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During your tenancy

During your Tenancy

Welcome to your new home! Below are important details to help you navigate your tenancy with Raine & Horne Top Ryde.

Paying Your Rent

Under the Residential Tenancies Act 2010, rent must be paid on time. If not, you're considered in arrears, which can place your tenancy at risk.

Rent Payment Options:

DEFT Payment System
CentrePay
BPAY (Check with your bank about any fees)

Rent Arrears

If you fall behind and don’t contact your Property Manager:

1–3 days: SMS/email reminder
3–7 days: Phone call
7–14 days: Follow-up call or letter
15+ days: Termination Notice issued
21+ days: Possible in-person follow-up
28+ days: NCAT proceedings may begin

Please communicate early with us if you're experiencing financial hardship. We’re here to help.

Routine Inspections

We conduct regular inspections with notice to check property condition and identify any needed repairs.

What we look for:

Clean walls, doors, carpets, and light switches
Windows and flyscreens in good condition
Kitchen and appliances clean
Bathroom, laundry, and toilet clean and undamaged
Lawns mowed, gardens tidy, no rubbish buildup
Photos may be taken for the landlord’s records

Rent Reviews

Rents are reviewed annually, typically before lease renewal.
Under NSW law, rent can only be increased once every 12 months if:

The landlord stays the same
At least one tenant remains
There’s no gap between leases

For leases signed before 13 Dec 2024, increases may occur more than once per year if clearly outlined in your lease.

Lease Renewals

Before your lease ends, we’ll contact you to discuss renewal. Renewals depend on:

Rent being paid on time
Property well maintained
Owner's agreement

Changes of Tenants

Vacating: Provide written notice
New tenants: Must apply and be approved
Outgoing tenant is responsible for arranging bond reimbursement with the incoming tenant
Notify your Property Manager for paperwork and updates

Pets

Written landlord approval required (except for assistance animals). Form can be found Fair Trading website
Conditions may apply (e.g. indoor restrictions, end-of-lease fumigation)
All tenants on lease must sign pet request

Sub-Letting

Permitted with landlord consent.

Applies to rooms, garages, or secondary dwellings
You remain responsible for the sub-tenant and any damage
Whole-property subletting may be refused

Water Charges

If your property is water compliant, you're responsible for water usage.
Charges will include a copy of the usage bill. Payment can be made:

By direct deposit (use your property address + “Water” as the reference)
Combined with your rent if approved

Smoke Alarms

Must be working at all times.

Do not remove alarms or batteries
Notify us if there's an issue beyond battery replacement

Lost Keys

During business hours: You may borrow a spare set from our office (call first to confirm)
After hours: Contact a locksmith (at your cost). See emergency contact list in your lease pack

Noise & Disturbances

Please be mindful of neighbours.

No loud music, parties, or excessive disruption
You’re responsible for your guests’ behaviour
Serious complaints can lead to tenancy breaches or eviction