If it is agreed that pets are allowed at the property, then our Property Managers will make sure the following criteria are met:

• Only the pet indicated on the Tenancy Agreement resides at the property
• If the peace and quiet of the neighbourhood is affected by the pet, warning will be given to the tenant. If no action is taken to remedy the matter, the pet will be removed from the premises
• The tenant is liable to pay for any damages caused by their pet

Typically, the landlord is responsible for providing the means to exterminate any pests from the property. However, if the tenant is at fault, then the Property Manager will seek to recover the costs of pest control from them. Please be aware that this type of scenario is assessed on a case-by-case basis, and adequate proof must be shown in order to recover costs.

As per the Residential Tenancies Act, it is the tenant’s responsibility to ensure gardens and lawns are kept in “reasonable condition”. The landlord, however, will still be responsible for trimming trees, hedges, spraying weeds, and the removal of vines. If the property has a fairly large garden and lawn, we advise you to factor the maintenance costs into the weekly rent.

By law, the rent during a tenancy can only be increased once every 12 months. Any planned increase must be at a fair market level, and the tenant must be provided with 60 days’ notice of the increase. Your Property Manager will conduct an annual rental review to ensure you are getting the most out of your investment.

We run a tight ship, and this means having a zero-tolerance policy on arrears. Our accounts team will run an arrears report, and are always aware of current arrears. We have stringent systems in place to deal with late payments and to recover costs.

Advice will be offered around the fair market rent for your property, based on factors such as current demand, comparable properties, the area etc. If you wish to go for a higher price, it may extend the amount of time your property is vacant. We will work with you to obtain the best rent for your property. Most tenants know the market themselves so price must meet demand.

Market demand, the condition of your property, and a robust marketing and pricing strategy play big roles in finding tenants for your property. Your Property Manager will take all the necessary steps needed to minimise vacancy periods, and will keep you informed during the process. In the case where an existing tenant is leaving and provides the required notice, our aim is to find a replacement, ready to move in once they leave.

The short answer is no. Even the best tenants can fall behind in payments, or mistreat the property. This is why Owners need to be aware of the risks involved in letting their property to someone else. However, we can assure you that through our risk mitigation processes and collective experience, the chances of finding exceptional tenants are good!

Even though it’s not a legal requirement, we highly recommend specialist insurance to our owners to protect themselves. We suggest carefully reading the policy wording, to understand coverage in regards to rent arrears, meth contamination, tenant liability for careless or accidental damage, inspection frequency requirements, and chattels. Our Property Managers have access to comprehensive tenancy-related insurance so please contact us to find out more.

The landlord is responsible for paying the daily fixed charge, and the tenant pays only for their usage. If water is to be supplied from a tank, the landlord must ensure a full one is provided at the start of the tenancy.

We inform all tenants about what is expected from them prior to moving in. A few topics covered are:

• When and how to pay rent
• What to do when an emergency repair is required
• When a property inspection will take place, and what we will be looking for
• Their duties as per the Residential Tenancies Act

If the scenario arises where a repair is required outside of normal business hours, our Property Managers will assess the situation, and decide how to best handle it. Again, a minimum of 24 hours’ notice in writing must be given to the tenant.

An Owner or Property Manager must give 48 hours’ notice in writing to the tenant to view the property, unless its for maintenance, then it’s 24 hours’ notice in writing.

By law, the rent during a tenancy can only be increased once every 180 days, or within the first six months of a new tenancy. Any planned in crease must be at a fair market level, and the tenant must be provided with 60 days’ notice of the increase. If an increase is appealed and the Tenancy Tribunal finds that a rent increase is unreasonable or in excess of fair market rent for the property, then they can make an order for the rent to be readjusted. Clarke Group Property Management monitors rental market trends and conducts regular rental reviews to ensure owners are receiving the most appropriate rent at a fair market level.

Once a tenant moves in to their new rental property, it’s their responsibility to keep it in a clean and tidy condition. This includes keeping the home in a condition that doesn’t encourage the build – up of mould as well as removing any mould as soon as it appears. However, landlords should provide adequate ventilation for the property as an additional preventative measure. There are a lot of great tools to reduce the build – up of mould and condensation such as bathroom fans, secure window stays and dehumidifiers . Clarke Group Property Management recommends that tenants use all of these methods if available, and for tenants to keep the property well aired and ventilated.

As a tenant you are responsible for your own ‘home contents insurance’ whilst landlords are responsible for insuring the property and chattels provided. We strongly recommend that your own contents are fully insured as a tenant.

Where a separate water meter and account is available, the tenant should pay for water usage. The landlord is responsible for paying the daily fixed charge if water is managed by Watercare. If Veolia manages the water in your area then the Tenant is liable to pay the full bill. If water is to be supplied from a tank, the landlord must ensure that it is full at the start of the tenancy.

For all chattels listed in a tenancy agreement, it is the responsibility of the landlord to ensure they are in working order and properly maintained. If damage to any chattel is found to be the fault of the tenant then they may be responsible for fixing it.

In most cases the tenant will be compensated significantly if the Tenancy Tribunal finds that a house was sold following an unreasonably short tenancy, unless it made clear from the start that the house was to go on the market. In the case where a property is sold and there is a fixed term tenancy in place, then the tenants are entitled to choose whether or not they would like to stay on until the remainder of the term under the same agreement, with a new owner.

As per the Act, it is the tenant’s responsibility to ensure gardens and lawns are kept in “reasonable condition”. The landlord, however, will still be responsible for trimming trees and hedges, spraying weeds, and the removal of vines.

Typically, the landlord is responsible for providing the means to exterminate any pests from the property. However, if the tenant is found to be at fault, then the Property Manager will seek to recover the costs of pest control from them. Please be aware that this type of scenario is assessed on a case-by-case basis, and adequate proof must be shown in order to recover costs.