How To Deal With Emergency Repairs

eProperty Rentals advise our select portfolio of clients that keeping their properties in a well-maintained condition is good business sense. If you keep your investment well maintained, its growth value is assured. So is the happiness of your tenant. A happy tenant looks after your property better than an unhappy one.

Not only that, your maintenance and repair fees are tax deductable. You can see how spending a bit of maintenance money can result in a win-win situation. The bottom line is that we cannot predict some situations. An emergency can arise at the most inopportune moment. In some circumstances rendering a property’s inhabitants homeless.

What to do In Unforeseen Circumstances

Usually, if a large appliance is going to break down there will be evidence of a slow deterioration. Every now and then something out of the box will arise, creating an emergency situation.

To quote the residential tenancies authority (rta), an emergency is if one of the following should occur:-

Emergency repairs are repairs for:

  • a burst water service or a serious water service leak
  • a blocked or broken lavatory service
  • a serious roof leak
  • a gas leak
  • a dangerous electrical fault
  • flooding or serious flood damage
  • serious storm, fire or impact damage
  • a failure or breakdown of the gas, electricity or water supply to the property
  • a failure or breakdown of an essential service or hot water, cooking or heating appliance
  • a fault or damage that makes the property unsafe or insecure
  • a fault or damage likely to injure a person, damage property or unduly inconvenience a resident of the property
  • a serious fault in a staircase, lift or other common area or premises that unduly inconveniences a resident in gaining access to, or using, the property

All other repairs are considered to be routine repairs.

Available 24/7

As a small family run boutique business we offer service that is second to none.

Rest assured we are on the job 24/7 and can be contacted on our emergency number should one of these unfortunate events occur in a property we manage.

In the unlikely event that a tenant cannot contact us, our emergency contractors are listed on our website. Please see here Tenant Resources | e Property Rentals.

We have personally selected and qualified an experienced team of tradesmen who are only a call away, should you require any assistance. These include an electrician, plumber and locksmith.

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Protecting Yourself Against Damage Claims

We are often asked how we deal with damage that may exist in a home prior to a tenant moving in. There could be many reasons that damage may exist in a situation like this. Let’s face it, even when you move into a home you have purchased there could be damage that requires attention.

Sometimes it may be that the damage was unable to be repaired during the transition period between old and new occupants. It could be an outstanding issue that cannot be repaired. Perhaps the property owner has elected to wait for it to be repaired due to lack of funds, urgency or tax liabilities, amongst others.

E-Property Rentals have created a fool proof system to ensure that when you move into one of our managed properties, all parties agree on its condition at that time.

Entry Condition Report

Conducting an Entry Condition Report prior to a tenant taking up residence is a mandatory action required by the Residential Tenancies Authority (RTA).

This report asks for the condition of each room, plumbing, electrical outlets, carpets and other floor coverings, window treatments, air conditioning units and other inclusions of the property and therefore the tenancy agreement.

We are very thorough in this report. Details of every room and its appointments are clearly recorded. Included in this report is full photographic information to support and back up any future claims – by both parties.

This means that a property owner cannot blame or claim prior damage made to a property. Likewise, a tenant cannot blame damage they have made to a previous occupant.

This report is agreed upon by us as the property owner’s agent and you as the new occupant or tenant.

Follow Up

Should you be in a position where you find you are moving into a property that has some damage it may be that this work is scheduled. In this situation we will advise you of what is to be done, as well as a timeframe that you could expect this to be completed.

As part of the tenancy agreement, a suitable amount of notice will be supplied to you as to when you may expect a tradesman’s entry of the property may be required.

Once completed we will make a notation of this work on the file. Our regular quarterly inspections will then resume as normal and will reflect the current conditions, damage, or maintenance that may be required during your habitation.


