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Sep 26, 2022
Renting with pets
Pet ownership has been on the rise in recent years as people add furry friends to extend their family units; and while attitudes are evolving, there are still several things to consider before welcoming a new family member, if you are renting. Seek permission from your property manager and landlord Depending on the type of property that you are renting will determine the levels of permission that are required before you can bring a new pet into your home. In cases where you are in a strata complex including units, apartments and townhouses, permission is required from not only the Owner but also through strata and the Body Corporate. Strata will often require that you complete documents and include registration details for microchipping, vaccination status and council registration to ensure that you comply with the relevant legislation. Your Property Manager may also request that you complete a pet application form prior to approaching the Owner for permission so that they have all the relevant details required for approval. If you cannot provide the necessary details, permission for a pet may be declined and in strata, while the Owner may approve, the body corporate may not. Understand the obligations of renting with pets It’s an exciting step to bring a new pet home and it can be overwhelming in the weeks and months as you are settling them into their new environment. When renting with pets, if you are approved by strata and your property manager, you may be required to sign an agreement outlining your obligations as a pet owner and tenant. These may include requirements while using common areas and care of the property that you are renting. You will often be required to ensure that any damage caused by the pet during your tenancy is rectified once you vacate including repairs to scratches on floors and steam cleaning of carpets and soft furnishings. There may also be repairs needed for door frames if you have a puppy that likes to chew or replacement of screens that may have become torn by an excited kitten or puppy. Other things that may need to be considered are damage that may have occurred to carpets from scratching and a pest spray for fleas or bugs once you have vacated the home. Refer to "Pet proofing your rental home" for extra considerations on deciding to rent with pets.
Sep 6, 2022
What is a Condition Report for a rental property?
A condition report is a document provided to you by the Landlord or Property Manager as the second part of the Residential Tenancy Agreement when signing a lease agreement for the rental of a property. The condition report must be provided to you at the time of signing your lease and detail the property condition at the commencement of the tenancy. It will also note any material facts and photos of the property including its fixtures, fittings and potential damage or items to be repaired. When you move into a property, all appliances, fixtures, fittings, and general condition should be in good working order and the property should be in a clean condition. The report will have a section to note the condition of all rooms with space for you to complete or add information as the tenant if required. Once you have signed the lease paperwork and been handed the condition report either in electronic or paper format, in addition to the keys, it is important that you inspect the property prior to moving in any furniture and note the condition of the property. Any discrepancies with the report should be noted and reported to the landlord or the property manager. If there are multiple areas of concern, the property manager will likely reattend to go over the report with you and arrange for repairs where required. There is a time frame in which the report should be completed and any damage including marks, chips in walls, stains and other wear and tear or damaged items need to be noted on the report during this period. Ensure that you are also noting down the condition of external areas and confirm meter readings if you are responsible for the care of lawns and gardens as well as payment of water usage on the property. Check off the photos in the report and if you are completing this electronically, many reports require that if changes are to be made, you are to take a photo of the area of concern and include it with the return of the report as evidence. Noting down areas of concern and submitting them back to the Property Manager or Landlord in the required time period is an important part of your tenancy. This report provides proof of the condition of the property at the start and will be used at the end to determine responsibility for cleaning or damage less fair wear and tear. What is a Residential Tenancy Agreement?
Aug 30, 2022
Avoiding rental stress in a rising market
Rising costs and tighter rental markets can mean that the cost of rent increases can prove challenging, especially if you need to be in certain areas for work, schooling or near to family or community groups. Some things that are great to consider if you are renting are factors such as budget, affordability, and lifestyle. Consider your budget When working out the affordability of a property, consider your income and day-to-day expenses. Have a detailed plan of what is coming in and what is going out to have transparency around how much rent you can afford. If you have your budget set, it will help when looking for properties within the price range that you can manage. You might like to have an ideal rent price in mind and also a stretch goal price that is a small percentage higher in case there is something that meets your expectations but is still in your affordability range. Talk with your agent or owner In the housing market, it is inevitable that at some point prices will increase. If you have been issued a notice for a rent increase, familiarise yourself with other properties in the area to increase your awareness of what is happening in the market. In many cases, while rents may rise, most property managers and owners will consider the rise in market rates, your length of tenancy and your tenancy history before increasing the rent. If you have been a reliable and long-term tenant of a property, you may like to try and negotiate with the agent, or your owner based on your tenure and the condition of the property. Negotiate where possible When rents rise, other living costs for day-to-day expenses can also increase. This is a good time to investigate your current plans and contracts such as phones, internet, insurance, and utilities and see if you can find a more affordable option. The provider that you have been with for some time may not always be the best option and a call to talk about your options or look for a better deal can be a worthwhile investment of your time to ensure that you are saving the most that you possibly can on those living expenses. Alternatively, the Queensland Government has created a very useful website to easily check available competition within the energy market, providing estimates on how much each company charges.
