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 Surfers Paradise.

This section contains the facts about common issues that may arise during your tenancy, and how you can deal with them;

Paying Your Rent

Under the Residential Tenancies and Rooming Accommodation Regulation 2009 and Residential Tenancies and Rooming Accommodation Act 2008, you are required to make rental payments on time.

We offer several ways that you can pay your rent:

  • Direct Deposit (Tenant Initiated)
  • In Branch Deposit

Rent Arrears

We know that life doesn’t always go to plan and should you find yourself in a compromising financial position, we ask that you keep in contact with us so we can work together.

In the event that you fall into arrears, you can expect to be contacted by your Property Manager:

  • 1 to 3 days in arrears - SMS/Email reminders
  • 3-7 days in arrears - SMS/Email/Phone call
  • 8 days in arrears - Form 11 - Notice to Remedy Breach
  • 15 days in arrears Form 12 - Notice to Leave
  • On expiry of Form 12 - Notice to Leave we will lodge QCAT documentation to terminate your tenancy.

Please note that rental payments are taken into consideration when Landlords are considering offering lease renewal, and constant arrears may jeopardise your ability to obtain a new lease.

Routine Inspections

We conduct routine inspections once every 3 months (four times per year) and you will receive an Entry Notice a minimum of 7 days prior to the inspection. The purpose of the inspection is to ensure that the property is being cared for and to address any maintenance, as well as make recommendations for future preventative maintenance.

Please note that photos will be taken during the inspection for the purpose of reporting only. Should you not wish for pictures to be taken during the inspection, please notify the Property Manager prior to the inspection or whilst they are onsite.

What do we look for during routine inspections?

Inside the Home:

  • Walls/light switches/doorways and doors are clean and undamaged;
  • The flooring is clean, stain-free and undamaged;
  • The windows and screens are clean and undamaged;
  • The kitchen area is clean and the oven/stovetop is free of burnt-on food and carbon staining and;
  • The shower, bathroom and toilet, laundry and all tiling is clean and undamaged.

Outside the Home (if applicable):

  • The lawns and gardens are maintained, weed-free, and cared for;
  • Green waste and lawn clippings are removed, with no rubbish accumulating/stored around the property;
  • The external presentation of the home is neat and tidy.

Rent Reviews

Rent reviews usually occur at the time of lease renewal, prior to the expiry of your Tenancy Agreement, and are adjusted in accordance with current 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 will provide you with two (2) months' written notice.

Alterations to your Tenancy Agreement

Ending your Tenancy Early

We know that things don’t always go to plan and you may need to end your tenancy early. Should you find yourself in this position, you should notify your Property Manager in writing as soon as possible. ‘Break Lease’ fees are detailed on your tenancy agreement and can be discussed further with your Property Manager.

Change of Tenants

In the event that there is a change of shared tenancy (one tenant noted on the lease agreement wishes to move out and the other party wishes to stay living in the property), all parties noted on the tenancy agreement are to notify their Property Manager in writing. If there is to be anyone added to the lease, they will be subject to the tenancy application process and need to submit a tenancy application for the owners approval, prior to moving into the property.

Should there be a change of shared tenancy, all matters relating to the bond are to be discussed privately between lease holders; this is not a matter handled by the Property Manager or RTA however, your Property Manager will prepare the required documentation to process these changes. 


We love pets but unless they are approved upon application, pets of any kind are not permitted in our rental properties, including those of any guests.

If an unapproved pet is found to be residing at your property, you are in breach of your tenancy agreement and will be required to provide a receipt of an internal and external flea treatment by our preferred pest controller, at the request of your Property Manager.

Should you consider getting a pet, written permission must be given prior to obtaining the pet.


Subletting is not permitted without written approval from our office. This includes assigning the tenancy over to a third party, or allowing other occupants to move in without the Landlord’s approval. See ‘Change of Tenants’.

Water Charges

If you are in a property that is individually metered (or water is delivered by vehicle), and is water efficient, you will liable to pay for all water consumption throughout the duration of your tenancy. An invoice will be issued to you upon receipt of the Landlord’s Council Water Rates and is payable within 30 days of issue.

See here for more information relating to Water Charges https://www.rta.qld.gov.au/renting/during-a-tenancy/rent-and-other-bills/water-charging

Smoke Alarms

Smoke Alarms are put in place for the safety of the occupiers and the property, and must be in place and working at all times. Under no circumstances are tenants permitted to remove the alarms or batteries.

Should there be an issue with the smoke alarms at the property, please notify your Property Manager immediately.

Throughout the duration of your tenancy, the tenant is required to:

  • test and clean (by vacuuming or dusting) smoke alarms at least once every 12 months
  • replace any flat or nearly flat batteries
  • advise the property owner/manager if there is an issue with the alarm (apart from batteries)
  • allow the property owner/manager right of entry to install smoke alarms
  • not remove a smoke alarm or the battery (other than to replace it), or do anything to reduce the effectiveness of the alarm e.g. paint or cover it

Misplaced or Lost Key

If you misplace your keys during business hours, you are welcome to borrow our office set, upon proof of identity. There is no guarantee that we will have a full set of keys available for each property, so please contact our office to ensure keys are available for collection prior to attending our office.

If you misplace your keys after business hours, you may call a Locksmith to assist you back into the property however, please note that this will be at your own cost.


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.