Ray White Goulburn
Thank you for choosing to rent with Ray White Goulburn.
When moving into your new home there is so much to organise and remember, it can be easy to forget about the minor details that help make your time in this property problem-free and enjoyable one. This booklet aims to provide you with some useful information to help you during your tenancy with us.
Tips for a Successful Tenancy
As a tenant there are a few things you can do during your tenancy to ensure that renting with Ray White Goulburn is an easy process.
Communicate with your property manager. Let them know if a rent payment is going to be late, damage has occurred or something is not working. Full communication and disclosure will help your tenancy run smoothly.
Your property manager will take photos. These are a great way to record the condition of the property when you first move in. You also can take pictures (that are date stamped) of the property, especially any areas that may be damaged or unclean. You should give a copy of these to your property manager, these photos will then form part of your entry condition report.
Keep a copy of the Tenancy Agreement, initial inspection report, rent receipts, bond lodgement form as well as any letters or emails received in a designated folder or file in case you need to refer to at a later date.
Never stop paying your rent, even if there are issues with your tenancy. Failure to pay rent can affect your chances of success in any Tenancy Tribunal case and will not speed up repairs or solve issues
Comply with the terms of your Tenancy Agreement In particular, never make any alterations, keep a pet or let other people move in without seeking written permission from the property manager first
If the property has a pool or garden, make sure that you are very clear about the expectations or tenancy conditions around who is responsible for ongoing maintenance
If the end of the tenancy is approaching and you wish to extend the current agreement, please contact your property manager as soon as possible to advise them of your interest
As a responsible tenant you should familiarise yourself with your property and locate your electrical switchboard, water cut off and gas cut off In case of an emergency, please ensure that you turn off the main switch and contact the emergency service provider
Tenancy Agreements
Fixed term tenancy in NSW
A fixed term tenancy agreement ends when the end date has been reached and the tenant gives the property manager notice that they will be leaving, or the agent gives the tenant notice to leave. All tenants are required to be on a fixed term tenancy.
Ending a Fixed Term Lease
You must provide 14 days notice if you do not plan on renewing your fixed term lease
Periodical Lease
You are required to give 21 days notice when you decide to vacate the premises if you are on a periodical lease
Please note if you do not enter into a lease agreement with the landlord, you will be provided with a notice of termination It is not a choice as to whether you remain on a lease, it is a requirement of your tenancy
If your fixed term lease expires and you have not yet signed your new fixed term lease, the lease is deemed periodical and you will be required to provide 21 days notice of your intent to vacate the premises
Breaking the lease
A fixed term tenancy agreement can not be ended before the expiry unless you wish to break the lease.
Breaking your lease can be costly and needs to be thoroughly thought through. If you make the decision to break the lease, all tenants named on the lease need to advise the agency. The agency will discuss the terms of your specific agreement and will outline the costs to you
The following break lease fees will apply if you choose to break your lease:
Four weeks rent if less than 25% of the agreement has expired
Three weeks rent if 25% or more but less than 50% of the agreement has expired
Two weeks rent if 50% or more but less than 75% of the agreement has expired
One weeks rent if 75% or more of the agreement has expired
Rent
Paying your rent
Paying rent on time is your legal responsiblity, and is imperative for sustaining your tenancy. Your rent must be paid on time, we require tenants to remain two weeks in advance of their due date. Ailo has made paying rent easier then ever, it is important to set up your Ailo account as soon as you get your invite. You can pay your rent by direct debit, credit card or debit card quickly and easily through your Ailo App. If you are unable to pay your rent for any reason, please call you property manager immediately to provide them with details of when the rent will be paid Please note that you cannot stop paying your rent for any reason In the unlikely event that you are unhappy about something at the property you must continue to pay rent on time
Rent reviews and increases
Your property manager will give at least 60 days' written notice to increase the rent There is no limit as to how much the rent may be increased, providing that any increase is not excessively above 'market rate' Rent can only be increased during a fixed term tenancy where provision for this is written into the tenancy agreement and the same time frames apply
Rent in advance
This is a concept that can be misleading due to its title and often creates confusion for tenants, especially at the end of any lease.
"Rent in advance" doesn't mean that you have paid a lump sum of rent and therefor do not need to pay rent in your last week(s) of a tenancy. it refers to the concept and obligation of a tenant to pay their rent before it comes due
Here is an example: Gary is a new tenant who moves into a property on 4 September, paying 1 week in advance The next payment is due by the 11th September Therefor Gary will have to ensure that his next payment hits the account by the 10th Ailo provides complete transparency to your payment status in real time
Another way of looking at this is if you were to go into a store to buy a can of soft drink then drink the content before paying for it - you'd probably find the store owner wouldn't be too pleased You always pay for something first, then consume it afterwards Paying 'rent in advance' is exactly the same - you purchase the time period in advance and then consume the time period by living in the property - or in other words: 'pay before you stay'.
Scan the QR code to download the Ailo App:
Useful Information
The Residential Tenancies Act
Communication is key! Ailo is designed to make communication easier than ever. To avoid issues, contact your property manager as soon as a concern arises.
It is also important for you to understand and follow your legal rights and responsibilities as a tenant under the Residential Tenancies Act 2010.
In each state the government produces a booklet specifically designed for tenants which sets out their specific rights and responsibilities Your property manager will provide you with a copy of this during your induction meeting
Insurance
Although the landlord is responsible for insurance relating to the property itself, they are not responsible for insurance of the tenant's possessions If your belongings become damaged or destroyed by an event affecting the owner's property (such as a fire, storm damage, flooding or power outages) your possessions are not insured by the landlord
For example:
An electrical fault in the building starts a fire and the property is destroyed. Your possessions will not be covered by the landlord's insurance. You are away on holiday and an electrical fault causes a power outage in the building and you return home to find your fridge/ freezer goods spoilt. The landlord's insurance will not cover your fridge/freezer.
