What is a property condition report?
This is a report that is compiled at the commencement of a tenancy prior to your tenant moving into the property. This report outlines the condition of the property at the commencement of the tenancy and is used when the tenant vacates to ensure that the property is left in the same condition. This is the last inspection carried out as soon as possible after the end of a tenancy, when the tenants have returned their keys. The Property Condition Report is used at this inspection and each item is checked off to make certain that the property is in the same condition as when the tenant took possession. It is at this inspection that any items that need to be rectified by the tenant are identified.
What is a routine inspection?
Routine inspections are conducted after a tenant takes possession of the property and are conducted every twelve months. These inspections are essential to ensure that your property is being maintained to an acceptable standard and to identify any maintenance that may be required. A copy of the routine inspection report is forwarded to you after each inspection and should it be necessary, a member of the Property Management Team will contact you to discuss items noted on the report.
Should you require inspections to be done outside of the twelve month period, please contact the Property Management Team and they will be happy to schedule one for you.
What happens when a tenant stops paying rent?
When a tenant falls behind in their rental payments they are issued with a notice of breach advising them that they are behind and requesting that they rectify the problem. If this is not done within the stipulated time period then a termination notice is issued requiring that they vacate the premises.
How do tenants pay their rent?
Tenants have several options to pay their rent, leaving no excuse for late payments.
- Tenants are supplied with B-Pay cards, which require them to deposit their rent directly into our Trust Account when their rent is due. This system gets the tenant into the habit of paying rent automatically and tends to reduce rental arrears.
- Internet Banking through their chosen financial institution.
- Direct debit from their nominated bank account, we will supply the tenant with our account details to arrange an automatic transfer.
Disputes with tenants
Disputes between landlords and tenants are no uncommon, but if handled with professionalism and diplomacy, most can be solved expediently. Most disputes arise over rent increases, repairs and rental bond matters. Initially the Property Manager acts as negotiator, if all avenues are exhausted, and the parties have not been able to agree, it may be necessary to apply for a Residential Tenancy Tribunal hearing. The Tribunal is an independent third party which will hear the dispute and make a decision on the matter.
We, as your agent will represent you at the hearing, preparing the case from start to finish. Preparation may include obtaining quotes, taking photos of the property or researching rental market comparisons, depending on the matter at hand. The findings of the Residential Tenancy Tribunal are final, and may not always be to your satisfaction, so it is almost always beneficial to try and solve the problem in it's early stages.
Careful tenant selection
Our specialist staff is totally focused on finding the best tenant in the quickest possible time. At Mosman First National we follow these general guidelines with a detailed screening process that is applied to all prospective tenants:-
- Stability in employment.
- Satisfaction that the tenant is financially capable of paying the required rent.
- Verifying that the tenant will maintain your property to the standard required.
Residential Tenancy Agreement
Once the tenant has been interviewed and approved for your property, we will arrange the signing of the Residential Tenancy Agreement and the lodgement of the Rental Bond as well as the handing over of keys. All documentation is carefully checked for accuracy to ensure the owner's legal rights are protected.
Repairs and maintenance
We monitor repairs very closely and act on them according to your instructions in the Management Agency Agreement. Should any repair of a more urgent nature be reported, such as no hot water, we will attend to this as soon as possible as it is an essential service. We maintain complete records of maintenance carried out to your property for future reference and repairs carried out are paid from the rent monies held in Trust. Full details of the repair is printed on your monthly statement for your reference.
Managing the tenant
It is our duty as your Managing Agent to ensure that the tenants are well informed as to what is expected of them under the Tenancy Agreement. From the regular mowing of lawns, payment of rent in advance, to the behavior of visitors to the property, we manage the tenants for you ensuring as much as is possible that the terms of the Tenancy Agreement are complied with.