YOURROUTINE INSPECTIONGUIDE
Ovens, oven doors and racks, grillers and stoves all need to be cleaned (this will avoid permanent staining and grease build up). Use Gumption on a dry cloth to remove grease.
Range hoods in kitchens, exhaust fans in bathrooms and any other rooms need to be cleaned (this will ensure that they work effectively and reduce the risk of fires caused by build up of dust). Be sure to use a dry cloth to remove dust, a wet cloth will only gather the dust and leave it behind as well as a stain.
All floors need to be vacuumed, swept and washed.
All windows, glass doors, window and door tracks and fly screens need to be cleaned.
Wipe all walls and remove any marks (particularly around the light switches and door handles).
Dust skirting boards.
Clear spider webs from walls, ceilings, windows and fly screens, house fittings and outside eaves.
Remove any mould from walls, ceilings, and wet areas.
Remove any soap scum from the shower recess, shower screen, bath and basin.
Dust light fittings and ceiling fans. An easy way to clean ceiling fans without dropping the dust is to find an old pillow case and place over the fan blade
Clean the filter pad on the air conditioner. This needs to be done on a regular basis. Open the front of the air conditioner and take out the filters, shake outside and rinse in warm water and then replace when dry. This will improve the efficiency of the heating and cooling.
Ensure all lawns are mowed and edged.
Remove weeds from garden, pavers and cement areas.
Ensure gardens are tidy and all rubbish removed from the property.
Access is required to all sheds and garages on the property so please ensure that they are accessible. We suggest that keys are left inside on the table for the property manager to unlock.
Complete your maintenance form and leave on the table or kitchen bench where easily found for the property manager if maintenance is required.
YOURINCENTIVE PROGRAM
Harcourts Adelaide Hills have created a quarterly incentive program to reward our tenants when they have worked hard to present a property beautifully. We also want to say "thank you" for putting in the effort. That's why we have created the "Property Presentation Award". With the hectic lifestyles we all have, we want you to know that we do notice and really appreciate it when the effort is made.
Your landlord has purchased this property as an investment in their portfolio and when a property is well looked after, is beautifully presented and rent is paid on time, we understand it all adds to peace of mind.
When we inspect your property, we will be looking for things such as cleanliness, internal presentation, garden presentation etc. we will then choose the best presented property at the conclusion of our quarterly inspections.
If you are chosen for the "Property Presentation Award" you will receive a certificate which we advise you keep in a safe place as it can be used as supporting documentation for future references. You will also receive a gift card to a store/place of your choosing up to the value of $50.
OPERATINGGUIDELINES WOODHEATERS
Successfully burning wood requires a high temperature and sufficient air flow so coals and flames glow brightly. Dark, smoldering wood and a lot of smoke and signs of poor and incomplete burning. This causes a build-up of creosote in chimneys which can lead to house fires as it is highly flammable. Comply with the following Do's and Don'ts to ensure you are using your heater correctly.
DO‘S
Use kindling, paper and firelighters to get the fire started.
Leave air flow open for the first 20-30 minutes to get the fire burning. there will be some smoke from your flue when the fire is first started which should last approximately 10-15 minutes. Add large pieces of wood once a hot bed of coals is established.
Burn 3 or 4 logs at a time. Most heaters burn better with more logs rather than 1 or 2. Allow air flow for 15-20 minutes after each refueling.
Prevent heat leaks through cracks in doors and windows by ensuring they are properly closed. Close off any rooms you don't want to heat. Reduce heat loss through windows by shutting curtains or blinds.
For overnight burning, load the heater at least half an hour before going to bed. Only turn the air supply down to minimum once all the wood is charred to avoid creosote problems.
Purchase your winter wood early. Buy your wood in spring or summer. Wood heaters operate best when wood is completely dry and well-seasoned. Buy wood from a reputable supplier, a member of The Australian Home Heating Association. Store wood under cover in a dry, ventilated area. Wood stored on pallets or in a crisscrossed fashion will allow air to circulate. You should cover the stack but ensure there is still plenty of air access.
DONT‘S
Do not stack wood against walls of the dwelling. Do not use logs too large, overloading the heater will reduce the amount of air intake needed for ideal burning.
Do not leave the door open, it will reduce the amount of heat produced.
Do not close down air supply completely when burning overnight - a little air stops a lot of smoke production.
Never use petrol, oil or kerosene to help light the fire. They are highly flammable chemicals AND could cause an explosion.
