"There’s a myth that time is money. In fact, time is more precious than money. It’s a nonrenewable resource. Once you’ve spent it, and if you’ve spent it badly, it’s gone forever."
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The following information is provided to assist you in your everyday dealings with KERRYLEA REALTY, ensure a trouble free tenancy and help you understand your responsibilities as a tenant.  Just click on your area of interest for further details:

• Office Hours & Details

• Renting or Looking to Rent

• What Will You Need

• Rental Payments

• Rental Bond

• Late Payments

• Rent in Arrears Procedure

• TICA

• Entry Condition Reports

• Quarterly Inspections

• Entry Notice Periods

• Additional Persons

• Pets

• Picture Hooks

• Water

• Locks & Keys

• Locked Out

• Insurance

• Noise

• Electricity, Gas & Telephone

• Hot Water System

• Maintenance

• Who Pays For What?

• Breaking A Lease

• Termination of Tenancy Agreement

• Return of Bond

Office Hours:

Monday to Friday 9:00am to 5:00 pm

Saturday 9:00 am to 12:00 pm

Postal Details:

KERRYLEA REALTY

P O Box 4200

Forest Lake  Q  4078

Property Manager:

Darryn Harrison

Office:  07 3372 5544

Direct:  0418 195 694

Fax:  07 3372 5927

darryn@kerrylea.info

Here you’ll find helpful information and links relating to all aspects of our Property Management services. If you've seen a house or apartment you would like to lease, you can complete an Application for Tenancy form online. 

• Fully completed application form

• Privacy Acknowledgement Statement

• Proof of income and/or Employment

• Current drivers license or Passport

• Document with current address

• Reference from previous Lessor or Agent

• Any other information that you believe may be pertinent

Rent must be paid fortnightly and always be 2 weeks in advance.  Payments are made directly into our bank account by cash deposits, internet banking transfers or direct debit by the due date.

Rent cannot be paid directly into our account without a reference appearing.  Suitable references are the property’s address or your surname.  Confirm your reference details with the Property Manager.  Should you deposit funds into our account without such a reference a tracing fee of $10.00 will be charged.  There will also be a $50.00 charge for any payments, which are dishonored.    

Your rental bond will be lodged with the Residential Tenancies Authority. The bond is held as security against any damage or undue wear and tear. The bond will be refunded promptly after you vacate, provided the property is left in as close as possible the same condition as when the Residential Tenancy Agreement commenced and there are no other monies owing.

A late payment constitutes a breach of your Tenancy Agreement.  Please ensure that your rent is always in advance so a good reference may be issued at the completion of your tenancy. Advise immediately if there are difficulties. Should you fall into arrears with your rent there are a series of steps we are at liberty to and also obliged to follow. In most cases a reminder phone call will be made. Should you choose to ignore this reminder; a Notice to Remedy Breach will be served. A breach Notice is a blemish on your record and can be disclosed when providing a reference on you. Failure to remedy the breach in full can result in a Notice to Leave (eviction notice) being served.  Repeated breaches are also cause for an eviction notice to be served.  

If your rent is not paid by the due date, please be aware of the Rent in arrears procedure:

We advise that we are members of TICA Default Tenancy Control.  TICA is a company registered in NSW and operating throughout Australia, New Zealand and the United Kingdom.  Any breach such as  arrears of rent to poor periodic inspections that occur during  your tenancy can be reported to TICA.  If you are registered on the database it may have an adverse effect on a future tenancy application.

ENTRY CONDITION REPORT ...  

This report is compiled by us prior to the commencement of your lease.  The report records the overall condition of the home prior to you moving in, such as marks, stains, cleanliness etc. thus ensuring you cannot be held responsible for pre existing “damage”. The report will be given to you along with the keys etc. at the start of your tenancy.  You are required to go through the report in detail, record any information you feel we may have overlooked, sign off on the report and return it to our office within 3 days after taking occupation.  This report is referred to when conducting the final inspection upon you vacating the home.  Please do not use the report to advise necessary maintenance, use the maintenance sheets provided.

QUARTERLY INSPECTIONS ... 

During the course of your tenancy, the premises will be inspected periodically by KERRYLEA REALTY after 7 days notice has been given to you.

Every 3 months of your tenancy, you will receive at least 1 week’s notice of our intention to carry out a Quarterly Inspection on behalf of the Lessor.  We report on maintenance that may be required by the Lessor and to check that the terms and conditions of the Lease agreement are being met.  This is also a good time for us to chat about your future plans regarding the Lease etc.  It is required of most Management Agreements with owners that Property Managers provide this service for the benefit of both the tenant and owner.  You do not have to be present during the inspection, but are welcome to be there should you so wish.  A time frame is stipulated on the letter of notification of the inspection.  Requests for a specific time can only be met if the requests are made well in advance.

The following table gives the required notice periods for inspections of your property:

ADDITIONAL PERSONS IN RENTAL PROPERTY ...

Notify KERRYLEA REALTY – new, additional or replacement tenants MUST be approved BEFORE they move in.

Please also advise if guests will be staying more than a few days.

