Tenant Guide
At PAN PROPERTIES, we attempt to ensure that your
renting process is as well informed as possible, thus the creation of this
guide for you. It should answer some of the questions you may have.
BEFORE YOU MOVE IN
Before choosing a particular property to rent, it is
important to take a number of things into consideration:
• Is the house
/ flat close to public transport, friends, shops, work, school?
• Is it noisy
– is it near a busy road? Can you put up with the noise?
• What’s the
parking like?
• Is there
good security – are there locks on the windows and doors?
• Does the
place need repairs – if so will the landlord carry out any necessary repairs
before you move in? Do you have this in writing?
• What is the
monthly rent? How often do you have to pay?
• How is the
rent paid? Does the landlord collect? Do you pay to the agent?
DOCUMENTS YOU SHOULD GET
It is recommended that you should request to have a
tenancy agreement. This agreement should be in writing. Once you sign the
agreement you must receive a copy of it.
The tenancy agreement comes in two parts:
• Part 1 – The
terms of the agreement. This sets out what you and your landlord agree to do
during the tenancy.
• Part 2 – An
inventory list. This describes the condition of the premises at the time you
move in, the number of keys included as well as the items included in the tenancy.
You should attempt to go through the inventory list
with your agent in detail at the commencement of the tenancy or make note of
any items that are missing or anything that might not be working and report
that to the agent as soon as possible.
The tenancy document will also be officially stamped.
It is important you understand what you are agreeing
to before you sign the terms of the agreement. If you have difficulty reading
English, you will need to ask someone who speaks your language to interpret the
agreement for you.
ENTRY COSTS
You will usually be required to pay rent in advance
from the first day of your tenancy:
• 1 month rent
in advance
In addition, you will usually be asked to pay a
security bond. This is a form of security for the landlord in case you owe
money for rent or damage to the premises at the end of the tenancy.
• Equal to 2
months’ rent
Finally, you are also required to pay
• A utilities
deposit equal to 1/2 month’s rent; and
• Stamping
fees for the tenancy agreement.
RENT
You and the landlord should agree on the rent you will
pay and the method of payment before you move in. Make sure these arrangements
are written into your tenancy agreement.
ACCESS, PRIVACY, LOCKS AND SECURITY
Keys
At the start of the tenancy, tenants must be given a
set(s) of keys and all other lock opening devices, swipe cards, remote
controls, etc., so that they can enter and secure any part of the premises.
This includes keys to any door, window, or letterbox locks. Under no
circumstances can any tenant be charged a separate fee, bond or deposit for
keys.
Privacy
Tenants have a basic right to privacy and quiet
enjoyment of the premises that must be respected by their landlord.
The landlord must make sure they, or anybody else on
their behalf, do not interrupt the tenant’s reasonable peace, comfort and quiet
enjoyment of the premises.
Renting costs
When you sign a new tenancy and move in to your new
rented home, you will have a number of one-off and on-going expenses.
Your one-off expenses could include:
• Gas
connection
• Setting up
an account with a telephone service provider
• Setting up
an account with an internet service provider
Your on-going expenses will include paying rent,
paying other bills such as for electricity and gas.
DURING THE TENANCY
Non-urgent repairs and maintenance
The landlord or agent must make sure the premises are
reasonably clean and fit to live in when you move in. The landlord or agent
must then maintain the premises to a reasonable standard by carrying out
repairs and maintenance if needed.
You must not attach any fixture or make any
renovation, alteration or addition to the premises without written permission
from the landlord or agent.
You must not intentionally or negligently damage the
premises. You are responsible for damage caused by other occupants of the
premises or any person you allow on the premises.
You must notify the landlord or agent of any damage to
the premises as soon as possible, regardless of who or what caused the damage.
It is a good idea to put it in writing.
Urgent repairs
An urgent repair is when something breaks that may
make the premises unfit to live in or cause a potential safety risk or
interrupt access to water, gas or electricity supplies. If the premises need
urgent repairs, tell the landlord or agent immediately.
The landlord or agent is then obliged to organize
urgent repairs as soon as reasonably possible.
Your tenancy agreement may have trades people listed
that you could use.
ENDING THE TENANCY
Written notice must be given by either landlord or
tenant if a tenancy agreement is to be ended.
Notice periods
You have to ensure that you follow the instructions as
set out in your tenancy agreement on how to provide notice. This usually has to
be done in writing.
Breaking the tenancy agreement early
If you want to end the tenancy agreement early you
should give as much notice as possible, preferably in writing. Keep a copy of
the letter.
Breaking an agreement can be costly to you. A landlord
can claim compensation for any loss suffered as a result of you ending a tenancy
agreement early, so try and come to an agreement with the landlord / agent.
Leaving the premises
It is your responsibility to leave the premises as
near as possible in the same condition, fair wear and tear excepted, as set out
in the original condition report.
Landlords may want to claim some or all of the bond
for themselves if they believe you have damaged the premises, breached your
agreement or owe rent.
TIPS FOR PROBLEM-FREE RENTING
The following may assist you in avoiding problems:
• Make sure
you have read and understood the tenancy agreement before you sign it
• Keep a copy
of the tenancy agreement
• Keep a copy
of the inventory list:
- it will be
needed at the end of the tenancy when a final inspection is done
- if the landlord/agent
disputes the return of the bond at the end of the tenancy, an inventory list
may help a tenant prove that the bond should be refunded to them
• Do not
interfere with the peace, comfort or privacy of your neighbours
• Confirm
anything you agree to in writing and send your landlord or agent a copy
• Take good
care of your home and treat it as if you own it
• Comply with
all the requirements of your tenancy agreement
• Notify your
landlord / agent as soon as you become aware of a problem:
- let them
know in person (you could take someone with you to act as a witness) or by
phone and then follow up with a letter confirming what was said
- any follow
up letter should clearly outline the problem, what you want done and the
history of your complaint ie. When you first made contact etc.
• Keep a diary
of your conversations with the landlord / agent – record all the times and
dates of conversations, who you spoke to and what they agreed to do.
• Keep copies
of all your letters to the landlord/agent
• Contact your
landlord immediately if you need an urgent repair
• If you are
having difficulty in paying the rent, you should notify your landlord
immediately
• Don’t move
out without giving the required notice as you may end up losing your bond or
having to pay compensation to the landlord
• Leave the
premises in the condition in which you found them, fair wear and tear excepted
• Take all
your belongings with you when you leave.
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