Water is becoming very expensive and our office recommends to charge your tenant/s for the full water usage/water consumption that they use. We recommend and suggest to getting a water efficiency compliance certificate from a qualified plumber as we need to demonstrate the property is water compliant/water efficient to pass on the charges to your tenant/s. We also advise to fix all water leaks, dripping taps, leaking toilets etc as soon as possible so all charges can be passed onto your tenant/s.

Tenant/s can only be charged for water usage/water consumption if: the property is individually metered (or water is delivered by vehicle), and the property is water efficient, and the tenancy agreement states the tenant/s must pay for water usage/water consumption.

The property owner/s must pay for all fixed charges. The tenant/s are only charged for the water usage/water consumption and cannot be charged more than the billable amount. These charges must be passed onto the tenant/s in a timely manner.

If the property is not water efficient, but individually metered and the agreement states the tenant/s must pay for water, the owner/s must pay for a 'reasonable amount' (not dened by the Act) of water consumption and the tenant/s may be required to pay excess water charges.

If you have any questions or queries in relation to charging your tenant/s for water usage please call our office today as we are more than willing to help you with all your property management needs.

07 5510 9100 or 0437 850 135

Or you can contact the RTA on 1300 366 311 or go to their website: www.rta.qld.gov.au and search for

water charging.

The supply and replacement of light bulbs is not specified in the Act. Our office recommends any arrangement about light bulbs should be included in the special terms of the tenancy agreement. Generally, the property owner/s may be responsible for maintaining specialised bulbs and the tenant/s may be responsible for the replacement of everyday bulbs.

If changing a bulb requires specialist knowledge or equipment, it may be part of the property owner/s responsibility to maintain the property.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Or you can contact the RTA on 1300 366 311 or go to their website: www.rta.qld.gov.au and search for light bulbs.

Photo is of the 3 most purchased light bulbs.

Our Office Takes Property Management Seriously!

The New Smoke Alarm Legislation is nearly here, and our office recommends to start getting your investment property ready and complied with.

From 1st January 2022 all landlords must install photoelectric-type smoke alarms in every bedroom plus outside bedrooms prior to 1st January, 2022. These alarms must be hardwired or 10-year battery-powered tamper proof type alarms and must be interconnected via wire or using wireless radio technology.

The Fire and Emergency Services (domestic smoke alarms) Amendment Act 2016 requires all landlords to comply with the following requirements prior to the 1st January 2022.

Smoke Alarms Must Be Installed:

* On each storey and

* In hallways that connect bedrooms and the rest of the dwelling

* If there is no hallway between the bedroom and other parts of the storey

* If there are no bedrooms on a storey, at least one smoke alarm must be installed in the most likely path of travel to exit the dwelling.

* In every bedroom

* Alarms must be hardwired by 10-year battery-powered tamper proof alarms

* Alarms must be interconnected with all other alarms in the property either by a wire or with a using wireless radio technology.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Or you can click on the link below.

https://www.qfes.qld.gov.au/…/smokealarms/Pages/default.aspx

Or you can call Steve from on 0428 205 488 or 5528 4449 (Steve at Capital Electrical looks after all our smoke alarm compliance, smoke alarm inspections and smoke alarm replacements).

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The condition of the lawns and gardens should be recorded on the Entry condition report (Form 1a) and Exit condition report (Form 14a). Mowing, edging and weeding generally is the tenant/s responsibility and this includes yard work (e.g. mowing, edging, and weeding). Any plants, hedges or lawns that require specialist upkeep are usually not the responsibility of the tenant/s, unless they agree.

Major work such as tree lopping or pruning trees and shrubs is usually carried out by the property owner/s as part of their obligation to keep the property in good repair. This type of work is not carried out regularly and is more likely to require specialist knowledge, or equipment such as ladders and chainsaws.

Fallen branches and removing of fallen branches, including palm fronds, may vary depending on the circumstances. The tenant/s may be responsible to clear away small, manageable branches in a timely manner. Larger branches, which may require specialist equipment to remove, may be the property owner’s responsibility. Any damage caused by fallen branches may be the property owner’s responsibility to repair. 

Water restrictions with local council should be considered. The tenant/s may not be held responsible if lawns, trees or other plants die because of compliance with these local laws or due to excessive dry weather conditions. 

If yard maintenance is covered by a contract between the property owner/s and an external company this should be listed in the tenancy agreement. The tenant/s cannot be required to enter into a maintenance contract with a particular company in addition to their rent or you cannot make the tenant/s use a specific company to provide maintenance services. 

Our office takes property management seriously and recommends any arrangement about maintenance for lawns, gardens and trees should be included in the special terms of the tenancy agreement. 

Please call our office today to get the best outcome for your investment property as we are more than willing to help you with all your property management needs.  07 5510 9100 or 0437 850 135

Don't forget to follow us on Instagram as well @totallyrentalsgoldcoast

This is a topic that most do not like to talk about… But… Every person has the right to feel safe and live free from violence. A person who suffers domestic violence in a rental property has rights under tenancy law, even if they are not named on the tenancy agreement.

Domestic and family violence is any form of violence or abuse where the abusive person is: a spouse (including defacto), an intimate or dating partner, a family member or an informal carer. 

Domestic violence includes: physical abuse, damage to property, verbal abuse, emotional abuse, sexual abuse, financial abuse, threats or attempts to do any of the above.

If someone in a rental property is experiencing domestic violence they can apply to QCAT to: remove the name of the person who has committed an act of domestic violence from the tenancy agreement, be listed as the tenant, end the tenancy agreement, or prevent their personal information being listed in a tenancy database where a breach of the agreement is a result of the actions of a person who has committed an act of domestic or family violence. 

A QCAT application can be made if a person living in the property has, or is likely to cause, serious damage to the property or injury to someone living in the property.

The tenant (or person experiencing domestic violence) should notify the property manager and or owner and mention they are applying to QCAT and must give them an opportunity to attend the hearing. They should seek legal or tenancy or advice if they are concerned about doing this. 

Our office recommends speaking out against domestic violence. You are not alone, and we are always here for all our clients who needs to talk and just wants someone to listen.

There are many useful contacts and organisations out there that can help.

DV Connect (for women) 1800 811 811

DV Connect (for men) 1800 600 636

Aboriginal & Torres Strait Islander (ATSI) Women’s Legal & Advocacy Service 07 3720 9089 

Legal Aid Queensland 1300 651 188

Women's Legal Service 07 3392 0670 or areas outside Brisbane 1800 677 278

Integrated Indigenous Strategy Unit - Legal Aid Queensland 1300 650 143

Immigrant Women's Support Service 07 3846 3490

Brisbane Domestic Violence Service 07 3217 2544

Disability Services Contact your local service centre or call 13 QGOV (13 74 68) (TTY 1800 010 222)

Elder Abuse Prevention Unit 1300 651 192

Tenants Queensland 1300 744 263

Department of Justice and Attorney-General 13 74 68

If a drainpipe blockage is a result of fair wear and tear (e.g. tree roots) the property owner is responsible for ensuring the drainpipes are returned, and maintained, to a working standard.

If the tenant has caused the blockage (e.g. a child puts a toy down the drain) they may be responsible for the removal of any items that caused the problem. The tenant may also have to pay for the cost of removal and any damage.

However, if the tenant has not done anything to block the gutters, the property owner may be responsible for cleaning them.

Our office takes property management seriously. Please call our office today to get the best outcome for your investment property as we are more than willing to help you with all your property management needs.

07 5510 9100 or 0437 850 135

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Moving to a new home/property is a chore that only a few people like. It’s never going to be 100% stress-free, but a little bit of planning will go a long way towards making it much more bearable.

Totally Rentals Gold Coast is determined to help make your next move that little bit easier with the checklist below. You will see a few examples and some tasks that we recommend should be done well in advance, plus a few extra little tips on how to make the move as smooth as possible for you.

1. Connect your internet

Contact your internet service provider at least three weeks before you move. This will save you from the frustration and inconvenience of living in a new home without internet, as most providers get booked out weeks in advance.

2. Connect your electricity/gas

When you move to a new home, you need to disconnect the electricity/gas in the previous tenants/owners’ name and reconnect it in your own name. The process is very simple: You call your provider, give them your personal details, address and preferred connection dates – and they do the rest for you. Many providers only need one or two business days to reconnect your services, so it’s important to do this just before you move, so that you aren’t charged for the previous tenants/owners’ usage.

