

part of your pre-inspection ritual it will be done at least every 3

months).

DISHWASHER

To clean and keep the unit running efficiently, it is recommended that

you clean filters regularly and run a dishwasher cleaner through

every 2 months. Also ensure dishes are rinsed, should food block up

the unit, you will be responsible for the cost of the repairs.

Tenant Handbook

BATHROOM

It is important to keep bathrooms well ventilated and free of mould.

In some properties this may just mean running the exhaust fan while

having a shower and in others it may also need you to leave the

bathroom window open.

It is also advisable to take the exhaust fan cover down and clean this

every couple of months.

When carrying out your normal cleaning, if you notice any issues with

tiles, loose or lifting or water damage on walls (as characterized by

flaking, bubbling, or peeling paint) please let us know ASAP!

FLOORING

TIMBER &

LAMINATE

Damage to Laminate and Timber flooring can easily be avoided by

following these simple maintenance procedures:

1. Vacuum floor at least weekly and use damp mop to wipe away

any accumulated dirt.

2. For stubborn stains on the top surface, use any mild detergent

diluted with water and a damp mop – mopping in the direction

in which the planks are laid.

3. Regularly check under pot plant holders to prevent accidental

spillage / leakage of water that can cause permanent damage.

Mop up spilt water as soon as possible. Should flooding occur,

ensure all water is cleaned up as quickly as possible as any delay

will result in the flooring being destroyed.

4. Floors can get scratched if not properly cared for. It is best to

place mats at external doorways to collect small bits of gravel,

sand or dirt particles that may get trapped under your shoes.

5. Felt pad protectors should be placed under the legs of chairs,

sofas, TV stands, tables and other easily moved furniture.

Ensure that rubber castor wheels on your furniture are clean. Do

not drag heavy items across the floor without first placing a

towel or soft cloth between the item and the floor.

6. On timber floors, refrain from wearing stiletto heels, which will

dent and leave marks on the surface of the floor. If damage from

this is excessive, you will be responsible for rectification.

7. Never wax, sand or lacquer your floor. Nor should you use any

harsh abrasive, wire wool or similar cleaning agents on it. These

agents can and will damage the surface of the floor resulting in

costly repairs.

Tenant Handbook

VERTICAL

BLINDS

OPERATION

Use the control chain to rotate the slats to the open position (so you

can see through the blinds). Do this before drawing the blind. Use

the draw cord to draw the slats across the window in a direct up and

down manner with both hands (do not pull cord away from the

blind). If some of your slats are out of alignment (i.e. at different

angles to most of the others), simply rotate your blind shut before

continuing to rotate the chain. You may hear a ratchet sound as you

turn – this is the clutch working. You may need to rotate in the

opposite direction and repeat as above. Your slats should now be

realigned.

If the blind will not draw, do not use force. Try repeating the above

steps.

CLEANING

Most fabrics are anti-static and therefore do not require dusting.

Constant rotation flicks the dust off. Finger marks and spots can be

cleaned by placing your hand behind the slat and wiping with a

damp cloth.

GENERAL

To help combat fading, regularly rotate the slats. If tracks get sticky,

spray with water based silicone spray (available from hardware

shops). Pull rotation chain in both directions with slight force to

realign slats if requires. Track will make a ratchet sound until slats

lock into place. Stop at this point (clutch in carrier allows for

realignment without damage to carriers).

VENETIAN

BLINDS

OPERATION

Pull the rotation cords or turn the control wand to rotate the slats to

the required position. Rotate slats to the open position before

drawing the blind. Pull the draw cords down to raise the slats. For

large Aluminum or Timber blinds, pull the cords with one hand and

place the other hand under the bottom rail to assist in the raising of

the blind. Release the cords by angling the draw cords towards the

center of the blind, pulling on the cord to release the cord lock which

then allows the blind to drop to the required length.

CLEANING

As these blinds can be easily damaged, we recommend the regular

use of a venetian blind duster. Finger marks, grease and spots can

be cleaned by placing your hand behind the slat and wiping with a

damp cloth.

Tenant Handbook

HOLLAND

BLINDS

MANUALLY OPERATED HOLLAND BLINDS – OPERATION

Use the pull/ring to raise and lower the blind. Do not let go of the

pull/ring during operation until the blind has locked into place. Draw

blind from center only or the blind may draw off skew. You can control

the blind as it draws up to stop it from tracking and hence fraying the

edges of the fabric.

SIDEWINDER HOLLAND BLINDS – OPERATION

Pull the operating chain to lower and raise the blind. Never pull the

blind (as with the manually operated blind) as there is no spring to

operate the blind. You should always place a hand at the bottom of

the blind whilst operating the sidewinder with the other hand to help

guide the blind so as to minimise tracking (blind rolling to one side).

SOFT

FURNISHINGS

Curtains / Sheers /

Valances / Side

Drapes Etc.

CLEANING

See the care code label for specific washing instructions. Wash as

little as possible to increase the life of your curtains. Vacuum

regularly. Take down from the track, hang on the clothes line on a

windy day to blow off and air the product and re-hang (1-2 times per

year). Lightly spot clean with Sard Wonder Soap if required (test on

an obscured section first).

PELMENT /

SWAG & TAILS /

ROMAN BLINDS

CLEANING

Vacuum regularly (without taking down the product). These items

can be spot cleaned with Sard Wonder Soap if required (test on an

obscured section first).

GARDENS

Lawns and gardens need to be watered and maintained. Tenants are

expected to take care of the garden, trimming bushes and shrubs

around the property as well as having the lawn mowed and edged.

Any supplied hoses, fittings and accessories must be kept in good

condition and in place when leaving the property.

Please do not store unnecessary paper, bottles, cans flammable

chemicals or rubbish on or around the premises.

CARS & OILS

Any oil staining on the driveways is the responsibility of the tenants

to clean and as such, we recommend that drip trays be placed

underneath vehicles and that any visitors’ cars that leak oil not be

parked on the property. It is also important that vehicles not park on

lawn areas at any time, as damage occurring to the lawn or garden

will be your responsibility to rectify.

Tenant Handbook

POOL AND SPA

Unless otherwise noted in your tenancy agreement the cleaning of a

pool or spa on the property will be your responsibility. It is advisable

to carry out regular cleaning to ensure that costly restoration work is

not required at your expense at the end of the tenancy. As a condition

of the tenancy the pool or spa is to be kept topped up with water at

all times and is not to be emptied without prior written approval from

the property manager.

It is your responsibility to supply pool treatment chemicals and

maintain any pool furniture or equipment provided. This includes

covers which must be neatly rolled or folded and stored securely

out of weather when not in use.

COMMON PLUMBING DO’S

AND DONT’S

DONT’S

• Hot and Cold Taps

Ensure you do not over tighten the taps as this will cause the washers to

compress/break and the taps to leak

• Pour fat or rice down the sink or insinkerator

• Put tea leaves or teabags down the kitchen sink, outside gully or insinkerator

• Put tampons, sanitary napkins, disposable nappies or liners down the toilet.

(Ensure that toilet deodorisers don’t fall into toilet pans and lodge in the S-bend).

• Let children put foreign objects (i.e. toys, gravel etc.) into the toilet or down the gully

outside. (Also beware of children putting toothbrushes and toys down shower

outlets, bath drains or floor traps).