Never burn rubbish, plastics, rags or other fabrics, plywood, particle board, painted or treated wood. These release toxic chemicals that can be harmful to you or cause damage to the heater.
Do not burn pine wood, it has high sap content and expels high amounts of creosote and poisonous gas when burned.
Do not burn green wood. It has a high moisture content so will smolder at a low heat and when burned, will let off more smoke and creosote than dry wood burning at high temperatures. Do not burn unseasoned wood. It will burn at a low heat, produce more smoke and creosote will build quickly in chimneys.
Information obtained from and relevant to 2015 Australian Home Heating Association Inc and Smart Burn Australia.
YOURGUIDELINES ASATENANT
Paying the Bond
The rental bond is requested as financial protection should there be a breach in the Tenancy Agreement. Your bond will be lodged with Consumer and Business Services. The bond is held as security against any property damage, undue wear and tear or in the event that there is rent outstanding. In the event that there is no damage to the property over and above "normal wear and tear" expected during the term of your tenancy, rent is paid as appropriate, the bond will be refunded by The Consumer and Business Affairs Authority after you vacate. The amount of the bond is specified in the Tenancy Agreement.
Paying the Rent
It is your legal responsibility to pay your rent to the landlord. Please ensure that your payments reach us on or before the due date. Rent must be paid by the method stated on your tenancy agreement. If you have any problems with your rent payments, please notify your property manager at the earliest possible time. If you fall into arrears, we are obligated to follow the procedures outlined in the Residential Tenancies Act to collect rent on behalf of landlords.
The In-Going Inspection
You will receive a property condition report upon your move in. This is used to determine the condition of the property upon your occupation and ensure that it is returned to us in the same condition. It also ensures that you are not held responsible for damage at the expiry of your tenancy which may have been there prior to your occupation. You have 14 working days to make additional notes, sign and return the document to our office. The inspection report will be filed and used as evidence of the property condition at the commencement of the tenancy compares to the condition at the end of the tenancy term.
Routine Inspections
Inspections will be made at regular intervals during your tenancy. We are required under the guidelines of the Residential Tenancies Act to provide you with 7 to 28 days written notice of the upcoming inspection. This letter will specify the date and a two-hour block, during which the inspection will be conducted. You don't have to be present but are most welcome to be there so we can discuss any problems or aspects of your tenancy that require attention.
YOURGUIDELINES ASATENANT
Damages to the Property
The tenant shall ensure that all care is taken to avoid damage to the premises by the tenant themselves or their guests. You are required to give notice to the landlord of any damages to the premises as soon as you become aware of it.
Bond Refunds
Once any outstanding issues have been addressed, the tenant will need to create an online account with Residential Bonds Online to allow for a refund to be paid via ETF. The documentation will be forwarded to Consumer and Business Services requesting the release of all bond monies held against the tenancy. Please contact your PM so a link can be sent to you to activate your account should it not already be active.
Utilities
It is your responsibility unless advised otherwise to have the utilities (gas, gas bottle rental and or mains gas, electricity, telephone, pay TV, internet, contents insurance) connected in your name. You must have the account finalized when you vacate.
Painting/Decorating/Renovating
Should you wish to make any changes to the property you must obtain written permission from the landlord before any work commences. If consent is given, costs, colours and products used will need to be agreed on and confirmed in writing.
Vacating the Property
Contact your Property Manager to discuss your legal requirements with regards to ending your tenancy, as written notice will be required. Once the Property Manager has received/issued your 'Notice of Intention to Vacate/Notice to Vacate', they will contact you and advise requirements for handing over vacant possession. Once vacant possession is established (that is, all keys have been returned) a final inspection can be completed. Please note: A Property Manager cannot complete a final inspection until vacant possession has been established and rent may be payable until all keys are returned. The bond will only be returned once it has been established that all rent is paid as required, the property has been returned in its original condition as per the entry condition report (excluding fair wear and tear) and all applicable invoices have been paid.
Maintaining Your Garden
is a requirement of your Tenancy Agreement that you as the tenant are responsible for keeping garden weeds to a minimum, and lawns mowed regularly, unless agreed otherwise in the Tenancy Agreement.
Pets & Animals
If you are permitted under your agreement to keep a pet at the property, please ensure that you regularly collect and dispose of any faeces. Any damage to the property caused by the pet must be rectified by the tenant.