A storm blows a tree onto the house and your belongings are damaged the landlord's insurance will not cover your possessions Therefore, we recommend all tenants take out their own contents insurance, as well as a rental insurance policy (for liability insurance), that will cover you for any possible damage you or one of your guests may cause to the property
Ask us how we can help keep you covered
Ray White Concierge can help you organise an insurance policy that's right for you so you're covered from the very beginning They can also make sure you benefit from ongoing discounts on all your insurances Just ask them
raywhite.com/concierge
Utilities
It is the tenant's responsibility to ensure they have set up their utilities accounts (such as gas, phone, power and internet) These must be under the tenant's own name Remember to close these accounts when vacating
Water rates and other outgoings
The minimum criteria for landlords to pass on water usage charges are: the rental premises must be individually metered (or water is delivered by vehicle, such as those with water tanks on rural properties) the charges must not exceed the amount billed for water usage by the water supplier the rental premises must meet required 'water efficiency' standards.
Charge as shown on water bill
Water usage charges
Sewerage user charge ( may appear on the bill as fixed or variable)
Fixed access charges
Routine property inspections
Routine property inspections occur not less than four times per year These inspections are a requirement under most landlord insurance policies Your property Manger is required to provide a minimum of 7 days notice, in writing, prior to any inspection
Due to time constraints it is not always possible to alter an inspection time, and your property manager is not obligated to do so
Occupancy
Only the people listed on the tenancy agreement are permitted to reside at the property on a permanent basis If a tenant on the agreement wishes to move out you must notify the property manager immediately
Of course you are allowed to have visitors to the property As the occupant you are responsible for the behaviour of the visitors during the time If you have someone that want to come and stay with you on a more permanent basis, then you need to inform your property manager so they can make the arrangements of adding this person to the tenancy agreement
Can tenant be charged?
Yes, tenant can be charged
No, tenant cannot be charged Sewerage is not a service charge as defined by the Act and cannot be passed onto the tenant
No, tenant cannot be charged The lessor must pay all fixed charges for water supply
Ask us how we can help you save on utilities
Ray White Home Now can help you compare utility offers to get you the best deal and have you up and running faster. Whether you need electricity, gas, internet, phones, water or pay tv, Home Now can you get connected. raywhitehomenow.com
Painting, decorating & renovating
If you wish to make any changes to the property, including, but not limited to, decoration, painting or renovation, you must obtain written permission before any work commences
Car parking
Tenants should only park in their designated areas that form part of their tenancy Please ensure that cars are not parked on the grass verges or lawns and do not block shared driveways Cars that are not registered or running are not permitted to be parked on the premises
Pets and animals
Pets may only be kept at the property if you have first received written permission from your property manager or its allowed for by way of clause in your Tenancy Agreement. Failure to do so will put you in breach of your Tenancy Agreement and could affect your ability to continue living in the property.
Fireplaces
If the property you are renting has a fireplace this cannot be used unless you have been given permission from your property manager. A quick email can confirm whether you can use it if you are unsure. Some fireplaces are ornamental and may have their flue/chimney blocked and using it could cause a house fire or property damage
Picture hooks
If you wish to install any new picture hooks you will need to get written permission from your property manager Picture hooks can cause damage to the walls so if in doubt, always check with your property manager first Even Blu-Tack or other hanging adhesives can leave an oily residue on a wall which does not disappear with repainting
Damage to premises
It is the tenant's responsibility to look after the property, both internally and externally This of course includes any lawns or gardens that are part of your Tenancy Agreement It is important to remember that you have an obligation to report any damage to the property immediately to your property manager.
Keys
If keys are not returned at the end of any tenancy, the tenant will be responsible for the cost of replacement locks and this can be deducted from the bond. No further keys are to be cut by the tenant without prior written consent from your property manager. This process is in place for your protection and security and that of any subsequent occupiers.
If you ever require further information around the Residential Tenancies At if your State or your responsibilities as a tenant, you should speak to the Office of Fair Trading.
fairtrading.nsw.gov.au
Strata - Titled Body Corporate Properties
If you are renting a strata-titled or body corporate property, including a unit, apartment, townhouse or duplex, there is some extra information you need to be aware of. You will receive a copy of the by-laws of the property when you sign your lease. Please familiarise yourself with these and keep the following in mind
Common property
Within your complex there will be areas of common property, that are shared spaces. There are several standard by-laws that relate to common property that all new tenants need to be aware of. Ask your property manager for details.
Parking
If your apartment or unit has one or more allocated parking bays, you must ensure that you only use the bay(s) assigned to you. You cannot park a vehicle on any area of common property, or use a visitor car parking bay on a regular basis.
Your visitors
It is your responsibility to ensure that your visitors comply with the by-laws, including parking and their behaviour within common property areas
Noise and disturbance
In the close living situation of a strata complex, it is the right of every occupant to be able to use and enjoy their properties and areas of common property
Therefore excessive noise and inappropriate or offensive behaviour that causes a disturbance to other occupants is prohibited under the by-laws of the complex
Fair wear and tear
Fair wear and tear generally means damage that happens through:
the ordinary day-to-day use of a place by a tenant (e.g. carpet gets worn from people walking on it(; and the ordinary operation of natural forces (e.g. sunlight, rain)
As a tenant you are only liable for any damage caused by negligence, being irresponsible or any intentional actions that cause damage to the premises. The examples in the following will help illustrate the differences between the two:
Some common examples of wear and tear:
Faded curtains or frayed rods
Furniture indentations and traffic marks on carpets
Scuffed wooden floors
Faded or cracked paint
Loose hinges or handles on doors or windows and worn sliding tracks
Cracks in the walls from building movement
Water stains on the carpet from rain leaking through the roof or bad plumbing
Damage for which you may be liable:
Missing, damaged or torn curtains - either caused by the tenant and or their pet /s
Stains or burn marks on carpets
Badly scratched or gouged wooden floors
Unapproved paint jobs or large areas of damage e g from posters being ripped off walls
Broken window glass through negligence
Holes in the walls left by tenants removing picture hooks or shelves they have installed
Water stains on the carpet caused by overflowing bath or indoor pot plants
Maintenance
Maintaining the property
As a tenant you need to keep the property in a 'reasonably clean' condition We won't be telling you "how to live" but we do have an obligation to ensure that the property complies with health and safety laws and regulations, as a tenant you also share this responsibility It doesn't have to be perfect, but staying on top of cleaning and maintenance will keep you in a good stead with your property manager and make it easier when you vacate at the end of your tenancy
Maintenance that arises
It is your responsibility to report maintenance issues immediately and it has never been easier with Ailo in app chat You will have a direct line to your Property Manager, so they can resolve issues faster and keep you in the loop All maintenance requests must be in writing, please provide as much description as possible when submitting your request If you engage a contractor to complete work without the prior consent of the landlord that does not fall under emergency repairs you will be responsible for paying the contractor.
