LJHM03374_Tenancy_PROOF_151208

Tenancy
Handbook

Your Introduction &
Guide to Renting

with LJ Hooker Manuka

B

Contents

Welcome to Renting with LJ Hooker Manuka 3
Getting Started What you must do First! 4
Moving in to your Rental Property 6
During your Tenancy 8
Routine Inspection Guide What we look for at Inspections 10
Your Rent Payments 12
Taking Care Inside the Property 14
General Cleaning of your Rental Property 16
Taking care Outside the Property 21
Saving Water Some Handy Tips 24
Your Safety Being Aware 26
Saving Power Some Handy Tips 27
Strata Titles Body Corporate 29
Vacating the Property 30
Getting the Property Ready for Vacating Checklist 34

1

2

Welcome
to Renting

with LJ Hooker
Manuka

Congratulations on your tenancy approval. You have
been approved because we are confident that from
the evidence you have provided, like all our tenants,
we believe you will be able to pay the rent on time and
maintain the property.

We would like to extend to you and your family on
behalf of our client, (your owner) our best wishes for a
comfortable and happy tenancy. Tenancy is a shared
responsibility that has mutual obligations between us
and yourself.

Our staff are always available
to assist. If there is anything
concerning your tenancy
which you wish to discuss,
please contact our Property
Management team.

For your convenience we have prepared a guide
to acquaint you with the range of procedures and
services we provide.

We encourage you to share your feedback.
Whether praise or concern, your valuable
comments will help us to ensure that
we are meeting expectations.

3

Getting It is your responsibility to
Started have the electricity, gas and
telephone connected prior to
What you moving in. Sufficient notice
must do first! should be given to allow
connection to be effected.
4
Utility Connections

It is your responsibility to have the electricity,
gas and telephone connected prior to moving
in. Sufficient notice should be given to allow
connection to be effected. These services
must be connected in your name.

Electricity, Gas, Telephone
Actew AGL 13 12 93

Telephone and Internet
TELSTRA 132 200
OPTUS 133 345

Important Condition — Intact Telephone line
If there is no telephone line connected to the premises,
the cost of supplying that connection is borne by the
applicant. The tenant agrees to leave in the same
manner of connection or operation, any telephone
service installed in the premises at the commencement
of the agreement.

Wanting us to get you connected? — Would you
like to reduce the hassle and time it takes you to
move home? Direct Connect offers a FREE service to
connect your new home’s utilities and provide a full

range of moving solutions. With just one call, Direct Possession Granted
Connect can have your new home connected and all
your moving solutions arranged. Please note that possession will be granted once the
following have been fulfilled:
Is there a catch? No. Direct Connect are free, there are
no obligations and there are no contracts unless you Tenancy Start Date — Your tenancy start date has
choose to enter into one. They are paid a commission commenced, as per your tenancy agreement.
by their suppliers to get you connected!
Rent — Your initial rent has been received by
Direct Connect offers a wide range of services to help our agency.
you move from your current property into your new
home. Their services include, but are not limited to: Bond — Your full bond payment has been received by
Electricity, gas, telephone, and internet, pay TV, our agency.
insurance, removalists etc.
Important — Keys Issued Early — It is important
Getting Ready For Your to note the we are unable to issue keys early, or grant
Tenancy Induction access to the property any earlier then the allocated
tenancy start date. An example of this is where access
To ensure you have the correct information regarding to the property is required to move boxes into a garage
the start of your tenancy and the induction process, or bedroom to get the moving process started earlier,
we ask you to familiarise yourself with the following or a removal truck company requires access a couple
important points: of days earlier. For legal and security reasons, under no
circumstances can we issue any keys earlier then the
Keeping your appointment time — The time slot start date of the tenancy.
you have been given for your Tenancy Induction
has been specifically allocated amongst our other The Tenancy Induction
appointments, which are usually ‘back to back’. It is
crucial you are on time for the appointment. If you During the Tenancy Induction we will go through the
are late, our induction time may have to be allocated following with you:
several hours later or until the next complete time slot
is available. Tenancy Agreement — The specific details of your
tenancy with us.
Avoid being inconvenienced! — To avoid
unnecessary delays and inconvenience please ensure Payment of Rent — How your rent is to be paid.
you are on time for your appointment. If you believe
you will be delayed, please call us ahead so we can Zero Tolerance Late Rent Policy — We will
confirm if another appointment time will need to be explain our zero tolerance policy to late rent payments.
made to accommodate.
Bond Lodgement — Sign the form that
Appointment time allocation — As we need to will accompany the lodgement of your bond with the
explain all your tenancy details thoroughly, please allow Office of Fair Trading.
approximately 15 minutes for your tenancy induction.
Property Condition Report — We will explain what
All people to be present — Please ensure all you need to do with your property condition report.
approved tenants are present.
Repairs & Emergency repairs — We will explain our
No cash policy — We have a no cash policy. A bank procedure.
cheque or Australia Post money order is to be used
for any transaction. We regret that we are unable Any other important matters — Will be outlined
to accept a personal or company cheque, and due to you.
to security reasons, we are unable to accept cash.
Bank cheques/money orders are to be made out to 5
LJ Hooker Manuka.