Unless the express permission of the Landlord is obtained, pets will NOT be allowed.  Any pets kept without our permission would constitute a breach of tenancy and may cause the issue of a Notice to Leave  and/or recompense of and damage caused, e.g. replacement of carpets.

There is a provision in the Tenancy Agreement for part of the Bond to be retained for eradication of fleas and cleaning if pets have been allowed and these conditions are not met.

PICTURE HOOKS ...

The Entry Report records the number of picture hooks in each room and you are not permitted to add additional hooks unless permission is granted.  Blue Tack has in the past been the cause of discolored paint, leaving a residue behind and has also resulted in paint flaking or peeling off when trying to remove.  You would be held responsible for any repair (which may entail painting) for any damage or holes caused by additional hooks, Blue tack etc.

A duplicate key to all properties is retained by KERRYLEA REALTY for emergency access.

All keys issued to you at the start of the tenancy must be returned.  Failure to do so will result in locks being changed at your expense.  Please do not change locks or add any new locks without permission from KERRYLEA REALTY.  You must supply our office with keys for any new locks.

Should you lock yourself out of your home outside of office hours, KERRYLEA REALTY may be unavailable to assist.  It is then your responsibility to arrange and pay for a locksmith.  During office hours you may borrow the keys we hold to the property, however we are unable to bring keys to you, you will have to collect them from and return them to the office.  

INSURANCE ... 

We strongly urge you to insure your personal possessions, against any loss, damage or theft.  The landlord has no obligation to insure your personal belongings.

As a courtesy to neighbours and also as a condition of your lease, do not interfere with the reasonable peace, comfort or privacy of a neighbour.  Please keep noise levels to legal limits, failure to do so is a breach of lease and can result in Breach Notices being served.

electricity:  

Responsibility of the Tenant to connect and disconnect.

Phone ORIGIN - 13 24 63 

Be sure to arrange the disconnection at completion of tenancy.

telephone:  

Responsibility of the Tenant to connect and disconnect.

Phone TELSTRA - 13 2200. 

Be sure to arrange disconnection at completion of tenancy.

gas:  

Responsibility of the Tenant to connect, fill and disconnect.

Phone Origin Energy - 13 2462 or the number on the cylinder. 

Be sure to arrange the disconnection at completion of tenancy.

The annual cylinder hire is for the landlords account. In the event the account for the hire does arrive at the property, please forward to KERRYLEA REALTY for payment.

Many electrical systems are Off Peak which means the heating electricity is only available in off peak usage times, usually between 9.00 pm, and 6.00 am so if you run out of hot water in the daytime it will not reheat until late that night.

Topping Up:  Most electrical systems need topping up every two months.  This is done by pulling the “Trigger” (lever) on the side of or on top of the system until water runs out of the overflow.  This may continue to drip up to a day as the water expands.

Hotter Water:  Most systems have an adjustable thermostat.  It is not recommended that you take panels off the system as this could expose live wires, but units with external controls can be adjusted.  If you have children DO NOT turn on to HIGH as it may cause burns.

NOTE: It is important that the topping up be done or it may cause damage to the system as well as diminish your hot water supply.

Due to our professional indemnity Insurance requirements we are unable to attend to Routine maintenance unless brought to our attention in writing. 

Please let us know of any required repairs by completing a Repair Request Form.  If you require an  Emergency Repair please refer to your Residential Tenancy Agreement or Renting Guide Booklet and contact your property manager.

All repairs must be put in writing.  You may request repairs “Online” on our website by clicking on this link to the Repair Request Form, completing the details and sending it to us.  Or you can fill our one of our forms and either mail or fax to 07 3372 5927

Alternatively your requests for maintenance can be emailed directly to your property manager, Darryn Harrison at rentals@kerrylea.info.  Please ensure you specify which property you are living in, provide best contact numbers and  a detailed explanation of the nature of the problem i.e. specify which tap in which bathroom is leaking etc.

It is important that necessary maintenance is brought to our attention as soon as it is noted.  Time frames for having the maintenance attended will vary according to the instructions we have from the landlord and the nature of work. 

We instruct trades people to make direct contact with you to arrange a time to attend to the necessary repair.  Should you not have heard from anyone within a reasonable period of time please do contact us so we can give the tradesperson a friendly reminder.

Only emergency repairs will be accepted verbally. All repairs are attended to as promptly as possible, however, it is often necessary to obtain the Landlord’s approval and or quotes before any work can  commence, so unfortunately a time lag is sometimes unavoidable.

You are not authorized to contact trades people directly unless there is an emergency situation outside of our office hours.  Your lease Agreement provides the details of repairers who can be contacted for after hour’s emergency situations.  Emergency situations are clearly defined by the Residential Tenancies Act and include matters that affect safety and security, loss of power, lack of hot water, burst pipes etc. 

As soon as your maintenance request is received, it is processed and forwarded to the appropriate tradesperson. They will contact you directly to arrange a suitable time for the repair.

Please ensure the problem is a legitimate emergency before calling a tradesperson as you could be charged for the call out, if the matter was not indeed an emergency. (Refer Clause 30.1 of the Standard terms of the Lease Agreement).  

