FAQ
Owner FAQs
Q: Why can we only have 4 inspections a year?
ExpandA: Legally we are allowed to conduct up to 4 inspections a year and any more would be considered a breach of the lease agreement.
Q: What maintenance items are essential that I HAVE to attend to? And what is optional?
ExpandA: Emergency maintenance items include issues with supply of water, electricity, gas and hot water or any sewerage issues. These will have to be attended to even if the call is received after hours. The Property Manager needs to act on emergency items as soon as reported and may not be able to contact you to seek authority for the required tradesperson. However you will be updated as soon as possible thereafter so that you don’t get surprised with a after hours invoice.
Essential maintenance is any item that originally came with the property and is damaged or not in working order such as a dishwasher, air conditioner, oven etc. Anything that is dangerous or poses a potential risk to tenants is also essential. You can always ask your property manager if you ever need clarification.
Q: Do I really need landlord’s insurance?
ExpandA: Although not essential, we highly recommend landlords insurance for all owners. The best case scenario is that it is never needed however should an incident ever occur, the is peace of mind that comes from knowing that you will receive some monetary support is invaluable.
But I have a great tenant?
Unfortunately we see it all too often where a tenant has been wonderful for many years only for something to occur in their life and they are no longer able to cope. Circumstances can change in an instant so it is always best practice to mitigate your losses where possible.
You might be surprised to find that landlords insurance is inexpensive and your property manager will be more than happy to arrange a few quotes for you. We can also arrange to pay premiums on your behalf and lodge claims, making the whole process seamless for you.
Q: Why is it so important for my Management Agreement to be current?
ExpandA: The Management Agreement is a contract that allows us as property managers to act on your behalf. A current document is required so that we may continue to collect rent, organise contractors for the repair of your property, liaise with your tenants as well as representing you in court should thing go a little pear-shaped in a tenancy. Without a current Management Agreement, we are unable to look after the property for you.
If you are hesitant to sign another Agreement, have a chat to your property manager as to why.
Q: What is the difference between fixed term and periodic lease – and how will this affect me?
ExpandA: A fixed term lease has a start and end date and both the tenant and landlord are required to give at least 30 days’ notice to vacate or to gain vacant possession.
A periodic lease has a start date but no end date, and rolls over on a month by month basis until one party gives notice to end the lease to the other party. The tenant is required to give 21 days’ notice to vacate and the landlord must give 60 days’ notice to a tenant to vacate when on a periodic lease.
Generally a fixed term lease is preferred as both parties can relax in the knowledge that the tenant has a home for a specific period of time and an owner has a set income. Having said this, a periodic agreement can be useful in certain circumstances. It’s always best to talk to your property manager to come to a decision that best suits your current circumstances.
Q: I want to sell my property but I have a tenant in there with a lease. What are my options?
ExpandA: An owner can still sell a property with a tenant in residence and the lease agreement will continue on with the new owner.
Q: Do I really need 4 inspections a year?
ExpandA: Yes and there are many reasons for completing inspections on a regular basis. Often tenants do not notice if something in the property is deteriorating as this happens slowly over a period of time. A property manager will be able to keep an eye on this as well as have photo documentation to monitor possible maintenance throughout the home.
Q: What weekly rental income will my property make?
ExpandA: This will be dependant on many factors and an estimate is not possible without having a property appraisal completed. Key factors which will impact rental value include amenities, property condition, location and landscaping.
Q: What is the role of a property manager?
ExpandA: A property manager will perform many tasks on behalf of the property owner including finding prospective tenants, preparing documents and other administrative tasks, performing property inspections, arranging maintenance jobs and much more.
Q: What are the benefits of an auction?
ExpandA: Choosing to sell your property through auction can come with many advantages. For instance, the vendor has full control of the sale, the property is sold unconditionally under the hammer and an auction is a private treaty with a deadline.
Q: Should I renovate my home before trying to sell?
ExpandA: This will come down to the age and condition of your property. For those in older homes with their original fixtures, you may want to consider some updates to help you achieve maximum value on the market. For property owners with modern properties, you may be able to get away with a few cosmetic refurbishments and general maintenance.
Q: How long will it take to sell my house?
ExpandA: Once your property is on the market, the length of time before it sells will be dependent on various factors and circumstances. One of the key factors is what you want to make for the property. The team at Abode can assist with an approximate timeframe in which similar properties to yours have spent on the market.
Tenant FAQs
Q: What is my bond used for?
ExpandA: Bond is used for any damages or invoices from contractors used to deal with any discrepancies between the original Property Condition Report and the Final Bond Inspection. This could include the professional carpet cleaning that wasn’t done or the cleaner for the cleaning items that needed addressing after the Final Bond Inspection.
Please note that the bond CANNOT be used for unpaid rent, so make sure that rent is paid all the way up to your vacate date.
The best way to get your full bond back is to make sure that the condition of the property is in the same condition as the Property Condition Report and that all relevant professional carpet cleaning and flea treatment is carried out before handing in your keys.
Q: I’ve already paid rent and I keep getting arrears reminders?
ExpandA. You will receive automatic arrears reminders from day 1 of your rent being late. The bank is unable to process payments received over a weekend. If you are paying your rent on a Friday, you might find that we won’t receive your rent until Monday or even Tuesday. You may find further delays if there is a public holiday involved.
The best way is to avoid the reminders is to make sure that you transfer your rent payment 2-3 business days before your rent is due.
If you have forwarded your payment and you still receive a reminder, please send your property manager a screenshot of your bank transfer and disregard the reminder emails. Of course, if you keep receiving them after you have paid, you may want to touch base with your bank and property manager to see what has occurred.
