One of the biggest questions often asked by prospective tenants is ‘where do I start’, ‘what do I do’, ‘and what documentation will I need’?
The information below will answer most of these questions and help you find a suitable property much easier.
When deciding to rent a property you need to ask yourself:
- Where would I/we be happy living?
- Do I need to be close to the station or bus stop?
- Do I need a garage?
- How many bedrooms do I need?
- Must I have a house or will a town house, villa or unit be suitable?
- If you are single are you considering sharing with someone?
- If you have a small child would a unit be suitable?
- How much can I realistically afford to pay?
The answers to the above questions will help you refine your search considerably. For example a property with a garage will cost more than one with a car port, a property within walking distance to the station will cost more than one where you need public transport to the station.
If you are considering sharing then you would be best to have the property in your name only, then, if your flat/house mate does not work out it’s easier to ask them to leave. Remember, its little things that can make the difference between harmony and torment. Money is the most common cause of dispute. Make sure you work out your budget and how bills will be paid.
Please note that by law you cannot sub-let without the consent of the landlord.
So how do you find a property?
Look in the classified ads in the local newspapers
Look on the local agent’s web sites or visit realestate.com.au and domain.com.au
Visit you local Starr Partners office and collect a list of available rental properties
A good start is to ring your local Starr Partners office and provide them with a wish list whilst at the same time determine the price ranges of rental properties in the various suburbs they service.
Arranging inspections
Simply ring your local Starr Partners office to make an appointment to view an advertised property, or enquire about what other properties are currently available.
Alternatively you can make enquiries to see if properties will be open for inspection then plan your viewing day in advance.
Take your time viewing properties
Looking around rental properties can be a bit of a whistle-stop tour but if you find somewhere you like take the time to check everything carefully. Does it have air-conditioning, a decent yard (or none)? What about the neighbours? What are the showers like? Are the windows in good condition? These matters can all be forgotten in the heat of the moment. Make a checklist to take with you when viewing properties you really like.
Making an application
On the Starr Partners web site is a link under rentals where you can make an application on-line before you even see a property, this will save time if after inspecting property you find one that meets your needs.
You will need photo identification, proof of employment and income, proof of your current address and if you are currently renting or have rented before, a copy of your payment ledger obtained from your previous agent.
Some offices will only take one application for a property at a time whilst others may take several on the same property. You need to be aware of which process your selected agency uses.
At the time of making an application you will be asked to either place a holding deposit or a reservation fee of one week’s rent. This can depend on the specific office you are dealing with. Please note that if your application is refused you will be unable to receive your refund until your cheque has been cleared. Your refund will always be by cheque irrespective of how you paid it.
Application approved
Once your application has been approved you will be asked to meet your representative to sign the lease agreement. You will be afforded plenty of time to read the document before signing. When attending the appointment to sign the lease you will be advised of what monies must be paid. Please note that most offices require either a bank cheque or a money order.
After signing
You will be given 2 copies of a document called an ingoing inspection/condition report. Your responsibility regarding this is to:
Ensure you spend sufficient time to examine the report carefully (this is the report provided by the agent at the time you sign the lease). Take note of little things, such as: existing dust/cobwebs on blinds, grimy kitchen cupboards, dirty filters in stove range hoods, scratches on polished floors, any marks on carpet, marks on doors and walls, built-up dust on ceiling fans, missing light bulbs, weeds in garden beds, neatness of lawn/garden, general condition of exterior paintwork, whether guttering is intact, etc. The more detailed you make your initial report, the easier it will be for you when you leave.
It’s important to check that all appliances are in good working order, and if they are not make a note of this fact. The same applies to the exterior of the premises.
You will need to return a copy of this report along with any notes within 7 days of your signing of your lease. Any discrepancies will then be reviewed.
If you do not return the report the office copy will be used as a guide to any unfair wear and tear on the property when you vacate.
Rental bond
Your rental bond will be lodged with the NSW Department of Fair Trading. The bond is held by them as security against damage, undue wear and tear or cleaning after you vacate.
Be sure to protect your bond, by leaving your property in the same condition as when you first took up occupancy. Once you leave, the agent will inspect the property and compare the condition at the end of your tenancy with the condition it was in at the beginning. Except for fair wear and tear you can be made responsible for any cleaning, outstanding rent or damage. Don’t forget, your bond is usually equal to 4 weeks rent for unfurnished premises and 6 weeks rent for furnished premises. If you’re paying $250 per week then your bond is $1000 – so make sure to leave your property looking good so your bond can be returned.
Rental payments and rent arrears
Each office varies in how they collect the rent so you will need to confirm with them their method.
You are expected to pay your rent on time, all the time. If for some reason you are going to be late you should contact the agent and let them know immediately. We are often approached by banks, finance companies and other real estate agents to confirm your rent payment history so it is in your best interest to be on time or in advance as called for in your lease agreement.
Repairs
Landlords are not psychic nor are property managers. You may know that the water heater has stopped working and grumble about it, but unless someone reports this fact, no one will know it needs fixing. Don't be shy in reporting any difficulties. Having things fixed at no cost to you is one of the privileges of being a tenant. A good landlord and their property manager will also appreciate knowing if something needs doing.
The web site of the office you are renting through (look under rentals) has a link that will allow you to report the need for a repair. You may also make your report via an email to the office, or, report the fault to the office by phone.
Insurance
Make sure your contents insurance is amended if you have flat-mates. Otherwise your insurance agency won't cover loss if you make a claim. Things like window locks and deadlocks on doors also work in your favour for contents insurance - if this is important to you (and it should be!), you should look for a place with these included, or negotiate with the agent/owner to have them installed.
It is your responsibility to ensure you have contents insurance for your own possessions against theft or damage. By Law the Landlord is not liable for your loss or damage to any item.