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.

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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.


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!

Water Usage Charges While Renting

Water! Our bodies are 70% water, and all life on earth would cease to exist without it. Our planet has a bountiful supply of water in our oceans, but unfortunately this is not suitable for drinking. For human use it would have to pass through desalination plants and this is a costly exercise. Water has been in the news so much of late, firstly through drought warranting the building of dams to supply the needs of the populace. Just recently, extreme weather conditions as never before seen have more than supplied needs and caused widespread and heartbreaking flooding.

Even with the large number of substantial dams in Australia, water consumption has become a prime issue. Drought can reduce the best of dams to a trickle in continued dry spells and water being used as is normally done. Water restrictions have been put in place allowing residents the use of sprinklers and hand held hoses at certain hours and on specific days in order to maintain their gardens. As there are people who brazenly flaunt these rules, water meters have been made necessary to keep tabs on usage. Private homes and investment properties rented out to tenants in most cities and suburbs have them installed to keep track as is done with power and gas.

This brings into question the charging of water usage to tenants in rental properties. Many feel they should not have to pay as they do not own the property. However, is it fair to expect landlords to pay for a tenant’s excessive use of water ? The “user pays” theory is not always one that is welcomed with open arms. Regulations have been put in place to prevent misunderstandings from turning into volatile disputes. This gives both the landlord and tenant a clear understanding of their obligations in regard to this matter. Where a water meter for the property has been installed there will be a record of usage and it can be charged for by the landlord. This must be recorded in the Tenancy agreement that landlord and tenant sign. But landlords must be aware that the property must be free from leaking toilets or taps and the property must be water efficient before charging the tenants for water. If there is no meter installed a tenant can hardly be charged fairly for usage as they may be well under the amount allowed, tenants can only be charged for the water used, it is still the owners obligation to pay the access and sewerage portion.

Once a tenant has agreed to the landlord’s demands to pay for water usage, this must form part of the tenancy agreement, and be signed by both parties. This prevents problems arising, and will ensure tenants are sensible in their use of water. For more information on water charges, landlords and tenants should contact their local property management Brisbane or property management Ipswich company.

What Happens When a Rental Lease is Broken

Where rentals are concerned there are certain laws and procedures that both the landlord and the tenant need to follow. This is to protect each party from possible mishaps and disagreements that can occur. However sometimes it may be that certain things arise regarding rentals that have the potential to cause discontent for either or both party and it can be hard to follow procedure. In this article we will discuss when a tenant breaks the lease agreement and what steps need to be taken to avoid unnecessary upset for the tenant or the owner.

When the agreement is broken

Ways in which a tenant may dishonour their Brisbane real estate rental lease is by causing damage to the rental property and choosing not to repair it or by not paying their rent. When situations like this occur then they can be issued with a notice to remedy breach (form 11). This form should outline exactly how the lease has been broken. The tenant will be given at least 7 days to implement the remedy and if the tenant does not agree that they have breached their agreement then they may like to follow the correct channels to challenge this with the lessors or agent. If the tenant fails to carry out what is expected of them then a notice to leave (form 12) can be issued. A notice to leave may also be issued if the tenant breaches their agreement in the same way more than twice in less than 12 months.

When further issues occur

There may be times when a tenant refuses to fix the breach, ignores requests to vacate the premises and even breaks the agreement in the same way more than twice in 12 months. In these unfortunate situations there are steps that can be taken. When the tenant does not leave on the date stipulated the lessor may apply within 14 days to the Queensland Civil and Administrative Tribunal (QCAT) for a termination order and warrant of possession. The lessor may also lodge a request to end the tenancy agreement with the Queensland Civil and Administrative Tribunal (QCAT) if the same breach occurs three or more times in twelve months without issuing a notice to leave form. If the property is run through property management Brisbane then all correspondence must be made via them.

Understanding the laws of rentals and what is expected is wise for both landlord and tenants. Failure to comply can cause undue stress which can be avoided by doing the right thing.

Pets in Rental Properties

While there are certain rules regarding a tenants right to privacy in rentals, the property is still not theirs to do whatever they wish with. This is because there are laws regarding what a tenant may or may not do whilst living in someone elses property. This is particularly true where pets are involved. Although many people have a furry loved one, or two, as part of their family, it does not necessarily mean that the pet is welcome on the premises and there are certain expectations regarding pets in rental properties. Read on for a little more information.

It is true that some landlords may shy away from applicants who have a pet to be kept on the premises. If you have ever owned a pet you will know full well that pets can cause damage to properties and can even cause issues such as flea infestation in carpets. No matter how responsible a pet owner is, sometimes there are uncontrollable occurrences. This means at times, that unless it is stated in the listing that pets are ok, the applicants without pets are more likely to be approved for tenancy. What an applicant may like to do is obtain a reference for their furry friend from their previous rental property management Brisbane. While this won’t take away the fact that accidents can happen, it will show the lessors that your pet is a well behaved one and has not caused undue issues in the past.

From a landlord’s perspective, it is wise to be careful about the pets in their real estate Brisbane. If you are willing to approve a pet in your rental then have the agreement state the type and breed of pet as well as the age and possibly even a name. This will ensure that the pet you approve is the pet who is residing there. For instance, a 3 year old cat is a very different kettle of fish to a 2 month old kitten that needs toilet training. Pet smells can be a very big put off for future tenants and even prospective buyers. You should stipulate that any changes need to be registered on the agreement and be clear in your agreement that appropriate measures need to be taken on exit. This means suitable carpet cleaning and pest control to ensure any smells and dirt from the pet is removed.

If all parties involved are clear on the rules about pets from the very beginning of the agreement then there should be no hassles. While many understand pets are part of the family, like the humans, they need to act accordingly.

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.