Pacific Palms Real Estate Permanent Rentals
Before the lease starts
Inspecting the property.
We require all applicants to personally inspect the relevant property, before their application is approved. Appointments for inspections can be made by telephoning our Smiths Lake office, on (02) 6554 4800.
Completing the application
After inspecting the property, you can submit an application.
Be sure to complete all details in full, and provide the requested supporting documentation. This will help to have your application dealt with promptly.
Normally, you will be notified within 48 hours as to whether your application has been approved. At that time, the commencement date and length of the lease is confirmed.
Signing the Lease
At the time you pay the reservation fee, an appointment will be made with you, for the purpose of signing the lease agreement. This is a standard Residential Tenancy Agreement, as set out in the relevant regulations. It contains all requirements for both tenant and landlord. On signing the agreement, you will be provided with:
- A copy of the agreement
- The Condition Report (already completed by one of our Agents). This must be completed, dated, signed and returned to our office within seven (7) days
- A set of keys for each person signing the agreement
- A tenant reference code, to be used as your reference when making rent payments
The Initial Payment
At the time of signing the lease agreement, you will be required to pay:
- Two weeks rent, so at that time you will be two weeks in advance.
- The rental bond: the general amount payable is equivalent to four (4) weeks rent,.
** Please note that your initial payment can be paid by bank cheque, cash or Money order only. (this only)
Things to do before you move in:
- Ensure that the gas, electricity, and telephone are connected and in your name. Country Energy: 132356 – Telstra: 132200
- We strongly recommend you have contents insurance on your possessions. The owner’s insurance cannot under any circumstances cover your goods.
During the tenancy
Paying your rent
Rent must be paid on or before the due date.
All rent payments should be made via EFT (Electronic Funds Transfer) into our nominated bank account. Internet transfers can also be arranged.
Please note our office is a cashless office. We do not hold cash on the premises and therefore cannot give change.
Things to remember
- Where there are lawns and gardens, you need to water and generally maintain them, and the grounds.
- Regular inspections of the property will be carried out by us and/or the owner. You will be given at least seven (7) days written notice.
- If you change work or any contact telephone numbers, please let us know.
- If you wish to have a second phone line installed, put up picture hooks and/or have Austar connected, you need to make your request in writing.
- If you are leasing a strata title unit, you are required to obey the by-laws that apply.
- You will be invoiced for the water you use. This is calculated using meter readings, if the property is separately metered. If it isn’t then you don’t pay. The account should be paid directly into our bank account, using your TENANT CODE AS YOUR REFERENCE, and should be made separately to your rent payment.
Ending your tenancy
Be sure you give the required notice (per the Residential Tenancy Act) to terminate your tenancy.
If your lease agreement is about to expire:
- Fourteen (14) days written notice is required. That means we have to receive your notice at least 14 days before the day you plan to vacate. Of course the day you vacate must be after the lease expiry date. If your lease has already expired:
- Twenty one days (21 days) written notice must be given. If it is during the fixed term of the lease agreement: Notice does not actually apply because you will be effectively ‘breaking your lease’. In this case, you will be responsible for:
- Rent up until a new tenant signs a residential tenancy agreement on the property
- Any agreed expenses incurred in advertising to re-let the property
- A re-letting fee
We will promptly respond to your notice, confirming the details and scheduling a pre-vacating inspection.
Just before you vacate, we will inspect the property (usually about one and half weeks before you vacate). This is for two reasons:
- To inspect the property with you and determine what needs to be done, and identify any potential issues. This is to avoid problems and inconvenience at the time of vacating. The last thing you need after you’ve moved into another premises, is to be dealing with matters from the ‘old place’. Experience tells us it is much easier for all concerned if everything is covered while you’re still living there.
- So we can report to the owner, any maintenance or improvements that might be required. It gives us a chance to make suggestions and arrange for them to be carried out before the next tenancy.
Usually at this inspection, we arrange a time for the end of tenancy inspection.
End of tenancy inspection
On the final day of your tenancy, that is:
- After all items have been removed and the keys handed into our office;
- The property is thoroughly cleaned and;
- If applicable, all lawns mowed & edged, garden weeded and roof gutters cleared.
We meet with you at the property to complete the final inspection.
This is a thorough inspection to ensure that everything is in order. The requirement is for the property to be left in the same condition as it was at the beginning of tenancy, taking into account reasonable wear and tear.
The ‘Residential Premises Condition Report’ and any photographs are used for this purpose.
At the end of the inspection we take the keys and your forwarding address (if not already provided), and if everything is in order, attend to processing your bond.
When an owner requires vacant possession
If the owner wishes to end the tenancy, the following applies.
If your lease agreement is about to expire:
- The owner is required to give you fourteen (14) days written notice. This can also be issued on the last day of the tenancy agreement.
If your lease agreement has expired:
- The owner is required to give you ninety (90) days written notice.
If the property has sold and the lease agreement has expired:
- The owner may terminate the agreement by giving thirty (30) days written notice, on the exchange of contracts for sale.