DO’S

• Turn off water at the meter immediately if you have a burst water pipe or tap that

won’t turn off.

• Turn off the isolation valve to the hot water service if water is dripping through the

ceiling. The valve is usually found on the side of the house. This valve will isolate

water to the tank, but will still allow cold water to the rest of the house.

Tenant Handbook

PET AGREEMENT

Not all properties are suitable for pets and as a standard rule all

tenancies are provided on the basis that no pets are permitted.

It is standard in a body corporate (units or apartments) that no pets

will be allowed. If you wish to apply for a pet in one of these

properties please note that should the landlord be willing to have

the pet in the property that it is not their choice, the decision remains with all other owners in the

group. An owner meeting must be arranged to decide whether to approve your application for a pet.

Most strata management companies charge a fee of around $110 to process the application and hold

the meeting. All owners in the group must be given 2 weeks’ notice of any such meeting. You will

be expected to pay the cost of the application and it will take around 3 weeks to determine if your

application has been accepted.

If however, the landlord has granted written approval for you to have a pet within the lease

agreement, the following conditions apply for the duration of the tenancy:

DAMAGE

RECTIFICATION

The tenant will repair any damage to the property caused by the animal.

This includes replacing irrigation, plants or vegetation destroyed by the pet

during the term of the tenancy and ensuring that at the end of the tenancy

the property is returned in its original condition.

NO PETS INSIDE

Pets are not allowed inside the home at any time without the prior written

consent of the landlord. Should the landlord grant approval for the pet to

come into the home, the tenant is responsible for any damage to the

premises caused by the animal.

CLEAN UP

Any animal waste, faeces, kitty litter, rubbish scattered or items broken by

the pet are the responsibility of the tenant to remove regularly to keep the

property clean.

FLEAS

Should fleas or flea eggs be present in the property as a result of the animal,

you will need to arrange for fumigation when vacating the property and the

professional cleaning of the carpets once this has been carried out. It is

important that any such work must be completed prior to your nominated

vacate day as another tenant may be moving into the property the next day.

ADDITIONAL

PETS

No pets other than those approved by the landlord are to stay on the

property whether for a short-term, temporary or permanent basis.

LAWS

Pet owners need to ensure that all rules regarding licensing and health

requirements are adhered to at all times.

NOISE

You need to keep your pet under control and the pet cannot cause a

disturbance to others. If you receive complaints about a pet you must take

immediate steps to rectify any issues. Failure to address any issues will

give the landlord the right to revoke permission to keep the pet and a body

corporate may cause fines to be applied to you and may be grounds for

further action or eviction.

Tenant Handbook

LEAVING THE PROPERTY

When the time comes to leave the property you will be expected to provide written notice

to our office of your intended vacate date.

LEASE

RENEWALS

Your Property Manager will contact you approximately 6-8 weeks

prior to the end of your lease. At this time, providing the landlord is

happy and has no other plans for the property, you will be given the

opportunity to extend your lease and be informed of any variations to

the Tenancy (i.e. rent increases etc.)

Should you wish to remain in the property, the Extension will be

posted to you for signing. You must return the original to us 28 days

prior to your lease ending. Ensure you keep a copy for your own

records.

BREAKING

LEASE

A Residential Tenancy Agreement is a binding contract providing

protection for both the landlord and the tenant.

Should you wish to vacate prior, thus terminating the agreement,

you will be responsible for the following:

• Providing written notice to your Property Manager

• Continuation of all rent payments, in full, right up until a new

tenant takes occupancy of the premises.

• Continued garden maintenance / cleaning until a new tenant

is found – even if you have already moved out.

• A portion of a re-letting fee – your property manager will be

able to provide you with the estimated cost.

• Payment of, a portion of, or all advertising costs in relation to

securing a new tenant.

• Allowing access for conducting open inspections at the

property.

Tenant Handbook

ENDING A FIXED

TERM TENANCY

As your lease is nearing its end, you must give your property manger

a minimum of 28 days written notice prior to the expiry date if you do

not intend to renew your agreement.

If you do not give 28 days’ written notice and you intend to vacate,

you will be required to give an additional 21 days’ notice as your

lease will automatically convert to a Periodic Lease Agreement.

The landlord is also obligated to advise you 28 days’ prior to expiry

of the lease if you will not be offered a renewal.

ENDING A

PERIODIC

TENANCY

Should you wish to end a Periodic Tenancy, you must provide no less

than 3 weeks (21 days) notice in writing, including the date the

property will be ready for Final Inspection.

Should your landlord wish to end your Periodic Tenancy, they may do

so at any time providing you with a minimum of 60 days’ notice in

writing.

EXPECTATIONS

The property must be left clean and tidy with the garden weeded, all

rubbish removed from the property and the bins empty. Meter

readings must be taken and keys need to be handed over at the final

inspection time.

SPEEDY BOND

REFUNDS

Ensure that all rent is paid up to the final day of the lease period and

any outstanding monies such as break-lease expenses and all water

accounts have been paid and the property is ready for the final

inspection with the carpets cleaned and gardens neat and tidy.

Please Note: Your tenancy cannot be finalised until all keys are

returned to the property manager. Should some keys not to be

returned then you will be charged for the replacement of locks as

required.

FORWARDING

ADDRESS

Please leave details of your

forwarding address with your

Property Manager as this will be

required for your bond refund.

Please also ensure that you have

your mail re-directed to your new

address.

New tenants are under no obligation to forward your mail.

Tenant Handbook

VACATING &

FINAL

INSPECTIONS

Final Inspections are final. During the Final Inspection, an

assessment of the property condition will be made against the

ingoing inspection report.

If the property is not left clean on the day of the final inspection then

any cleaning costs will be deducted from your bond. This also

includes repairs etc.

The final inspection will be carried out once the property has been

fully vacated and you have met your obligations to have the property

clean and ready for another tenant to move in.

Bond Refunds are only processed after the satisfactory completion

of the Final Inspection and all outstanding monies (including

water charges) have been paid.

Please note that the Agents process to refund a bond may take up

to 14 days, and that it will be lodged with CBS for disbursement.

OPEN

INSPECTIONS /

SECURING A

NEW TENANT

Should you be vacating, it is a condition of your tenancy agreement

that we be allowed access during your occupancy for the purpose of

conducting open inspections in order to secure a new tenant.

Tenant Handbook

GUIDE FOR VACATING TENANTS

When you provide our office with notice that you wish to vacate the premises you will be

sent a final inspection checklist that you will be expected to tick each box on and sign.

We request that the completed checklist be returned to our office with keys, remotes, and

manuals on or before the last day of the tenancy and that power is not disconnected within

the property until the final inspection has been signed off by the Property Manager in the

event that extra cleaning or repairs may be required.

It is likely that as you go about moving out of the property that you will be tired, stressed

and running short of time. Remember to plan ahead to leave time to get everything done (or

get professionals in to help you) so that there is time to handover keys and documentation

in advance of the final inspection as you don’t want to be paying additional rent, losing part

of your bond or preventing the next tenant from moving into the property.

The following checklist will help to ensure that your bond is refunded in full and without

delay. Please note that the Agents process to refund a bond may take up to 14 days, and

that it will be lodged with CBS for disbursement.