Series Two – Top Tips on Pets in Rental Properties

Five Tips on Pets in Rental Properties (including introduction tip)

Introduction- Top Tips on Pets in Rental Properties

The goal of every property investor is to rent the property to good tenants. Many good tenants are families with pets, and you need to decide whether or not you will allow pets into your property. Should you allow pets you need to understand the various pitfalls associated with animals in the home so that you can be prepared and reduce the chance of having a negative experience.

Tip One- Top Tips on Pets in Rental Properties

The Pet Must Stay Outside! If you allow pets, be aware that you should always ask your tenant to ensure the pet is kept outside at all times. This must be instructed clearly verbally, but it must also be in writing to be enforceable. Unfortunately, not all tenants follow this rule despite being told, so vigilance is required to look out for pet damage when conducting routine inspections.

Tip Two- Top Tips on Pets in Rental Properties

The Tenant Must be Responsible for Damage- Pet damage can come in all forms with clawed flyscreens, doors and doorways, scratched floorboards, shredded curtains, chewed irrigation fittings and damaged landscaping. It is important to match the tenant and pet to the property- if too many things could potentially be damaged by that type of pet, it is best to not accept the tenant application.

Tip Three- Top Tips on Pets in Rental Properties

Disruption to Neighbours- continuous barking can become a real issue for neighbours and can ignite disputes quickly. This is unpleasant for the tenant and landlord alike, as well as for the affected neighbours. Being clear on your expectations upfront with your tenant is the best measure to reduce any potential noise disputes. State clearly that any noisy pet may need to be removed after fair written warning is given.

Tip Four- Top Tips on Pets in Rental Properties

Tenants Having ‘Other Pets’- sometimes tenants might ‘babysit’ someone else’s pet for a period, or their approved pet has offspring like puppies or kittens. Tenants need to be told in advance your expectations about keeping temporary pets on the property without permission. Also negotiate upfront how long they can keep any offspring before they need to be relocated from the property. You don’t want one pet quickly becoming five without right boundaries in place!

Preparing a Home for Tenants

If you have made the decision to rent out your property then you are about to take on a great responsibility. Providing a home for someone for income means that you will have a lot more to think about in terms of that particular property.

It is the right of a tenant and the responsibility of the owner to ensure that the home is safe, liveable and clean. You will have a few items to take care of before you should deem your property fit for rental. Enlisting the services of a reputable agent to manage your property is highly advised.

E Property Rentals are specialists in their field and offer all clients friendly and personal service. They can advise you on areas you might like to focus on when preparing your home for rental; however, in the meantime, here is some basic advice.

Preparing your Brisbane property for renting

Safety is Paramount – Check your property for any repair needs

The nightmare that would follow in the event of a tenant suffering an injury over something faulty in your home could be endless. Aside from it being the right thing to do, for your own sake, you want to ensure that the premises are safe.

If you have the knowledge you can check yourself but if there is anything you are unsure of then it might be a good idea to have the building checked by a professional such as a building and pest inspector. They can check for structural faults and anything untoward where electrical items, amongst others, are concerned and they will advise of any repairs required.

Aesthetic Appeal of your Property

The better the condition of your home, the more likely you are to attract responsible, long-term tenants. There is no need to go overboard but if your property has peeling paint, worn carpets, torn bathroom curtains or a well-worn kitchen benchtop, making adjustments to fairly minor things like these can go a long way to improving your rental income.

Cleanliness of your property

If you have ever been a tenant yourself you would know that upon leaving you are required to have an exit clean carried out. It is therefore fair for a tenant to move into a home that is clean. If you lack the motivation or time to give the home a good scrub and clean yourself, then hiring a cleaner to do the heavy work is an ideal alternative.

If you would like your home to be among the best real estate properties available for rent, visit E Property Rentals online and ask for a FREE rent appraisal.

Select a Professional Company to Manage your Property

Hiring a property management company to oversee your property rentals is the best decision you could ever make. You will incur additional expenses from retaining a property management company, but the advantages of having someone else deal with the day to day operations of your rental units make up for the drawbacks.

