Welcome to Homburg Real Estate. As a tenant you are a valued part of our business and we would like to extend our hand to welcome you aboard. In the following, you will find a guide to your tenancy with us and a few extra bits of information that will help you settle into your new home.
The staff at Homburg Real Estate will endeavour to stay in touch with you during your tenancy and you are encouraged to do the same. With the communication lines open, you can rest assured that all of your concerns no matter how big or small will be dealt with in a professional and confidential manner.
The personal information collected by the Homburg team during your tenancy is necessary to manage your property effectively. This information may be disclosed to other parties as permitted by the Privacy Act 1988 including the Landlord, other Real Estate Agents and Trades people etc.
If you would like to access the information we hold on your personal status, please contact us and we will arrange an appointment for you to view this personal information. You can correct this information at any time should it prove to be inaccurate or incomplete.
It is important that we are kept advised of any changes to your personal details. If we are not made aware of changes to your personal information, we may not be able to manage your tenancy effectively.
What are the tenant’s responsibilities?
- Pay rent on time
- Keep the premises in a clean and tidy condition
- Not intentionally or negligently cause or allow damage to be caused to the premises
- Notify the agent when repairs are required
- Not use or allow the premises to be used for an illegal purpose
- Not fix any fixtures or make any alternations to the premises (including picture hooks, shelves for fences) without the agents permission
Tenancy Lease Terms
It is the Homburg standard office practice that properties are rented for terms of 6 or 12 months. On occasion periodic leases may be entered into although this specifically depends on the circumstances relating to the property.
A fixed term tenancy is a specified time agreed upon at the beginning of the tenancy.
A periodic term tenancy is an agreement (written, verbal or implied) for an indefinite period until it is lawfully terminated by either party or by the Residential Tenancies Tribunal.
At the commencement of your tenancy you are required to provide a security bond.
We are required in accordance with the Residential Tenancies Act to lodge your bond with the Office of Consumer and Business Affairs Residential Tenancies Branch within 30 days of receipt.
The Residential Tenancies Branch will forward a letter to you confirming the receipt of your bond. We recommend that you retain this letter for future reference.
It is important that your rent is paid on time. If for some reason you are late with your rental payments please contact the Homburg team immediately so that we can make alternative arrangements.
In accordance with the Residential Tenancies Act and your lease agreement, you are required to pay rent in advance.
Should you not abide by your obligations to pay rental instalments, our office practice is to follow the guidelines of the Residential Tenancies Act, issue a notice of breach and a request for a Tribunal Hearing will be made by our office for outstanding rent and possibly vacant possession.
Approximately three months prior to your lease expiring we will contact your landlord to inform them that the lease is about to expire and ask their intentions with the lease renewal.
If your landlord has informed us that they will not be renewing your lease we will advise you immediately and forward you a Vacating Guide to assist you with your vacation.
If your landlord confirms that they wish to renew for a further term (6 or 12 months), we will forward you a letter requesting confirmation of your intentions to renew the lease. Upon receiving confirmation from you we will either be in touch with you to negotiate the term or forward you a lease extension for execution.
Please note that if your landlord requests a periodic term then there is no requirement for a lease extension to be executed unless there are changes to the conditions of your existing lease.
Inspections Sheet or Property Condition Report
At commencement of your tenancy we complete a comprehensive inspection sheet. This is used to determine the condition of the property upon your occupation to ensure that it is returned to us in the same condition (not withstanding fair wear and tear) at time of vacating. It also ensures that you are not held responsible for damage at the expiry of your tenancy which may have been there prior to your occupation.
Your inspection sheet will be completed by your Homburg Property Manager and two copies issued to you at the commencement of your lease.
We encourage you to keep the inspection sheet for 14 days as you will notice more over this longer period rather than returning the inspection sheet in the first few days.
If you require more time to complete the inspection sheet, it is important that you contact your property manager to arrange an extension.
The inspection sheets generally contain;
Inspection sheet body – detailing the condition of each room, fixture, fittings etc Coloured photos – each room within the home, gardens and external
Routine inspections are conducted a minimum 3 times per year. Your inspection will not necessarily be conducted 3 months after your occupation. Inspections are conducted in specific areas on a specific month each year, generally routine inspections will be conducted in the middle of each month.
We are required by the Residential Tenancies Act to provide you with 7 to 14 days written notice of the upcoming inspection. This letter will specify the date and a two hour block period during which the inspection will be conducted.
We understand that you may not be able to be in attendance for the inspection. Unfortunately we are unable to reschedule unless under exceptional circumstances.
There is no requirement for you to be present for the inspection. If you are not present at the time of the inspection we will gain access with our master keys and leave a business card or inspection report so that you are aware that we have entered your property.
If you are unable to be present and there are maintenance issues or property concerns that you wish to bring to our attention, please leave a note and we will add these to our inspection report.
It is important when you notice a maintenance issue that you inform your Homburg Real Estate property manager as soon as possible. All maintenance problems are issued a job number and prioritised by your Property Manager.