Tenant Handbook

FINAL INSPECTION CHECKLIST

We recommend getting professional cleaners in to help get the property ready for the final

inspection and note that the following areas will be looked at thoroughly at the inspections.

Cooktop, stove, griller, drip trays and

range hood to be cleaned and grease

free (including control panel and

griller). Also ensure the correct racks

and trays are left at the property.

Exhaust fans to be removed, cleaned

and replaced, air vents to be dusted

Windows, tracks and windowsills to

be cleaned inside and out

All cupboards and drawers to be

cleaned inside and out (including the

removal of all personal items)

All marks to be removed from walls,

skirting boards and picture rails to be

dusted with swipe marks from

cleaning products rinsed off (pay

particular attention to light switches

and door edges)

Curtains to be washed/dry-cleaned

according to cleaning instructions. If

you have taken down any curtains or

blinds during your tenancy, you will

need to re-hang them

Vertical blinds to be vacuumed.

Venetians to be thoroughly cleaned

Carpets need to be restored to the

condition at the start of the tenancy.

We can recommend reputable carpet

cleaners to assist if required. We do

not recommend hiring carpet cleaners

from supermarkets (see Cleaning Tips

on page 23)

Floors & Skirting’s to be cleaned

Light Fittings to be cleaned and all

globes in working order

Windows to be cleaned inside & out

Bathrooms and Toilets clean and free

from soap residue and mould.

Particular attention should be paid to

toilet bowls (inside and out), bathroom

cabinets, shower recess, grouting,

screens and/or curtains

Operations manuals are to remain at

the property

Please ensure that you contact all

utilities providers & arrange final

readings. (If your meter is inside, they

may require access to the property)

Furnished Properties should be left in

a clean state and furniture left in the

original location as per the initial

inventory report

Cobwebs removed inside & out

(ceilings, eaves & verandahs)

Lawns mowed and edges trimmed

Gardens (inc. flower beds & pebble

areas) to be weeded, removing any

rubbish & built up leaves

No rubbish left in garden & garage

No cigarettes butts in and or around

the property (i.e. yards, pathways,

garden, etc.)

Driveways, carports and concrete

areas are free from oil and grease

Balcony and patio areas must be

cleaned with all marks removed

Place household rubbish in bins ready

for council collection

There are no oil stains in carports,

garages and driveways. If you have

used a BBQ, check for grease spots etc

Tenant Handbook

FINAL INSPECTION CHECKLIST (cont)

If You Have A Pet

Treat premises for fleas by a professional pest control company if an animal has been

in the property

Pet Droppings are to be removed from gardens, lawns and any out of the way areas.

Please dispose in bins – do not bury

Check for Pet Urine in regular / favorite locations and clean accordingly

Check for Stains where your pet regularly lies down – there may be some ‘tell-tale’

signs on walls etc.

Check screen doors, flyscreens’ and curtains for any Claw Damage

Check watering systems/attachments are free from Chew Damage and are repaired

if required

Once you have cleaned the inside of the home, check again for pet hair and ensure it

is fully removed

If your pet is allowed inside the property, and they have urinated on floors etc, this

can cause considerable damage and you will be responsible for this

During the Final Inspection, ALL items listed in the Checklist will be checked by your

Property Manager (standard as per ingoing inspection). Should even one item be

overlooked, you will be asked to re attend within 24 hours to rectify the problem. Should

you be unable to do so, we will have no option but to have our cleaners / gardeners attend

at your expense.

That being said, we understand that moving can be a very busy and stressful time.

Should you wish to enlist the services of a professional cleaner or gardener, your Property

Manager is happy to recommend someone to you.

Tenant Handbook

FREQUENTLY ASKED QUESTIONS (FAQ)

TOILET IS BLOCKED,

WHAT DO I DO?

Toilets are usually blocked

due to an obstruction

which is usually a tenant’s

responsibility. If however,

the toilet is blocked due to

tree roots or other damage,

then this will be the

responsibility of the

landlord. Please call your Property

Manager to report blocked toilets / drains.

WHAT ABOUT MY POWER, GAS,

TELEPHONE AND INTERNET?

Tenants are responsible for all connections

and the associated invoice payments for

these services.

I AM LEAVING MY PROPERTY, DO I

HAVE TO CLEAN THE CARPETS?

Carpets are to be kept clean during the

entire tenancy and not just when leaving

the property. During the tenancy if the

property manager notes that carpet

cleaning is needed you will be advised to

have carpets cleaned, however, you

should generally arrange for this to be

done annually. Carpets are to be left clean,

as per your ingoing inspection, and ready

for the next tenant.

I DON’T HAVE A LAWNMOWER…

It is the tenant’s responsibility to have the

lawns mowed, grounds kept neat and tidy

and the gardens to be kept weed free. Your

property manager can provide contact

details for a contractor that you can

engage to carry out this work for you if

needed.

I HAVE MOULD - WHAT DO I DO?

It is the responsibility of the tenant to

ensure that all mould and mildew is

removed in all wet areas. Should you

notice mould spots in other areas please

contact your property manager.

Please Note: If the damage has been

caused by yourself, you will be responsible

for the contractors invoice. In order to

avoid mould and mildew build up, please

ensure that sufficient ventilation is

allowed wherever moisture is present

such as the bathroom, kitchen, laundry

with clothes dryers, and bedrooms where

heaters are used.

THERE IS NO ELECTRICITY

First check the power board to see if it is a

problem in your house with an appliance

tripping the fuse. If all of the switches on

the power board are still on, then it is likely

an outage in the area and your neighbours

are likely to be without power also.

To check on this you can call SA Power

Networks on 13 13 66 or visit their power

outages website at

www.outage.apps.sapowernetworks.com.au

/OutageReport/OutageSearch

If a switch on the board is down, please

make sure that it is not one of your

electrical appliances which has caused the

power to trip. Unplug all of your appliances

and then test them one at a time by

plugging them back in (by themselves)

with a small interval between each to see

which appliance is causing the fault.

If an electrician is called to the property

and it is an appliance which has caused

the problem the cost of the contractors

visit will be charged to the tenant

Tenant Handbook

GENERAL MAINTENANCE REPORTING

Please report all General Maintenance via email.

All requests must be in writing to ensure that both you and your property manager have a

written record of the maintenance request.

As a tenant within a property you are NOT AUTHORISED to carry out repairs.

(Should you do so the landlord is not obligated to reimburse you).

PLEASE USE THE ATTACHED MAINTENANCE REQUEST FORM

Tenant Handbook

Maintenance Request Form

For tenant Use – Reporting of NON-URGENT & NON-EMERGENCY maintenance issues.

In the event of an extreme emergency i.e fire please call 000 first, then Vera Pasquini

on 0421 884 459.

If you consider this to require Emergency Maintenance that does not require

Emergency Services in attendance please phone Vera Pasquini on 0421 884 459.

(ie. burst water pipes, flooding any faults or damage that makes the premises unsafe or

insecure, or likely to cause injury to a person).

For all other Maintenance/Repairs please complete the below and email to:

[email protected]

Property Address:

Name:

Mobile Number/s:

Email:

Date:

Description of Maintenance Requested:

Please CLEARLY describe the maintenance or repair you are requesting. Be sure to include

any appliance details (Model number, gas or electric) and the location of the room (i.e.

upstairs en-suite main bedroom).