Emergency Repairs
If you are in a life threatening situation call 000.
Emergency repairs require urgent attention, listed below are details of what could be referred to by the Department of Fair Trading as Emergency Repairs. An urgent repair is anything that could cause damage to a person or property. If it is a weekend / public holiday you would have been provided with an emergency number for the office, along with a list of tradespeople who you can contact directly for assistance. Please make sure that you notify your Property Manager at your earliest convenience
Emergency repair examples may include (but are not limited to):
Water pipes have broken or burst
Blocked or broken toilet ( if a second toilet is not available)
Serious roof leak
Gas leak
Dangerous electrical fault (e g loose power point or live wire)
Flooding/rain water inundation
Serious storm or impact damage (e g car impact into garage)
Failure or breakdown of the gas, electricity or water supply to the premises
Failure or breakdown of an essential service or appliance required for water or cooking
Hot water service failure
A failure or breakdown of a heater or airconditioner
Emergency contact numbers:
Clements Plumbing and Gas M 0478 082 414
Bradley Downes Electrical M 0400 497 163
Goulburn Locksmith T (02) 4821 3893
Ray White Goulburn After Hours : M 0488 030 841
Goulburn Mulwaree Council After Hours: T (02) 4823 4500
Your Maintenance Responsibility: as a tenant you re responsible for the general upkeep and maintenance of the property, including the following.
Grounds and Garden
Refer back to your signed Tenancy Agreement or property manager for clarification on this if you are unsure. However, unless you have been advised that this responsibility is not yours it is sage to assume that as the tenant, you are responsible for maintaining the grounds, lawns and gardens so that these are kept in a reasonably clean and tidy condition at all times
Guttering
Gutters form a part of normal maintenance in a property and it is recommended that they be cleaned out at least once a year to remove leaves and debris If you see wet patches or a concentration of mould on the walls or ceiling close to the gutters then this may indicate that they are blocked and you must advise your property manager immediately so they can arrange to have them cleaned out
Mould and mildew
Mould and mildew are invariable present in many househoulds and removing and containing it is the tenant's responsibility There are three conditions that have to be present for the growth of mould:
Mould spores
A surface with sufficient food source to maintain life
A source of moisture
To prevent moisture build-up from inside the home you need to have a balance between adequate heating and ventilation The interior temperature should ideally be maintained between about 18 to 22 degrees for comfort Ventilate your home by leaving windows open a centimeter or two, depending on the outside air movement and the amount of cross ventilation The general rule is, ventilate little and often rather than in short vigorous bursts Window glass is a good guide if it start to show more than the minimum of condensation, the windows should be open a little further
Preventing mould:
open the windows and doors when you are home
Open windows and use extractor fans for steam to escape from cooking and bathing
Vent clothes dryers directly outside
Open curtains early in the morning and close them when the sun goes down
Put a cupboard heater in the wardrobes if mildew is likely to occur
Do not put damp clothes or shoes in a wardrobe
Keep lids on pots when cooking
Wipe condensation off walls and windows when it happens
Hang washing outside to dry when possible
Use electric heaters rather than gas (gas heaters expel water as the gas burns)
Removing mould:
To protect your health and that of your family/ flatmates remove mould as soon as it appears
You can use diluted household bleach (one part bleach mixed with three parts water), or a less abrasive cleaner like cider vinegar
Use a sponge or cloth when washing off mould and rinse it often to reduce the risk of it spreading
Pot plants
Please keep pot plants outside where possible If they are to be put inside, please check with your property manager first, preferably in writing, to ensure you do not breach your Tenancy Agreement. Pot plants placed on hard surfaces may leave a circular indent, stain or damage and pot plants placed on carpet areas run the risk of rotting or damaging the carpet underneath If pot plants are placed outside, ensure they are not put on a deck or other wooden surfaces, as this could cause rotting or discolouration of the wood
Pest control/infestations
If you have pest infestation problems, you should check if there are cleanliness issues to address that may be causing the problem If the cause does not appear to be related to cleanliness you could discuss the problem with your property manager as soon as possible to determine if eradication or fumigation is necessary Tenants have an obligation to keep the premises reasonably clean and tidy Infestations that can be attributed to a lack of cleanliness may be your responsibility to remedy. In these cases your property manager could seek an order from the Tenancy Tribunal for the fumigation work to be done and for the tenant to be charged. Ensuring your property is clean will do a lot to keep the rats and mice away. Also make sure there is no food source or somewhere for them to nest - steel wool is good for blocking up any mouse holes you may find
Troubleshooting: these tips are here to empower you with the knowledge and tools to handle common maintenance issues that may arise during your tenancy.
No
electricity
Check fuses and the safety switch located in the electrical meter box. If the safety switch has tripped, reset it. If it trips again, turn off all the powerpoints and unplug your appliances Reset the safety switch again, then begin plugging in your 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 your property manager who will arrange repairs
If you can not restore power after you have checked the fuses and safety switch, check if your neighbours have power Your local electricity provided will be able to advise you if there are any faults in your area.