Issues requiring attention by trades people require permission from your landlord prior to being addressed.
Once the landlords’ approval has been obtained, a work order is faxed directly to the specific trades person, who will then be in direct contact with you to arrange a convenient time to address the approved maintenance.
Master keys are kept by Homburg Real Estate. With your approval we are happy for our trades people to collect these keys should they require access while you are not home.
Please note that if you wish for trades people to address other maintenance issues they must firstly be reported to our office or the trades person must seek approval from us prior to the issue being addressed.
Understand that works carried out on the property by any person not approved under a work order from Homburg Real Estate will result in your liability to pay the account. Seek approval first.
All rental properties have been fitted with smoke detectors.
The compulsory installation of smoke alarms in dwellings aim to reduce the number of avoidable deaths and injuries in house hold fires.
Each year, more than 10,000 residential fires occur in Australia and about 170 Australians die and many more are permanently injured. The majority of deaths occur when people are asleep and are unable to react to a fire in their home.
In the event of a fire, a smoke alarm will give you precious time to;
- Respond and to alert people in the home
- Call the fire service and
- For fire fighters to arrive so they may save the lives of your loved ones and save the property
Maintenance – testing
It is important that you test the smoke detector once a month and when you return from an extended break to ensure that the smoke alarm is working. Press and hold the test button for 5 – 20 seconds or until the alarm sounds. (The unit may continue to alarm for a few minutes after you release the test button).
Test the backup battery of a 240- volt by isolating the power supply (main switch or circuit breaker) before pushing the button on the smoke detector.
At least every six months remove the dust, lint or cobwebs from the outside of the alarm using a soft brush attachment of a vacuum cleaner or a soft bristle brush. Clean inside the alarm only when there is visible build up. Very gentle application of a soft vacuum cleaner brush should be applied to protect the delicate electronic components. Test the alarm after cleaning.
Smoke alarms do not have indefinite life and will require periodical replacement, so testing is a very important process. This is particularly the case with in-built rechargeable batteries, which may not have a battery low warning beep facility.
If your smoke alarm is not working please inform us immediately so that we can arrange for an electrician to check the alarm.
It is important that you keep us up to date with any changes in contact numbers including email addresses, work and mobile numbers.
This information is required not only for our usage but also in the event of maintenance or emergency. For maintenance, so that our trades people can contact you promptly to address outstanding problems and in the case of emergency, we need to be able to contact you in event of the unthinkable.
It is important that you clean your air conditioner filters on a regular basis. This ensures that your air conditioner will continue to perform in peak condition and to maintain pure air quality for the occupants of the property.
Synthetic Filters (only)
To clean your filters, remove it from the air conditioner and clean with a mild detergent and luke-warm water. Ensure that you thoroughly rinse and dry the filter before replacing it in the unit.
If the filter is not synthetic, please contact your Property Manager for further information and cleaning instructions.
It is extremely important that you do not pour fats/oils and other food scraps down the drains.
Over long periods of time this will cause problems with the drains and septic system. It will result in inconvenience to you as the tenant with drains backing up and not draining away properly. It is also detrimental to the environment.
Do not flush sanity products, disposable nappies or nappy wipes down the toilet. These items do not break down and cause obstruction in the drainage system. If these items are flushed and cause a blockage you will be held responsible for the costs of repair.
Hot Water Service
How to recognise abnormal operation of your hot water service.
Pressure and temperature relief valve running – It is normal for these valves to allow a small quantity of water to escape during the heating cycle as the unit expands and contracts. The amount of discharge will depend on hot water usage. As a guide, if it discharges more than 20 litres in 24 hours, there may be a problem.
Continuous Trickle – Likely build up of foreign matter within the relief valve. Try gently raising the valve lever on the pressure and temperature relief valve for a few seconds, these valves will release water so be aware that one of the valves will emit hot water. This may dislodge small particles of foreign matter and rectify the fault. Lower the lever gently.
Steady Flow – The most common cause of a steady stream of water from a hot water service is a faulty valve. Lift the lever and allow water to stream from the valve. Release. If the valve is still emitting a steady flow, please report to the Homburg office and we will arrange for a plumber to attend and replace the valve.
No Hot Water – Check that the pressure limiting valve is not running and if so, how much water is it loosing – see above. Check that a hot water outlet is not open e.g. Shower is running or tap left on.
Carefully review your family’s water consumption. Have you used all of the hot water? On average (depending on length), a 250 litre hot water service should provide 6 showers. Did you wash in hot water? If you are quite sure that you could not have consumed all the hot water, check your meter box. Has the isolation switch tripped? Most hot water services have a heating element and a thermostat; these are consumable products and need to be replaced from time to time. If you have not consumed your hot water, it is possible that the element or thermostat is faulty and requires replacement. Please contact your property manager and we will arrange for a plumber to attend to replace/repair your hot water service.