Reason for Hiring a Property Manager for Your Brisbane Rental Property

Here are some of the benefits of signing up with a property management company. A property management company will screen potential tenants for you. Their experience in spotting problem tenants immediately will allow you to deal with less problem tenants. You do not have to deal with delinquent rentals because a property manager will enforce lease policies for delayed rentals on your behalf. There will be someone else to bear the stress and hassles of managing your rental units, and that is your property management company.

Reasons for Choosing e Property Rentals

e Property Rentals is legit as it is a licensed real estate agency in Brisbane with years of experience in the ups and downs of the property rentals market in Brisbane. The company signs up high-quality tenants on behalf of the property owner and does not demand payment until it finds an applicant that the owner is satisfied with.

e Property Rentals is a family owned and run business so clients will be assured that the company will treat their properties as its own. The company signs up with just a select group of clients to ensure that it continues to provide the best service at all times.

It is the company’s job to show various properties to potential tenants. Tenants can call a property manager to make the hunt for a rental property much easier. Tenants can narrow down the list of homes or properties to view with the help of a property manager.

The company serves as a liaison between property owner and tenant. On the behalf of the landlord, the company screens potential tenants and handles the lease contracting and accepting of rent payment. The company may also handle mitigation and remediation relating to maintenance issues between landlord and tenant.

Learn more about our staff – Meet the Team.

Hiring a property manager is a major business decision. In deciding which best rental property management to choose, make sure you understand the following: the value of managing your own rentals, the pros and cons of outsourcing the daily operations of your rentals, and other options to outsourcing. Contact us for a FREE rental appraisal.


Confused? Who Pays What in a Rental Arrangement?

So you are thinking about buying a property for investment and you are wondering who is responsible for what, when it comes to the maintenance and upkeep of the property. Or perhaps you are a prospective tenant looking for some guidance. Let the team at e Property Rentals guide you through this process like the well-oiled machine that they are in this business.

Landlord and Tenant Agreement

The law is very well defined to protect the rights of landlord and tenant in a lease agreement. It is a landlord’s responsibility to provide a clean, liveable property to a tenant. At the commencement of a tenancy an Entry Condition Report will be completed by both parties and agreed upon. It is up to the tenant to ensure that the property is kept in a clean and undamaged condition, excluding general wear and tear. At the completion of this tenancy an Exit Condition Report will be completed.

Repairs and Maintenance, Who Pays for What

The landlord will be responsible for all repairs to upkeep of the property. To clarify, a landlord will pay for repairs to all cooking-related appliances, the hot water system, dishwasher, taps, washers, drains, gutters and fittings. If the damage is caused by fire, flood, et cetera, repairs will also be carried out by the landlord. Prior to the tenant taking possession, it would be expected that the landlord will have the carpet cleaned, fire alarms tested and batteries replaced if they are battery powered.

Once the tenants have taken possession of the property, it becomes their responsibility to keep the home clean, including lawns and gardens, carpets, administer an annual cleaning and checking of the fire alarm and replace any batteries. Should any damage occur through the malicious or irresponsible behaviour of the tenant or their guests, it would more than likely be the tenant’s responsibility to pay the cost of repairs. A typical example of malicious behaviour is putting holes in walls. An example of irresponsible behaviour might be that the tenant gets the carpet wet and does nothing about it and then mildew appears. It would be the tenant’s responsibility to amend these issues.

A Property Management Agent Who Looks After You Both

The negotiations that go on between a tenant and landlord can sometimes be an uncomfortable experience best left to a neutral mediator. Perhaps the landlord lives far away and is unable to take the due care required to look after a rental property. Whatever the case may be, if you are looking for a property management company, e Property Rentals are the people to call.

In the past, it would be usual to approach local real estate agents and let them manage the rental of your property. The issue with this is that the real estate agents’ main business and income are generated from the sales of property and not the renting of them so nearly all of their time and resources are directed towards sales.