If you have completed these checks and cannot find the cause of the problem, contact your property manager
Hot
water systems
If you experience problems with a gas hot water system, check the pilot light has not gone out. There should be instructions on the system for relighting the pilot light You can also adjust the temperature of the water again, check the instructions
Washing machines and dryers
For washing machines, check the hot and cold water connection hoses and taps before calling to report a problem Dryers will need to have the lint filter cleaned after each use If the appliances belong to you, you will be responsible for any maintenance If they belong to the owner and you have checked the manual (if provided), contact your property manager to arrange repairs
Blocked sinks and drains
You are responsible for keeping all sinks, tubs, showers and toilet drains lines clear Do not allow anything into the plumbing system or use them for any purpose other than their original design. Sanitary products, diapers, facial tissues, condoms, cotton swabs, cigarette butts, coffee grounds, cooking fat or oils are not to be flushed down toilets or otherwise deposited into the drain
If a kitchen sink or laundry tub is blocked try this solution first In a dry sink, pour 1 cup of baking soda down the blocked drain, and ensure that the powder makes its way down the drain, Next, pour approximately 2 cups of boiling water in and wait several minutes Add one more cup of baking soda in and immediately follow it with 1 cup of plain white vinegar If there is a recurring problem with blocked sinks or drains, please advise your property manager.
Your
safety - being aware
The highest priority must always be for your safety, the safety of your children, other occupants and visitors For this reason we ask that you please be aware of your surroundings and notify us right away if you have any concerns.
Some things to be aware of include:
Exposed wiring, faulty power points and switches
Gas smell or odour
Damage to paving and pathways that could cause someone to trip and fall
Suspicious or dangerous plants in the garden that are poisonous/toxic or that you may be allergic to Bee or wasp nests
Loose or rotten floorboards
When cleaning a property with high ceilings or attending to light fittings that are hard to reach, please make suitable arrangements to have this done
Loose balcony railings, steps or decking woodwork
Loose or faulty locks, in particular any entry doors and screen doors
Broken or cracked windows and any broken or loose window locks
Moving Out
Planning your move
Remember you will be responsible for paying rent until the keys and and security remotes are returned. We recommend getting started early when you decide to move out of the property. Packing often takes longer than you anticipate and if you leave it to the last minute you may cause yourself undue stress and extra costs.
We will contact you to make arrangements to start showing prospective tenants through the property ahead of your departure We understand there will be some disarray while you're packing, which is fine, but if you could please ensure that the property is in good condition for these inspections it would be much appreciated
Here are a few other tasks it's important to remember ahead of moving day:
Fill out a mail redirection form with Australia post This will make sure any mail from people you haven't notified of your address yet will still reach you We cannot guarantee mail direction
Contact your utility providers (telephone, power, gas) and inform them of your moving date so that final readings can be carried out and they can arrange for these services to be connected in your new home.
Make a booking with an approved carpet cleaner when you know when the property will be vacant.
Ask us how we can help you make your move
Ray White concierge know that moving house is hard work they specialise in connecting you with the right services to make your move hassle free, from tradies and cleaners to removalists, storage and pet transportation
raywhite.com/concierge
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Cleaning: If your property manager does not provide you with any specific guidelines around what is expected of your final clean - ask them as they may have an office policy you should adhere to. finding out this information in advance will help save you time. stress and money. Generally, you should expect to do the following as a minimum
Cleaning Inside the Property:
Walls - Clean off any dirty, scuff marks, finger or food marks Wipe down light switches from fingerprints and smudges.
Ceilings - Remove any cobwebs and fly spots
Ceiling Mould - Clean off mould, particularly in wet areas and bedrooms.
Light Fittings - Clean off dust and remove dead insects Check all bulbs are working and replace any that don't.
Ceiling Fans - Wipe fan blades and fitting to remove dust
Skirting Boards - Wipe down with a damp cloth to remove all dust
Doorways /Doors - Wipe off finger marks and any other removable marks.
Windows - Clean inside and out, including sills, runners and window tracks to remove dust build up and any dead insects. A vacuum cleaner and paint brush can do wonders here
Stoves - Clean stove top, control display, knobs, any pull out or in-built drip trays, griller racks, oven racks, trays and inserts, oven bottom, roof and walls
Kitchen Rangehood - Clean pull out filters and framework.
Bathroom - Clean sink, mirror, cabinet, vanity & drawers, shower, screen doors, bath, wall tiles, exhaust fan covers and ceiling vents. Ensure both sink & bath have plugs.
Toilet - Clean seat, bowl and outside around the base
Laundry - Clean both the inside and outside of the tub and underneath Make sure plug is present
Air Conditioners & Heaters - Clean front vents and filters.
Cupboards/ Drawers - Clean/wash inside & out. Doors and frames both front and back should be cleaned, and door knobs
Curtains - Wash any washable curtains or netting ( check with your property manager first to ensure they are washable)
Blinds - If there are venetian blinds, clean off the blind slats. Wipe down any other type of blind.
Floors - Mop/wash all floors ensuring corners and hard to get areas are also cleaned.
Cleaning Outside the Property:
Lawns - Freshly mowed and edges trimmed (best done night before you vacate)
Gardens - Remove any weeds, rubbish or built up leaves
Rubbish - Remove any rubbish or items that have been placed on or around the property Be sure to check behind sheds, under shrubs and trees and under the house(this includes lawn clippings and compost left) If pets are allowed, ensure all pet waste is removed.
Paths - Sweep paths and paving areas (best done night before you vacate)
Oil Spillage - Check and clean carport and garage floors, paths and driveway If you have used a barbecue, check for any grease spots and spillages
Cigarette Butts - Please pick up and dispose of any cigarette butts lying around the property
Getting your bond back: Some or all of the bond can be claimed for anything left undone by the tenant in relation to the tenancy, such as unpaid rent, damage to the property, items missing, cleaning or gardening.