Sub-letting and Assignment
It is a requirement of your lease for you to seek permission from us if you wish for another person to occupy the property for a period of 21 days or longer.
We require the person to submit an application for residential tenancy requesting permission to reside at the property under your current lease term. We then process their application and check references to ensure they are a suitable sub-tenant.
The landlord is then requested to grant permission for a sub-tenant to occupy the property. If permission is granted the sub-tenant is only permitted to reside at the property under your current lease.
As the primary tenant of the property, it is YOUR RESPONSIBLITY to ensure rent is paid in full and on time and that the property sustains no damage. If damage does occur and rent is not paid, it will be YOUR bond which is claimed against.
For further information please contact Homburg Real Estate
So you are vacating the property?
You must confirm with us in writing your intention to vacate.
We will forward you a letter confirming your vacation date and the time and date that we have scheduled your Final Inspection.
To assist you with your vacation we will attach the following documents because we know that there are so many things to think of and to pack at this busy time.
- Final Inspection Checklist – to prepare you for the final inspection
- Re-direction of Mail Checklist – noting those people you need to advise that you are changing you address.
- Recommended Specialist Guide – a list of cleaners, gardeners etc to assist you if you run short on time and require professional help.
- Utility Disconnection and Reconnection form – by completing the document and returning it to your friendly Homburg team member, we can arrange for the disconnection of your power supply, telephone etc at this property, and also have it connected to your new home. We understand that moving house is a stressful and busy time and we are here to help you make your relocation as easy as possible.
Break of Lease
If you have entered into a fixed term lease i.e. 6 or 12 month term and decide during this term that you wish to break your lease and vacate the property, you will need to be aware of the following;
Please contact Homburg Real Estate immediately to advise us of your intention.
We will forward you a Tenant Break of Lease Agent Authority Form for your execution. This form outlines your obligations which you must acknowledge prior to us assisting you to locate a suitable replacement tenant.
Your obligations are as follows:
- You are required to pay rent and maintain the property condition including gardens until such time as a suitable replacement tenant is located and approved via our office by your landlord. The standard tenant selection procedures apply to all applicants.
- You will be responsible for a break of lease fee and a portion of advertising in accordance with the Residential Tenancy Tribunal Guidelines (Fact Sheet 4).
Ensure that you direct any enquiries from prospective applicants regarding weekly rent, lease term, fixtures and fittings to the Property Manager. These types of questions must be answered with care and are fraught with legal repercussions. It is extremely important, that even with the best of intentions you do not give out information that could be incorrect.
Showing perspective applicants through the property may lessen the vacancy time between your vacation and the commencement of a new tenant. If you are breaking your lease, then allowing access for show throughs will reduce your costs.
Under break lease, if the property is not let at the time you vacate, we will commence our advertising for which you will be partially liable. Average cost of advertising is approximately $25 per week. We will also include the property on our vacancy list and distribute it to interested parties.
You bond will be retained until such time as a suitable replacement tenant is located.
We will conduct a vacation inspection following your departure. This inspection is to ensure that the property is in a sound condition and suitable to show prospective tenants. This vacation inspection will not necessarily be your final inspection.
If the property remains untenanted for a long period prior to a replacement tenant being found you will be responsible to re-clean the property to inspection standards.
A final inspection will be conducted once we have located a replacement tenant and they have signed a lease over the property. Following the placement of a suitable tenant we will advise you of their lease commencement and you will then need to co-ordinate cleaning of the property for Final Inspection (if requested by the Property Manager). The Final Inspection will be conducted and the End of Tenancy Summary completed. A copy of the Summary can be collected from our office.
The refund of your bond can take anywhere from 2 – 4 weeks to be released, following due process by our office. Following your vacation an End of Tenancy Summary will be completed to determine if there is any outstanding rent, water charges and/or damage or repairs needing to be claimed against your bond.
If there is no claim on your bond we will forward a Bond Refund Form to the Office of Business and Consumer Affairs and request that they release you bond in full.
You can complete an Individual EFT Payment Request form at our office which authorises for your bond to be deposited directly into the bank account of your choice. Alternatively, you will be forwarded a cheque.
If you are permitted to keep a pet at the property, please ensure that you regularly collect and dispose of any faeces. Under your obligations as a pet owner authorised by Homburg Real Estate, your obligations extend to all imposed conditions of the Residential Tenancy Agreement.
Once registered, your dog will have a registration tag to wear on its collar to identify the dog and you as its owner. As a dog owner you are required to notify the council as soon as possible if;
- The dog is moved to different premises
- The dog dies or is missing for more than 72 hours
- Ownership of the dog is transferred to another person
Failure to obey the registration laws incurs hefty fines. Registration is minimal, so there is no excuse not to register your pet.
Household Contents Insurance
It is the tenant’s responsibility to insure his or her own household contents. This is not the responsibility of the landlord. The landlord is only required to insure the building and the liabilities attached to the building. We would highly recommend that you obtain household contents insurance. If you are unsure how to do this please contact the Homburg Real Estate team.