3. Have a plan for children and pets

Children like to run around and play a lot, and removalists rarely look below their knees when setting down heavy pieces of furniture. Together with the emotional stress of saying goodbye to the family home, this heightened safety concern alone is enough to warrant a plan for your children on moving day.

Ask a family friend or family member to take care of them for the day and to pick them up before the removalists arrive, so that they can avoid the boredom and uncertainty. We recommend encouraging them to pack up their own box of special items before moving day, so that they can find these treasures as soon as they arrive in their new home. This will help them settle in.

As for pets, try to stick to your usual routines as much as possible in the lead-up to the big move. On the day itself, confine them to one closed room when the removalists are coming in and out of the home, and use familiar smelling bedding in carriers when transporting cats. Alternatively, you could leave them at another familiar location or with a well-regarded cattery or kennel.

When you arrive in your new home, designate one room as your ‘pet’s room’ and fill it with familiar toys and smells so that they feel at home. If you have cats, give them a few weeks to get used to their new home before letting them outside; if you have dogs, take them for lots of walks so that they can get accustomed to their new surroundings. Beyond that, try to keep routines as consistent and familiar as possible.

4. Update friends and family with your new contact information

Just as you should inform all relevant businesses of your move, you should update your friends and family. Send around a text message or email notifying people of your new address and phone number, so that the important people in your life can continue to get hold of you after you move.

5. Change your address

It’s best to do this as early as possible, so you don’t have to rely on the new tenants/owners of your old home to forward your mail. Notify the post office immediately of your new address and then promptly contact businesses and government bodies individually to make sure your mail is going to the correct place. Don’t forget to:

· update magazine or box-style subscriptions

· contact your car insurance and registration

provider

· update your details on the electoral roll

· let your bank know you’ve moved

· update your details with all superannuation

funds.

6. Pack an un-packing box

One of the first things you need to pack when moving to a new home is an unpacking box. This box should contain allen keys, any tools you might need to construct furniture, labelled zip lock bags with screws from furniture you dismantled in the move, scissors, screwdrivers, masking tape, dust cloths and glue. Having these items all in the same box will save you time when setting up your new home.

7. Organise house and contents insurance

When you move to a new home, you need to make sure that your current home insurance policies cease the day after you’ve moved out and your next insurance policies start the day before you move. That way, you’re protected on moving day.

As for the move itself, most providers include some form of transit insurance in their standard contents insurance policy – usually just protection of you and your contents in the event of a fire or traffic collision – but if they don’t, you can buy it as a standalone product either from your removalist or from a specialised moving insurer.

If you don’t already have house and contents insurance, then now’s a good time to buy these policies. Even if your only valuable items are a handful of laptops, an iPad, and a TV, the cost of replacing them in the event of a burglary will far outweigh the cost of a year’s worth of insurance fees.

8. Have the new house professionally cleaned

Although most properties will be given a professional clean before the previous owners or tenants move out, a house is often empty for an extended period before moving day, which means it often needs another clean before you move in. Make sure you hire professional cleaners who specialise in end-of-lease house cleans and have them steam the carpets and do a thorough job on the bathrooms and kitchen.

9. Have spare keys cut

Do this as soon as you have the keys to your new home. Moving days are stressful and busy, so it’s very easy for keys to get lost or locked inside the home – especially as you won’t have an established ‘key check’ routine at your new residence yet. Have a set of keys cut for each member of the household, and have a few spare sets cut for family members and friends.

10. Pack a first night box

Just as important as the un-packing box, the first night box is essential to a successful move. To make the transition as seamless as possible, the box should contain a change of clothing, basic toiletries, toilet paper, pyjamas, towels, bed linen and any other essentials you may require, such as tea bags or a coffee plunger. It’s often the little things that make us feel at home, and so having all these items in a readily accessible box will go a long way towards turning your moving-out frown upside down.

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• Do you know how much your property is insured for?

• Do you know how much it would cost to replace the property?

• Do you know what your insurance policy covers and excludes?

• Do you have excesses?

• Are you currently covered – or has your insurance lapsed?

Our office encourages you to take the time to find out the answers to these questions if you are unsure or if you have some doubt.

If your house or investment property was destroyed tomorrow, are you certain your insurance would cover you to rebuild it?

As an owner of a property or a landlord of a rental property there are some risks that are beyond your control and unforeseen circumstances that may cause damage to your property. Your property may be one of the largest investments of your lifetime. Disaster can strike anywhere and at any time. The devastation of losing your property can be magnified a hundred-fold if you do not have the correct insurance cover. Did you know the level of under insured properties is alarmingly high?

Our office recommends property owners to research their present cover, use leading market tools to estimate the correct sum insured, shop around to find comparative pricing information and involve third parties to assist in estimates if needed.

If you are an owner of a rental property and already have this cover our office advises you to contact your Property Manager and send them a copy of your Policy details for future reference.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs.

Call Tracey Horsfall on 07 5510 9100 or 0437 850 135 to get the best outcome for your investment property.

Inclusions are everything supplied with the property for the tenant/s use. Examples of these are: dishwasher, air conditioning, furniture, washing machine, fridge, microwave. (please refer to blue dots as an example in the photo).

Our office recommends all inclusions should be checked at the start of the tenancy to ensure they are clean and in good working order. Their condition should be noted on the Entry condition report (Form 1a). It is a good idea for the property owner/s to provide copies of operating manuals to ensure the tenant/s knows how to use, and care for, any inclusions in your property.

The property owner/s is responsible for keeping any inclusions in a good state of repair. The tenant/s should contact the property manager/owner to request the repair of any inclusion. Our office recommends this should be done in writing so there is a record of the request.

If the property owner/s does not arrange repairs, the tenant/s may issue them with a Notice to remedy breach (Form 11), allowing 7 days for the problem to be rectified and fixed. There are different rules for emergency repairs.

If there are delays to the repair the tenant/s may also negotiate a rent reduction with the property owner/s for the time it takes for the item to be fixed (e.g. 4 weeks to get parts to fix a broken air conditioner).

If an inclusion is not working, and will not be repaired or replaced, the property owner/s may also negotiate a rent reduction to compensate the tenant/s.

Please Note: There is no obligation on the property owner/s to upgrade an otherwise working TV antenna to a digital antenna.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

What happens when a rental property is fully, or partially, destroyed or unliveable due to a natural disaster or can no longer be used lawfully as a residence (e.g. building is condemned). The un-liveability of the property must be considered on a case-by-case basis.

Ending the Tenancy - A tenancy does not automatically end when a property is declared unliveable. A tenancy agreement will only end if one of the following happens, the property owner/s and tenant/s agree in writing. The tenant/s give the property owner a Notice of intention to leave (Form 13) on the grounds of non-liveability or the property owner/s give the tenant a Notice to leave (Form 12) on the grounds of non-liveability, or QCAT makes an order.

The agreement ends on the date it is given. However, the person giving the notice may choose a longer notice period. The tenant/s may want to stay in the home/property as sometimes the tenant/s may feel it is better to stay in the property even if it is partially destroyed. This should be negotiated with the property owner/s. Health and safety issues should be considered when making this decision.

Paying Rent – Unfortunately rent is payable until a notice is given. The tenant/s are responsible for paying the rent in full (even if they have been evacuated from the property).

Rent Reductions - The rent may be reduced if the property is damaged or if some of the facilities (e.g. car park, pool, laundry) are unavailable. This is determined on a case-by-case basis. Rent reductions may occur when services, facilities or goods to be provided under the agreement are no longer available (not because of a breach), or the amenity or standard of the property decreases substantially. The decrease can be negotiated and should be put in writing.

The tenant/s may want to leave the property and return after the damage has been repaired. Any agreement to waive the rent during that period should be put in writing. The property owner/s and tenant/s can decide to terminate the agreement and sign a new agreement after repairs are completed. The terms of the new agreement would need to be negotiated and would not necessarily be the same as the old agreement, including the rent amount.

Natural Disasters - After a natural disaster, property owner/s and tenant/s should talk to each other as soon as possible to discuss the state of the property and work out if any action needs to be taken.

The property owner/s are responsible for any maintenance and repairs needed to bring the property back to a liveable condition (including fences, gardens and pools). These repairs need to comply with health and safety laws.

