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General Repairs
If you discover any maintenance issues that require attention, you can report these to your property manager by submitting your concern/request in writing via email or mail. It is a requirement under the terms of your Lease Agreement that any maintenance issues must be reported to our office within 7 days of them arising.
Emergency Repairs
The law distinguishes between urgent (emergency) repairs and those which are not so urgent. Urgent repairs arise when an essential service ceases to function. An essential service includes; water, sewerage, electricity, cooking stove and oven, hot water service, removal of grey water, tap washers, any heating that came with the property and inaccessible light globes. Standard accessible light globes are the responsibility of the tenant.
You should always attempt to contact either the office or your Property Manager directly in an emergency situation. If for any reason you are unable to reach a representative from Raine & Horne directly, you can approach a contractor of your choice.
Some contractors may have been pre-approved by the owner to be contacted directly in
these circumstances, please refer to the list below. Please be aware that any maintenance arranged by you will be at your own expense unless it is proven that the matter was an emergency repair
Emergency Tradesman
Electrician – Fortis Power – 0499 892 466
Plumber – Jackson & Cooper Plumbing 03) 6273 0004
General – Anywhere Joinery & Carpentry – 0428 828 109
Locksmith – Old Watchouse – 0409 876 411
SES – 03) 6173 2707
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.
Garbage Disposal
As a tenant, it is your responsibility to regularly remove rubbish from the property, as necessary. This should be done using the appropriate rubbish and recycling bins on the applicable council collection days. You will need to check with your local council to determine which day/s rubbish is collected in our area.
Hobart City Council (03) 62 382 711 http://www.hobartcity.com.au/Home
Glenorchy City Council (03) 62 166 800 http://www.gcc.tas.gov.au/content
Clarence City Council (03) 62 458 600 http://www.ccc.tas.gov.au/page.aspx
GARBAGE REMOVAL AND COLLECTION
Kingbourough City Council (03) 62 118 200 http://www.kingborough.tas.gov.au
Brighton Council (03) 6268 7000 https://www.brighton.tas.gov.au
Sorell Council (03) 6269 0000
Water Usage
As you may be aware, Tas Water (formally known as Southern Water) has recently installed water meters to 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 charged 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.
Garden Maintenance
Unless otherwise advised, you are responsible for the care of the gardens/grounds surrounding or immediate to the property. This includes keeping the grass cut and edges trimmed, watering of plants/flowerbeds, keeping all areas free of weeds and removing rubbish and debris where applicable. The garden/grounds need to be maintained on a regular basis and kept in the same condition they were in at the beginning of your tenancy. If your property is on a particularly large block or, requires excess watering and/or attention, you may be able to come to some arrangement with the owner regarding the upkeep of the grounds. Please make sure you speak to your property manager about this should you have any queries or concerns.
Air conditioners
Please, regularly clean any filters and intake vents to ensure there is no build-up of dirt and dust, and that the air conditioner is able to draw in air effectively, not hindering performance, or in the worst-case scenario, causing the unit to breakdown resulting in costly repairs and/or replacement. Please also note that if an air conditioner breaks down due to filters and vents not being kept clean, costs to rectify the damage or even replace the unit may be charged to tenants.
Fireplaces
If the property you are renting has a fireplace, this cannot be used unless you have been given permission from Raine&Horne Northern Suburbs in writing. Sometimes these are ornamental, or the flue/chimney has been blocked up. Using them could cause a fire to occur.
No Smoking Policy
All properties have a strict ‘no smoking inside’ policy. If tenants still choose to smoke inside the property, they will be responsible for specialised cleaning and deodorizing of the inside of the property to reduce and eliminate unpleasant smoke odours. This can easily run into thousands of dollars and is charged to the tenant.
Tenant Painting
It is Raine&Horne Northern Suburbs company policy that tenants do not paint any part of the property themselves. Raine&Horne Northern Suburbs have found in the past that some tenants have not painted the property to a professional standard, resulting in a professional painter being called in to rectify work. It is a policy that any painting can only be carried out by experienced, professional painters with Raine&Horne Northern Suburbs written permission.
Fixtures and Fittings
If you wish to install or remove any fixtures or fittings, you must request this beforehand in writing to your Property Manager and it must be approved by the owner.
Picture Hooks
If you wish to install any new picture hooks, please let your Property Manager at Raine&Horne Northern Suburbs know in writing what type of hooks you wish to use. Please assess the type of walls that are in the property, and the type of picture hooks that are suitable. Raine&Horne Northern Suburbs will let you know in writing if you are permitted to install appropriate picture hooks.
Taps leaking
Please report any taps leaking either from a tap head or tap handles. This includes washing machine taps. Sometimes washing machine taps will leak only when connected to automatic washing machine hoses as the tap water pressure exposes leakage in the taps.
Pool/Spa Cleaning
Pool/spa cleaning and maintenance, unless it is agreed that the landlord will be supplying a regular cleaning and maintenance service as per your tenancy agreement, will be the tenant's responsibility.
Please note that if regular cleaning does not occur by the tenant, high costs can be incurred to bring it back to its original clean state. If this occurs, this will be at the tenant's cost. It is also a tenant's responsibility to ensure that the pool/spa is kept topped up with water and the tenant must not empty the pool/spa without written approval from Raine&Horne Northern Suburbs.
Any damage to the pool & equipment from lack of cleaning/maintenance will be charged to the tenant. Supplying of pool treatment chemicals will be the tenant's responsibility, at the tenant's own cost.
Pool/Spa Fences and Gates
Raine&Horne Northern Suburbs must be notified immediately if fences and gates are not functioning correctly, and the gate fails to self-close promptly when opened. State pool/spa regulations must be up kept at all times.