Unclear requests may result in unnecessary delays

Please note that any repairs arranged by a tenant without consent will be at the tenants

cost unless it is proven to be an emergency.

Signed

Tenant Handbook

This page has been left intentionally blank

Tenant Handbook




on 0421 884 459.






[email protected]

Property Address:

Name:

Mobile Number/s:

Email:

Date:








Signed

Tenant Handbook


Tenant Handbook




on 0421 884 459.






[email protected]

Property Address:

Name:

Mobile Number/s:

Email:

Date:








Signed

Tenant Handbook


90 DAY WARRANTY & MAINTENANCE REPORT



ABN 29 615 509 629 RLA 277298

Property Owner

Builder Contact

Tenant 1

Name Mobile

Email

Tenant 2

Name Mobile

Email

Property Manager:

Name Vera Pasquini Email [email protected]

Office 08 8338 7206 Mobile 0421 884 459




ABN 29 615 509 629 RLA 277298

ITEM DESCRIPTION COMPLETED

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

13.

14.

15.




ABN 29 615 509 629 RLA 277298

The items listed in this report are confirmed to be true and correct and are hereby reported.

Tenant:

Name Signed Date / / 20

Property Manager:


Builders Authority for Property Manager to attend to maintenance / repairs as per Builders supplied / noted maintenance crew:

Date / / 20

Builder acknowledges that the Builder will attend to maintenance/repairs in a timely manner:

Builder Representative





ABN 29 615 509 629 RLA 277298


Tenant Handbook

TERMINATION FORMS

The copies of the forms found in the following pages of this handbook are for your

information only.

Please do not tear these out of the booklet.

Printable versions of all termination forms

can be found on our website:

www.propertyassetplanning.com/Termination

TERMINATION - FIXED TERM

FORM 4B - Residential Tenancies Act 1995

NOTICE OF TERMINATION BY TENANT AT END OF FIXED TERM TENANCY (GENERAL

FORM)

Note: A tenant may end a fixed term residential tenancy agreement at the end of the fixed term without specifying

a ground of termination after giving at least 28 days notice to the landlord/agent. If notice is not given, the

agreement continues for a periodic tenancy, with a tenancy period equivalent to the interval between rental

payment times under the agreement and with terms of agreement that in other respects are the same as

those applying under the agreement immediately before the end of the fixed term.

To: ................................................................................................................................................................

(insert name of landlord/agent)

I give notice to deliver up vacant possession of the premises at: ........................................................

.......................................................................................................................................................................

(insert address of rented premises)

on: …..…/…...…/….…. being a date that is not less than 28 days before this notice is given.

(insert date the fixed term ends)

Signature of tenant: .............................................................................. Date: ..……/….…../…..…

Full name tenant: ................................................................................................................................

Address of tenant: ................................................................................................................................

.......................................................................................................................................................................

This notice was served on ….…../…..…./….…. by: ☐ personally handing it to the landlord/agent

□ mailing it to the landlord/agent

□ placing it in the landlord/agent’s letterbox

□ faxing or emailing it to the landlord/agent

□ other [please specify] ………………………….

Information for the tenant

1. This notice may be served on the landlord, or on an agent of the landlord—

(a) personally; or

(b) by sending it by post addressed to the person at his or her last known place of

residence, employment or business; or

(c) by leaving it in a letterbox or other place where it is likely to come to his or her attention

at his or her last known place of residence, employment or business; or

(d) by fax or email to a fax number or email address provided by the person for the

purposes of service under the Act.

2. You should retain a copy of this notice.

Termination information

1. When the tenant vacates the premises, he/she should leave them in a reasonable condition

and in a reasonably clean state. If they are not, the landlord may recover from the bond, or

from the tenant directly, the costs of cleaning the premises, removing any rubbish, and so

on.

2. The tenant and landlord (or an agent) should arrange to meet at the premises at an agreed

time. They can then inspect the premises and note on the Inspection Sheet (which was

filled in and received at the start of the tenancy) the state of cleanliness of the premises

and any damage that has occurred during the tenancy. The tenant and landlord can then

decide how much of the bond should be paid to each.

3. If possible, the tenant and landlord should agree on how the bond should be paid. If the

tenant and landlord do agree, both should complete and sign the Refund of Bond form and

lodge it with Consumer and Business Services. Make sure that the tenant's forwarding

address is included on the form so that all or part of the bond, or any future correspondence,

can be sent there. If agreement cannot be reached, Consumer and Business Services should

be contacted.

4. When the tenant vacates the premises, the tenant should ensure that the tenant leaves all

the keys, remote controls and security devices with the landlord or agent, and notifies the

electricity entity, gas company, Australia Post, Telstra etc., so that the new tenants do not

use gas, electricity and the telephone on the tenant's accounts, and so that mail can be

forwarded.

For further information contact Consumer and Business Services at Customer

Service Centre, 91 Grenfell Street, Adelaide. Ph: 131 882 Website:

www.sa.gov.au/tenancy/renters

A&C 09/2015

75321

Page 2 of 2

http://www.sa.gov.au/tenancy/renters

CLAIMING COSTS FROM A BROKEN LEASE

Under a fixed term agreement the term of the agreement is binding. The tenant cannot

terminate the agreement before the end of the fixed term without being held responsible for

costs related to the landlord/agent reletting the property, unless the landlord/agent agrees

to the early termination of the lease and waives liability.

Where the agreement is for a fixed term and the tenant leaves before the expiry date, the

landlord may claim for loss of rent until the premises are relet, pro-rata advertising costs and

other compensation which may arise under the agreement, such as a proportion of reletting

fees charged to the landlord by an agent. If the tenant vacates a rental property as a result

of a breach notice (Form 2) being served for rent arrears, the landlord may also claim

compensation for any loss caused by the early termination of the lease. Under these

circumstances, the landlord has an obligation to relet the premises as soon as possible.

This is covered by section 94(3), (4),& (5) of the Residential Tenancies Act 1995, which covers

‘abandoned premises’. When a tenant breaks the lease they are considered to have

abandoned the premises.

“94 (3) If a tenant has abandoned premises, the landlord is entitled to compensation for

any loss (including loss of rent) caused by the abandonment.

(4) However, the landlord must take reasonable steps to mitigate any loss and is not

entitled to compensation for loss that could have been avoided by those steps.

(5) The Tribunal may, on application by the landlord, order the tenant to pay to the

landlord compensation to which the landlord is entitled under this section.”

When claiming costs associated with a tenant breaking the lease there are a number of

factors that need to be considered.

The lease is not actually broken until the tenant has given back vacant possession of the

premises so the landlord is not obligated to advertise prior to the tenant vacating. Obviously,

to do so would be in the best interests of both parties so most will do this, however, if there

is any doubt about what date the tenant will give up vacant possession then advertising

should not be commenced as there is still a binding agreement in place.

ADVERTISING

Although the landlord is not obligated to commence advertising before the tenant vacates,

if the landlord chooses to do this then the formula used by the South Australian Civil and

Administrative Tenancies Tribunal (SACAT) must be applied to all advertising costs.