This is where e Property Rentals has an edge on the real estate agent. Their business and income is generated purely through the renting and managing of properties. They are 100% focused on this industry and know it thoroughly.

Contact us now to discuss your rental dreams and desires and request a FREE rental appraisal.

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Rent Arrears

Rent Arrears in Brisbane can be a scary scenario especially if you self manage your property. If you dont follow the correct procedure it can be very difficult experice chasing the tenants for the money that they owe.

Below is the procedure that E Property Rentals (Brisbane property management specialist) use:

When tenants are in arrears our property management team will touch base with them on a daily basis to follow up and find out why they haven’t paid rent and when their next rental payment will be made.

Loss of rent is one of the main claims made under a landlord insurance policy and our strict arrears management procedure is aimed at protecting your rental payments.


  • Days 1-7: Daily phone calls are made to tenants to follow up their arrears and confirm when we can expect their next rent payment. No further action can be made until the 8th day.


  • Day 8: A From 11 ‘Notice to remedy breach’ is issued to the tenants on the 8th day. This gives the tenants 7 days (plus postage time) to rectify the arrears problem, we will also continue with our daily follow up procedure during this time.


  • If the breach notice expires and the tenants have not rectified the problem you have the choice of either terminating the agreement by issuing a Form 12 ‘Notice to leave’. You may decide that you do not want to force the tenants to leave in which case we will try and put them on a payment plan or contact the RTA to start a dispute resolution request. The RTA will then act as a mediator between the tenants and ourselves.


  • If you decide that you would like us to issue the notice to leave. This gives the tenants 7 days (plus postage) to vacate the property. If the tenants do not vacate on or before the due date we can apply directly to QCAT (Queensland Civil and Administrative Tribunal) for an urgent hearing. At the hearing we will request that a warrant of possession be given for rent arrears. Once the warrant of possession has been given only the police have the authority to enforce it.


When considering a Brisbane Property Management Specialist, Eproperty Rentals and their property management team should be the first name that comes to mind.


Preparing To Rent Your Home

Preparing your home to rent is not that different from buying a handyman’s dream, doing some cosmetic work to it, and renting it out.

Everything still applies. If you want to attract a quality tenant you need to present a quality property. A big spring clean is definitely in order.

If it needs a lick of paint, lick it. If it needs a nail, hammer it; if it’s looking dull polish it; if it’s looking tired consider replacing it and if it’s getting long, cut it.

You may even want to consider if there are any improvements you can do that will add value to the property’s return.

Presentable Attracts Presence

Just to break it down a little further for you, E-Property Rentals are offering this list as a guide only, regarding the improvements you could make to your home to make it as attractive as possible to attract the best tenant.

· Paint anything that needs painting in the house both interior and exterior.

· Repair rusty or broken hinges or slats on doors, fences and gates.

· Ensure your paths and gardens are neat, trimmed and easily manageable.

· Ensure all appliances such as the dishwasher, air conditioner or oven are in a working order.

· Clean out the gutters of the home and outbuildings.

· Consider installing fencing, paths, step or balustrades.

· Ensure there is enough safe car parking.

· A very detailed clean of the property

· Clean the Carpets and all Floors.

A Good Tenant Makes a Happy Landlord

It is expected that a tenant will maintain the home and property in a similar condition to what it was at the time of occupation. The rent will be paid on time and all maintenance issues reported immediately.

A tenant of this calibre is much desired by all property owners. Many mutually satisfying agreements have been achieved in conditions such as these.

Impartiality is Essential

E-Property Rentals are able to manoeuvre the waters that lie between the property owner and tenant and keep these waters placid and still.

An impartial third party can be a great assistance in emotive situations that can appear on the horizon of any happy tenancy agreement.

Having the steadying hand of someone who can not only act as a third party but who knows the laws and by-laws of the industry well is always the best way to do business—even between friends.



Renting: What Are Your Rights?

