During your Tenancy
Now that you’ve settled into your new home, there are a few things you should expect regarding your ongoing tenancy with Raine and Horne Strathalbyn/Meadows.
This section contains the facts about common issues that may arise during your tenancy, and how you can deal with them;
Paying Your Rent
Please ensure your rent is always paid fortnightly in advance. Some tenants find this concept hard to understand, and some mistakenly believe that the first 2 weeks rent paid is held in the agents trust account for use at the end of tenancy. It is important to note the first 2 weeks rent paid is for your first 2 weeks of tenancy.
You purchase the time period in advance, and then consume the time period by dwelling in the property. Once the time period is finished or consumed, you then pay for the next time period again before using it, by continuing in the lease and occupying the property. This is the meaning of rent in advance.
At Raine & Horne Strathalbyn/Meadows we offer several ways that you can pay your rent:
- Internet Banking Transfer
- Over the counter deposit at any BankSA branch
- Direct Debit from your bank account (Tenant arranged)
There may be a charge with some of the above options. We advise you to contact you bank regarding any associated fees.
You will be provided with a Payment Reference Code unique to you, which must be used each time when making payments.
The Residential Tenancies Act 1995 requires you to pay your rent on time. If you do not pay your rent when it is due, you are in rent arrears and will be placing your tenancy with Raine & Horne Strathalbyn/Meadows at risk. Rent arrears are something we take very seriously and we have a strict arrears process that our property managers adhere to.
We encourage tenants who are having difficulty paying rent to have regular discussions with their Property Manager.
You will receive the required amount of notice prior to inspections taking place and your Property Manager will contact you to confirm the appointment. The main purpose of routine inspections is to provide a report to the owner to ensure the property is being well maintained and also to check for any repairs and/or make any recommendations to the owner. You do not need to be present for the inspections. If you are unable to be present at the time of the inspection, we will gain access with our office key.
Photos – Please note that all routine inspections will include taking photos of the property, both internal and external.
Rent reviews usually occur prior to the expiry of your Tenancy Agreement and are adjusted in accordance with market conditions. If you are on a fixed term tenancy your rent cannot be increased during the lease term unless an increase has been written into the lease. Where a rental increase is to take place, your property manager must provide you with 60 days written notice.
Prior to the expiry of your initial lease, your Property Manager will be in touch to discuss renewing the lease agreement for a further period of time. Provided that your rent has been paid on time, the property has been kept clean and undamaged, and the landlord is happy to continue your tenancy, you will be offered an extension of your lease.
Breaking your Lease
A tenant cannot end a fixed term lease early without being held responsible for costs related to reletting the property, unless the Landlord/Agent agrees not to claim these costs. Should you find yourself in this position you should notify your Property Manager in writing immediately.
If the Tenant moves out of the property before the end of a fixed term agreement, they are breaking the lease and a Landlord can claim costs for:
- Loss of rent until the property is relet
- Re-letting – fees charged to the Landlord by the Agent
Change of Tenants
Anyone vacating the property is required to provide us with written notice. Anyone looking to move into the property must complete a full application and this must be approved by the Landlord prior to moving into the property. Should permission be granted for tenants to change/transfer during a tenancy agreement, you must liaise with your property manager in relation to the transfer of the bond.
Unless approved upon application, pets of any kind are not permitted in the rental property, including guest pets. If a pet is found at your property you may be found in breach of your lease agreement and you may be required to provide a receipt of an internal and external flea treatment by our preferred pest controller. Should you consider getting a pet, written permission must be given by the Landlord/Agent before obtaining the pet.
Subletting is not permitted without prior written approval from the Landlord. This includes assigning the tenancy over to a third party, or allowing other occupants to move in without the Landlord’s express permission. Permission involves a formal application being completed and submitted by the prospective tenant/occupant.
Please refer to your Lease Agreement to determine if you will be liable to pay for water supply and/or usage during the time of your tenancy. Any water charges will be invoiced to you for each period. This can be paid into our trust account using the same methods and Tenant Reference Code as your rent payments. Please make an additional reference of ‘WATER’, so this is not credited to your ledger as a rental payment.
Smoke Alarms are put in place for the safety of the occupiers and the property, and must be working at all times. Do not under any circumstances remove smoke alarms or remove the batteries out of smoke alarms in your rental property. If you think there is a problem with your smoke alarm, please notify your property manager immediately.
Misplaced or Lost Keys
If you have misplaced your keys during business hours you may come to our office and borrow our office set, upon proof of identity. There is no guarantee we will have a full set of keys for each property so we suggest you call the office first. If you have misplaced your keys after hours, you may call a locksmith to assist you back into the property. Any call out for a locksmith after hours will be at your own expense.
It is important to note that the utmost care must be taken to ensure that you do not disturb your neighbours with noise. Loud music, parties or otherwise can disrupt a neighbours right to peace and the quiet enjoyment of their residence. This also includes your obligation to ensure that your visitors are not disrupting neighbours when walking from your premises to their parked vehicles. A breach may be issued which can lead to eviction if formal complaints are made.