Q. Who is responsible for pest control?
ExpandA. In general, it is the tenants’ responsibility to keep their property clean and free of rubbish to not encourage pests such as rats and cockroaches. We recommend that you use baits to see if you can curb the amount of pests that you see before approaching the property manager about them. If you try some home remedies and/or a trip to Bunnings for some household pest control and you are still having issues, have a chat to your property manager to see if the owner can assist.
If you have trouble with ants, you will find that Perth in general is full of them due to the fact that the whole of Perth is quite sandy. They are prominent during summer and may find their way into your home trying to find a water source. They are quite often seen in kitchens, laundry and bathrooms. Try some natural remedies such as eucalyptus oil, cinnamon, coffee grounds etc. to see if you can deter them during the hot season.
If you find termites, or what you believe may be termites, please contact your property manager as soon as you can! Signs of termites can be a sawdust-like dust, mud tubes and hollow woodwork. If you see any of this, the property manager will send out a pest control contractor to determine whether there is any activity and ensure it is remedies as soon as possible.
Q. Do I need permission to put things on the wall?
ExpandA. This depends on what you want to put on the wall. If you are wanting to put things like picture hooks and shelves on the wall, then you will need to seek permission from the owner first. Provide the property manager with as much detail as possible regarding your plans- location for hooks and type of item you are wanting to hang. Once permission is granted, it is expected that the item is professionally installed, and at the end of the tenancy the hook is removed and any damage residing is repaired. We would suggest you avoid the sticky command hooks. These claim to leave “no damage” but all too often we see tenants having to repaint the entire wall because the paint came off with the adhesive.
If you are seeking to fix furniture to the wall so that your children don’t pull furniture onto themselves, you may do so without permission needed. However it is best practice to let the property manager know that you are doing this. It is still the expectation that this fixture be made good at the end of your tenancy.
Q. What is a “Break Lease” and what happens when I need to Break Lease?
ExpandA. There are things that happen in life that you can’t control. Perhaps you need to move for a new job or maybe there is a family emergency. Whatever the reason may be, a Break Lease is when you need to exit your lease before your fixed term lease expires.
Please notify your Property Manager as soon as possible if you need to break lease. They will then request a formal form be filled in requesting a to exit the lease before the lease ends.
There are costs involved in a Break Lease that you should be aware of:
- Advertising fee
- Property Condition Report fee
- Final Bond Fee
- The unexpired portion of the Letting Fee (usually two weeks rent plus GST) – this will be pro-rata’ed; and
- The rent until a new tenant is found
It can be costly to break lease, so we recommend that you take this into account before making the decision to Break Lease.
Q. I want to add someone to the lease, what do I need to do?
ExpandA. You first need to let your property manager know that you would like to move another tenant in BEFORE you do so. Your new tenant must go through the same application process as you did at the beginning of the tenancy, and this application will need to be approved by the owner. This process is also to cover you, and helps to ensure that the person that is moving in with you will be a good tenant.
Once the new tenant has been approved by the owner, they will be an approved sub/tenant and can then move in to the property.
Q. I really need to get out of my lease, and I have someone that can take over the lease. What do I need to do?
ExpandA. First let your property manager know of your plans. Even though you have found someone to take over the lease, this is still considered a break lease. Just like a break lease there are fees involved in this process, but have a chat to your property manager as they may be able to assist you in negotiating terms that both you and owner can be comfortable with.
Q. What is a Property Condition Report (PCR) and why is it so important?
ExpandA. A Property Condition Report is a report that is given to you within seven days of the tenancy starting. This report goes through the entire property, room-by-room and details the specific condition.
You will have seven days to review this document and add any comments you feel are necessary, and then return the document to us. It is important for you to go through this document thoroughly as it will be used at the end of your lease. Any discrepancies between the PCR and the condition of the property at the end of the lease, other than fair wear and tear, will be considered when looking to finalise your bond release.
Q. I really want to adopt a pet! What do I need to do for this?
ExpandA. Please seek permission from the owner about your pet via your property manager first. It is always handy to let the Property Manager know what kind of pet and when you would like to adopt your pet.
Once the owner has given you the approval you will need to pay a pet bond of $260 to cover for fumigation cost at the end of your tenancy. This will be added to your bond and help with Bond Administrators.
It is also important to be aware that as a new owner of a pet, any damage that your pet may cause will be your responsibility and that a professional flea treatment will need to organised at the end of your tenancy.
Q. What is considered emergency/ urgent repairs?
ExpandA. Emergency/Urgent repairs are issues where there is immediate health and/or safety risk or may cause damage to the premises, injure a person or cause undue hardship or inconvenience to the tenant. This can include:
- Burst water pipe
- Blocked, broken or overflowing toilet and sewerage system
- Gas leak
- Electrical fault that is danger to you and others
- Serious roof leaks
- Disruption of services of electricity, gas waste water and hot water, including issues with hot water systems.
Please contact your property manager or if you are experiencing this out of office hours, please call our emergency phone line on 0417 997 090.
Q. My hot water system isn’t working. What do I do?
ExpandA. Is your gas hot water system have a pilot light? If so, the pilot light may be out and this will have to be relit. You can read steps on re-lighting a pilot light online by googling the type of hot water system.
If you are still having difficulties lighting the pilot light, get in touch with your property manager.
Q. My gas isn’t working. What do I need to do?
ExpandA. Please check if you have either connected gas or if you have paid your bill – Alinta can turn your gas off at the mains if you haven’t done this. If you have just moved into a new property, the gas lines may need purging. If you have a gas stovetop, turn on all of the hobs to get the gas running through. If all else fails, contact your property manager.
Q. My RCD keeps tripping! What do I do?
ExpandA: You might have a faulty appliance. Unplug ALL your appliances, turn the RCD back on and one by one plug your appliances back in. A faulty appliance will trip the RCD again. If it’s not any appliance in the house, let your property manager know.