Getting your bond back
When vacating the premises it is our goal to assist you in securing your bond refund Your property manager will need to inspect the property, referencing the initial and ongoing property condition against your outgoing condition report, this helps to determine whether there are any areas of the property that will require further rectification work by you, such as cleaning or repairs. Your property manager will discuss this with you in detail and provide you with a written report and list on any areas that are your responsibility Attending to these matters quickly helps expedite the process.
Some or all of the bond can be claimed for anything needing to be rectified by the tenant - relating to the tenancy, such as unpaid rent, damage to the property, missing items and cleaning or gardening maintenance.
Refunding the bond
When the inspection has been completed, and providing everything is in order, the bond refund is to be completed online by the Property Manager The form is then sent to the state specific Rental Bond Board Refunds are made by direct credit and all your specific bank account numbers must be provided at the time of completing the form Please note that bond refunds usually take up to three to five working days to process
It a refund amount is not agreed
If the tenant and the property manager cannot agree on the amount of costs that should be taken out of the bond, then either the tenant or the property manager (or both) can make an application to the Tenancy Tribunal for mediation and dispute settlement There may be a fee for this dispute hearing,
The application will then be given to a mediator, who will contact the parties involved and set up a time for a mediation, which may be done by phone or in person Both the property manager and tenant will be able to discuss the claim being made on the bond and, with the mediator's help, may be able to reach a mutually agreeable outcome. The mediator will then write an order as to how the bond is to be paid out This order is binding as a court order If no settlement is reached in mediation, the application will be set down for a hearing in the Tenancy Tribunal.
Important things to note around bond refunds:
A property manager does not have to release any of the bond before the tenancy ends, in order for there to be sufficient bond for the next rental property(the same goes for any bond transfers)
There is no required time-frame around how long after a tenancy ends in which a bond should be refunded, however the time-frame should be reasonable and if there are any delays these should only be due to outstanding invoices or repairs and damages
You will be invited by your Property Manager to attend the final inspection. Although it is recommended, the tenants do not have to be present when the final inspection is carried out The property manager has the right to complete the inspection on their own
Failure to hand back all the keys for a property can delay bond refunds or result in charges being deducted for lock and key replacements Please ensure that all keys are accounted for at the end of the tenancy.
Our Household Hints:
Adhesive Marks
Remove these with methylated spirits.
Ants
Black pepper. baby powder or Borax sprinkled under rugs will deter ants
Bird droppings
If fresh, wash with warm water If dried, scrape off excess with a mix of mild detergent and water, adding a few drops of ammonia to remove stain
Carpet
Where carpet has been flattened by heavy furniture, place ice cubes on the area and the carpet will lift as the ice melts. To deodorise carpet, sprinkle generously with baking soda before vacuuming
Carpet stains
Wine: If just spilt, soda water can be used with a paper towel If it has been there for some time, dampen the spot and apply Borax. Leave Borax on the stain until is is dry then vacuum Pouring table salt directly onto freshly spilt red wine can also absorb the wine, use a mixture of baking soda and white vinegar for any stubborn stains - dab, don't rub
Fruit juice: Make a solution with one teaspoon of Borax and 1/2 litre of warm water to sponge over the area
Dog urine: Sponge with white vinegar and spray carpet with deodoriser e g Febreze
Lipstick: Dampen the spot with eucalyptus
Oil: If just spilt, put talcum powder on the spot to absorb oil, then sponge with eucalyptus
Excreata and vomit: Remove solid matter and mop up excess moisture Sponge with white vinegar or soda water Add a few drops of "Nilodor" to offset the smell
Drains
Pour a small amount of bleach down the sink to bring drains up nice and bright This also works well removing hair in shower drains.
Doors
A damp cloth is normally sufficient to clean doors, however if they are heavily marked use a detergent solution Do not use a scouring pad
Eaves
Use a garden hose and stiff broom to remove cobwebs, dirt and dust
Flies
Keep crushed mint on the kitchen bench to deter flies from entering the kitchen, or leave some bay leaves on your window sills Mint also deters fleas
Grouting
For coloured grouting use Epsom salts and a soft brush to clean off residue For white grouting use bleach with a soft brush to remove residue
Guttering
Gutters should be cleaned out regularly, especially prior to winter to avoid damage.
Hairspray
To remove hairspray marks from mirrors, tub with a soft cloth with methylated spirits
Insects and pests
Sprinkle Borax powder around skirting boards or appliances to repel unwanted quests Warning: Borax can be toxic to children and pets so use with caution
Kitty litter
Good for soaking up engine oil from driveways
Labels
Sticky Labels can be removed by rubbing with eucalyptus, tea tree oil, acetone or Brasso.
Our Household Hints:
Laminex
Most stains and marks can be removed by rubbing with toothpaste on a soft cloth
Mirrors
To prevent bathroom mirrors from steaming up, rub the mirror with a cloth dipped in glycerine and polish off with a soft brush
Oil on concrete
Mix 6 parts of kerosene to 1 part detergent Leave on the area for approximately five minutes then hose off.
Oven
A damp cloth dipped in baking soda will remove grease and stains from the glass To clean the oven, warm for 15 minutes, turn off and place full strength ammonia in a saucer on the top shelf and a pan of boiling water on the bottom shelf. Leave overnight with the door closed. The next morning open the door for 30 minutes (avoid the fumes) and wash off grease with detergent and hot water Orange peel heated in the oven will remove any lingering smells Cloudy ammonia is good for use on oven racks, trays and rangehood filters Simply soak overnight and wipe clean Line griller tray and under elements on electric cook-tops with aluminium foil to catch food scraps and drips and remove and replace it when dirty.