All advertising that is done should be claimed in accordance with this formula. As a guide,

twice a week in the Advertiser may be considered a reasonable effort in advertising. Tenants

cannot however be expected to pay for corporate headers etc. and claims should be made

using standard charges. Not all landlords or agents utilise the Advertiser (particularly in

rural areas) so other forms of advertising e.g. advertising on the internet, may be considered

reasonable and will need to be substantiated on a case-by-case basis.

Formula for advertising fee

Total advertising costs x weeks remaining from abandonment to the end of the agreed term

¾ of weeks of total agreed term(s)

example: based on total advertising costs of $87, property abandoned 12 weeks before the end of a 2 year

tenancy (two 12 month terms).

$87 x 12 (weeks from abandonment to the end of the term) 87 x 12 = $13.38

78 (3/4 of 104 week tenancy) 78

LETTING FEE (AGENTS ONLY)

The letting fee charged by an agent can also be claimed in accordance with the formula

applied by SACAT. When calculating the letting fee claim, the total term of the tenancy

should be used. GST charged by the agent can also be claimed from the tenant in accordance

with the formula.

Formula For Reletting Fee

Reletting fee (maximum of 2 weeks rent + GST) x weeks remaining from letting to end of agreed term

¾ of weeks of total agreed term(s)

example: based on rent of $100 per week (+ GST), relet 12 weeks prior to the end of a 52 week term:

$200 (2 x $100) + GST x 12 (weeks from relet to end of term) 200 + GST x 12 = $67.69

39 (3/4 of 52 week tenancy) 39

• The advertising and reletting fee formulas are not to be applied if the tenant has been in

the tenancy for less than a quarter of the total lease term, in this case the whole cost is

applicable.

• The advertising and reletting fee formulas are not to be applied if the tenant pays rent to

the end of the fixed term tenancy as their lease obligations have been met

LOSS OF RENT

After vacating, the tenant is still liable for rent - (this is called 'compensation for loss of rent'),

until the premises are relet, or until the end of the fixed term, whichever is the earlier, unless

the landlord consents to the tenant vacating and waives liability. If the tenant does not

continue paying 'compensation for loss of rent', once the premises have been relet, the

landlord may make a claim against the bond, or directly against the tenant.

All break lease claims apply only if the landlord mitigates. This means that the

landlord/agent must make reasonable effort to relet the property as soon as possible. Several

things need to be considered when assessing mitigation:

• If the property has been advertised unsuccessfully for several weeks, has demand in this

area dropped and should the rent have been reduced? Is the property being advertised

appropriately?

• Is the landlord/agent actively showing the property to prospective tenants?

• If the property has been advertised at a higher rent, has this delayed the time taken to

rent the property?

The landlord is entitled to claim any loss arising from the abandonment of the property so if

the rent needs to be reduced in order to relet the property quickly then the landlord can

claim the difference from the tenant to the end of the tenancy. Conversely, if the property is

relet at a higher rate, then the landlord is profiting from the lease break and the tenant can

expect this profit to be offset against the landlord’s losses, i.e. loss of rent (from date tenant

vacates), advertising fee and reletting fee.

Advice and

Conciliation Version

No.: 1.0

Issue Date: March

Page 2 of

2

TERMINATION - PERIODIC TENANCY

FORM 5 - Residential Tenancies Act 1995

NOTICE OF TERMINATION BY TENANT FOR A PERIODIC TENANCY (GENERAL FORM)

Note: A tenant cannot use this form to terminate a fixed term tenancy, if a tenant wishes to terminate a

fixed term tenancy at the end of the fixed term, Form4B must be used. In any other case application

must be made to the South Australian Civil and Administrative Tribunal.

To: .....................................................................................................................................................

(insert name of landlord/agent)

of: .....................................................................................................................................................

.....................................................................................................................................................

(insert address of rented premises)

1. I give notice of termination of a residential tenancy agreement between me as tenant

and you as landlord in respect of the premises at:

.....................................................................................................................................................

.....................................................................................................................................................

2. I will deliver up possession of the premises to you on: …………/…………/…………

NOTE: The hand-over date must be at least 1 days from the date of this notice, or a period equivalent to a

single rental period of your tenancy (whichever is longer).

Example:- If you pay rent calendar monthly, instead of giving 21 days’ notice, you would be required

to give 1 calendar month’s notice

Signature of tenant: ................................................................... Date: ..……/….…../…..…

Full name tenant: ………………………………………..………………………..…………………

Address of tenant: ………………………………………………..………..…………………………

This notice was served on ….…../…..…./….…. by: ☐ personally handing it to the landlord/agent

□ mailing it to the landlord/agent

□ placing it in the landlord/agent’s letterbox

□ faxing or emailing it to the landlord/agent

□ other [please specify] ………………………….

INFORMATION FOR THE TENANT

1. This notice may be served on the landlord, or on an agent of the landlord -

(a) personally; or

(b) by sending it by post addressed to the person at his or her last known place of

residence, employment or business; or

(c) by leaving it in a letterbox or other place where it is likely to come to his or her

attention at his or her last known place of residence, employment or business.

(d) by fax or email to a fax number or email address provided by the person for the

purposes of service under the Act.

2. You should retain a copy of this notice.

TERMINATION INFORMATION

1. When the tenant vacates the premises, he/she should leave them in a reasonable

condition and in a reasonably clean state. If they are not, the landlord may recover

from the security bond, or from the tenant directly, the costs of cleaning the premises,

removing any rubbish, and so on.

2. The tenant and landlord (or an agent) should arrange to meet at the premises at an

agreed time. You can then inspect the premises and note on the inspection sheet

(which was filled in and received at the start of the tenancy) the state of cleanliness

of the premises and any damage that has occurred during the tenancy. The tenant

and landlord can then decide how much of the bond should be paid to each.

3. If possible you should agree on how the bond should be paid. If the tenant and

landlord do agree, both should complete and sign the refund of bond form and lodge

it with Consumer & Business Services. Make sure that the tenant's forwarding

address is included on the form so that all or part of the security bond, or any future

correspondence, can be sent there. If agreement cannot be reached, Consumer and

Business Services should be contacted.

4. When the tenant vacates the premises, the tenant should ensure that the tenant

leaves all the keys, remote controls and security devices with the landlord or agent,

and notifies the electricity entity, Gas Company, Australia Post, Telstra, etc., so that

the new tenants do not use gas, electricity and the telephone on the tenant's

accounts, and so that mail can be forwarded.

For further information contact Consumer and Business Services at Customer Service Centre,

91 Grenfell Street, Adelaide. Ph: 131 882 Website: www.sa.gov.au/tenancy/renters

Advice and Conciliation

Version No.: 1.0

Issue Date: March 2015 Page 2 of 2


Tenant Handbook

TERMINATION - BREAK LEASE

The painless way to Break Your Lease

If you sign a Fixed Term Lease you are still permitted to end (break) your lease, but if the Landlord

requires then you will continue to be bound by the terms of the lease in as much as you will be

required to pay;

• Rent up until a new tenant moves into the property and takes over the lease

• A proportion of the reletting fee charged to the Landlord by the Property Manager, usually

up to 2 weeks rent plus GST

• A proportion of the advertising cost to find a new tenant

You can view two documents which set out the Regulations of the Tenancies Branch in respect

of this matter;

www.sa.gov.au/__data/assets/pdf_file/0007/16099/Formula_for_advertising_and_reletting_fees.pdf

www.sa.gov.au/__data/assets/pdf_file/0018/6615/Notice_to_landlord_to_remedy_breach_of_agreement.pdf

Tenant Handbook

Therefore, if you wish to break your lease you will need to send written notification to the

Agent/Landlord of your intention.

