Question 1

What is a Tenancy Agreement?

Accepted Answer

Before taking occupancy you will be required to sign a copy of the tenancy agreement. Since a tenancy agreement is a legally binding contact, you are encouraged to read the document carefully prior to signing.

Once signed by both the tenant and the landlord, one fully signed electronic copy will be returned to you for your records.

Question 2

Why do I have to pay a bond?

Accepted Answer

HarrisLeech requires all tenants to pay a bond (security deposit). Lodged with the Residential Tenancies Bond Authority (RTBA), it will be held in trust until the end of your tenancy.

The landlord may claim part of the bond at the end of the tenancy to cover the costs of a tenant failing to comply with the upkeep of a property according to the Residential Tenancy Act. This may include (but is not limited to) keeping the property clean, undamaged and safe.

At the end of a tenancy, the bond will be refunded provided the property is:
 1. Returned in accordance with the condition report conducted at the start of a tenancy; and
 2. There is no rent owing on the property.

Question 3

How do I pay my rent?

Accepted Answer

Before taking occupancy, we require tenants to pay the first month’s rent in advance. Making rental payments in advance of the monthly rental period are required throughout the tenancy.

Failure to pay your rental may have serious consequences (see arrears).

HarrisLeech accepts rental payments made via Direct Debit or Electronic Funds Transfer (EFT) only.

If, under extenuating circumstances you are unable to make your rental payment on or before the due date, please contact our office to discuss your situation.

Question 4

What is a condition report?

Accepted Answer

In every case where a bond has been paid, HarrisLeech will provide a Condition Report to the Tenant. This report will note the general condition of the property along with any fixtures, fittings and chattels.

Prior to occupancy, the tenant will be emailed an electronic copy of the Condition Report. The tenant is required to enter any additional information on the report and return it to HarrisLeech within five business days.

If the Condition Report is not returned, the original issued copy will become conclusive evidence as to the condition of the property.

Question 5

Can you assist with connecting utilities?

Accepted Answer

At the start of any tenancy, the tenant is responsible for contacting all relevant utility providers to arrange the accounts under their own name.

HarrisLeech recommends using HOOD for this. They are a one-stop utility connection service and could save you a lot of hassle.

HOOD
T: 1300 242 824
W: www.hood.ai  (www.hood.ai)

Question 6

How are keys and locks managed?

Accepted Answer

When beginning a tenancy, HarrisLeech will provide tenants a copy of all relevant keys, to be collected from our office at an agreed upon time.

Permission to change the locks must be provided by the owner, if you wish to change the locks, please ensure you put forward this request in writing to your property manager PRIOR to engaging a locksmith.

Keys will be given to tenants only once a tenancy has started. At the end of a tenancy, tenants will be responsible for paying rent until keys have been returned to HarrisLeech.

We keep a duplicate copy to all properties. Under special circumstances, and upon producing identification, a set of your keys can be borrowed from our offices. These can only be borrowed during office hours and must be returned by close of business on the same day. No service is available outside of office hours and on public holidays.

Unfortunately if you find yourself locked out outside of business hours, you will need to arrange a locksmith to gain access, at your own cost.

Question 7

Do I need contents insurance?

Accepted Answer

HarrisLeech recommends that all tenants take our contents cover. Insurance for personal belongings is not covered by the landlord’s policy.

Neither HarrisLeech nor the landlord can be held responsible for any damage that may occur to your personal belongings.

Question 8

What do I need to know about inspections?

Accepted Answer

Entry to a Property

Landlords and agents can only enter a property when appropriate notice is given to the tenants.

On occasion, HarrisLeech may give the tenant 24 hours notice before needing to enter a property. 
These would include:

· Repairs or other legal responsibilities
· Believing the renter has broken their obligations

Routine Inspections

Regular routine inspections of the property will be carried out by HarrisLeech. This first routine inspection will be carried out  after the first three months of a tenancy and every six months thereafter.

As a tenant, the routine inspection is a terrific opportunity to meet with your property manager. It is a good idea to take the opportunity to raise any areas of concern you may have with the tenancy or property.

Sub-letting and Introducing New Tenants

If you have any additional people staying with you for an extended period, please inform HarrisLeech. The landlord may require that their name be added to the lease.

It is unusual that consent is withheld, however, all new tenants will need to apply using our standard Tenancy Application process.

It is worth noting that tenants living on the premises without the landlord’s consent may provide a reason for the landlord to end the tenancy.