When renting a property through E-Property Rentals or any other real estate, the lessor is required by law to provide you with a lease agreement that covers the terms of your rental agreement. This is a safeguard for both you and the lessor, and is usually managed by the real estate company that is looking after the property. You have the right to live in a property that is safe to live in and is well maintained. You have the right to enjoy it freely as long as you follow the terms that are stated in the lease agreement.

Bond and Rent

When you begin a new lease on a property you will be asked to pay a bond, which is a security deposit that is held by the RTA (Residential Tenancies Authority) until your tenancy is finished. You will be given a bond lodgement form (a promissory note of sorts) that you can keep until the cessation of your rental agreement when you move out. Most agents/lessors will require you to pay two weeks’ rent in advance when you move in, and keep it a fortnight in advance for the term of your lease.

Rent Increases

Should the landlord decide to charge you more rent while you are living in the property, if it is not already stated in the lease agreement, they will need to wait until the current lease agreement has finished and issue you with a new one with the increased rent.

Maintenance and Repairs

You are responsible for looking after the property as if it is your own, and keeping it (and any inclusions) clean and tidy. The lessor is required to keep the property in a good state of repair and fit to live in. Any maintenance that needs to be carried out on the property must be organised through the lessor and requires an appropriate entry notice period. If you or your guests damage the property you will be required to pay for repairs.

Smoke Alarms

All Queensland rental properties must be installed with a working smoke alarm, and it is the responsibility of both you and the lessor to ensure that it is in good working order.

Entering the Property

All E-Property Rentals properties usually have a regular inspection every three-four months, which gives the opportunity for the lessor to inspect the property and see that you are satisfying the terms of your lease agreement. The lessor is required to give you an entry notice before they can enter the property; however, they may enter the property in an emergency, if needed, as well as if they have your verbal consent. Entry to the property must occur at a reasonable time.


If you have problems with the lessor not keeping the property well maintained, or entering it without notice and aren’t able to solve these problems through communicating with the lessor,, you can lodge a Notice to Remedy Breach (Form 11). It is important to talk to the RTA if you have any issues, to ensure that you know where you stand and that you follow the correct guidelines for remedying the breach.


The Importance of Condition Reports

If you are moving into rental premises, there are a few things you need to know so as not to get caught out by an unscrupulous landlord. If there is previous damage to a home, then you need to make sure these things are noted on the condition report so that you don’t end up financially responsible for the repairs. Sadly, there are a few out there who would take advantage of such situations if you are not careful. Renting through a professional property management company is definitely the best way to go in comparison to renting privately where all sorts of issues could arise. To prevent any issues, a lease agreement and an entry condition report should be completed by both parties to avoid any legal issues at the end of the lease.

What is an entry condition report, and why is it so important?

An entry condition report is a document that lists any previous damage or problems in a rental property. These things are listed so that the next tenant to rent the property is aware of any potential issues prior to moving in. The tenant should go through the home with the condition report to make sure he or she agrees with what is written on the report and add things they notice to the report as well. Once both parties have signed the condition report, it is legally binding. This means that the tenant will be responsible for any damage that is not on the condition report at the end of their lease agreement.

The Importance of Documenting Damage to a Property

This is why it is so important to make sure you document any damage you see that the owner or agent may have missed.It ensures that you will not be held legally responsible for the damage and potentially loose your bond. It does not matter if you are renting a property for commercial or personal use, if you fail to take the time to fill in the condition report, then you will be held responsible for any damages that were not mentioned on the condition report. This applies to damages that may have been caused by you or past owners / tenants. Renting through property management in Forest Lake professionals will make sure everything is fair and within legal boundaries.

Renting premises through property managers Forest Lake is a great way to ensure that you are in good hands. A property manager can make sure all the paperwork is taken care of and will also remind you about completing the condition report. Property managers can take the stress and worry out of renting.

Contact us for a FREE rental appraisal of your investment property.