Renting Tips

Whether you are a landlord or a tenant, knowing your rights and responsibilities will help you avoid or resolve many issues that may arise at the beginning, middle or end of a tenancy.

The Office of Fair Trading (OFT) manages the laws that govern the rights and responsibilities for both landlord and tenant. OFT provides information to help you understand what these laws mean for you. This useful information can be obtained from the Office of Fair Trading’s website (www.fairtrading.nsw.gov.au).

Additionally, we have provided some useful landlord and tenant tips below.

Tips for Landlord

It is critical to establish a good first impression when a prospective tenant inspects your property.

It is important to decide what sort of tenant you are targeting. There are tenants who have a budget and want to save money, they are happy to live in a property of lower quality and condition.

There are others, who are happy to pay higher rent, but expect the property to present at its absolute best.

It is apparent that well presented properties achieve top rents and usually attract the best quality tenants. That adds up to a higher investment return, together with fewer and shorter vacancy periods.

Below are some useful property presentation tips that could enhances your rental return

1.   Tend the gardens, mow the lawns and clean the windows, paths, gutters and external paintwork. These are all things seen from the street, and you do not want prospective tenants to dismiss the property before getting to the front door.

2.   Repair or replace leaking taps, sticking doors, broken light fittings, loose door handles, rotten floor boards, leaky gutters and torn flyscreens.

3.   If you are thinking about painting, only paint those areas that really need it, unless you plan on doing the lot. New paint may only make those areas left unpainted look even shabbier. Use light, neutral colours as strong colours may not be to the tenants taste. If paint is generally in good condition, touch up the scruffy bits.

4.   If your property is in a noisy area (such as a main road) inspection times should occur when the noise is at its lowest.

5.   Get rid of odours that you may not notice but prospective tenants will, such as cigarette or pet smells. It may be worth having the carpets and curtains cleaned, neither of which is very expensive.

6.   Open the curtains and blinds to let the sun and the view inside. Nobody likes a dark house, and the view will make the rooms feel bigger.

7.   Have the property clean, tidy and uncluttered at inspection times.

8.   If your property has a pool, ensure the pool and the surrounds are sparkling clean. You want the prospective tenants to think it is an asset, not a burden. If the filter or the pool needs professional repairs, it is better to do it now rather than putting it off. The repairs are usually tax deductible.

9.   Ensure that all electrical wiring and power points are safe. This includes any electrical appliances to be included with the property.

10. Take out comprehensive insurance cover on the property (including public liability). You don’t want to be sued by a prospective tenant who accidentally injures themselves while inspecting the property. 

Tips for Tenants

Tips for finding the right property

• Prepare a list of requirements for your new rental property, allowing for some flexibility. For example, will a carport be adequate instead of a garage if there is other storage.

• Take a drive around the area that you are looking at, including adjoining areas. You may find a nearby suburb is equally appealing and may offer better value for money.

• Check our website daily for updates on our latest properties, or subscribe to our Rental Property Alert to have them sent directly to your inbox.

• Take advantage of our open for inspection times or make an appointment to view properties that interest you.

• When you find a suitable property, be ready to apply. You will need to provide identification and references… see the Tenancy Application page on our website for further details.

• Give as much detail as possible on your application form to avoid delays, and improve your chance of success.

• Pre-apply with our office so that when the right property comes along, you’re ready to go!

Frequently Asked Questions

Q: Why do I need to provide so much information with my application?
A: Apart from helping to establish that you will make a good tenant, the properties managed by our office are protected by Landlord Insurance Policies. These policies require documented evidence to confirm the following: 
     - Proof of identity 
     - Proof of income / ability to meet rental payments    
     - Proof that you will make a good tenant.

Q: How long will it take to process my application?
A: We will commence checking your application as soon as we receive it; however the total time taken depends on how readily we can contact your references and how many other people have applied for the same property. Average time is 1-3 days.

Q: What can I do to improve my application?
A: Be organised. Make sure that you have all of the necessary documentation to accompany your application, and provide plenty of contact numbers for your references. 

Q: What can I do to improve my chances of success?
A: We look for tenants with good rental history. Most importantly, we need to establish that your rent has been paid on time and the property has been well maintained and cared for.

Q: What if my application isn’t approved?
A: Normally there are several applicants for each property, and unfortunately not everyone can be approved. We will advise you if this is the case as soon as we receive confirmation from the owner of the property. If you are interested in another one of our rental properties you may request to transfer your application to that property.