Final Inspection

When your lease is up, HarrisLeech will conduct a final inspection. During this inspection, we will check the initial Condition Report for any sustained damage during the period of tenancy.  You have the right to attend this inspection so please advise your property manager if you wish to do so.

Question 9

How are rent arrears managed?

Accepted Answer

When it comes to outstanding rental payments, we simply encourage communication.

If ever you find yourself behind on rental payments, please call HarrisLeech as soon as possible, even if it is in anticipation of an upcoming due date. Keeping us up to date and informed is a simple and effective way to combat any further complications.

After a few days…
After three days of outstanding rental payments, you will usually receive a reminder email or text message. If and when you receive this, please contact HarrisLeech regarding the outstanding amount if you haven’t already. Please also feel free to contact us should you feel you have received the notice in error.

After a week…
After eight days of outstanding rental payments, you will usually receive a phone call and email urging you to either make the rental payment or contact our office immediately.

This communication should be taken seriously as the landlord may soon have the right to take the matter to VCAT. Again, if you think you received this notice in error, please contact HarrisLeech as quickly as possible.

Beyond 14 days…
In the event that you fall more than 14 days in arrears it is very likely that we will commence proceedings with VCAT. This could result in the termination of your tenancy and the landlord regaining possession of the property.

Please note, that an application for compensation may also be made at this time. This could result in a partial or total loss of your bond.

We really do not like taking tenants to VCAT and will always try to work with the tenants directly to avoid this situation. That said, the ultimate right to pursue this course of action lies with the landlord.

Question 10

How do I give notice to vacate?

Accepted Answer

There are a number of ways in which a vacancy may come to an end. In every case, one or both parties must give notice in writing.

This includes the expiration of a fixed term tenancy agreement.

Steps for vacating a property at the expiry date of a tenancy agreement as a tenant:

1. Give the landlord and agent written notice of the tenant’s intention to vacate at least 28 days prior to the expiration date on the agreement.

If the Tenant remains in occupation of the property after the expiration date of the agreement without entering into a new fixed term agreement, the Tenant must give notice of their intention to vacate specifying the termination date, assuming it is not before the 28 day notice period ends.

Giving notice of termination as a landlord:

A landlord may give a tenant notice to vacate in certain circumstances. The period of notice can be anything from immediate notice up to 90 days, depending on the reason.

Special circumstances or conditions may be required before a tenant is given a notice to vacate.

The “Renting a Home Guide” given to you as a Tenant at the start of your tenancy has a more comprehensive list.

Note: neither a landlord nor a Tenant can give notice to end a fixed term tenancy agreement prior to the expiration date unless there are exceptional circumstances.

Question 11

Common maintenance questions

Accepted Answer

Electrical/No Power

Have you checked your fuse box and/or appliance switches?
The safety switch may have been activated. If this is the case, it simply will need to be reset. If there has been an overload, the safety switch will need to be reset. This may be identified if lights and/or power point switches are not working. Unplug and then plug each appliance in one-by-one whilst crosschecking with the meter box until the faulty appliance is identified. Reset safety switch.

Have you recently replaced the light bulb?

Have you checked the connection with the power provider?
Please contact your power provider to check the electrical connection is working, there may be a power outage in the area. If you live in a residential complex, please check with your neighbours if they are also without power. If more than one property has no power, you may need to contact the Owners Corporation.

No Hot Water

Did you arrange the connection of your gas/electricity with the supplier when your tenancy began?

Have you checked to see if your hot water system needs topping up?

If yours is a gas hot water system, have you checked to ensure the pilot light is still lit?
Some units can be easily relit, others may require a tradesperson.

Have you checked the fuse in the meter box?

Have you made sure that the tap on the hot water system is turned on?

Stove Element is not Working

Have you checked to make sure the connections are not dirty or loose?
Sometimes just ensuring that the connections are clean and secure can solve your problem.

Garage Remote Control is not Working

Have you checked the batteries are not flat?
Try using the control at a closer range; it may be a simple case of flat batteries.

Kitchen/Bathroom Sink is Blocked

Have you tried a drain unblocking agent?
If you sink is taking an extended period of time to drain away the water, please try using a drain unblocking agent – this can be purchased from the supermarket in the cleaning section. Make sure that you have removed hair and old soap from a bathroom plughole and old food from a kitchen one. Pouring boiling water down the drain can also help clear a blockage. Please do not put fat and oil into the drain, as these will cause clogs in the pipes.

If you have a major blockage, please report it to your Property Manager.

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