Asset Management Information

Tenant Information Guide

• Always pay rent on time and rent should stay in advance
• Ensure that the property is used for residential purposes only
• Keep the property up to a reasonable standard of cleanliness
• Inform the landlord of any damage as soon as possible
• Pay for the repair of any deliberate or careless damage
• Comply with all conditions of the Residential Tenancy Agreement
• At the end of the tenancy agreement remove all your belongings leaving the property in a reasonable state of cleanliness; return the keys and any like devices, and leave the chattels provided by the landlord
• Never sub-let without the landlord's permission
• Provide access to the Owner for inspections (S46 of the Act)
• Refrain from making any alterations or additions to the premises
• Replace all light globes
• Maintain gardens, lawns and shrubs, water and fertilize regularly
• Notify Western Power and Alinta Gas of your occupation and agree to pay all charges for electricity and gas
• Clean carpets upon vacating the property
• Never cause interference with the neighbours' peace and comfort
• Maintain in good working order all water apparatus, including taps and reticulation fittings, swimming pool equipment, extraction fans, electrical fuses and test the Residual Current Device on a regular basis.
• Agree to keep all floors, floor coverings, walls, ceilings, windows, window treatments, doors, light fittings, fixtures and fittings and all household effects in the same condition as they were at the commencement of the lease.

Frequently Asked Questions

What is landlord protection insurance?
We strongly encourage you as the landlord to take out landlord's protection insurance. This policy will cover you for items such as loss of rent or malicious damage. Many different companies can arrange such insurance so it is wise to shop around. There is also new legislation coming into place with regard to worker's compensation insurance.

What happens when a tenant is behind with a rental payment?            We clearly confirm to all our tenants that we have a zero tolerance policy with regard to rent arrears. If a tenant does fall behind with their rental payments they will receive a phone call or a SMS message requesting they rectify the problem immediately. They are issued with a notice of breach advising them that they are behind in their rental payments. If payment is not forthcoming within the stipulated time, then a second notice is issued requiring that they vacate the property. If the first notice is not rectified, we will notify you and seek your instructions.

Why are inspections necessary?
Inspections are necessary to ensure that the tenant is looking after the property as stipulated in the lease agreement. If a tenant is not looking after the property then it may be necessary to issue a notice of breach stating what needs to be rectified. Again a time frame is stipulated. You will be notified that this notice has been necessary. If the problem is not fixed, the tenant will be asked to vacate the property with a second notice, that of a termination. Details of the breach will be discussed with you. Inspections encourage the tenant to maintain an acceptable standard of cleanliness and presentation. Maintenance issues can also be discussed during the inspection.

How do you make sure that you found the right tenant?
We try our best through searching the appropriate data bases such as the national tenancy data base. A tenant who has defaulted in the past who has rented through an agency that uses these data bases, will have that breach/default recorded. These databases should help reduce the chances of getting a tenant with a poor history. We also endeavor to thoroughly check all references provided including previous landlords/property managers.

Why is it necessary for a property condition report?
A property condition report (PCR) is essential. A thorough check room by room, collating a comprehensive record of scratches, marks, holes, state of cleanliness/condition and numerous other observations provides a documented record of the overall condition at the commencement of the tenancy arrangement. It is important that the tenant signs the report and both the tenant and the landlord agree on the condition. A PCR takes many hours to correctly record. Photographs usually accompany the PCR. At the end of the tenancy, after the final bond is completed, the PCR is usually updated. The PCR is used to cross reference the condition of the property upon vacating. Without such a report it would be impossible to claim any damages or neglect.

Moving Guidelines

• Oven and elements, racks, trays to be cleaned
• Carpet professionally cleaned - see lease agreement
• All service areas to be cleaned ie. Bathroom, kitchen, laundry, toilet
• Windows, (interior and exterior) window sills, skirting boards, shelving to be clean
• All rubbish should be removed from the property
• Recycle bin and rubbish bin should be clean and left at property
• Lawns cut and gardens to be free of weeds
• Clean all glass and mirrors
• Ensure all light bulbs working
• Leave all picture hooks in wall
• House to be fumigated if a pet has been in residence
• Walls to be cleaned - superficial hand marks etc. removed
• Cobwebs removed from eaves and internal and external walls
• All garage and security remotes to be left
• Garage and carport area cleaned and any oil stains removed
• All blinds should be free of dust and clean
• Advise telephone, gas and power companies of change of address

We do have a number of reliable and reasonably priced trades people we can recommend should you require assistance.

Lease Agreements/Bonds

A lease agreement is a comprehensive document that requires careful reading.

The agreement outlines both the tenant's and the landlord's obligations under the terms of the tenancy.

It is important that you as the tenant understand what is required when you sign a lease agreement.

The agreement is itemized in sections making it "user friendly".

We will ask you to read the agreement when you come into Mark Hay Asset Management.

It is important that you ask questions if you are unsure of your obligations.

Allow at least one hour of your time for signing the agreement.

At the completion of the signing you will be given a copy of the agreement which you should keep in a safe place where you can refer to it should that be necessary.

We strongly suggest that you park your car in the City of Perth car park as the parking around the office is only for half an hour.

BONDS

Once your application is processed and you have been successful in acquiring the property you will need to pay the bond and all relevant monies. Payment can be by internet banking or direct deposit into our nominated bank account. The bond held is equivalent to four week's rent. If there is a pet, an extra $100.00 will be required.

Once you have paid the bond money we disburse this to the Bond Administrator, where it is held until you vacate the property.

Once a final bond inspection is complete and any outstanding monies are paid you will be required to sign a bond disposal form. The original signatures from the bond lodgment form are crucial as without these, the bond administrator cannot release the bond money.

Rent Payments

All rent payments are due in advance and must be paid as stated in the lease agreement. We have a zero tolerance policy with regard to late rent payments.

Failure to pay your rent on time may result in breach of the Residential Tenancy Agreement. As such, you will be issued with a Notice of Breach for non-payment of rent. If you fail to remedy the breach during the time frame allowed, you will then be issued with a Termination notice requiring you to vacate the property.

Each breach notice issued will be recorded and this may affect your chances of securing rental properties in the future. You can pay your rent through:

1. Internet banking through your chosen financial institution
2. Direct debit from your nominated bank account. We will supply you with our account details.

Insurance

It is essential that landlords and tenants clearly understand their responsibilities to make sure that both parties are insured against loss.

Landlord
The landlord must have insurance for the property, the physical building, against fire, storm, flood, damage from burglary etc. It is important that the insurance company understands that the property is tenanted to ensure coverage. Public liability insurance should also be considered.

It is also highly recommended that landlords take some form of Landlord's Protection Insurance to ensure coverage for:

• loss of rent due to abandonment
• malicious damage/theft by tenants
• loss of rent due to eviction
• rent recovering whilst malicious damage is being repaired

Tenant
It is strongly recommended that the tenant ensures they have personal contents insurance for their belongings ensuring protection against loss.

Refer 2.20 and 2.21 Standard Lease Agreement - Tenants Obligations

"the tenant shall not do or permit anything to be done or bring onto or keep on the Premises anything which may invalidate or prejudice the conditions of any insurance policies relating to the Premises or cause to be increased the premiums payable thereon."

"if the Owner elects to claim on the Owner's insurance for any damage that arises or is attributable to an act or omission by the Tenant or the Tenant's visitors, and the Owner is successful in relation to recovering any money for such damage, then the Owner may require the Tenant to pay any "excess" on any such insurance claim."