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FAQ

Online resources are available at the following web address: http://blackburne.buzka.com/FAQ/

Background information on renting a property

Listed below are answers to questions that you may have before, during or at the end of your tenancy. To find out more, simply click on the headings below.

Search for a Property
The property search function allows you to search for properties that suit your particular requirements. Simply enter the information required and then browse the selection.

We ask that you view any property from the kerbside. To organise an inspection, please telephone us on 9429 5777, call our “Leasing Hotline” on 0433 998 975 or email us by clicking on the “Contact Us” section and providing the required details. Our Leasing Manager will then make a suitable time with you to view the property.

Renting Advice & Guide
Whether you are becoming a tenant for the first time, or have rented property for some time, there is some basic information that will make selecting your next home easier and more convenient.

Before you rent:

  • If you are looking to rent a property, make sure it will suit your needs and that you are well prepared for what you need to do before to move in.
  • Finding your new place to live can often be time consuming, so you can expect to spend a lot of your spare time inspecting prospective places to live.
  • How much can you afford to spend on renting a property? Remember you will need the cost of your bond (usually four weeks rent in advance) before you move into the property. Consider your additional expenses such as removalist costs, truck hire, connection of gas, electricity, telephone (including internet access and pay/cable TV if required).
  • When you find a suitable property, look at parking facilities, nearby bus routes, shopping, schools, parks, restaurants, movie theatres, sporting complexes, universities. How far are you from your family and friends? Is it close to where you currently work or study?
  • Most properties that you will be inspecting will be either ready to rent or available very soon.
  • Find out what is included (eg. car parking space, do you require a place where pets are allowed, how many people can live in the rental property, etc).
  • Do you have any special requirements or needs from a prospective new home? Ask yourself how many bedrooms and bathrooms do you require? Would you prefer heating and/or cooling, a dishwasher, pool, an entertaining area?
  • Rental agreements are usually on a minimum 6 month basis and you will need to sign a lease. The lease will most likely be for the minimum six months, and you will have to make an initial payment equivalent to just over 7 weeks rent (ie. 4 weeks rent as bond, a letting fee equal to one week’s rent, two weeks rent paid in advance, plus stamp duty costs on the lease document). Make sure that you carefully read all the paperwork that your asset manager has prepared and that you will be required to sign, and ensure that you understand it.
  • Your Bond is like a deposit. It will be returned to you once you leave (as long as you have not caused any damage to the property beyond normal use), so it is important for you to note any damage and tell your property asset manager before you move in.
  • All the above applies whether you rent a house, townhouse apartment or unit.

Frequently Asked Questions

Before moving into the property
Q. How much do you need to outlay for renting a property?
A. You will be required to pay the equivalent of 7 weeks of the rent (to be paid in cash or bank cheque). 4 weeks is allocated to the bond, 1 week as a letting fee, AND 2 weeks rent in advance.

Q. If you see a property you like, how do you arrange to inspect it?
A. You will need to contact our office and arrange to meet with our Leasing Manager at the property. You can either call us by telephone on 9429 5777, calling our “Leasing Hotline” on 0433 998 975 or email by clicking the “Contact Us” section on the website and completing the requested information.

Q. How do you apply for a property that you would like to rent?
A. You will be required to complete an application form in full. You will need to list your previous residential addresses. You will also be required to supply us with your employment history. You will need to produce identification (usually a copy of your drivers licence is sufficient and/or a copy of your birth certificate or passport).

Q. How long will it take for your application to be processed?
A. Under normal circumstances your application can be processed within a few hours, but it is generally advisable to allow 24 hours, as long as you have provided all details required. Your property manager will notify you of the approval outcome of your application.

Q. Do you need contents insurance.
A. Whilst not required by law, our advice is that it is always preferable for you to protect your belongings from risk by taking out an appropriate level of cover.

Your Privacy & Access to the property
Q. Can the owner of the property enter your home without your permission?
A. The landlord/agent may only enter their rental premises by mutual agreement with the tenant or by issuing the tenant with an entry notice giving the appropriate notice (usually between 7 & 14 days, but can be shorter notice if “reasonable”, such as 24 hours). The time frame varies due to the circumstances surrounding the reason for entry.

Q. You have been advised of a scheduled routine inspection but do not wish to have the real estate agent in the house while you are not home, and you can’t be there because of work during the day. Can you insist on an after hours inspection?
A. You cannot refuse entry to a property manager or property owner if the correct notice has been given and the proposed time of entry is deemed to be reasonable. If you are unable to attend you can arrange for a friend or relative to be present; otherwise the property manager will enter the property using the management company’s keys.

Q. The property you rent is for sale. How much notice do you need to be given for the agent to bring a prospective buyer through to inspect?
A. The agent can inspect the property by mutual agreement with the tenant. They must first provide you with reasonable notice and can then show a prospective buyer through at any reasonable hour and on a reasonable number of occasions.

Q. You change the locks at the property you rent for security reasons. Do you need to provide the property management company with a copy of the keys?
A. If you change the locks, you must request permission to do so in writing prior to changing locks and supply the agent with a copy of the key unless special arrangements have been made and agreed to in writing that a duplicate set of keys not be provided to the agent. You need to be aware that locks can only be changed if you have a reasonable excuse for doing so, or if the agent agrees to your written request for the change. If the agent does not agree, you can apply to the courts to have a decision made by them. The same applies to the real estate agent if they wish to have the locks changed. Under the Residential Tenancies Act, if you or the agent unlawfully change the locks, a fine may be imposed.