The tenant/s are responsible for removing or cleaning their possessions. It is usually the property owner’s responsibility to organise and pay for repairs. They should negotiate with the tenant/s and arrange a suitable time for the repairs to be done, entry rules do apply.

Eviction - The rental market can become competitive after a natural disaster, but the rent cannot be increased outside the normal rules for rent increases. The property owner/s are not allowed to evict the tenant/s in favour of another tenant who will pay higher rent. Heavy penalties apply.

Disputes About Liveability - Sometimes the tenant/s and property owner/s may not agree about the liveability of the property. If they are unable to agree by talking to each other, they may apply for dispute resolution.

If everyone wishes to continue an agreement in a property that is damaged, a rent reduction might be negotiated instead of declaring it unliveable.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Or you can contact the RTA on 1300 366 311 or State Emergency Services on 132 500 or 000 if you find yourself in this situation.

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Did you know the property manager/property owner must get written permission from the tenant/s or get the tenant/s consent to use photos of their possessions in advertising (includes newspaper, online advertising, brochures and at routine inspections)? This applies to possessions inside and outside the property (e.g. personal items, furniture, cars and boats).

Did you know this also includes properties for sale that are tenanted? 

Using photos, doing open homes without the tenant/s permission or tenant/s consent is an offence under sections 203 and 204 of the Residential Tenancies and Rooming Accommodation Act 2008 (The Act). 

Our office takes property management seriously that is why Totally Rentals Gold Coast always seeks the tenant/s permission and tenant/s consent and approval in writing.

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

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With summer and the heat definitely hear our office thought we would talk about the pool laws and pool maintenance this week.

When talking with our clients we always instruct our clients who have a pool and who are pool owner/s they must have a pool safety certificate issued by a licensed pool safety inspector. A copy of the certificate should be included with the tenancy agreement and a CPR sign is required in the pool area.

If a certificate has not been obtained the tenant/s may consider it a breach of the property owner’s duty to comply with all health and safety laws.

Our office always ensures the condition of the pool is always noted in the Entry condition report (Form 1a) and a copy of the pool certificate is provided to the tenant/s.

Pool safety laws apply to the property owner/s and tenant/s.

The maintenance and care of a pool should be covered in the special terms of the tenancy agreement.

Generally, the tenant/s is responsible for everyday maintenance such as clearing leaves from the pool and may be responsible for regular maintenance. This should be discussed before signing a tenancy agreement and agreed upon by all parties.

Ideally, the property owner/s should provide instructions for any maintenance the tenant/s must carry out.

Pool maintenance covered by a contract between the property owner/s and an external company should be included in the tenancy agreement.

A property owner/s cannot require the tenant/s to enter into a maintenance contract or require the tenant/s to use a particular company to provide maintenance services.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Deciding who is responsible for cleaning mould depends on how it appeared in the first place. The tenant/s should notify the property owner/s as soon as they are aware of a mould issue.

Generally, if the mould is a result of problems with the property (e.g. a leaking roof) it is the property owner’s responsibility to clean the mould and make any necessary repairs.

Some buildings may be more prone to mould due to factors such as the age of the building, structural issues, location, or the absence of adequate ventilation or extractor fans. The property owner/s are more likely to be responsible for mould in these circumstances.

If the tenant/s cause the mould they are responsible for cleaning it and paying for any damage caused.

An Example of This Is: if the tenant continually allows steam to build up in the bathroom without proper ventilation and/or regular cleaning, resulting in mould, they may be responsible for the mould.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

There are a lot of items you can and cannot claim if you have a rental property.

You can generally claim an immediate deduction against your current year's income for your expenses related to the management and maintenance of your rental property, including interest on the loan/s. If your property is negatively geared, you may be able to deduct the full amount of rental expenses against your rental and other income, such as salary and wages and business income.

Expenses you may be entitled to claim may include:

* Advertising for Tenants

* Body Corporate Fees and Charges

* Council Rates

* Water Charges

* Land Tax

* Cleaning

* Gardening and Lawn Mowing

* Pool Maintenance

* Pest Control

* Insurance (building, contents, public liability)

* Property Agent's Fees and Commission

* Pre-paid Expenses - Anything you have pre-paid up to 12 months in advance.

* Some Legal Expenses

* Interest Expenses

* Repairs and Maintenance - Examples of some repairs include: replacing broken windows, replacing part of the guttering damaged in a storm, replacing part of a fence damaged by a falling tree branch, repairing electrical appliances or machinery, repainting faded or damaged interior walls, oiling a deck, cleaning a swimming pool, maintaining plumbing and electrical issues.

Maintenance means work to prevent deterioration or fix existing deterioration. Maintenance generally involves keeping your property in a liveable and tenantable condition.

Our office suggests speaking to your Accountant to seek their instructions and advice.

Or you can check out the ATO link below as they also have a lot of useful tips and information that may help you. 👇

https://www.ato.gov.au/…/…/Rental-expenses-you-can-claim-now

Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

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When a tenant is renting a property or a room, it is their home. When a tenant is renting a rental property often the property manager/owner may need to enter the property for an inspection, repair/maintenance or a viewing.

The property manager/owner can only enter the property for a valid reason and if the correct notice has been given using the Entry notice (Form 9). Entry must be between 8am and 6pm Monday to Saturday and must specify a time, or 2-hour window, for a general inspection and must enter the property within that time.

Entry is only permitted outside these hours, on a Sunday or public holidays if the tenant agrees.

This timeframe does not apply to other people (e.g. tradesperson or a property valuer). When an entry notice is not required in an emergency if the property manager/owner believes entry is necessary to protect the property from damage about to happen if the tenant verbally agrees with the entry, and to carry out site maintenance in a caravan park (if specified in the tenancy agreement)

Reason for Entry & Timeframes Required:

* Inspection – not short tenancy moveable dwelling – 7 days and, unless otherwise agreed, not within 3 months of previous entry unless otherwise agreed.

* Inspection – short tenancy moveable dwelling – 24 hours and, unless otherwise agreed, not within 3 months of previous entry.

* Routine repairs and maintenance – 24 hours

* Routine repairs and maintenance – inspection to check if repairs have been done – 24 hours, must be within 2 weeks of repairs being done, unless otherwise agreed.

* Smoke alarms – to install or check alarms – 24 hours

* Safety switches – to install or check switches – 24 hours

* To show prospective purchasers or tenants – 24 hours’ notice and reasonable time has lapsed since last entry

* Valuation – 24 hours

* Suspected abandonment – 24 hours

* Mutual agreement – at the agreed time

* Emergency – no notice required

* To protect property from imminent or further damage – no noticed required

* Inspection to check if the tenant has remedied a significant breach - 24 hours (must be within 2 weeks of the entry of the notice to remedy breach)

Sometimes unforeseen circumstances happen, or major repairs need to be carried out. It is important the tenants are issued with several entry notices and to make sure their privacy is respected.

Our office takes property management seriously and always issue the tenant/s with the correct notice in writing and in the approved form.

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

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Quiet enjoyment can mean several things when you are renting a property, it depends if you are a tenant or a property owner/landlord and what the issue maybe.

Neighbour complaints - The RTA cannot become involved in disputes between neighbours as they are not parties to the same tenancy agreement.

However, the tenant is required to respect their neighbours' right to peace, comfort and privacy.

If a neighbour believes the tenant is interfering with their quiet enjoyment of their home they may speak to the property manager/owner.

If a neighbour complains, the property manager/owner may want to address the issue with the tenant. However, they are not responsible for a tenant's behaviour or actions and are not obliged to take action when a neighbour complains about the tenant.

When a tenant is renting a property, they are entitled to reasonable peace, comfort and privacy, and must be able to make full use of their property; this is called quiet enjoyment. It does not necessarily mean 'not noisy'.

Quiet enjoyment is referred to, but not defined, by the Act.

Example 1. The property manager/owner must not switch off services (e.g. water or electricity) during the tenancy.

Example 2. The property manager/owner cannot say who can visit the tenant at the property.

It is an offence for a property manager/owner to interfere with a tenant's reasonable peace, comfort and privacy.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

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Everyone has a right to feel safe and secure in their own home. The property owner must ensure the property is ‘reasonably secure’, supply and maintain all locks and provide the tenant with keys. Keys include electronic key cards, swipe cards and remote controls.