This notice should be signed by all Tenants on the lease then be posted or emailed to the

Agent/Landlord and should include the following;

• The fact that you wish to break your lease

• Acknowledge that you have a debt to make good the Landlord’s loss.

• A request for the Agent/Landlord to start advertising and start showing the property to

prospective tenants immediately (or from what date).

• Date when you will be moving out

• Date when we can start showing the property to prospective new tenants

• Your new address

• Date for your Final Inspection (if possible)

We further encourage every tenant to preferably break their lease when the weather is fine

because in poor weather fewer people are looking for rentals and this will impact on the length

of time a home is vacant and therefore the cost to you.

But we realise that this sort of picking and choosing is not always possible so this will need to be

your decision.

When breaking a lease you will obviously want another tenant to take over from you but in the

short days of winter it is easy to run out of daylight when showing prospective tenants so it can

be a huge bonus for you to keep the power connected at the property.

This will aid in presenting the property as best as possible which will speed up the reletting and

reduce the additional rent you will need to pay until a new tenant moves in.

Remember, if you have left the property and now want to find someone to take over your lease

then really you have become the real estate agent! So if that is the case then to reduce your

liability to the owner you should start marketing the property in the best way possible. Present

clean and tidy lawns & yards, leave no rubbish laying around, keep the house immaculate with

power still connected.

Once the Agent/Landlord receives your letter stating that you wish to break your lease they will

reply to you advising that they expect you to pay the ‘Lease Break Costs’ which includes a portion

of the Re-letting fee & Advertising cost. Then they will advise that according to the Act they are

only permitted to show the property up to 28 days before you vacate.

If you have any question then please contact;

Consumer and Business Services

GPO Box 965, Adelaide SA 5001

91 Grenfell Street, Adelaide SA 5000

Office hours: 9 am – 5 pm

Telephone: 131 882

www.sa.gov.au/tenancy/renters


Tenant Handbook

CONSUMER & BUSINESS SERVICES - INFO BROCHURE

Each tenant is required to receive a copy of this information handbook upon commencement of

their tenancy.

To ensure this, Property Asset Property Management has included this in the Tenant Handbook

and also in the tenant area of our website.

The following pages are a direct excerpt of the document as produced by Consumer & Business

Services.

INFORMATION BROCHURE

The information in this brochure is a summary of

the Residential Tenancies Act 1995, it does not

replace it.

THE RESIDENTIAL TENANCIES ACT 1995 REQUIRES THAT A

LANDLORD OR AGENT MUST GIVE THE TENANT THIS

INFORMATION BROCHURE AT THE TIME THAT A

RESIDENTIAL TENANCY AGREEMENT IS ENTERED INTO.

This brochure sets out the general rights and obligations of landlords

and tenants in respect of all residential tenancy agreements

in South Australia.

A residential tenancy agreement is formed when a person

(landlord/agent) gives another person (tenant), the right to occupy

premises in return for payment.

The landlord/tenant relationship...

Landlords and tenants both have rights and obligations when a tenancy agreement is entered into. Some of these rights and obligations cannot be changed, even if there is a mutual agreement made between the parties. This brochure outlines the main requirements of both parties, for full details on rights and responsibilities; refer to the Residential Tenancies Act 1995 (the Act). If you have a query about your rights or responsibilities, contact Consumer and Business Services (CBS) on 131 882, or visit the Customer Service Centre at 91 Grenfell Street, Adelaide.

The landlord/tenant relationship begins when a landlord agrees to rent residential premises to a tenant. "Premises" includes the land and buildings contained on it, and all things provided for use by the tenant. However, a landlord and tenant may agree at the beginning of the tenancy to exclude certain parts of the premises as being for the landlord’s use only.

A tenancy agreement can be written, verbal or even implied. It does not need to be in writing to be binding. If parties wish to enter into a written agreement, a copy of a standard lease agreement is available free from CBS, or from www.sa.gov.au/tenancy/privaterentalforms

The landlord must pay any cost associated with the preparation of a written lease. There is to be no cost to the tenant.

The landlord is obliged to...

• inform prospective tenants of any intention to sell the property;

• provide the tenant with a written notice setting out the agent/landlord contact details;

• provide the tenant with a copy of the lease agreement if the landlord has required the tenant to sign a written agreement;

• complete and provide two signed inspection sheets and a copy of this information brochure to the tenant at the commencement of the tenancy;

• provide manuals, or written, or oral instructions for the operation of domestic appliances

• e.g. air conditioner. Domestic appliances must also be listed in the tenancy agreement;

• allow the tenant to pay rent by at least one means that doesn’t involve the payment of cash, or the use of a rent collection agency;

• provide the premises in a clean and reasonable state;

• keep proper rent records and give proper receipts for any money received from the tenant. If the tenant pays rent into an account that is kept by the landlord or agent at a financial institution and the landlord or agent keeps a written record containing the information normally required on a receipt, a receipt does not have to be given to the tenant;

• pay charges for water usage and supply as agreed between the landlord and the tenant. In the absence of an agreement if the water supply is separately metered, the tenant is responsible to pay for all water usage and the water supply charge. If there are multiple properties on one meter, a special clause must be included in the lease agreement outlining how water charges are to be determined. Sewerage charges are always the responsibility of the landlord;

• pay council rates, land tax charges, sewerage charges and any levies;

• maintain and repair the premises (having regard to their age, character and prospective life);

• allow the tenant peace, comfort and privacy;

• provide and maintain locks to ensure the premises are reasonably secure.

http://www.sa.gov.au/tenancy/privaterentalforms

The tenant is obliged to...

• pay the rent on time. If the tenant receives a Centrelink payment, the landlord may agree for the rent to be paid using Centrepay. (For details on Centrepay contact the nearest Centrelink Office). If rent is paid electronically, it will be taken to be paid on the date the money is received in the landlord’s account;

• keep the premises in a reasonable state of cleanliness;

• pay charges for water usage and supply as agreed between the landlord and the tenant. In the absence of an agreement, if the water supply is separately metered, the tenant is responsible to pay for all water usage and the water supply charge. If there are multiple properties on one meter, a special clause must be included in the lease agreement outlining how water charges are to be determined. Sewerage charges and any levies are always the responsibility of the landlord;

• not intentionally or negligently cause or allow damage to be caused to the premises;

• notify the landlord of damage to the premises;

• notify the landlord when repairs are needed;

• not use the premises, or allow them to be used, for any illegal purpose;

• not cause or allow a nuisance or interference with the reasonable peace, comfort and privacy of anyone else living in the immediate vicinity of the premises;

• not fit any fixtures or make any alterations to the premises (including picture hooks, shelves and fences) without the landlord's permission.

Landlord’s right of entry to rented premises...