Tenancy Application

With Perpetual Real Estate NSW you can submit your application for pre-processing even before you find your ideal property!

With new properties coming in daily this is the best way to increase your chances of success.

It is easy, just simply complete our online application or download an application form from our website. Alternatively, come into our office and collect one. Then fill out as much detail as possible, sign the privacy disclaimer and include non-returnable copies of the 100 points of identification required.

Once you have found a suitable property you simply advise us of the address and we submit your details to the landlord for their decision. 

Once You Application Has Been Approved…

On approval of your tenancy application, you will be asked to pay a holding deposit equivalent to one weeks rent. This deposit not only secures the property for you, but also becomes the first weeks rent when the tenancy commences.

Your property manager will then make an appointment with you to sign the Residential Tenancy Agreement and Rental Bond form. A signed copy of the agreement will be handed to you, along with a copy of the New Tenant Checklist.

Prior to collecting the keys to the property, you will be provided with a detailed Property Condition Report, which forms part of the Residential Tenancy Agreement. This is an important part of the agreement that will be used to determine any damage or costs that you may be responsible for at the end of the tenancy. It is important that you complete the ‘tenant agrees’ section of the condition report, sign it and return one copy to the agent within 7 days of the commencement date of the tenancy.

The balance of money must also be paid to the managing agent, prior to the collection of the keys. This includes the full bond and advance rent.

Rental Bond

Your rental bond will be lodged with the NSW Department of Fair Trading. The bond is held as security against any damage or undue wear and tear. The bond will be refunded promptly after you vacate, provided the property is left in as close as possible to the same condition as when the Residential Tenancy Agreement commenced (allowing for fair wear and tear) and there are no monies owing.

The bond will vary depending on the price of the rental property, and in NSW the maximum rental bond that can be asked for is 4 weeks rent.

Length of Tenancy Agreement

The length of a tenancy agreement varies within NSW, however the standard term is usually 6 months for the initial agreement. Other lease periods may be negotiable.

Once the tenancy agreement has expired, you may be offered a new fixed term lease, or alternatively you can stay in the premises at the same rent (or at an increased rent if the rent is increased in accordance with the Residential Tenancies Act 1987), but otherwise under the same terms unless or until the agreement is ended.

Connection of Electricity, Phone, Gas etc.

You can contact each of the utility providers separately or utilise the services of a free utilities connection company such as ConnectNow to have all of your services connected at once.

Water will remain connected at the property and you will receive your first water usage bill during the first three months of your tenancy.

Rental Payment

When you sign your Residential Tenancy Agreement you undertake to pay your rent on or before the due date. If at anytime you are unable to meet your rental payment commitment please make immediate contact with your Property Manager.

Acceptable methods of payment will be shown on the application form and on the front page of your lease.

Rental Increases

The rental can be increased on the property only when the current tenancy agreement has expired, or is due to expire. A minimum of 60 days written notice must be given before the landlord can increase the rent.

Property Inspections

During the period of your tenancy the premises will be periodically inspected by the landlord or the landlord’s agent. You will be given appropriate notice, (no less than 7 days) that the inspection will take place.

The purpose of these inspections is to check on any repairs or maintenance concerns that you may have. It is also our job as a property manager to ensure the property is being maintained in a satisfactory condition by you. Our first inspection is usually carried out in the first 8-12 weeks of occupation; and thereafter usually on a 6 monthly basis. 

Repairs and Maintenance

You may request a repair via our online Repair Request Form, or by submitting your request in writing or via fax. Repairs are attended to as promptly as possible, however, it is often necessary to obtain the landlords approval and/or quotes before any work can commence, so unfortunately a time lag is sometimes unavoidable.

Termination of The Tenancy Agreement

Your residential tenancy agreement is a legal and binding contract, providing protection for both you and the landlord.

The agreement can be terminated by you in the following ways:
a) If you intend to vacate at the end of your Residential Tenancy Agreement you are required to give 14 days written notice prior to the expiration of the fixed term of the agreement.
b) Once the fixed term has expired you are at liberty to continue living at the property or to vacate. If you intend to vacate, written notice of 21 days must be given prior to the vacating date.

NOTE: Verbal notice will not be accepted 

It is essential that you return keys on the due day as rent will be charged up to and including the day the keys are returned.