Landlord Information » Managing Your Property
“It is easier to put a good tenant in than to get a bad tenant out”.
Our Initial Inspection
At REOL we make the effort of showing our rental properties by appointment only. Unlike many local companies we do not allow tenants to collect keys to let themselves in.
Tenant selection is taken very seriously. Meeting the prospective tenants during the inspection allows us to ask relevant questions to begin the screening process.
We rely on previous Agents/Landlords to provide vital information (with the tenant’s permission) regarding the tenant’s cleanliness, respect for neighbours, their ability to pay rent on time and the overall condition of the property.
Our meticulous selection of tenants ensures that your property is in good hands.
Overall our screening process ensures tenants can meet the responsibilities of the Residential Tenancies Act.
Applications
Our process of tenant applications involves the following;
- Identification - Proof of Identification can consist of either a driver’s license or passport, accompanied by other documents to meet our 100 points identification required.
- Employment – We rely on employers to confirm employment status, income, hours & length of service. We need to be certain he/she is capable of paying the rent. We do not allow a tenant to require more than one third of his/her income to pay rent. The result can be ongoing rent arrears. Payslips are also required.
- Current Address – We rely on current and previous Agents/Landlords to provide confirmation and other important information including rental ledgers or receipts.
- Rental Credit Check - We use a rent default company known as TICA to provide important information regarding tenants previous rent defaults or malicious property damage etc. TICA covers all of Australia and New Zealand and we rely on Agents/Landlords to register all bad tenants
- “Years of experience & Personal Intuition” there is no substitute for first impressions of people, as we meet, talk and deal with them.
Starting a Tenancy
General Tenancy Agreement - Lease
Once a Landlord has made the final decision and selected the most suitable tenant/s based on the information provided, the tenant is then required to pay two weeks rent in advance to secure the property. We then arrange a meeting with the tenants to sign the General Tenancy Agreement, Bond Lodgement Forms and other required tenancy documents and the rental bond of 4 x weeks rent is also collected.
Bonds
A Rental Bond equivalent to 4 weeks rent is always paid by the tenant prior to the tenancy commencing. We never allow the tenants to collect keys prior to paying the bond.
No exceptions. All bond money and claims are then lodged with the Residential Tenancies Authority on your behalf.
Condition Report
Prior to new tenants occupying a property, a detailed 'Entry Condition Report' is prepared by the property manager. This is a thorough detailed report of all aspects of the premises. An inventory is also completed, if applicable. A copy of this report is then given to the tenant to complete, sign and return to our office. A copy remains on file in case the tenant fails to return their completed copy. In this instance we refer to the copy on file to complete the final inspection.
Photos of your Property
Photos of every property are taken specifically focusing on damages or flaws to accompany the Entry Condition Report. The photos can be very effective in helping to resolve issues during vacates.
Keys
Once all the required documentation has been signed and the rental bond has been paid in cleared funds, a photocopy of every key and remote (if required) is signed by all ingoing tenants for future reference. We are obliged to provide a set of keys including remotes (if required) to every person listed on the General Tenancy Agreement.
Maintaining your Investment
Routine Inspections
Regular routine inspections of your property are conducted throughout the tenancy, according to your needs and also legislative requirements. After each inspection a full report is provided to each Landlord including relevant digital photos for feedback and/or instructions for maintenance required.
The main purpose of routine inspections is to ensure the property is being looked after and maintained by the tenants, to bring to your attention any immediate repairs required, and to report maintenance you may need to consider to prevent problems down the track. We monitor any deterioration and also check for evidence of the presence of termites.
Repairs & Maintenance
We arrange all maintenance work necessary for your property, bearing in mind your specific instructions.
Should a repair of an urgent nature be reported, such as no hot water or no power, we are obligated to have this fixed immediately as it is an essential service. We will notify you immediately if this occurs.
If work is being carried out under warranty, we contact the supplier; or if claimable under insurance we will lodge the claim with your insurance company and follow it through.
It could also be beneficial to upgrade your property during tenancies to improve the overall appearance, simply by re-painting or re-carpeting. Competitive quotes can also be organised on your behalf.
We engage only licensed tradesmen who have completed an ‘Appointment of Contractor’ form for us. They all carry their own public liability insurance, and have proven themselves within our agency to be reliable and competitive with their rates. We often receive feedback and monitor their work on a regular basis.