Maintenance & Repairs
Q. Can you with-hold your rent if the landlord refuses to carry out maintenance at your property?
A. No, it is an offence under the Residential Tenancies Act.

Q. What action can you take if you have urgent maintenance?
A. Blackburne Real Estate has an after hours 24 hour emergency maintenance number. During office hours, call your property manager on 9429 5777 or after hours, simply call 0418 924 541 and you will be advised of the type of repairs and maintenance that are deemed “emergency” and/or “urgent” and the required procedure that you must follow in order to initiate the repairs and ensure that you are not left having to pay the cost of those repairs.

Q. While mowing the lawn, a stone hit the window and broke it. Will you have to pay to replace the glass?
A. The property owner can generally claim accidental glass breakage on their householder’s insurance policy, but if there is an excess to pay on the claim, the amount of excess will be your responsibility.

Q. Will you have to pay to get rid of pests and rodents?
A. Your house should have been pest controlled and be free of pests and rodents prior to you moving in, however, it is the tenant’s responsibility to keep the property free of pests and rodents unless specifically stated otherwise on the tenancy agreement.

Q. The hot water doesn’t last long enough for all occupants of the house to shower at night. The system has been checked and is in good working order, but it just isn’t big enough to cope. Is the landlord obliged to supply you with a larger hot water system?
A. Since the hot water system is working correctly, you can request that the landlord supply a larger one. However, since there is no actual fault with the system the property owner is not obliged to supply a larger one. In such an event, you may find that you will need to restructure your usage of the hot water.

Q. You called the agent to organise a repair to the toilet because it was blocked. They organised a plumber, who came out the same day and unblocked the toilet. In doing so, it was found that one of your children had flushed a toy down the toilet and it got stuck and the agent is now sending you the bill for the repair. Do you have to pay?
A. Yes. Since the reason the toilet blocked was due to your child flushing a toy down the toilet, and the blockage was not caused by the toilet being faulty or by being used in its normal manner, you will have to pay the plumbing bill.

Your rights as a Tenant
Q. You have another 3 months left on your lease, but you need to, or would like to get out of it early?
A. If you are on a fixed-term tenancy agreement, your obligations are to continue to pay rent until the tenancy agreement expires, or until someone else moves into the property at the same rent. If this occurs, you will be liable for all costs associated with breaking the lease, including advertising charges. If this problem does arise, contact your property manager, as every case if different.

Q. You have a neighbour whose dogs bark constantly. Is your property manager responsible for taking action?
A. No. You will firstly need to talk with the owners of the barking dog about the situation. If there is no change then contact your local council and lodge a formal complaint.

Q. Your rental property has a sprinkler system which you have used regularly to water the gardens, and have now been issued with an excess water bill. You feel you have been penalised for doing the owner a service by maintaining the gardens. Should you have to pay the bill?
A. Yes. By entering into a tenancy agreement you have accepted responsibility of maintaining the property. If you had allowed the gardens to deteriorate, you would have been responsible for their restoration.

Q. You would like your friend to move in with you but do not want their name on the lease. Is there anyone you have to notify?
A. Yes, you should advise your property manager of the person’s name and that they are to be added as an approved applicant only.

Q. You have been approved for a property and have given the agency a holding deposit, however you have now decided you don’t want to take the property. Is your deposit refundable?
A. Once a holding deposit is paid on a property, the property manager will advise you whether your Application has been accepted or declined. If you change your mind prior to being accepted, your holding deposit is refundable, but if you change your mind after being advised that your Application has been accepted, then the holding deposit is non-refundable.

Q. Can the landlord increase your rent after you have signed the tenancy agreement?
A. The rent can only be increased in a fixed term tenancy if your tenancy agreement allows for it. If it doesn’t, the landlord must wait until your tenancy agreement expires and they must give you the required notice.

Moving out of the property
Q. How do you ensure you will get your full bond back on vacating the property?
A. You should ensure that your rent is completely paid up to the date you hand your keys back. Also make sure that the house is left in a clean and tidy condition. Your property manager will be able to give you a list of things that need to be done on vacation.

Q. You recently applied for a house and were rejected because your name was listed on a database for defaulting tenants. What does this mean?
A. Tenancy information databases hold information on tenants who have previously defaulted under a tenancy agreement. This information is accessible to real estate agents to find out if a prospective tenant has had a bad rental history. You should contact the property management company that refused your application and ask if they can direct you to the real estate company which listed you, so you can clear up the matter. Tenants should be aware that hiding their rental history is a thing of the past.

Q. After your final inspection is carried out, if the property manager is not happy with the condition of the property, will you get the opportunity to go back and do what is required?
A. Yes. When the property manager re-inspects the property again and they are still not happy, they will engage their own tradespeople to carry out the work that is required.

Q. Upon vacating the property will you need to have your carpets professionally steam cleaned?
A. Yes. You will also need to produce a receipt or invoice to your property manager.

Q. When your tenancy agreement expires, are you able to just hand in your keys?
A. If you have a lease for a fixed period of time (eg. 6 or 12 months), your tenancy period ends on the date noted. As a courtesy, you would usually be requested by your property manager to provide at least 21 days notice in writing of your intention to vacate.
If your have a periodic tenancy lease (ie. month by month), you are required to provide not less than 21 days notice to your property manager of your intention to vacate.