Picture hooks
Contact your property manager before using. any hooks at all Even removable hooks can remove paint if not removed carefully
Quarry tiles
If glazed, wipe with kerosene on a soft dry cloth If unglazed, mop with an equal mix of linseed oil and turpentine
Rubber stains
Rubber stains can be removed from kitchen floors with tea tree oil
Sand
Sand is good for absorbing spills and oils on outside areas
Toilets
To clean stains from the toilet bowl, squirt with household bleach and leave overnight The lid should be removed regularly to avoid build up under the seat Remove the lid by loosening the two wing nuts at the back of the bowl and slide off
Unknown stains
For unknown stains the safest ingredient to use is eucalyptus Just dab eucalyptus on the affected area
Vaseline
Vaseline is good for use on door hinges to stop doors squeaking
Walls
Walls should be washed down with warm soapy water and not spot cleaned. A new or clean squeeze mop is good to clean walls
Windows
To clean windows add 1/2 cup of methylated spirits to a bucket of water
Smoke Alarms
Starting a tenancy
Tenant Information Statement
What you must know before you start renting
Landlords or agents must give all tenants a copy of this Tenant information Sheet Statement before signing a residential tenancy agreement
Make sure you read this information statement thoroughly before you sign a residential tenancy agreement Ask questions if there is anything in the agreement that you do not understand.
Remember, you are committing to a legally binding contract with no cooling-off period You want to be certain you understand and agree to what you are signing
The landlord or agent must:
ensure the property is vacant, reasonably clean, fit to live in and in good repair at the start of the tenancy provide and maintain the property in a reasonable state of repair meet health and safety laws (e g pool fencing, electrical installations, smoke alarms, window and balcony safety)
ensure the property is reasonably secure respect your privacy and follow entry and notice requirements
When renting, you must: pay the rent on time keep the property reasonably clean and undamaged and leave it in the same condition it was in when you moved in (fair wear and tear excepted) not use the property for anything illegal follow the terms of the tenancy agreement respect your neighbours’ right to peace, comfort and privacy
What you must be told before you sign an agreement
Sometimes a rental property has something in its history that you should know before you sign an agreement
The landlord or agent must tell you if the property is:
planned to be sold subject to court proceedings where the mortgagee is trying to take possession of the property in a strata scheme and a strata renewal committee is currently established for the strata scheme
The landlord or agent must tell you if they are aware of any of the following facts If the property:
has been subject to flooding from a natural weather event or bushfire in the last 5 years has significant health or safety risks (unless obvious to a reasonable person when the property is inspected) has been the scene of a serious violent crime (e.g. murder or aggravated assault) in the last 5 years is listed on the loose-fill asbestos insulation register has been used to manufacture or cultivate a prohibited drug or prohibited plant in the last 2 years is part of a building where a fire safety or building product rectification order (or a notice of intention to issue one of these orders) has been issued regarding external combustible cladding is part of a building where a development or complying development certificate application for rectification has been lodged regarding external combustible cladding is in a strata scheme where scheduled rectification work or major repairs will be carried out to common property during the fixed term of the agreement is affected by zoning or laws that will not allow you to obtain a parking permit, and only paid parking is available in the area is provided with any council waste services that are different to other properties in the council area • has a driveway or walkway that others can legally use
Penalties apply to landlords or agents if any of the above is not done
What you must be given before you sign an agreement
Before you sign an agreement or move into the property, the landlord or agent must give you:
a copy of this Tenant information statement a copy of the proposed tenancy agreement, filled out in the spaces provided 2 hard copies, or 1 electronic copy, of the condition report for the property completed by the landlord or agent a copy of the by-laws, if the property is in a strata scheme.
What you must be given at the time you sign an agreement
At the time you sign the agreement, the landlord or agent must give you:
for any swimming or spa pools on the property, a valid certificate of compliance or occupation certificate (issued within the last 3 years) This does not apply if you are renting a property in a strata or community scheme that has more than 2 lots. Before or at the start of the tenancy The landlord or agent must give you:
a copy of the key (or other opening device or information) to open any lock or security device for the rented property or common property, at no cost to you or any tenant named in the agreement
The property must be fit to live in
The property must be reasonably clean, fit to live in and in a reasonable state of repair To be fit to live in, the property must (at a minimum):
be structurally sound 1 have adequate natural or artificial lighting in each room, except storage rooms or garages
Residential tenancy agreement
The tenancy agreement is a legal agreement It must include certain standard terms that cannot be changed or deleted. It may also include additional terms. Verbal agreements are still binding on you and the landlord.
Condition report
You should have already received a copy of the condition report, completed by the landlord or agent, before you signed the agreement This is an important piece of evidence and you should take the time to check the condition of the property at the start of the tenancy. If you do not complete the report accurately, money could be taken out of your bond (after you move out) to pay for damage that was already there when you moved in. You must complete and give a copy of the condition report to your landlord or agent within 7 days after moving into the property You must also keep a copy of the completed report.
Rent, receipts and records
Rent is a regular payment you make to the landlord to be able to live in the property. You cannot be asked to pay more than 2 weeks’ rent in advance Your landlord or agent cannot demand more rent until it is due
Your landlord or agent can serve you with 14 days’ termination notice if you are more than 14 days behind with the rent
Your landlord or agent must:
give you rent receipts (unless rent is paid into a nominated bank account) keep a record of rent you pay provide you with a copy of the rent record within 7 days of your written request for it
Rental bonds
have a water connection that can supply hot and cold water for drinking, washing and cleaning
have bathroom facilities, including toilet and washing facilities, that allow users’ privacy.
The property could have other issues that may make it unfit for you to live in, even if it meets the above 7 minimum standards. Before you rent the property, you should tell the landlord or agent to take steps (such as make repairs) to make sure the property is fit to live in
The bond is money you may have to pay at the start of the tenancy as security It must be in the form of money and not as a guarantee. Your landlord or agent can only ask for 1 bond for a tenancy agreement The bond payable cannot be more than 4 weeks rent If the landlord agrees, you can pay the bond in instalments
Your landlord or agent cannot make you pay a bond before the tenancy agreement is signed If you pay the bond directly to Fair Trading using Rental Bonds Online (RBO) the landlord or agent will receive confirmation of this before they finalise the tenancy agreement
Your landlord or agent must give you the option to use RBO to pay your bond. You can use RBO to securely pay your bond direct to NSW Fair Trading using a credit card or BPAY, without the need to fill out and sign a bond lodgement form. Once registered, you can continue to use your RBO account for future tenancies. If you decide not to use RBO, you can ask your agent or landlord for a paper bond lodgement form for you to sign, so that it can be lodged with Fair Trading. The landlord must deposit any bond you pay them with Fair Trading within 10 working days If the bond is paid to the agent, the agent must deposit the bond with Fair Trading within 10 working days after the end of the month in which the bond was paid.
