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Now that you’ve settled into your new home, there are a few things you should expect regarding your ongoing tenancy with Raine&Horne Northern Suburbs. This section contains the facts about common issues that may arise during your tenancy, and how best to manage them.
Paying Your Rent
As per your tenancy agreement, you are required to pay your rent on time. If you do not pay your rent when it is due, you will fall into rent arrears.
At Raine & Horne we offer several ways that you can pay your rent:
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 Raine&Horne Northern Suburbs, should your rent fall into arrears and you have not notified your Property Manager;
It is important to note that during any twelve-month period, if a tenant receives three Notices to Vacate specifically for rent arrears, the tenant can no longer remedy the breach. In simple terms – this is a three-strike rule.
If a landlord/agent issues the third and final Notice to Vacate and the tenant does not vacate the property the landlord may apply to the Magistrates Court for an Order for Vacant Possession (eviction). This may also occur on any other Notice to Vacate for arrears if the arrears are not paid.
Raine&Horne Northern Suburbs 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 Northern Suburbs 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 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
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 Northern Suburbs 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 Northern Suburbs 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
If a tenant wishes to leave a property (or “break the lease”) before the end of the tenancy agreement they should give as much notice as possible. In this event, it is in your own best interest to make contact with our office as soon as possible.
The Tenancy Agreement is a legally binding document you should be aware that you will remain responsible for rental payments until such time as a suitable alternative tenant takes over the property or, until the expiration of the lease, whichever is the sooner. You will also be responsible for the costs incurred including any advertising costs.
Changes of Tenants
Anyone vacating the property is required to provide Raine&Horne Northern Suburbs 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 Northern Suburbs 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 may be found in breach of your lease agreement and you will be required to provide a receipt of an internal and external flea treatment by Raine&Horne Northern Suburbs’s preferred pest controller. 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 Northern Suburbs permission. Permission involves a formal application being completed and submitted by the prospective tenant/occupant.
Water Charges
As you may be aware, Tas Water (formally known as Southern Water) has recently installed water meters on each residential property to separately monitor the water service and usage to each premise. As a tenant, you should be aware that you can be held accountable for the associated costs incurred from the water you use during your tenancy.
These costs are worked out appropriately in comparison to the quarterly accounts issued by Tas Water. A water meter reading is taken at the start and end of your tenancy to ensure that you are only charge for the water you have used during your occupancy. Some properties (such as units) may require a separate sub-meter in order for these charges to apply to your tenancy. Your property manager should be able to tell you if Tas Water charges will be applicable to your tenancy.
Smoke Alarms
The Residential Amendment (Smoke Alarm Act 2012) requires smoke alarms to be installed in all
Tasmanian rental properties from 1 May 2013.
Tenants must:
If you think there is a problem with your smoke alarm, aside from the need to replace batteries, please notify your Property Manager at Raine&Horne Northern Suburbs 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 Property Manager at Raine&Horne Northern Suburbs office first. If you have misplaced your keys after hours, you may call a locksmith to assist you back into the property. This will be at the tenant's cost. Details of our preferred locksmith can be found in the Maintenance section under Emergency Repairs.
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 Northern Suburbs Property Manager which can lead to eviction if formal complaints are made.