Aug 18, 2022
First time renting? Tips and planning techniques
If you are embarking on the experience of renting for the first time, there can be excitement around the prospect of the search for your first home. It is important to be organised and aware of what you need to do and is happening in the market before and during your search. Make a 'Renting For The First Time To-Do List' Before you start searching for your new home for the first time, you can make a list of all the items in a property that are important to you. How many bathrooms will you need? Is a dishwasher important? Would you prefer an internal or shared laundry? Do you need space for a home office? Think about the area you need and would like to be in and the type of amenities that are on your list of must-haves. Do you need to be close to public transport or close to work? If you know the answers to these questions, you can begin to make a shortlist of properties in the price range that you can afford. Make a shortlist and inspect Once you have a shortlist of properties, reach out to the agent to arrange an inspection, or register if there are times available. Make sure that you arrive at the inspection on time and greet the agent who will be showing you through and who will collect your details. Find out from the agent any extras you may need to know about when applying for the property including the format. For example, is it an online application or a hard copy? Submit your application Have all the required documents ready to submit and make time to prepare the application after you inspect the property for fast submission. Ensure that you have references completed and have contacted those references in advance so that they are aware they may receive an email and phone call. If an agent has to follow you up for documents, then it can slow down processing while they wait for you to put through what is needed. Approval and first time lease signing If you are approved for a property, the agent may ask you to pay a holding deposit equal to one week’s rent which will be allocated to your first week’s rent. You will then be offered the opportunity to sign a Residential Tenancy Agreement, which is a contract between the Owner, Agent and the Tenant with terms and conditions relating to the tenancy. A bond of 4 weeks’ rent will also need to be paid, which is usually lodged with the relevant statutory body and held until you vacate. On the day of your move-in, you will be able to collect keys for the property and receive a condition report to complete which will detail the current condition and inclusions of the property. It is important that you look through, understand, complete and return this document within the time frame as this will be referred to when you vacate and can determine any claims over your bond. For more information on what a Residential Tenancy Agreement follow this link. Renting a property for the first time is an exciting time. Meeting all of the requirements as a tenant during your tenancy is important so that when you become a second time renter you have a good report from the property manager, increasing your chances of renting your property of choice. In Queensland, the overseeing industry body is the Residential Tenancy Authority (RTA).
Aug 8, 2022
Renting: 5 areas to budget for when renting
When beginning your search for the next or even your first rental property, it is important to budget for the costs that are associated with both moving and the ongoing expenses. Rent and bond budget In assessing your rental application, Property Managers will look at your income and affordability for the home. As a rule of thumb, an acceptance of affordability will be if your gross income falls within 30 – 35% of the weekly rent. When looking for a rental property, it is wise to use this as a benchmark so that you are staying within the limits of affordability and not stretching your budget further than you can afford. A bond that is the equivalent of four weeks’ rent will also need to be paid to the bond authority before collecting your keys and moving in and this will need to be considered when budgeting your affordability. Relocation costs Budgeting for costs like removalists in advance can help you to prepare for moving day and the expense that comes with it. Contacting several removalists to get a quote on the cost of the move can assist with planning. While it may seem an affordable option, the costs of moving can really add up and being prepared can remove any nasty shocks on moving day. Cleaning and vacate costs should also be factored into the equation of the move. If you can, employ a cleaner, carpet cleaner and any trades to repair items. This will help reduce stress on moving out and assist with getting your bond back faster if you have used professional cleaners to do the work. Utilities budget When you are renting there are also utilities that you will need to factor into your budget as regular expenses. These may be a little harder to budget for, however you can look at costs from your previous home or the utility companies can usually provide an estimate based on the size and number of people in the home. After the first month or quarter, it will give you a clearer look at what costs you could expect. In some cases, electricity, gas, or water may be included in the rental price and it is important to clarify these costs with the Property Manager or Owner prior to signing the lease agreement so that you are aware of your obligations. Internet You may want to connect the internet to your home after your move-in date and to budget this expense, you will need to research the type of connection that can be set up at the property. There are websites like the NBN Co that will help you to work out what kind of connection is available at the property and then you can research plans with various providers to find the best option for you. Insurance While the Owner will have insurance over the building, your contents will not be insured under their policy. There are many companies that will provide a renter insurance that covers your belongings for any incidents or accidents that may occur during the life of your tenancy for an affordable cost. New to renting? What is a Residential Tenancy Agreement?
Jul 29, 2022
Rent increases? Is there a limit?