MOULDANDMILDEW CAUSESANDPREVENTION
Prevention
To prevent moisture build-up from the interior of the building, it is desirable to have a balance between adequate heating and ventilation. The interior temperature should ideally be maintained between about 18 to 22 degrees for comfort. Ventilation can be achieved by leaving windows open a centimeter or two depending on the outside air movement and the amount of cross ventilation.
The rule is, ventilate little and often, rather than in short vigorous bursts. Window glass is a good guide, if it starts to show more than a minimum of condensation, the windows should be opened a little further.
Remember, increase ventilation so that the moisture generated is not retained within the household. This may require a bit of willpower during the winter months, when every instinct calls for the house to be sealed up against escaping heat, but if you fail to follow these basic rules, you are going to get mould.
Control
Ensure there is ventilation in all rooms at all times. Keep internal doors open.
Vent clothes dryers directly outside where possible.
Use an extraction fan in the shower.
Cupboard heaters can help in wardrobes if mildew is likely to occur.
Do not put damp clothes or shoes in a wardrobe.
Clean wallpaper with a damp cloth and household bleach (1 part bleach and 4 parts water). Test a small hidden patch first to make sure the blech does not affect the colour. If it does, try a fungicide from a paint shop.
Never paint over mildew. Gloss painted surfaces can be wiped down with household bleach as above. Matte finish paint can be wiped down with fungicide.
Do not use abrasive cleaners.
The removal and containment of mould and mildew is the tenant's responsibility.
SEPTIC SYSTEMS
Information for users
All septic systems are a living process. They rely on bacteria to break down and digest the effluent, so a healthy septic has a lot of healthy bacteria. If you use strong cleaning products such as the ones listed below, you will reduce or completely destroy the bacteria in your system.
This will result in:
Strong odours
Untreated effluent pooling on the grounds surface Creating a possible health hazard for you and others
Shorten the life of any pump associated with your system
Cleaners should NEVER be used in any type of septic system (in order or most harmful):
Nappy San
Milton Sterilizing Solution
Any antibacterial solution (Pine-O-Clean, Spray & Wipe, Dettol)
Exit mould or anything else remotely similar
Ajax powders or any chlorine-based product
Blue toilet products- any brand
Paint and thinners
Sanitary items, plastic, cigarette butts etc
REMEMBER EVERY DRAIN IN AND AROUND YOUR HOME IS CONNECTED TO THE SEPTIC SYSTEM and all products used will end up in the same place regardless of which drain you utilise! Read the labels on the cleaning products you use as any product that will harm you will harm the bacteria in your septic system.
INTHECASEOF ANEMERGENCY
Electrical
Switch off power at mains.
Water Leaks
Switch off power at mains.
Australian Emergency Services
(Fire, Police, Ambulance)
000
Mount Barker Office
9.00am - 5.00pm, Monday to Friday 08 8393 7900
We ask that you always try to contact your Property Manager first, however if it is after hours and/or you cannot contact the Property Manager, you can speak with our tenant concierge who will be able to assist; or you are permitted to contact an emergency contractor directly.
It is important that you know that should the issue not be deemed an emergency, you may be responsible for the account. An emergency repair is something that is likely to cause injury, or make the property unsafe or insecure. (For example burst water service, serious leak, serious electrical fault).
AFTERHOURS MAINTENANCE
In the event of life threatening or property threatening after hours maintenance issues, please follow the below steps:
Step One
Refer to the tenant concierge, click the bell icon to go straight to our tenant concierge.
Failing a response to the above please phone
Step Three 000 or contact a licensed trade relevant to the issue.
Step Two
If the tenant concierge is unable to assist, please ring the office on 08 8393 7900 you will be diverted through to someone who can assist.
Non-Urgent Maintenance
For non urgent maintenance refer to the tenant concierge where you will be assisted and able to log the maintenance, this will be dealt with during business hours.
NOTES
WEHAVEYOU COVERED
Rachel Kucina
Head of Property Management
M: 0422 818 814
Olivia Smith
Property Manager
M: 0439 461 839
Tara Bowen
Senior Property Manager
M: 0477 788 155
Tania Houston
Property Manager
M: 0498 275 630
Rebecca Boundy
Property Manager
M: 0477 024 373
Beverly Hill
Administration
M: 08 8393 7900
Lou Sampson
Inspection Manager
M: 08 8393 7900
Anna Sutherland
Business Development Manager
M: 0448 099 936
Trent Shorland
Business Owner
M: 0413 519 954