The property owner must provide:

• each person named on the tenancy agreement with a set of keys to enter the property

• a single set of keys for any lockable areas (e.g. buildings, security gates, rooms, sheds, lockable cupboards and mailboxes)

• rooming accommodation tenants with a room key and, if necessary, to the house or apartment building

'Reasonably secure' – What does this mean and may relate to?

• the risk to a tenant's personal safety

• the ability of a tenant to obtain home contents insurance

• the likelihood of break-ins

• local community standards about adequate security for properties

• the physical characteristics of the property and adjoining areas

Changing locks - Locks can only be changed:

• if the tenant and property owner agree

• in an emergency, or

• by QCAT order.

End of the tenancy - All keys, including any copies made by the tenant, must be returned to the property owner at the end of the tenancy.

If any remotes or keys are lost, missed placed or stolen they must be replaced at the tenant’s expense. The property owner may request for the locks to be changed and this will be at the tenant’s expense.

Our office takes property management seriously, please call Tracey Horsfall today on 0437 850 135 to get the best outcome for your investment property.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

A rental bond is money paid by the tenant at the start of a tenancy agreement. It is used as financial protection for the lessor/landlord in case the tenant breaches the terms of the agreement. A bond is sometimes referred to by other names such as a security deposit, linen deposit, key (or security card) deposit or pet bond.

However, it is money paid as protection over the premises/property and its inclusions. It is not rent – it is a rental bond. It is paid in addition to rent or rent in advance.

The Residential Tenancies and Rooming Accommodation Act 2008 (the Act) outlines the rules for collection, management and refund of rental bonds in Queensland. The Residential Tenancies Authority (RTA) administers the Act and holds bonds during a tenancy.

The Act does not require a bond to be taken. However, most lessors/agents take bond money as security for the premises/property and is normally 4 times the rental amount of the property per week.

A person/business receiving bond money must lodge it within 10 days of receipt to the RTA for safekeeping during the tenancy. At the end of the agreement, either party can make a claim on the bond.

Our office takes property management seriously, please call Tracey Horsfall today on 0437 850 135 to get the best outcome for your investment property.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

The Entry condition report (Form 1a) records the condition of the property, and any inclusions (e.g. dishwasher, curtains, furniture etc.), at the start of the tenancy.

Filling out this report properly will avoid future problems, especially with the bond refund process at the end of the tenancy. The property manager/owner must prepare, sign and give a copy of the report to the tenant at the start of the tenancy; it is an offence not to do so.

The property manager/owner will indicate if each item on the list is clean, undamaged, working and any other items they would like listed on the report. The tenant can disagree by including their own comments on the approved form.

The tenant must return the completed, signed report to the property manager/owner within 3 days.

The property manager/owner must send a copy of the signed and completed report back to the tenant within 14 days.

If the tenant does not complete and return the report it means they agree with the property manager/owner’s description and comments of the property. However, failure to complete the report is an offence.

Photographs or a video can help support what is written on the report and can be used as evidence by QCAT if there is a dispute.

Our office suggests the following when completing the Entry Condition Report (Form 1a).

1. Fill out the Entry Condition Report (Form 1a) before you move into the property.

2. Go from room to room and fill in each section of the report (use extra pages if necessary).

3. Note everything you see (e.g. marks, stains, chipped paint, damage).

4. Check everything works properly eg: windows, doors, gates and locks, taps (including hot water), shower, toilet, bath, sinks, oven, cooktop, grill and rangehood, air conditioning, fans, lights etc.

Don’t forget to note the condition of furniture, fittings (e.g. curtains or blinds), outdoor areas (including gardens, flower beds and bins) etc.

Our office takes property management seriously, please call Tracey Horsfall today on 0437 850 135 to get the best outcome for your investment property.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

There are 2 kinds of repairs, routine & emergency repairs (general tenancies only).

The property owner is responsible for ensuring the property is fit to live in and in a good state of repair. The tenant must notify them of any repairs needed. The property owner generally carries out any repairs or organises someone to do so. The property owner must carry out repairs within a reasonable time ensuring they are complying with rules of entry.

If a tenant, or their guest, damages the property, they may have to pay for the repairs.

Example 1. If a tenant breaks a window by throwing a ball through it, they are responsible and must pay for repairs.

Example 2. If a window falls out of the frame, and breaks, due to ageing putty that may be fair wear and tear and the property owner may have to pay for the repairs.

Routine Repairs

Routine repairs can consist of tap dripping, one element might not be working on the stove etc.

It is best to inform the property manager/owner of any required repairs as soon as the issue arises. Timeframes for repairs vary depending on the circumstances (e.g. availability of tradespeople) and the type of repairs needed. The tenant should not carry out repairs without written permission.

If the property owner does not carry out routine repairs, the tenant should try to resolve the issue by talking to the property manager/owner.

If routine repairs are not organised within a reasonable time frame, the tenant can issue the property manager/owner with a Notice to remedy breach (Form 11) giving them 7 days to fix the problem.

If the problem cannot be resolved the RTA’s dispute resolution service may be able to help. The tenant should never stop paying rent to ensure repairs are made. Non-payment of rent is a breach of the agreement.

Emergency Repairs

Emergency repairs can consist of no hot water, blocked toilet, burst water pipe etc.

The tenant should contact the property manager/owner first. If they cannot contact the property manager/owner they can contact the nominated repairer (listed on the tenancy agreement). The tenant can arrange for a qualified person to carry out emergency repairs to a maximum value of 2 weeks rent.

Our office suggests putting all requests in writing as evidence of the issue/repair.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

The Residential Tenancies and Rooming Accommodation Act 2008 (the Act) is the law that governs renting a place to live in Queensland. The Act is administered by the RTA and covers the charging of rent, receipts and rent arrears procedures.

Receipts

Lessors/agents must give tenants receipts for all rent payments made in cash. Receipts must be given on request for payments made by cheque. Lessors/agents must keep records of rent payments and if a tenant requests a copy, they must provide the tenant with a copy within 7 days. Records must be kept for 1 year after the tenancy has ended. Penalties apply for false, misleading or incomplete rent records.

Rent Payments & Paying Rent

The tenants must pay their rent on time and use the method written in their agreement. The Act lists ways of paying rent. If a lessor/agent wants rent to be paid in a way that is not listed in the Act (such as rent card or money order), they must give the tenant the option of at least 2 other ways that are listed, such as cash, cheque, direct deposit, or deduction from the tenant’s pay or pension.

They must also tell the tenant of any extra charges, such as a joining or service fee that is not the rent that may be payable by the tenant.

A lessor/agent may request a change to the method of rent payment during an existing tenancy, but the tenant must agree in writing to the change. If they do not agree, the current payment method will continue.

Rent Arrears

If a tenant is 7 days overdue in rent payments, the lessor/agent can serve a Notice to remedy breach (Form 11). The tenant then has 7 days to pay the outstanding rent for a general dwelling (house or unit) general tenancies only. The tenancy may be ended if the tenant has not paid the outstanding rent in accordance with the Notice to remedy breach.

Please note: There are different rent arrears procedures for tenants who have been impacted by COVID-19.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Routine inspections are carried out to ensure the property is well cared for and to check if there are any maintenance or health and safety issues while the property is tenanted.

Routine inspections cannot be carried out more than once every 3 months (unless the tenant agrees in writing). The tenant must be given a minimum of 7 days’ notice for entry, using an Entry notice (Form 9).

Entry can be at a specific time or a property manager/owner can give a 2-hour window (e.g. entry to occur between 9-11am). The tenant should inform the property manager/owner of any maintenance issues as soon as they occur. Our office recommends and prefers non-urgent requests to be in writing.

Other inspections may be carried out in response to specific issues such as a water leak or damage, or stove element not working.

The tenant should have the property in good condition on the day of the routine inspection. Things for the tenant to consider may include: cleaning and tidying the property routine cleaning (e.g. dusting, sweeping/vacuuming and cleaning kitchen and bathroom surfaces), removing any mould from surfaces, lawn mowing and gardening including tidying up of outside areas (e.g. decks, patios).

Our office takes property management seriously and we always provide a checklist and a guide to the tenants, outlining how we expect the property to be presented inside and out for our periodical inspections.

Are routine inspections being completed regularly (every 3 months) and properly. Do you know what is happening with your investment property and are you being given any feedback or advise to improve your property. Are you being told the truth how your tenants are maintaining your property?

Is your property manager managing your property or sitting on their hands?

Changing agents is easier than you think, with or without tenants. Our office does it all for you, so you do not have to worry. And… It is Free!