Tenants appliances are often the cause of tripping power, likewise failing to top up the hot water system results in a lack of hot water.  Please ensure you have eliminated these as causes of the problem before calling for a tradesperson, failure to do so could result in you being responsible for the costs incurred.

tap washers/leaking taps: 

Will be fixed by the Lessor.  Please notify KERRYLEA REALTY for maintenance.

blocked drains: 

Responsibility of the Lessor, unless caused by the Tenant.  Please notify KERRYLEA REALTY for maintenance. 

stoves / hotplates / oven: 

It is the Tenant’s responsibility to correctly use and clean hot plates and oven but generally it is the Lessor’s responsibility to repair any faults.

garbage disposal unit:  

Responsibility of Lessor unless used contrary to instructions.  They are designed to be used with a strong flow of running water (cold).  Do not force large objects through and leave water running for approx 30 seconds after grinding.  Blockages caused by cutlery or inappropriate use will be your responsibility.   

electrical repairs:  

Responsibility of the Lessor unless caused by negligence. Please notify KERRYLEA REALTY for maintenance

dishwasher: 

Responsibility of the Lessor unless used contrary to instructions. Please regularly clean filters and check hoses for kinks. Dishes should be rinsed before placing them in the dishwasher and a cleaning agent should also be used at regular intervals, this will assist in ensuring the effective cleaning of your dishes.  Contact KERRYLEA REALTY for maintenance.

broken windows:  

Responsibility of Tenant unless broken by storm or a cause claimable under Insurance. Notify KERRYLEA REALTY for maintenance.

stained carpets: 

Responsibility of the Tenant.  Do not attempt to remove stains.  Advise KERRYLEA REALTY for instructions.

cockroaches or insect pests:  

Responsibility of the Tenant to pest control.

pool filters: 

Responsibility of Lessor, unless operated contrary to instructions.  Call KERRYLEA REALTY immediately if you suspect a problem.

pool water treatment:  

Responsibility of the Tenant. If water cannot be effectively treated, call KERRYLEA REALTY and we will arrange a Pool Specialist to call – delays can be expensive.  If the problem is mechanical, it is the responsibility of the Lessor, but if it is a problem with chemicals, it is the responsibility of the tenant.

air-conditioners:

Please ensure air conditioning filters are regularly cleaned, failure to do so will result in the air con not performing to its optimum and may damage the equipment.

lawns and gardens:  

You are required to REGULARLY mow the lawn, weed the gardens and trim the edges.  You cannot lop or severely prune shrubs without express permission.  It is necessary to water gardens and lawns in dry weather to keep plants growing and to prevent them dying.  Please do not store unnecessary paper, rubbish, bottles, cans, etc on or around the premises.

Signing a fixed term Agreement for Tenancy legally binds you to pay rent for the period of the lease or up to the “take over by a new tenant”.  You are also obliged to maintain the premises as if in residence. 

IF YOU WISH TO PURCHASE A HOME DURING YOUR TENANCY PLEASE COME AND SEE US FIRST.

In addition to completing all your obligations to the lease Agreement you will also be liable to pay reasonable broken lease costs.  This includes the agents letting fee which is the equivalent of 1 weeks rent plus GST.  Any costs incurred by the agent for advertising etc will also be charged.  This applies to anyone breaking a lease for any reason.  The owner must not lose any rent or be out of pocket for any expenditure on the changeover.

If the rental property is left in a satisfactory state of cleanliness and repair, and a satisfactory tenant is found, and you have paid the break lease costs, your full bond will be refunded.

TERMINATION OF THE TENANCY AGREEMENT ...

Your Residential Tenancy Agreement is a legal and binding contract, providing protection for both you and the landlord.

The Residential Tenancy Agreement can be terminated by you in the following ways:

a) If you intend to vacate at the end of your Residential Tenancy Agreement you are required to give fourteen (14) days written notice on the official format ie Notice of Intention to Leave (FORM 13) of intention to vacate.  Rent is charged until the property is vacated – that is, until keys are returned to this office and is calculated on a daily basis after the expiration of the lease. 

b) Once the fixed term has expired, you are at liberty to continue living at the property or to vacate. If you intend to vacate, written notice on the official format ie Notice of Intention to Leave (FORM 13) of intention to vacate must be received by our office at least fourteen days (14) prior to the vacating date.

If however, unforseen circumstances arise and you have to vacate prior to the expiration of your Residential Tenancy Agreement, please contact the Property Manager immediately who will endeavour to find another suitable tenant.  However, you will still be responsible for the rent until another suitable tenant is found, as well as the payment of a letting fee, and all advertising costs.

RETURN OF BOND ... 

Final inspections are conducted within 3 business days of vacating.  Please note Saturday is not regarded as a business day even though our office is open.  You are most welcome to be present for this final inspection, so should any unattended to matters raise their heads you could attend “on the spot.” 

The Residential Tenancies Act allows for a bond to be refunded within 14 days of vacating the home.  Should you have met all your obligations such as returning the keys, cleaning of the home and carpets etc there is no reason why your bond cannot be refunded immediately after the final inspection.

Additional information is available on the REIQ website.

Bye for now

Darryn Harrison

Property Manager

Direct:  0418 195 694

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