In a competitive rental market, rents can increase at an exponential level and can sometimes lead to negotiations in rental prices and some properties being out of reach. There are no guidelines on what a “reasonable” rent increase should be and rental figures are influenced by the supply and demand on rental properties in the local market. How much can my rent increase by? Each state has different rules and regulations on how much the price can go up, the length of time for the increase and the conditions on when rent can be increased. When determining a rent increase, current market conditions will be considered, and comparable properties will be investigated. If you would like to know where your property may sit in comparison to other properties in the area, a search on property portals will give you an indication of what properties are renting or have rented for in recent times. Every instance is determined on a case-by-case basis, taking into account the landlords’ obligations, the current market and the tenure of the property. If the market does increase, you may find in some cases that the landlord chooses not to increase the rent, or they will increase to keep the property in line with the market. In Queensland, rent can be increased every six months but not during a fixed term tenancy agreement unless otherwise stated in the terms of the lease. Is there a limit to the number of rent increases? If you are in a fixed term tenancy agreement, unless it is pre-agreed at the commencement of the agreement, the rent cannot be increased until the term has expired. If you are in a continuation or periodic agreement, rent can be increased, however, in some states, there is a limit to how often the increases can occur. Usually, this will be either six or twelve months. Can you negotiate with your Owner or Agent? Sometimes there are options to negotiate the rent increase with your Owner or the Property Manager. If you choose to negotiate, it helps to investigate the local market and find rental comparisons. Gather the evidence of comparables so that you can present these to your Owner or Property Manager and justify what you feel would be a fair increase. You could also offer to sign a longer-term lease based on the increase. If you do choose to go into a negotiation, it is important to have all of your information and enter discussions in a calm manner and prepare yourself for any outcome that may come from those negotiations. More information? For more details on rental increases in Queensland the RTA is the authority. For a list of state by state rules and regulations check out this realestate.com.au article. Interested in some tips for your upcoming rental applications?
Jul 21, 2022
Pet proofing your rental home?
Changes in laws across the years and world events have seen a rise in pet ownership in rental properties as more renters are finding it acceptable to have pets in their properties. If you choose to have a pet approved on a residential tenancy agreement, pet proofing will be in your best interest. As with all pet ownership, there are things to consider in the care and use of the property as well as the safety of the animal. Install baby gates and barriers as part of your pet proofing plan Pet urine can do all kinds of irreparable damage to carpets and floorboards. When you decide to bring home a pet, ensure that you have a plan with baby gates or barriers to section them off from certain areas while you are training. It is recommended to install temporary floor covers or puppy pads during the initial process to protect the carpets and floors. Keep in mind that any pet damage that occurs to the property is the responsibility of the tenant and it can quickly add up. Section off part of the yard to minimise damage One thing that many puppies love to do is dig. If you have a backyard, section off part for their use and encourage them not to dig with treats and activities to keep them occupied. If they do happen to find that digging holes is the best fun, make sure that you fill in the holes and returf or reseed the area as needed. Choose safe indoor plants Pet proofing can be a journey of discovery, did you know that many indoor plant species can be harmful to cats and dogs? If you are a lover of indoor plants, make sure that you check that they are not toxic to cats or dogs as this can lead to costly vet bills and expenses. Training is the best reward Obedience training of your pet is key to a great relationship between you and your pet. Your neighbours will also appreciate an animal that is well trained, especially in cases of smaller spaces where dogs may bark during the day when they miss you while you are away. You might like to consider investigating options in your area for dog walkers and sitters who will keep your pet occupied while you are away or at work. Check your rental is suitable and budget for the end of tenancy Before applying for a rental property, check thoroughly for suitability for you and your pet so that you will both feel at home in the new space. If it is an apartment, make sure that there is sufficient space and amenities and that the building allows pets. Make sure that when you are planning to vacate there are funds available to pay for professional cleaning of carpets and flooring and pest control that is required under different tenancy legislation. You will also be responsible for costs associated with any damage to paint, gardens, lawns, and property fixtures. There will likely be many other steps you may find necessary when pet proofing your rental home, depending on your pet and any unique habits they have. By taking as many pet proofing steps as possible you, your pet and your property will have a safe and happy tenancy. What is a residential tenancy agreement?
Jul 15, 2022
Tips to a successful rental application
A tighter rental market can often mean that there is more competition when you are looking for your new home. This can sometimes lead to stress around the rental application process, and you may find that you are applying for several properties. There are a few things that you can do to ensure that you have a great rental application, that will help the property manager in the approval process with the owner. Rental applications need correct identification All rental applications will ask that you submit 100 points of identification and will usually provide you with a list of acceptable IDs and the point weighting of each. You will be asked for primary and secondary IDs, so having these ready is the first step in ensuring you are submitting the required documentation. Examples of primary ID would include a driver’s licence, passport, and proof of age card while secondary ID might include a birth certificate, bank statement, utility bills, car registration, Medicare card or health care card. Rental applications require pay slips You will need to provide at least 3 recent payslips showing your income over the previous weeks or months to show affordability. One mistake that applicants make is not providing enough payslips, which can lead to delays in processing the rental application. The property manager will look at this information to work out if the rent is affordable, based on your income and provide this ratio to the owner. If you are self-employed, it is important to include a statement from your accountant or bank statements showing income and proof that you can afford the rental that you are applying for. Show rental history If you have been renting through an agent, provide a copy of the rental ledger and the details of your current property manager so that they can be contacted to verify your details and provide a reference for your tenancy at your current home. If you are renting privately, your current landlord could provide a letter and details so that they can be contacted to provide a reference. For homeowners who are entering the rental market, providing proof of ownership of your current home and an explanation of why you are looking to rent will ensure that your application is processed faster. Provide a cover letter A cover letter included with your rental application can assist with putting your application ahead of others who may also be applying, providing information about you and your rental history. In cases where you have pets include a photo of the pets and their details. This can help in processing the application and presenting it to an owner for approval. What is a Residential Tenancy Agreement?