• in an emergency;

• at a time previously arranged with the tenant, but not more often than once every week to collect rent;

• to inspect the premises (not more often than once every four weeks) after giving seven to fourteen days written notice specifying the date, purpose of entry and an entry period of up to two hours;

• to carry out garden maintenance at the request of the tenant, or at a time previously arranged with the tenant no more than 7 days before the day of entry, or after giving seven to fourteen days written notice;

• to carry out necessary repairs (other than in an emergency) or maintenance (other than garden maintenance) at the request of the tenant or after giving at least 48 hours' notice;

• to show the premises to prospective tenants at the request of the tenant, or after giving reasonable notice to the tenant during the last 28 days of a tenancy;

• at a time agreed by the tenant, or after giving reasonable notice to the tenant to show the premises to prospective purchasers no more than twice weekly;

• to determine whether a breach has been remedied after the landlord has given the tenant notice of a breach of agreement. No less than 7 and no more than 14 days written notice on a prescribed form must be given;

• if it is believed on a reasonable ground that the tenant has abandoned the premises;

• for some other genuine purpose after giving seven to fourteen days written notice

• specifying the date, time and purpose of entry, or with the consent of the tenant.

All entries, unless agreed, must take place between normal hours i.e. 8am and 8pm on any day other than a Sunday or public holiday.

At the beginning of a tenancy...

A landlord has the right to choose a suitable tenant. Under the Act, it is illegal to discriminate against tenants with children. This does not apply if the landlord or agent lives in the premises the tenancy relates to.

Other laws against discrimination also exist under the Equal Opportunity Act. For information about discrimination laws visit the Equal Opportunity Commission’s website at www.eoc.sa.gov.au

http://www.eoc.sa.gov.au/

Residential tenancy databases...

A Residential Tenancy Database (RTD) is a commercial database containing information about tenancies, not a database kept by an entity for use of its officers, employees or agents.

A landlord or agent must tell a prospective tenant if they intend to use the services of a RTD to decide whether an agreement should be entered into. They must also tell the prospective tenant if they find that an RTD contains information about them and how the tenant can have the information amended or removed.

A landlord or agent must not list information on an RTD unless the tenant is given at least 14 days to review this information. A listing must be removed after three years.

Types of lease agreements...

There are two types of residential tenancy agreements.

[1] Periodic - an agreement (written, verbal or implied) for an indefinite period until it is lawfully terminated;

[2] Fixed term - a specific start date and end date agreed upon at the beginning of the tenancy (e.g., six or twelve months).

The landlords and tenants rights and obligations under both types of agreements are exactly the same. There are differences, however, in the conditions of termination. A landlord must keep a copy of a written agreement and any variation of the agreement (in paper or electronic form)

for two years after the tenancy has ended.

Bond...

For rental properties where the rent payable is $250 per week and under, the landlord cannot ask for a bond that is more than four weeks' rent. For rent over $250 per week, a landlord cannot ask for a bond that is more than six weeks' rent. Money received as a bond must be receipted within 48 hours. The receipt must show the date, the person's name, the amount and address of the premises for which the bond has been paid. All bonds (including any part payments) must be lodged with CBS within two weeks (or in the case of registered land agents, four weeks) of receipt. The bond may be lodged together with a bond lodgment form (payment by Direct Debit, or cheque to the Residential Tenancies Fund), or online at www.sa.gov.au/residentialbonds. A bond may be increased if at least two years have passed since the bond was paid or last increased. Where a bond is increased, the increase must be lodged with CBS within the required time frame.

Housing SA issue bond guarantees to approved tenants; this guarantee is used in the same way as a cash bond and provides the same security for landlords. Bond guarantees do not become valid until they have been lodged with CBS and have received a lodgment number. Housing SA will cancel a bond guarantee if it is not lodged with CBS by the ‘lodge by’ date shown on the front of the form.

Whether or not a bond is paid, the Act applies to all residential tenancy agreements in South Australia.

http://www.sa.gov.au/residentialbonds

Inspection sheets...

At the beginning of the tenancy the landlord is required to provide the tenant with two signed inspection sheets, which must include comprehensive details of fixtures, furniture and other contents in the premises and their condition at the commencement of the tenancy. After both inspection sheets have been completed and signed by the tenant, the tenant must keep one and return the other copy to the landlord. The inspection sheets may be adapted to suit particular premises. Care should be taken when completing these forms, as they may be called upon in the event of a dispute or for repayment of the bond at the end of the tenancy.

Inspection sheets should be kept throughout the tenancy. Care should be taken so that they are not lost or destroyed.

Rent in advance...

Besides paying a bond at the beginning of the tenancy, a tenant can be required to pay the first two weeks' rent. If two weeks' rent is paid at the start of the tenancy, no rent is due until those two weeks have passed. Besides a bond and two weeks' rent, the landlord cannot ask for any other money at the start of the tenancy.

Rent increases...

The landlord may increase the rent under the following circumstances:

• where there is a fixed term agreement, the rent cannot be increased during the term, unless the agreement includes a condition that specifically provides for an increase in rent and indicates how any rent increase will be calculated (e.g. in accordance with CPI). If the agreement provides for an increase, the rent can be increased after giving at least sixty days written notice, specifying the amount of the increase and the date on which the increase is to commence. The date fixed for an increase must be at least twelve months after the commencement of the agreement or, at least twelve months since the last increase in rent;

• where there is a periodic agreement, the rent can be increased after giving at least sixty days written notice, specifying the amount of the increase and the date on which the increase is to commence. The date fixed for an increase must be at least twelve months after the commencement of the agreement or, at least twelve months since the last increase in rent;

• with an offer of extension or new agreement, provided the rent was not increased in the last twelve months;

• anytime by mutual agreement between the landlord and the tenant.

Where specific rent increases are set out in the lease agreement and the dates on which the increases will occur are clearly defined, 60 days written notice is not required.

Repairs and maintenance...

The tenant must not cause damage to the premises. If damage does occur, the landlord should be notified as soon as possible. If a tenant intentionally or carelessly causes (or allows damage to be caused) to the premises, it is the tenant's responsibility to repair the damage.

If damage or repairs are needed due to normal wear and tear, or in any way that is not the tenant's fault, the landlord should be notified immediately. The landlord is responsible to repair and maintain the premises under these circumstances. If the landlord has not attended to the repair, or if the tenant has not been able to contact the landlord, the tenant may have emergency repairs carried out by a licensed tradesperson. If this happens, the tenant must get a written report from the tradesperson.

Termination...

The prescribed forms, which must be used when issuing a notice of termination, are available from CBS and at www.sa.gov.au/tenancy/privaterentalforms

Periodic tenancy -

• The tenant may give 21 days' written notice or a period equivalent to a single period of the tenancy, (whichever is the longer), to the landlord at any time. For example, if the rent is paid weekly or fortnightly, the tenant is required to give 21 days' notice. If the rent is paid calendar monthly, the tenant would need to give a calendar months’ notice.

• The landlord may give written notice of termination at any time, as follows:

- the landlord requires possession of the premises for the landlord’s own occupation, or occupation by the landlord’s spouse, child or parent, or occupation by the spouse of the landlord’s child or parent - 60 days;

- premises required for demolition - 60 days;

- where the premises have been sold, to be given any date from the signing of the contract of sale - 60 days;

- possession of the premises is required for repairs or renovations that cannot be carried out conveniently while the tenant remains in possession of the premises - 60 days;

- notice where no reason is given - 90 days.