Ensure you call our office today to get the best outcome for your investment property 07 5510 9100 or 0437 850 135.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

A tenancy agreement does not automatically end when a rental property is sold. The purchaser takes on any agreement in place prior to taking ownership.

Selling the Property

• property manager/owner must give the tenant a Notice of lessor's intention to sell premises (Form 10), which includes how they plan to market the property.

• if the selling agent is different from the property manager, the selling agent must give the property manager a copy of each Entry notice before entering the property.

• an open house or on-site auction can only be held if the tenant agrees in writing.

• the property manager/owner must ensure the tenant has quiet enjoyment of the property.

Once the Property Is Sold

An attornment notice (i.e. a letter) must be given to the tenant advising them of the new property owner, the new owner’s details and where to pay rent. A Change of property manager/owner (Form 5) is given to the RTA for the bond.

Fixed Term Agreements

The property owner cannot make the tenant leave because they decide to sell the property. The tenant can stay until the end of the term, and the purchaser will take over the tenancy.

The property manager/owner and tenant may agree (in writing) to end the agreement early (this may include compensation for the tenant).

Periodic Agreements

If the purchaser requires vacant possession, the property manager/owner must give the tenant a Notice to leave (Form 12) or Notice to leave (Form R12) for rooming accommodation.

The tenant must have at least 4 weeks’ notice from the signing of the contract of sale.

Tenant Has Just Moved in Or Signed A New Agreement

If the property is advertised for sale or the property manager/owner enters to show the property to a prospective buyer during the first 2 months of an agreement (including a new agreement), and the tenant was not given written notice of the proposed sale before entering into the agreement, the tenant can end the agreement by giving a Notice of intention to leave (Form 13) with 2 weeks' notice. The tenant must give the property manager/owner the notice within 2 months and 2 weeks of the start of the tenancy.

Property Is to Be Repossessed

If a property is being repossessed by a financial institution which had not agreed to the property being rented, they can give the tenant 2 months to leave (30 days for rooming accommodation), using a Notice to vacate from mortgagee to tenant (Form 19) or Notice to vacate from mortgagee to tenant (Form R19) for rooming accommodation. If they had agreed to it being used as a rental property, they can end a periodic agreement with 2 months’ notice but cannot end a fixed term agreement earlier than the end date unless the tenant agrees.

Please note: There are different procedures for tenants who have been impacted by COVID-19.

Our office takes property management seriously, please call Tracey Horsfall today on 0437 850 135 to get the best outcome for your investment property. 

 Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

The Residential Tenancies and Rooming Accommodation Act 2008 (the Act) contains provisions dealing with goods and documents that are left behind by tenants when they leave or abandon the property/premises.

Goods and documents may only be dealt with once the tenancy agreement has ended and the lessor/agent reasonably believes that the goods and documents have been abandoned. Failure to deal with goods and documents in the way described below can be reported and penalties may occur.

Personal documents such as passports, birth certificates, photographs and money found in the property/premises must be given to the tenant or the Public Trustee within seven days from the date the tenancy agreement was ended, or when the documents were found.

After the tenancy agreement has ended, the lessor/agent may dispose of the goods left behind by the tenant where:

• the total market value of the goods is less than $1500, or

• storage of the goods would be unhealthy or unsafe, or

• storage of the goods would cause their market value to be completely or substantially reduced, or

• the cost of removing, storing and selling the goods would be greater than the amount raised in the sale of the goods.

If the goods do not fall into one of the above categories, the lessor/agent must store the goods for one month. If the goods are a moveable dwelling, the contents of a moveable dwelling, or other goods used in the occupation of a moveable dwelling, they must be stored for three months.

A lessor/agent must not refuse a tenant, or another owner of goods, access to their goods and must not withhold their goods. However, the tenant may be asked to pay the storage and removal costs before their goods are released.

Seizure of a tenant’s goods and documents in exchange for rent owing or other damages (e.g. repairs or cleaning) is not permitted by the Act. A lessor/agent may be subject to a penalty if they unlawfully seize or withhold the tenant’s property.

If the tenant (or a person other than the tenant, who is the owner of goods) is dissatisfied with the way in which a lessor/agent has dealt with goods, they can make an urgent application to the Tribunal for the matter to be considered. The Tribunal may make orders for compensation or other orders which may be appropriate.

Theft of goods and documents can be treated as a criminal matter and can be reported to the Police.

Our office takes property management seriously and always ensure we abide by the above. Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Tenants can only install fixtures or fittings or make alterations to the premises/property with the written consent of the property manager/owner.

The nature of the approved changes should be outlined, as well as the conditions of the property manager/owners consent to the alterations. If the tenant is allowed to remove the fixture, any damage caused by its removal must either be repaired or paid for by the tenant etc.

If a tenant installs fixtures or fittings or makes alterations to the premises/property without consent, the property manager/owner has three options:

1. to treat it as a breach and try to resolve the dispute

2. to accept the changes as improvements, or

3. to remove the fixture and charge the tenant for the costs of doing so

If you have any questions in relation to the above, please call Tracey Horsfall on 0437 850 135.

Our office takes property management seriously and we always ensure everything is documented in writing. Call our office today to get the best outcome for your investment property.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Heating systems such as air conditioners should be inspected and have their filters cleaned regularly and or prior to use. Make sure you check your hot water system as well is also working efficiently by testing the pressure and temperature relief valves. Always refer to the manufacturer’s guidelines or operating manuals on how to conduct a self-administered system check.

Totally Rentals Gold Coast recommends doing these checks now to prevent system failures and repairs in the peak of winter. Tenants who are unsure should check with their property manager/owner and report any repair or maintenance issues as soon as practicable.

In addition to system checks, maintaining ventilation in dark and steamy areas like the bathroom is crucial. Check that your vents/exhaust fans are dust free to maximise efficiency prior to use and keep windows open for fresh air and sunlight to prevent mould from growing.

Our office takes property management seriously and suggest with a colder and wetter winter for Queensland forecasted for the coming months, now is a good time to check your essential winter systems are functioning at their best before the cold weather really sets in.

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135 

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Just because you are renting does not mean you should have to put up with a drab kitchen. Living in a rental property sometimes may feel like a drag, simply because you keep telling yourself there is nothing you can do to change your space and update it. In fact, there are several non-permanent ways you can give your rental/home a bit of a lift. Let these rental kitchen ideas inspire you to make your rental feel like home.

1. Add plants

You can grow herbs and flowers, or simply buy a few little succulents in pots to dot around your kitchen bench. Plants will add personality and serenity to your kitchen. The best thing about investing in plants when you are a renter is that you can take them with you to spruce up your next kitchen.

2. Update your kettle, toaster, and appliances

Use your appliances to make a statement, and theme together for a sophisticated touch. Purchase some gorgeous tea towels or a few beautiful tea canisters to sit on your benchtop. Invest in a beautiful tea kettle and toaster set that will make you happy every time you make yourself a cuppa and some toast. Why stop with just your kitchen? Adding a few accessories can work wonders in your bathroom, too.

3. Add some art to the walls

Artwork can be overlooked in kitchens, yet it’s one of the best ways to decorate a rental on a budget. Select artwork that complements your kitchen – it could even be a special piece of art made by your kids. When selecting your art, consider the tones that exist in the room already and find a piece that will highlight the elements you like. Having a lovely bright jewel-toned kettle or toaster and choosing art with similar tones you will find these elements become the focal point.

4. Refurbish second-hand furniture to fit

A few bar stools or colourful chairs will brighten up a kitchen. They do not even have to match. Do not be afraid to embrace quirky furniture to bring some personality to the space. Hit the op shops and pick any chairs you like; you may even paint them bright colours when you get home. Do not forget to use a paint sealer and be sure to let them dry properly before use. You can also select old sets of drawers and shelves to give your kitchen a whole new look without making any permanent changes.

5. Display your (prettier) utensils and save on storage

If your rental kitchen is small (as so many of them are), it is unlikely that you will have enough storage for all your kitchen essentials. This is the perfect chance to get creative with your storage solutions. You can store large cooking utensils like spatulas and whisks in a large vase on your kitchen bench top. Put your more beloved items on display and the kitchen will feel more like you every day. If you are lacking cupboard space, mugs and piles of mismatched plates will look great on an open shelf. Sometimes organised chaos is the best solution to a storage crisis.