Discrimination when applying for rental property
It is against the law for a landlord or agent to discriminate on the grounds of your race, age, disability, gender, sexual orientation, marital status or pregnancy If you feel that a landlord or agent has declined your tenancy application or has treated you less favourably because of the above, you can contact the NSW AntiDiscrimination Board on 1800 670 812 or the Australian Human Rights Commission on 1300 656 419. It is not against the law if a landlord or agent chooses not to have a tenant who smokes, or has a poor tenancy history or issues with rent payments
Communicating with your landlord or agent
Your landlord must provide you with their name and a way for you to contact them directly, even if your landlord has an agent. This information must be given to you in writing before or when you sign the tenancy agreement, or it can be included in the agreement you sign Your landlord must also let you know, in writing, within 14 days of any changes to their details. Some formal communication between you and the landlord or agent must be in writing to be valid, for example, termination notices You can use email to serve notices or other documents but only if the landlord or agent has given you permission to use their nominated email address for this purpose
During the tenancy
Can rent be increased during the tenancy?
For a fixed-term of less than 2 years, rent can only be increased during the fixed-term if the agreement sets out the increased amount or how the increase will be calculated No written notice of the increase is required
For a fixed-term of 2 years or more, or for a periodic agreement (i.e. where the fixed-term has expired or no fixed-term is specified), the rent can only be increased once in a 12-month period You must get at least 60 days written notice.
Paying for electricity, gas and water usage
You may have to pay the cost for certain utilities as set out in the agreement. For example, you will pay for all:
electricity, non-bottled gas or oil supply charges if the property is separately metered. Some exceptions apply for electricity or gas charges for the supply of bottled gas during the tenancy There are limits on when you need to pay for water usage charges. You can only be asked to pay for water usage if the property is separately metered (or water is delivered by vehicle) and meets the following water efficiency measures: all showerheads have a maximum flow rate of 9 litres per minute all internal cold-water taps and single mixer taps for kitchen sinks or bathroom hand basins have a maximum flow rate of 9 litres per minute any leaking taps or toilets on the property are fixed at the start of the agreement and whenever other water efficiency measures are installed, repaired or upgraded from 23 March 2025, toilets are dual flush and have a minimum 3-star WELS rating
Repairs and maintenance
The property must always be fit for you to live in The landlord is responsible for any repairs or maintenance, so the property is in a reasonable state of repair They must also ensure the property meets health and safety laws. You are responsible for looking after the property and keeping it clean and undamaged If the property includes a yard, lawns and gardens, you must also keep these areas neat and tidy. You need to tell your landlord or the agent of any necessary repairs or damage as soon as possible They are responsible for arranging and paying for the repair costs unless you caused or allowed the damage. You are not responsible for any damage caused by a perpetrator of domestic violence during a domestic violence offence
If the repair is an urgent repair e.g. where there is a burst water service, a blocked or broken toilet, a gas leak or dangerous electrical fault, your landlord or agent should organise these repairs as soon as reasonably possible, after being notified. If they do not respond to an urgent repair, you may be able to organise the work yourself and be reimbursed
a maximum amount of $1,000 within 14 days from requesting payment in writing A list of urgent repairs is available on the Fair Trading website
You can apply to Fair Trading for a rectification order if your landlord refuses or does not provide and maintain the property in a reasonable state of repair Similarly, your landlord can apply to Fair Trading for a rectification order if you refuse or do not repair damage you have caused or allowed You can also apply to the NSW Civil and Administrative Tribunal (the Tribunal) if your landlord does not carry out repairs.
Smoke alarms must be working
Landlords must ensure that smoke alarms are installed on all levels of the property. Your landlord must maintain the smoke alarms in your property to ensure they are working You should notify your landlord or agent if a smoke alarm is not working. They are responsible for repairing (including replacing a battery) or replacing a smoke alarm within 2 business days after they become aware that it is not working You can choose to replace a removable battery if it needs replacing, but you must notify the landlord if and when you do this. You are not responsible for maintaining, repairing or replacing a smoke alarm However, there are some circumstances where you can arrange for a smoke alarm to be repaired or replaced.
Privacy and access
You have the right to reasonable peace, comfort and privacy when renting Tenancy laws restrict when and how often your landlord, agent or other authorised person can enter the property during the tenancy Your landlord, agent or authorised person can enter the property without your consent in certain circumstances if proper notice (if applicable) is provided
For example:
in an emergency, no notice is necessary if the Tribunal orders that access is allowed to carry out, or assess the need for, necessary repairs or maintenance of the property, if you have been given at least 2 days’ notice to carry out urgent repairs, no notice is necessary to carry out repairs or replacement of a smoke alarm, if you have been given at least 1 hours’ notice to inspect or assess the need for repair or replacement of a smoke alarm, if you have been given at least 2 business days’ notice to carry out a general inspection of the property if you have been given at least 7 days’ written notice (no more than 4 inspections during a 12-month period).
How to make ‘minor’ changes to the property
You can only make minor changes to the property with your landlord’s written consent, or if the agreement allows it. Your landlord can only refuse your request if it is reasonable to do so e g if the work involves structural changes or is inconsistent with the nature of the property.
