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.

busy businessman working in office

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!

Removing Tenants in Rooming Accommodation

Renting is a situation that is fraught with risk, whether you are the tenant or the landlord. Because the rental home has been a costly investment for the landlord, he naturally runs the greater risk of loss. Laws regarding rentals have been changing to ensure the protection of the rights of both landlord and tenant, and making them aware of the obligations each one has to the other. Having to remove a tenant can be a costly proceeding often needing a court order to carry it out. Once this has been served and the tenants has stayed put, police intervention may be needed to enforce the court order.

This may be the case for houses and flats, but what are the requirements for removing tenants from a rooming accommodation situation where the tenants have only a room and all share alike in the rest of the property, such as kitchen, bath and toilet? Rooming houses are also an investment for the owner and they are dependent on rental income for a successful investment. Therefore they, or their rental property management Brisbane, are not likely to ask a tenant to leave unless they have a good reason, or it is for some very serious concern that impacts on the other tenants. Where a tenant is required to move out, the owner must issue them with a notice to leave, stating when they must leave by and also giving the reason they are being asked to leave. This gives the tenant time to prepare to leave and find other accommodation.

There are also other situations where tenants are renting Brisbane real estate in which they can be asked to leave the premises immediately. This usually happens because of serious problems. If the tenant has used his room or any part of the premises for unlawful activity, such as using drugs or dealing in them, he may be asked to leave immediately. If he has caused problems with the privacy or security of other tenants or has affected the use of their rooms, immediate dismissal is also called for. If the tenant or one of his guests have caused deliberate damage to his own room or any part of the facilities in the property, or compromised the safety of other tenants, a request for immediately vacating the premises is permissible.

Where this course of action is called for, the landlord must also issue the tenant with a notice stating the reason for requesting him to leave, and if the tenant still will not leave, the police can be called in to enforce his immediate removal.

When a Tenancy Agreement is Breached

When a property is rented in the appropriate manner there is a tenancy agreement put in place and signed by all parties involved. This is to protect the lessors and the tenant by providing guidelines of what is expected whilst the tenant is living on the premises. It will contain items such as how the tenant is to take care of the property, how much rent is to be paid, how it is to be paid and the frequency, the period of tenancy and other items such as if pets are allowed. At times tenants breach the rules of their agreements, this article will discuss what needs to happen in that event.

What is considered a breach of tenancy agreement?

A breach of tenancy agreement is usually something along the lines of rent being more than 7 days late or if the upkeep of the property falls short of the agreement’s stipulation. The first thing that will happen when an agreement for renting Brisbane real estate is breached is that a Notice to remedy breach will be issued. If the property is standard accommodation such as a house, townhouse or unit, then this is a Form 11 however if the agreement is for rooming accommodation then it is a Form R11. Whichever of these forms is used, they will clearly outline how the tenant has breached their agreement and what they need to do in order to remedy the issue.

Where general tenancy is concerned the party who is responsible for the breach has 7 days to resolve the problem, if the tenancy is in a caravan park and the rent is overdue, the tenant has 5 days. When the agreement is for rooming accommodation then the time allowed can vary. Depending on what the issue is, the time frame can be in between 2 and 5 days. Overdue rent may incur a different time frame, but for broken house rules then the resident will usually be given 5 days to remedy the issue. If there is a dispute over the time frame allowed then TAASQ, or the Tenants Union of QLD are available to offer their assistance in determining the correct amount of time to be given. The lessors can also be found to be in breach of an agreement. This may be for any number of reasons but some may be that required repairs are not carried out or if they enter the premises without the appropriate notice.

If there are every any concerns about a breach of tenancy agreement then they should be discussed with the rental property management Brisbane concerned.

Don’t have a Brisbane property management company yet? Contact us for a FREE rental appraisal.

What Landlords Should Know About Property Management

It is not easy being a landlord, especially with all the changes in the laws regarding a tenant’s rights and responsibilities along with those of the landlord themselves. It is a very fine line between each and sometimes a landlord can cross the line without realising they have done so. Most of the time, it is much easier and ultimately more profitable to allow a property management team to manage your rental investments for you, which leaves you free to pursue other interests. It will also help to reduce the stress that comes along with trying to manage your rental properties yourself.

Maximise your profits with an experienced property management company

The whole purpose of property management is to maximise your profits and get you the best possible results from your property management team. Property managers have a range of services they offer you for a small fee. There are many things they do to help you as an investor to get the most out of your investment, this makes owning a rental property a joy not a stress.

Property managers carry out duties such as taking care of the finance management which involves preparing budgets, estimating the costs of maintenance on a property and ensure the client gets high returns for their investment. Legalities such as taxes or bills on the property are also part of their duty as well as preparing lease agreements and making sure that compliance with the property laws is carried out. They find suitable tenants, collect the rent and deal with any issues the tenant may have. A property manager also has the responsibility to ensure any maintenance on the property is carried out as well as maintained by the tenant.

All of these duties are part of what a property manager does and if you cannot imagine yourself carrying out all that, let the professionals cater to your needs. They will take good care of your rental investment and make sure that it is properly tenanted. If you are interested in hiring a property manager then speak to real estate professionals to get the right advice for you. Owning rental property is a big job and can be overwhelming, so help yourself by letting the professionals handle this for you.

Allowing the professionals to handle the job for you will give you more time to spend with your family and friends, doing the things you like to do. Why not enjoy life while reaping the benefits and profits that come from letting the professionals do their job for you?

Contact us for a FREE rental appraisal.

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.

shutterstock_160881917_holding_house_representing_home_ownership_and_the_real_estate_business 2

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.