6. Swap out any changeable elements

It might sound obvious, but it is often forgotten – some items can be removed and stored safely until you move out. Curtains? No worries, just take them down, store them carefully and replace with something more to your taste. Curtains can be easily removed or swapped to make you feel more at home.

7. Give it a spring clean

Any room will look better once it has been thoroughly cleaned. It will make such a huge difference if you give your tired kitchen a thorough scrub. Get into all the corners with a toothbrush, give the oven a really good clean and do a good job on the mopping and dusting. Giving an average kitchen or any part of your home a thorough cleaning gives you an excellent base for decorating and organising.

8. Get real with your landlord (politely)

Please ensure you keep in mind these discussions can take time and you will have to go through your landlord/managing agent to seek their approval before any major work is carried out at the property. You might be restricted by strict rules and you might have to pay for it yourself… but the result might mean you end up with a much nicer kitchen/home.

All landlords just want to make sure their investment is looked after at the end of the day.

We are all spending more time at home during the COVID-19 pandemic and right now it is the perfect opportunity to spend some time outdoors creating a new garden, showing your current one some TLC and improving your outdoor space at the same time.

Being outside improving your garden, enjoying the fresh air and sun is also good for the soul. It will also be a welcome change to have something new and positive to focus on that does not cost much money and in fact could save you some.

We hope these ideas will inspire you to make your rental feel like home.

1. Plant Your Own Pantry

With the future still a little uncertain, now is the time to return to a simpler way of life and grow your very own pantry in your garden or pots. You will save money and trips to the shops. So, if you have been thinking more about how and what you consume and how you spend your time and money. It might be time to get planting.

 2. Let It Bloom

Spring is nearly hear and it is a perfect time of year to plant bulbs as it allows them enough time to grow before they are ready to flourish come spring. Planting something new, attending to a garden and watching the different colours bloom. Why not, we all could use a little extra colour, positivity, and optimism in our lives… If you are worried about social distancing, you do not even have to go into a store, simply order your seeds or young plants online and have them delivered.

 3. Tend to The Lawns

It is a good time to give your grass a good watering once or twice a week as it will help it stay green as we nearly finish winter. Tending to your lawns will pay off with healthy green grass. It is also a good idea to keep up mowing the lawn to let the sun and warmth in – this is especially needed in shaded areas.

 4. Perfect Pruning Time

While you are spending more time at home, it is a great idea to get the secateurs out and prune back any shrubs and trees in your garden. It is time to get busy pruning those trees and shrubs. With the hard sun now gone to bed, this is prime time to cut things back as things will not get burnt.

5. Get Rid of Fruit Flies

Fruit flies love to come out around this time of year, so with more time on your hands you have got the perfect opportunity to create some sprays or traps to keep them at bay in the garden.

Remember…. Home is where the heart is – so spending your time tending to your garden is and can be good for your soul.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

 Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Is that tiny cupboard in your rental starting to drive you batty? Are you sick of struggling to close its door, while a pile of clothes and miscellaneous items teases it open from below? 

If you have answered yes to one of those questions, then chances are your rental lacks storage. Here are a few options you may want to consider.

1. Use stacks of boxes

A simple stack of matching boxes in the corner of a room can be a very elegant and modern solution to your storage problem. You can use plastic, cardboard, wicker, or metal – whatever material suits your aesthetic and your budget. Even simple, inexpensive cardboard file boxes can look fantastic stacked haphazardly in the corner of a bedroom or office.

2. Consider freestanding wardrobes

If it looks like you are going to be renting for the foreseeable future, it might be a good idea to purchase a freestanding wardrobe. It will give you a place to hang your clothes and can double as a pantry or television cabinet if the next house you move into has decent cupboard space

3. Embrace an open pantry

There is no need to despair if your new kitchen does not have a pantry, as a bookshelf makes for an excellent alternative. You can keep all your dry cooking supplies neatly in jars, and arrange plates and cups in chaotic stacks, to add rustic charm. Magnetic strips for knives and hanging hooks for pots and pans are two more ways to reduce clutter in the kitchen.

4. Utilise buckets and tubs

These are particularly useful if you have children, as you can store toys, clothing, towels, beauty products, cleaning products, bedding, and sports equipment in them. If you purchase tubs with lids, you can stack them neatly in a designated area.

 5. Use hooks to hang items

Semi-permanent hooks are a must-have for apartments with scarce storage. Over-the-door hooks are the best option, as they are not secured with an adhesive, and you can hang coats, dressing gowns and storage organisers from them.

 6. Use boxes stacked into shelves for storage

Stacking metal, wooden, or plastic boxes on their sides is an excellent way to make a temporary shelf. It is a good idea to get boxes with lids if you move frequently, as you can just pop the lid on and move your belongings without having to pack anything. Portable shelving units are also great, as they can serve as bookshelves, shoe racks, or a spot for trinkets.

 7. Use trays and suitcases as storage

Trays will help you make use of any additional space you have in the house. Big plastic trays on wheels are fantastic for extra under-the-bed storage; smaller trays, for organising small surface areas such as dressing tables and desks. Suitcases and large bags are also great for storing items you do not need to access every day.

 8. Consider a freestanding coat rack

Sleek modern coat racks take up little room in your home and will provide you with a place to keep coats, sports bags, scarves, and handbags, preventing them from finding a home on your limited floor space.

9. Create bookshelves from inexpensive materials

Buy some inexpensive planks of wood from a hardware store and use stacks of your books to prop them up to make a shelf. It is also an excellent space saver, as you are using an item that needs to be stored to help store other items. It is also perfect for people with large libraries.

10. Reuse old trunks and chests

Trunks and chests are brilliant for storing extra bedding, and if you purchase one that has a flat top, it can also double as a coffee table. This is another storage solution that is excellent for frequent movers. You can just pick up the trunk and leave; there is no need to pack.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

Processing a tenancy application is not a quick process as there is a strict due diligence procedure that our office undertakes. Choosing the wrong tenant and not processing an application properly can lead to long-term issues.

The process starts from when the prospective tenant first makes contact with our office, views the property and this continues right up to the signing of the lease and all the other relevant documentation in relation to the tenancy (if they are successful).

 When completing the tenancy application form please do not rush it and make sure you complete every section of the document, if you do not complete the required application and submit all the required documents with the application this holds up your application from being processed.

 Not completing the application process also impairs our ability to properly carry out the required due diligence and therefore your application can fall further down the list while we wait on you to submit the missing details and documents.

 Please keep in mind… that most property managers review and start processing the applications that are completed correctly.

 We Suggest You Follow the Below Tips:

 1.      Fully complete your tenancy application form.

2.      Have your supporting documents such as ID, proof of income etc clearly scanned and emailed.

3.      If you are unsure about something contact the managing agent to clarify things prior to sending your application through.

 We totally understand that applying for a rental property can be stressful and time consuming, but you can save a lot of time by making sure your tenancy application is completed correctly and properly.

 One of the biggest concerns for a landlord is having the right tenant to rent their investment property. Carrying out the due diligence on a tenant before they move into the property is vital and requires proactive and a systematic approach.

 We can also say with 100% certainty that we would not submit an incomplete tenancy application to the owners/landlords for the sake of getting a property rented.

 Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

The Residential Tenancy Authority (RTA) is urging Queensland tenants to remain vigilant and to be alert when searching for their next rental property following increased reported activity in rental bond scams during COVID-19. 

Common scams can include online classified ads or social media posts from people pretending to be real property managers or owners that mislead tenants into paying deposits or bonds for rental properties that are sometimes fake or unavailable addresses. These unfortunate situations leave prospective tenants in the challenging position of trying to recover their losses which can be a long and drawn out process.

 Read on to see our top tips to help tenants safeguard their bond and rental property search.

 Your Rental Bond Rights and Obligations 

 A rental bond is a security deposit paid by the tenant at the start of the tenancy and refunded at the end of the tenancy, providing there is no money owed or damages to the rental property. Typically, bond money is paid before keys to the rental property are provided by the property manager/owner. 

 A bond should only be taken after the prospective tenant is given a copy of the proposed tenancy agreement. Where possible, the prospective tenants should inspect the rental property in-person and understand all terms and conditions in the proposed tenancy agreement before signing or paying any money. 