There are certain types of ‘minor’ changes where it would be unreasonable for your landlord to refuse consent. For example:
secure furniture to a non-tiled wall for safety reasons
fit a childproof latch to an outdoor gate in a single dwelling insert fly screens on windows
install or replace internal window covering (e g curtains)
install cleats or cord guides to secure blind or curtain cords
install child safety gates inside the property
install window safety devices for child safety (nonstrata only)
install hand-held shower heads or lever-style taps to assist elderly or disabled occupants install or replace hooks, nails or screws for hanging pictures etc.
install a phone line or internet connection plant vegetables, flowers, herbs or shrubs in the garden
install wireless removable outdoor security camera apply shatter-resistant film to window or glass doors make changes that don’t penetrate a surface, or permanently modify a surface, fixture or structure of the property. Some exceptions apply. The landlord can also require that certain minor changes be carried out by a qualified person You will be responsible for paying for the changes and for any damage you cause to the property. Certain rules apply for removing any modifications at the end of the tenancy
Your rights in circumstances of domestic violence
Every person has the right to feel safe and live free from domestic violence If you or your dependent child are experiencing domestic violence in a rental property, there are options available to you to improve your safety If you or your dependent child need to escape violence, you can end your tenancy immediately,without penalty. To do this you must give your landlord a termination notice with the relevant evidence and give a termination notice to any cotenants
Or, if you wish to stay in your home, you can apply to the Tribunal for an order to end the tenancy of the perpetrator (if they are another co-tenant)
A tenant or any innocent co-tenant is not liable for property damage caused by the perpetrator of violence during a domestic violence offence
Ending the tenancy
Termination notice must be given
A tenancy agreement is a legally binding agreement that can only be ended in certain ways A tenancy will usually be ended by you or your landlord giving notice to the other party and you vacating on or by the date specified in the notice.
To end a tenancy, you need to give the landlord or agent a written termination notice with the applicable notice period. In some cases, you can apply directly to the Tribunal for a termination order without issuing a termination notice (for example if you are experiencing hardship).
If you do not leave by the date specified in the termination notice, the landlord or agent can apply to the Tribunal for termination and possession orders If you do not comply with the Tribunal order, only a Sheriff’s Officer can legally remove you from the property under a warrant for possession
You cannot be locked out of your home under any circumstances unless a Sheriff’s Officer is enforcing a warrant for possession issued by the Tribunal or a court
Break fee for ending a fixed term agreement early
If you end a fixed term agreement early that is for 3 years or less, mandatory break fees may apply based on the stage of the agreement. If it applies, the set fee payable will be:
4 weeks rent if less than 25% of the lease had expired
3 weeks rent if 25% or more but less than 50% of the lease had expired
2 weeks rent if 50% or more but less than 75% of the lease had expired
1 week’s rent if 75% or more of the lease had expired The break fee does not apply if you end the agreement early for a reason allowed under the Act
Getting the rental bond returned
You should receive the bond in full at the end of the tenancy unless there is a reason for the landlord to make a claim against the bond. For example if:
rent or other charges (e g unpaid water usage bills, break fee) are owing copies of the keys were not given back and the locks needed to be changed you caused damage or did not leave the property in a reasonably clean condition compared to the original condition report, apart from ‘fair wear and tear’ You are not liable for fair wear and tear to the property that occurs over time with the use of the property, even when the property receives reasonable care and maintenance.
Checklist
You should only sign the agreement when you can answer Yes to the following
The tenancy agreement
I have read the agreement and asked questions if there were things I did not understand I understand the fixed-term of the agreement is negotiated before I sign, which means it can be for 6 months, 12 months, or some other period I understand that I must be offered at least one way to pay the rent that does not involve paying a fee to a third party.
I understand that any additional terms to the agreement can be negotiated before I sign I have checked that all additional terms to the agreement are allowed. For example, the agreement does not include a term requiring me to have the carpet professionally cleaned when I leave, unless it is required because the landlord has allowed me to keep a pet on the property.
Promised repairs
For any promises the landlord or agent makes to fix anything (e g replace the oven, etc ) or do other work (e g paint a room, clean up the backyard, etc ):
I have made sure these have already been done or I have an undertaking in writing (before signing the agreement) that they will be done
I am not required to pay:
more than 2 weeks rent in advance more than 4 weeks rent as a rental bond
I am not being charged for:
the cost of preparing the tenancy agreement the initial supply of keys and other opening devices to each tenant named in the agreement being allowed to keep a pet on the property.
Top tips for problem-free renting
Some useful tips to help avoid problems when renting:
Keep a copy of your agreement, condition report, rent receipts, Rental Bond Number and copies of letters/emails you send or receive in a safe place where you can easily find them later
Photos are a great way to record the condition of the property when you first move in. Take datestamped photos of the property, especially areas that are damaged or unclean Keep these photos in case the landlord objects to returning your bond at the end of your tenancy
Comply with the terms of your agreement and never stop paying your rent, even if you don’t think the landlord is complying with their side of the agreement (e g by failing to do repairs) You could end up being evicted if you do.
Never make any changes to the property, or let other people move in without asking the landlord or agent for permission first
Keep a written record of your dealings with the landlord or agent (for example by keeping copies of emails or a diary record of your conversations, including the times and dates, who you spoke to and what they agreed to do). It is helpful to have any agreements in writing, for example requests for repairs This is a useful record and can also assist if there is a dispute
Consider taking out home contents insurance to cover your belongings in case of theft, fires and natural disasters The landlord’s building insurance, if they have it, will not cover your belongings.
If the property has a pool or garden, be clear about what the landlord or agent expects you to do to maintain them
Be careful with what you sign relating to your tenancy and do not let anybody rush you. Never sign a blank form, such as a ‘Claim for refund of bond’ form
If you are happy in the property and your agreement is going to end, consider asking for the agreement to be renewed for another fixedterm This will remove any worry about being unexpectedly asked to leave and can help to lock in the rent for the next period.
More information
Visit the Fair Trading website fairtrading.nsw.gov.au or call 13 32 20 for more information about your renting rights and responsibilities The NSW Government funds a range of community-based Tenants Advice and Advocacy Services across NSW to provide advice, information and advocacy to tenants. Visit the Tenants’ Union website at tenants.org.au
Thank you & enjoy your new home.
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Lastupdated:26/06/2024
