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During your tenancy

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 Darwin.

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

Paying Your Rent

Paying your rent Under the Residential Tenancies Act, you are required to pay your rent on time. If you do not pay your rent when it is due, you are in rent arrears. If you do not pay your rent, you put your tenancy with Raine & Horne at risk.

You can pay your rent vis Internet Transfer or in our office however, Raine & Horne Darwin prefer to be a cashless office so internet transfer is our preference.

Rent Arrears

You can expect the following from us, should your rent fall into arrears and you have not notified your Raine & Horne Darwin Property Manager;

1 to 3 days in arrears SMS sent and /or emails reminders
3-7 days in arrears SMS/Email/Phone call
8-14 days in arrears SMS and phone call
15 days in arrears Notice to Remedy Breach for unpaid Rent (RT03)

On expiry of the Notice (RT03) if the breach for unpaid rent has not been remedied we will apply to NTCAT for vacant possession.

Raine & Horne Darwin would like to avoid the above process at all costs and therefore encourage tenants who are having difficulty paying rent to have regular discussions with their Raine & Horne Property Manager.

Routine Inspections

You will receive sufficient notice prior to the inspection taking place and your Property Manager will contact you to confirm the appointment. The main purpose of the inspection 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.

Photos – Please note that all routine inspections will include taking photos of the property, both internal and external.

Routine Inspection Guide – What we look out for at inspections.

Inside the Property

Walls/ light switches/doorways and doors are clean and undamaged
The carpets are clean and stain free
The windows and screens are clean and undamaged
The kitchen area is clean and oven/stove top is free of burnt on food and carbon staining
Shower, Bathroom and Toilet, Laundry and all tiling is clean and undamaged

Outside the Property ( if applicable )

The lawns are freshly cut/edged and maintained
Gardens tidy and presentable/weeds removed
Rubbish/lawn clippings removed
Oil Stains removed to carports, garages and driveway

Rent Reviews

Raine & Horne Darwin will conduct rent reviews, which 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 a lease. Where a rental increase is to take place, your Property Manager must provide you with 60 days written notice.

Lease Renewals

Prior to the expiry of your initial lease, your Raine & Horne Darwin 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, and the property has been kept clean and undamaged, and the landlord is happy to continue your tenancy, we will book a time for all parties to sign a new agreement.

Breaking your Lease

A “Lease Break” situation occurs when the tenants during the fixed term tenancy wish to vacate the property prior to the lease expiry date. Should you find yourself in this position you should notify your Raine & Horne Darwin Property Manager in writing immediately. Please refer to your Lease Agreement, which will explain what fees you as the tenant will be liable to pay as a result.

Changes of Tenants

Anyone vacating the property is required to provide Raine & Horne Darwin with written notice. Anyone looking to move into the property must complete a full rental application and this must be approved by our office prior to moving into the property. Should permission be granted for tenants to change/transfer during a tenancy agreement, the outgoing tenant must liaise and arrange with the incoming tenant to be paid their share of the bond lodged. Please ensure that you also then contact your Raine & Horne Property Manager so that we can arrange for the correct forms to be signed by all parties.

Pets

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 will be found in breach of your lease agreement and you may be required to provide a receipt of an internal and external flea treatment.. Should you consider getting a pet, written permission must be given before obtaining the pet.

Sub-Letting

Subletting is not permitted without written approval from us. This includes assigning the tenancy over to a third party, or allowing other occupants to move in without Raine & Horne Darwin permission. Permission involves a formal application being completed and submitted by the prospective tenant/occupant.

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 usage used during the time of your tenancy. This will be charged to you with evidence stating how much water you have used and the cost per kilolitre, an invoice will be issued to you stating the amount due and for whatperiod this was for.This can be paid to Raine & Horne Darwin by direct deposit into our trust account stating the address of the property and that it is a payment for water, so this is not credited to your ledger as a rental payment. Please refer to your Tenancy Agreement to determine if you will be liable to pay for water consumption.

Smoke Alarms

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 at Raine & Horne Darwin immediately.

Misplaced or Lost

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, it is your responsibility to arrange a locksmith to assist you back into the property at your cost.

Noise/Disruption

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 quiet within 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 by your Raine & Horne Darwin Property Manager which can lead to eviction if formal complaints are made.