 Tenants can lodge their bond quickly, easily and securely online using the RTA’s Bond Lodgement Web Service. If the property manager/owner takes a bond, they must give the tenant a receipt and lodge it with the RTA within 10 days for safekeeping during the tenancy. It is an offence not to do so. 

 Top Tips to Safeguard Your Rental Property Search 

 Understand your tenancy rights and responsibilities before you rent. 

• Research your rental property online. This could include looking for images or information of the rental property and identifying if the details match. 

• Check that the person and the company listing the ad is real. If they said they are from an agency, look for more information such as the office number or location, check for other online listings, and explore their website and online profiles to ensure they are consistent and professional.

• Be cautious if the rental price seems lower than what would be a reasonable market rent for that type of property and/or location. 

• Where possible, inspect the property in person and do not pay a bond until you have received a copy of the proposed tenancy agreement. 

• Pay your bond securely online using RTA Web Services, or ensure you receive a receipt from the property owner/manager for any money paid (bond, rent etc.). 

• If you have been personally affected by a scam, you can make an official complaint to the Office of Fair Trading and/or your local police station. 

We hope these helpful tips give you a better understanding as your rights and obligations as a tenant.

Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

 Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

As the weather starts warming up it is time to start turning our minds to ways we can enjoy our homes once more. Greening up the home is a great way to improve mental health and reduce anxiety levels. 

But what if you do not have a lot of space, or even a garden to speak of? Please do not think this means you cannot grow your own food. All you will need is a few recycled containers, some seeds, and some time.

Here are five things simple things you can do to grow your own food inside.

1. Create A Seed-raising Tray

Rescue those empty toilet rolls, old yoghurt tubs or egg cartons from the recycling bin and put them to good use. Anything that you can pop on a plate or tray in a sunny window spot will work. You don’t need to spend any money or find special equipment.

2. Source Some Quality Seeds

Think about some of the things you can see yourself enjoying in your summer salads or veggie dishes and concentrate on getting those in seed form. From basil to tomatoes, chilli to parsley, herbs and fresh produce rarely taste as good from the supermarket as they do fresh from the garden. Now is the time to be planting if you are in a cool temperate zone, in preparation for the warmer weather. If you are wondering how to get those seeds, the internet is a great place to start.

3. Get Your Seeds Started in A Sunny Window

Once you have got your seeds and containers it is time to source your seed raising mix, which you can either make yourself or order from a local nursery. Fill the containers with soil and plant the seeds according to the packet directions and you will need to keep them growing for the next 4-6 weeks. Position the tray inside in a sunny windowsill and keep the soil moist. Keep the surface damp but not too wet. The best way to know if they are getting enough water is to tap the surface of the soil with your finger and if the soil sticks to your finger then it is damp enough. If they need water, provide this using a spray bottle on a gentle setting. You do not want to disrupt the little seed as it is trying sprout and grow.

4. Decide on Where Your Seedlings Will Live Permanently

Depending on your living situation you might want to plant these babies outside, or for those with a balcony, you will want to transfer them into pots eventually. If you are going to plant them in a garden, now is a good time to start preparing your garden bed. You can do this by making sure the soil in the garden bed is rich and nutritious, according to the seedlings’ preferred environment, which you can research online. If you would rather the plant live within easy reach of the kitchen, pots are a great way to keep them handy to throw into meals. Start thinking now about where they might live, whether it is on the balcony or the kitchen bench in a sunny spot.

5. Planting

With regular love and attention, the little seeds will start shooting in just a few short weeks, but they will not be ready to be planted until the weather is a bit warmer. This will mean they do not get affected by any sudden snaps of cold weather. For now, all you need to do is give them a warm spot with plenty of sun and check their water levels every few days to make sure they do not dry out.

Having limited space is no reason to think you cannot grow your own food. You do not need to go out and buy a bunch of things to start your own indoor garden. You could also get the kids involved, they can watch their own food grow from seeds and it also can be a great way for them to learn about food, and nutrition.

Our office takes property management seriously and we always ensure everything is documented in writing. Call our office today to get the best outcome for your investment property.

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With the summer months upon us it is understandable that air-conditioning to us is equally important as heating. There are several questions that need to be answered. For example, who is responsible for fixing/repairing a broken air-conditioner. Who pays for the repair?

What are the tenants and landlords’ rights and responsibilities?

The landlord is obligated to keep the air-conditioning in a functional state. If the air-conditioner breaks down, a tenant must contact the landlord or managing agent and inform them about the issue. The landlord then needs to take all reasonable steps to repair the air-conditioner.

Our office always suggests putting the request in writing. If the landlord refuses to repair the air-conditioner the tenant has the right to ask for a rent reduction in exchange for fixing/repairing the devise.

There are exceptions if a tenant is personally responsible for the damage due to improper handling and maintenance of the device. Tenants are obligated to keep the premises clean and to handle the devices according to the manufacturer’s recommendations. This means cleaning the filter on a regular basis.

Our office takes property management seriously! If you have any questions in relation to the above, please call Tracey Horsfall on 0437 850 135.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

The Residential Tenancies and Rooming Accommodation Act 2008 (the Act) is the law that governs renting a place to live in Queensland. The information below contains information and a summary of how the Act applies but should not be relied upon as legal advice for specific cases.

•  Abandoned is when the tenant leaves the premises permanently without ending the tenancy agreement.

• Lessors/agents are the people who give the tenants the right to live in the premises (e.g. the owners), or their representatives (e.g. real estate agents).

• Premises is the house, unit or caravan being rented.

• Tenants are the people who have been given the right to live in the premises.

• Tribunal is a court that makes final, legally binding decisions on tenancy disputes.

 A lessor/agent who believes on reasonable grounds that the premises is abandoned must formally

end the agreement before they can take possession of the premises and deal with any property left behind by the tenant.

Can lessors/agents go into premises they believe are abandoned?

 Lessors/agents may serve an Entry notice (Form 9) giving 24 hours’ notice to enter the premises for an inspection if they believe on reasonable grounds that the premises have been abandoned.

What are reasonable grounds?

 Many factors could be considered reasonable grounds including some or all of the following:

•  rent has not been paid

• a build-up of mail or newspapers still in the mailbox

• observations of neighbours or others that suggest the tenants have abandoned the premises

• the absence of household goods

• gas, telephone, and electricity services have been disconnected, or

• the tenant does not respond to attempts to contact them.

How can the tenancy agreement be ended?

There are two ways to end a tenancy agreement for abandonment.

1. The lessor/agent can apply to the Tribunal for an order saying the premises is abandoned. This way is recommended if there is doubt about whether the premises is abandoned or not. A tenant who disagrees with the order declaring the premises abandoned may apply to the Tribunal within 28 days of the decision to have it reviewed.

2. The lessor/agent can give the tenant an Abandonment termination notice (Form 15). This notice should be served to the tenant in the usual way such as by mail or hand delivered to the premises. A notice can only be sent via email when the tenant has agreed to receive electronic notifications in the rental agreement. If the tenant does not apply to the Tribunal within seven days to have the notice set aside, then the tenancy agreement will be ended seven days after the date the notice was issued.

If the former tenant is dissatisfied with the Abandonment termination order issued by the Tribunal, they can apply to the Tribunal within 28 days after the date of the order for the decision to be reviewed. If the Tribunal is then satisfied the premises were not abandoned, an order for compensation for expenses incurred by the former tenant may be made.

 Can lessors/agents claim compensation?

 The lessor/agent can apply to the Tribunal for compensation if they lose money, due to rent owing or costs for damages caused either during the tenancy or after abandonment.

 Can the rental bond be returned?

 The rental bond can be returned, but if an Abandonment termination notice has been served, the RTA cannot process a Refund of rental bond (Form 4) until the Abandonment termination notice has expired.

 Our office takes property management seriously! If you have any questions in relation to the above, please call Tracey Horsfall on 0437 850 135.

 Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

If a tenant would like to sub-let a room in a rental property, they must get written permission from the property manager/owner. Approved occupants should also be listed in the special terms of the tenancy agreement.

Rules of sub-letting

When a tenant named on an agreement gives another person the right to rent part, or all, of the property they are called a head-tenant. As a head-tenant, they have the same responsibilities as a property manager/owner. That includes providing the sub-tenant with:

• a written tenancy agreement

• an Entry condition report (Form 1a/b)

• The RTA's Pocket guide to tenants – houses and units (Form 17a)

• receipt for bond money paid (see below)

Any agreement between a head-tenant and sub-tenant should be in writing, and it is recommended to include arrangements for sharing bills (e.g. gas, electricity, or internet).