Fixed term tenancy -

• Unless mutually agreed, neither the landlord nor the tenant can terminate a fixed term agreement before the end of the term without being held responsible for costs associated with finding a new tenant. For further information, contact CBS for advice;

• Either the landlord or the tenant may terminate a fixed term agreement at the end of the term after giving at least 28 days written notice. If this notice is not given by either party, the agreement will continue as a periodic tenancy;

• At the end of a fixed term tenancy, if 28 days’ notice is given to a tenant and the tenant has not vacated the premises, the landlord may apply to the South Australian Civil and Administrative Tribunal (SACAT) for an order for possession of the premises.

Termination for breach of agreement...

Both the landlord and the tenant can give a termination notice on the prescribed form to the other for a breach of the conditions of the lease. A breach of an agreement must be remedied within at least seven clear days from the date the notice is given.

If the landlord has served a valid termination notice for breach of contract or rent arrears of more than 14 days and the breach or rent arrears is not rectified within seven days, the tenancy may terminate when the notice expires. If vacant possession is not given by the requested date, the landlord may apply to SACAT for an order of possession. Only a SACAT bailiff can enforce an order for vacant possession.

If a party (the respondent) disputes the termination notice, they can apply to SACAT for an order stating that they are not in breach or that the breach has been fixed.

If a notice of termination is served for rent arrears on at least two occasions in a 12 month period, the landlord may make application to SACAT for vacant possession without first serving a third breach notice on the tenant.

Termination for frustrated agreement…

A landlord or tenant may terminate a residential tenancy agreement if the premises or a substantial portion of the premises are uninhabitable, or are no longer able to be used for residential purposes, or have been acquired by compulsory process.

http://www.sa.gov.au/tenancy/privaterentalforms

The landlord must provide at least 60 days’ notice to the tenant and the tenant may provide notice that the agreement will terminate immediately.

Termination by tenant if premises for sale…

The tenant can terminate a tenancy if within two months after the start of the agreement the landlord enters into a contract for the sale of the premises and the landlord did not advise the tenant of the intention to sell before the agreement was entered into.

Termination for undue hardship...

Under the Act, if continuing the tenancy would cause undue hardship to either the landlord or the tenant, an application can be lodged with SACAT for termination of the tenancy. Generally ‘undue hardship’ does not include financial difficulties.

Refund of bond...

• The bond money belongs to the tenant. It is important for the tenant to arrange for the bond to be refunded when the tenancy ends.

• It is important for the tenant to provide their landlord/agent or CBS with their forwarding address so they can be informed of the bond refund process.

Where parties agree

At the end of the tenancy when the tenant and landlord agree how the bond is to be repaid, the bond can be refunded by lodging a bond refund form or submitting a claim online. If a bond refund form is lodged, it should be completed and signed by both parties (the signatures must be the same as those on the bond lodgment form). The bond can be paid via electronic funds transfer, or a cheque may be posted or collected from CBS.

Notice of claim

If a bond is requested by the tenant without the landlord/agent’s consent, the landlord/agent is notified and given an

opportunity to dispute it. If the refund is not disputed the bond will be paid to the tenant. If the refund is disputed the

landlord/agent will be required to lodge an online application with SACAT.

If a bond is claimed by the landlord/agent without the tenant’s consent, the tenant is notified and given an opportunity

to dispute it. If the claim is disputed, the landlord/agent will be required to lodge an online application with SACAT. If

there is no response by the tenant/resident, the landlord/agent will be required to provide CBS with evidence of their

claim and if the claim is not substantiated it may be refused and the landlord/agent will then need to make an application

to SACAT. If the tenant agrees with the claim the bond will be paid out.

Disputed bonds

A bond dispute will be referred to SACAT who will list the matter for a conciliation conference. If the matter cannot be conciliated, a full hearing may be set down for a later date.

If a dispute arises over how the bond should be refunded, either party can contact CBS on 131 882. Tenants Information and Advisory Service (TIAS) can provide free and independent advocacy support at SACAT. For more information about their services contact TIAS on 1800 060 462.

Unclaimed money

If a bond has been paid for a property rented in the past and the refund of that bond has not been applied for, that bond may still be held in the Residential Tenancies Fund. After providing details about the tenancy in question (e.g. the exact address, the other party’s name, the bond amount and proof of identity), CBS can refund the bond accordingly.

If you believe there is unclaimed money belonging to you held in the Fund, please contact CBS on 131 882.

Subletting and assignment...

A tenant has the right, with the landlord's written approval, to sublet the rental premises, or assign their interest to another party. The landlord cannot unreasonably withhold consent or charge for subletting or assignment, except for reasonable expenses in doing so.

To 'sublet' means that a tenant rents out all or part of the premises to someone else, and in effect becomes the landlord to the subtenant. To 'assign' means to transfer a tenancy to someone else. That does not mean, however, that the original tenant no longer has responsibility for the tenancy. Before subletting or assigning a tenancy, it is advisable to first contact CBS.

Dispute resolution...

Consumer and Business Services’ role is to give advice to landlords and tenants and to resolve disputes. A party to a residential tenancy dispute may apply to CBS for conciliation of the dispute. Alternatively, SACAT may, either before or during the hearing of proceedings, appoint a mediator to achieve a negotiated settlement. SACAT may also refer the matter to a conciliation conference or hearing.

If you are a party to a tenancy dispute and require assistance, contact CBS on 131 882.

SACAT hearings...

SACAT is an independent specialist Tribunal that provides a prompt and informal way of determining disputes between landlords and tenants. Both landlords and tenants may apply to SACAT to have disputes determined. There is a cost to apply to SACAT. Members of SACAT conduct hearings with a minimum of formality. Both parties are expected to attend and usually present their own cases. SACAT is located at Level 4, 100 Pirie Street, Adelaide and can be contacted on free call 1800 723 767, or visit sacat.sa.gov.au.

Community Housing Organisations…

Housing co-operatives and housing associations are community managed organisations that provide rental housing for individuals and families on low incomes or with special housing needs.

The tenants of community housing organisations do not own the houses they live in, but rent them from the group. In some cases tenants may also be members of the group from which they are renting. Different rules apply for member tenants and non-member tenants.

Member tenants and non member tenants of community housing organisations are covered by the Act, but there are some sections of the Act where variations exist or which community housing organisations are not required to comply with.

It is possible for community housing organisations to obtain further exemptions from provisions of the Act by making an application to SACAT.

For information about joining a community housing organisation contact:

Renewal SA

Telephone: 1300 700 561. Website: communityhousing.sa.gov.au

http://www.sacat.sa.gov.au/

http://www.communityhousing.sa.gov.au/


Regional offices

11 Helen Street, MT GAMBIER

9 Mackay Street, PORT AUGUSTA

---o0o---

Bond lodgment facilities are available at Service SA offices located at:

• Berri • Gawler

• Naracoorte • Port Augusta

• Kadina • Mount Gambier • Murray Bridge

• Port Lincoln • Port Pirie • Whyalla

Please note, only cash, cheque or money orders can be taken at these offices.

For more detailed information and advice about tenancy matters, contact -


Customer Service Centre 91 Grenfell Street

ADELAIDE SA 5000

(GPO Box 965, ADELAIDE SA 5001)

Telephone: 131 882

Facsimile: 8204 9570

sa.gov.au/tenancy/renters

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