Landlord Frequently Asked Questions- Before the tenancy
How Do You Determine the Best Rent For My Property?
We always strive to get you the maximum rent possible; however we must also keep in mind setting the correct market rent to get your property rented as soon as possible. Both factors are important to present your property on the market successfully for rent.
To do this, we consider these factors:
Demand- Is there a high or low demand for properties at present. This can be seasonal and affected by a number of factors.
What Is Available Now- we look at properties currently available for rent in the newspaper and on the internet, and consider their location and features for comparison, to calculate a maximum rent for your property.
What We Have “Rented” Right Now- We compare your property with what we have currently “rented”, taking into account property location and features.
These factors allow us to give you enough information to set the correct market rent for your property.
What if I want a rent amount that is higher?
You may place your property on the market at the rental amount you wish. However keep in mind that it is the market demand that sets the rent, and if the market (prospective tenants looking for a rental property) deem the amount of rent too high, your property may stay vacant longer than necessary.
With this in mind, be aware your annual rental return will be reduced by 2% for every week it is vacant!
How is the rent reviewed during the time that you manage it?
When we need to secure you a new tenant, we will always review the rent against market conditions. This will also be done at lease renewal time, or at other times when required. We will always contact you for your permission before the rent is increased.
How Does Someone Apply To Rent My Property?
We always ask that the prospective tenant complete an application form, and sign it, giving permission for us to check the information provided. We will never discuss an applicant with you without this application form being completed prior to contacting you.
What If An Applicant Contacts Me?
Your details are not disclosed to prospective tenants but if in the unlikely chance a prospective tenant contacts you to discuss their application, or in fact asks questions regarding their rejected application, we insist that you simply request that they contact us (your agent). If they persist we insist that you do not discuss anything further to avoid unnecessary problems and complications. In most cases if a prospective tenant contacts you direct, there is a problem.
How Do You Check An Applicant?
With the information provided we confirm their ability to pay and tenancy history by calling their current and/or previous landlord/agent as well as confirming their employment. We also check a prospective applicant on a national tenant database such as TICA. If an applicant lives close by a “drive by” of their current rental can be of great benefit too.
In some cases where an applicant may not have a tenancy history we try and confirm other information that may give us insight to show their ability to maintain a tenancy in your rental property, for example a stable employment history, personal references etc.
In some cases where this is not possible we may simply reject the application.
What reason do you have to give the applicant to reject their application?
Legally we do not have to give a reason and by industry practice we never give a reason.
Who selects the applicant for my property?
You do! We will simply give you the information we have collected and by using our experience give you a possible guide as to the tenancy outcome; however, at the end of the day it is always your choice!
Do You Guarantee The Tenant?
We can never guarantee any approved tenant for your property. We can only attempt to collect information on their past history and confirm their income arrangements. As their paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a landlord risk that comes with allowing someone else to rent your property!
What Do You Do To Advertise My Property?
Once we have a signed Management Agreement authorising us to act on your behalf, we list your property in the following forms of advertising:
Courier Newspaper – If requested by you then this is charged to you at the cost we are charged by that newspaper.
Rental Listing Brochure- Your property is added to our office listing brochure with a photo and details of your property. This is given to anyone that comes into the office looking for a rental property.
Internet- Your property along with photos is entered onto 11 different websites maximising coverage to any prospective tenant using the Internet to locate a rental property. This is by far the most used method of searching for a rental property.
How Should The Property Be Presented?
We ask that the property be presented in the best manner possible to attract the right tenant for your property. We don’t want a bad first impression to detract the right tenant from renting your property.
How Clean Should The Property Be When A New Tenant Moves In?
The property should be presented ‘reasonably clean’ in accordance with legislative requirements. As a very general rule we ask the tenant to leave the property at the standard they found it.
In cases where the property is provided in an extreme level of cleanliness we ask the tenant to leave the property likewise. However in the case of a dispute legally we can only enforce that the tenant return the property in a ‘reasonably clean’ condition, this being their minimum legal obligation, under the Residential Tenancies Act 1995 as amended.
If I Allow Pets At My Property, What Expectations Will Be Asked Of And Expected Of The Tenant?
We always sign a pet lease agreement with your tenant. This obligates them in 4 ways:
- No additional pet may occupy the property without prior permission.
- The pet may not come inside the property.
- The pet must be removed from the property if it becomes annoying or bothersome to neighbours (after reasonable warning has been given in writing).
- The tenant must be responsible for any damage caused by their pet, and remove any rubbish or faeces deposited by the pet.
We also record the details of the pet on the agreement, which is then signed by the tenant.
How Do I Ensure The Pet Will Not Come Inside The Property?
We obligate the tenant to commit in writing that they will not bring the pet inside. However as we are unable to monitor the property all of the time, we cannot guarantee that the pet will not come inside the property.
We do look out for any warning signs whilst at the property conducting inspections. However, the only way to ensure that a pet will not come inside the property is to insist ‘No Pets’ right from the start of the tenancy. This said, there are also very responsible pet owners who maintain rental premises in excellent condition and not allowing pets will limit your tenant selection.