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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 Kurralta Park.

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 1995 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.

At Raine & Horne we offer several ways that you can pay your rent:

Direct Deposit (Tenant Initiated)
Deposit at the bank

There may be a charge with some of the above options. We advise you to contact your bank regarding any associated fees.

Rent Arrears

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

1 to 3 days in arrears - SMS sent and /or emails reminders

3-7 days in arrears - SMS/Email/Phone call

7-14 days in arrears – Another SMS/Email/Phone call

15-16 days in arrears – Breach of Tenancy Notice is issued.(Form 5)

If the tenant fails to remedy the breach they can be given notice to leave the premises any day after the initial 7 days’ notice for unpaid rent.

If you do experience difficulty in meeting your rental obligations at any time, we encourage you to contact your Property Manager to discuss it.

Routine Inspections

You will receive 7-28 days 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

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 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 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, a lease extension form will be sent to you to sign and return.

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 contact your Property Manager who will ask for confirmation of this in writing and discuss with you the process going forward and 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 us with written notice. Anyone looking to move into the property must complete a full 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 Property Manager so that we can arrange for the correct forms to be signed by all parties.

Pets

Tenants applying to keep a pet in a rental premises can no longer have their application refused unless the refusal is based on a ground listed in the Residential Tenancies Act 1995 (the Act).

A landlord can no longer simply state ‘no pets allowed’ and can’t charge a separate pet bond. But a landlord can impose reasonable conditions having regard to the type of pet and nature of the premises.

Sub-Letting

A tenant can rent to another person as a sub-tenant, but they must notify their property manager if they intend to do so. The landlord can’t unreasonably refuse permission to sub-let, and can only seek reasonable expenses arising from the sub-letting.
Head tenants are legally responsible for the conditions on the lease agreement with their landlord. This includes:
• paying the rent
• behaviour of people visiting or living in the property
• telling the landlord if repairs are needed.
Sub-tenants rent from the head tenant and should have a separate lease agreement with the head tenant.

Water Charges

If you are in a property that is water compliant you will liable to pay for all water usage used during the time of your tenancy. A copy of the original SA water bill can be requested at anytime. This bill is to be paid to our office by direct deposit into our trust account stating the reference number 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 Lease 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 immediately.

Misplaced or Lost Key

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 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 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.