Whether occupants are co-tenants or sub-tenants depends on their specific circumstances and what has been agreed with the head-tenant.

If there is uncertainty about whether a person is classified as a tenant or a sub-tenant, you can call the RTA or make an urgent application to QCAT for a decision. The property manager/owner is not responsible for resolving disputes between tenants.

Bonds

All bonds must be lodged with the RTA, even when sub-letting or in boarder or lodger situations, failure to do so is an offence. All bond contributors must be listed on the form along with the amount paid. Anyone receiving a bond must give a receipt to the person who pays the bond to them. This could be the property manager/owner or head-tenant.

Leaving the property

Before leaving a share home, all tenants should pay their share of any costs for cleaning, damage, or unpaid rent.

Our office takes property management seriously! If you have any questions in relation to the above, please call Tracey Horsfall on 0437 850 135.

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast 

Breathe new life into your home after winter. Our complete spring-cleaning checklist guides you through a deep spring clean that will leave your home shining from the inside out.

This comprehensive spring-cleaning checklist offers an opportunity to get the whole family involved in tidying up.

Entryway

Sweep floors, Mop floors, Wipe walls, Wipe skirting boards, clean door and door frame, clean doormat, organize shoes, Hang jackets

Kitchen

Clean stovetop, Clean oven, Clean microwave, Clean dishwasher, Clean refrigerator, Wipe drawers and shelves in refrigerator and freezer, Defrost freezer, Discard old or expired food in pantry, fridge, and freezer, Clear countertops, Degrease cabinet doors and splash back, Remove items from cabinets and thoroughly clean inside, Clean fridge/freezer seal, Dust top of high surfaces including fridge, microwave/range hood, cabinets, Deodorize and degrease the kitchen drain, Wash dish rags and clean sponges, Wipe walls, Wipe skirting boards, Mop floors, Shake out dust or dirt from floor mats

Dining Room

Dust China in China cabinet, Launder and press table linens and tea towels, Polish silverware, Dust and polish furniture, Vacuum or spot clean chair cushions, Wipe walls, Wipe skirting boards, Clean light fixture, Dust blinds, Dust curtain rods, clean windowsills, Wash windows, Clean or vacuum curtains, Mop or vacuum floor, Shampoo rugs or carpet

Bathroom

Discard expired personal care products and makeup, and throw out old medications, clean makeup brushes, clean vanity, Wipe mirror, clean tub and shower, clean showerhead, replace shower curtain, Scrub tile grout, clean toilet, clean hardware, Sweep floors, Mop floors, Wipe walls, Wipe skirting boards and tiled ledges

Laundry

Clean washing machine, clean dryer vent, clean lint trap, Organize laundry supplies, Wipe walls, Wipe skirting boards, Mop floors

Bedrooms

Wipe skirting boards, Dust/polish furniture, donate unused clothing, organize cupboards and drawers, Wash bedding including sheets, pillows, duvets and bed skirts, Vacuum carpets, Flip mattress, Dust blinds, Dust curtain rods, clean windowsills, Wash windows, Clean or vacuum curtains, Mop or vacuum floors, Shampoo rugs or carpets

 Living Room

Dust/polish furniture, Wash slipcovers, Wash blankets and pillows, Vacuum sofa and chairs, Dust blinds, Dust curtain rods, clean windowsills, Wash windows, Clean or vacuum curtains, clean ceiling fans, Dust and clean lamp shades, Dust electronics, Dust, and clean décor, Sanitize remote controls, Mop or vacuum floors, Shampoo rugs or carpets

Kids’ Playroom

Sanitize plastic toys with soap and water, wash stuffed animals and soft toys, donate unused toys, organize toys, and play areas, Mop or vacuum floors, Shampoo rugs or carpets,

Office

Recycle unneeded paperwork, Dust and polish furniture, Dust bookshelf, Dust electronics, Sanitize keyboard and mouse

Garage

Declutter tools, sporting equipment and toys, Open garage door to air out the space, Wipe down walls, sweep floor, clean garage door, clean garage door frame, Replace batteries in garage door openers, clean windows

Throughout the House

Test and replace smoke alarm batteries, replace air filters as needed, clean air vents, Clean light fixtures, replace light bulbs as needed, sanitize door handles, Sanitize light switches

Remember…. Home is where the heart is – so spending your time spring cleaning your home is and can be good for your soul.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

or check out our website.

If a tenant doesn't pay all the rent on the day it is due; the following day they are 1 day in arrears.

The property manager/owner cannot issue a breach notice until the tenant is a certain number of days in arrears. This number varies depending on the type of tenancy agreement.

Breach Process

If the tenant falls more than 7 days behind in rent, the property manager/owner can issue a Notice to Remedy Breach (Form 11), giving them 7 days to pay the outstanding amount.

If the tenant pays the rent within the timeframe their agreement will continue. Keep in mind, any new rent may also be due during the breach process.

Notice to Leave

If the breach notice expires and the rent remains unpaid, the property manager/owner can give the tenant a Notice to Leave (Form 12), giving them a minimum of 7 days to move out.

If the tenant wants to dispute the notice they may apply for dispute resolution assistance with the RTA.

The tenant may also decide to pay all the rent due and ask the property manager/owner in writing if they can stay. This will be up to the property manager/owner’s discretion. If the property manager/owner agrees to let the tenant stay, this agreement should be in writing.

QCAT

If the tenant doesn't move out, the property manager/owner can lodge an urgent application directly with QCAT for an order to end the tenancy (this must be done within 14 days after the handover day).

The property manager/owner must be able to prove the breach warrants terminating the agreement. If the application is successful QCAT will make an order to end the tenancy and issue a Warrant of possession.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

The bathroom is the focal point of our morning routine – they should be calm, clean, and comfortable. And they should feel like a place of our own.

In the rental world, however, some bathrooms can be dimly lit boxes devoid of personality, with growing mould and grimy grout. But the good news is it doesn’t take much to turn a sanitary frown upside down. A touch of greenery, some gorgeous towels and features like a ladder can transform a rental bathroom from drab to fab in seconds.

Here are six ways to transform your bathroom into an oasis of tranquillity, without breaking the bank.

1. Replace the shower curtain

If your bathroom has a shower curtain, you can replace it. Adding a bold, colourful shower curtain is a great antidote to making your bathroom your own – and brings with it the added bonus of reversibility. Say goodbye to that grotty looking shower curtain – this brightly coloured curtain will inject just the right amount of personality into your bathroom.

2. Replace the toilet seat

Pick up a wooden seat to add some welcome contrast to your room, or simply buy an affordable new white toilet seat from your local hardware store and replace the old one.

3. Buy a simple bathmat

Adding a simple bathmat from the likes of Kmart, Linen House or IKEA into your bathroom serves a few functions: It hides the floor tiles, injects a welcome dose of personality, and keeps your feet warm in winter.

4. Accessorise

Adding funky bathroom accessories is the simplest way to personalise a bathroom or any room.

From towels and soap dispensers to toothbrush holders and storage solutions to hold all your bathroom essentials, there are a lot of cool options for bathroom accessories these days – and the best bit is, they’re affordable! Spend some time deciding what style you want to go for – for example marble vs. timber-look items. With the right bathroom essentials your bathroom can function well and look the part.

5. Dress up a ladder

Part storage solution, part fashion statement, ladders add a playful touch to any rental bathroom, and are easy to dress up. Start by hanging a few small plants from one of the rungs and a few hand towels from another. If you’re tight on space, consider removing the bottom two rungs, so that you can lean the ladder against the wall that’s behind your toilet. Bamboo ladders are perfect for displaying stylishly towels in a rental.

6. Pick up some wicker baskets

Nothing says sophistication quite like contrasting textures, which is why you should consider using rattan or wicker baskets as rubbish bins, storage solutions or ways to display plants. This is a particularly good idea if you’re trying to create a laidback, coastal aesthetic, as natural textures are a key component of this look. What’s more, the relaxed pieces are versatile: You can use them to store toilet rolls or toiletries, or as plant pots, to add a touch of greenery. 

Remember…. Home is where the heart is – so spending your time decorating your home is and can be good for your soul.

Our office takes property management seriously! Please call our office today as we are more than willing to help you with all your property management needs. 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram @totallyrentalsgoldcoast

or check out our website.