Moving in Property Condition Report

to your Rental Please ensure that you return your signed/amended
Property copy of your property condition report to us within
14 days of the tenancy start date. If this is not returned
Changing Address please be aware that the original inspection will be
used for the end of tenancy comparison, regardless of
Ensure that you let financial organisations, road whether you agree to the original report or not.
departments and other important bodies know of
your change of address. Please ensure that you return
your signed/amended copy of
Contact Details your property condition report
to us within 14 days of the
Once your new details are available, (if different from tenancy start date.
your residential rental property address) please email
these details to us at [email protected]. Tenant Content Insurance

Keys It is crucial that you have your own Ten ant Contents
Insurance. It is important to note that should your
Should you wish to copy keys it is important to note goods be damaged or destroyed by circumstances
we require the return of all keys given to you at the affecting the owner’s property (i.e. fire, storm damage,
commencement of the tenancy, and also all extra power outages etc.) your goods and possessions are
copies created during your tenancy period. If you wish not insured by the owner.
to change the locks during the tenancy, you must get
permission and are obligated to provide us with a full Example One
new set of keys for your property access.
An electrical fault in the building starts a fire and the
Payment and Lodgement of property is destroyed. Your possessions will not be
Your Bond covered by the owner’s insurance.

Your bond will be lodged with the Office of Regulatory Example Two
Services and you can expect confirmation from them
indicating your lodgement number. You are away on holidays and the power cuts out due
to an electrical fault in the building. You return home
to find your fridge/freezer goods spoilt. The owner’s
insurance will not cover your possessions.

In the examples given above, quality tenants contents
insurance should cover your goods. Always check
with your insurer however, for the cover they can
provide you.

You need to ensure that all your goods are adequately
insured. The owner/agent will not be liable for
damaged or destroyed tenant possessions.

6

7

During your
Tenancy

General Repairs

All repairs must be lodged in writing. You can lodge a
repair request online at www.manuka.ljhooker.com.
au/renting/tenants-maintenance-request-form or
use the provided repair request forms handed to you
at the commencement of the tenancy. You can lodge
repair requests by fax, post or email.

Emergency Repairs

Emergency repairs are generally those that could
cause injury to the tenant or damage to the property.
The tenant must notify the Agent of the need for urgent
repairs as soon as practicable, and the agent must,
subject to Clause 82 of the Tenancy Terms, initiate
rectification of those repairs as soon as necessary,
having regard to the nature of the problem.

After Hours Emergency Repairs

Should an emergency repair be required after hours,
you need to initially attempt to contact your property
manager, secondly refer to your tenancy agreement
or Trades Guide in this handbook for details of our
recommended tradespersons.
It is always important to correctly determine if a repair
is an emergency or a general repair. Getting this wrong
may be costly to the tenant if the repair is conducted
after hours!

8

The following can be classified as an Photos
urgent repair:
Please note that the inspection may also involve
• A burst water service taking photos of any repairs required and photos of
the property. At times tenant possessions will be in
• Blocked or broken toilet (if there is only 1 toilet in these photographs.
the home)
Owner Mail and Contact
• A serious roof leak
Any mail received addressed to the owners (owners
• Gas leak name appears on your Tenancy Agreement) should be
forwarded care of our office.
• Dangerous electrical fault
If a tenant wants to remove
• Flooding or serious flood damage themselves or someone else
from or add anyone new to
• Serious storm or fire damage the lease, they must contact
their property manager.
• A failure of gas, electricity or water supply to
the premises Changing of Tenants/Sub-Letting

• Failure of a refrigerator supplied with the premises If a tenant wants to remove themselves or someone
else from or add anyone new to the lease, they must
• A failure or breakdown of any service on the contact their property manager.
premises essential for hot water, cooking, heating
or laundering The tenant must collect from our office or via email:

• A fault or damage that causes the premises to be • A Request for Approval for Change of Shared
unsafe or insecure Tenancy form

• A fault or damage likely to cause injury to person • An Application for Tenancy form — (If they are
or property adding someone new to the lease)

• Serious fault in any door, staircase, lift or All existing tenants (including tenants wishing to
other common area that inhibits or unduly vacate or be added) must sign the appropriate forms.
inconveniences the tenant in gaining access to An application for tenancy must be included when
and use of the premises returning the forms to your property manager, should
you wish to add a tenant to the lease. This new
Routine Inspections and Photos application must be approved by the owner PRIOR to
anyone moving into the property.
We will conduct a routine inspection of the property
within 3 months into your tenancy and then PLEASE NOTE — Any changes to the current
approximately every 6 months thereafter. General Tenancy Agreement (i.e. tenants vacating or
added) is subject to approval by the owner. This also
The purpose is to provide a report to the owner that includes subletting the property.
you are maintaining the property, and also to check
for any repairs and make any recommendations to 9
the owner.

We will conduct a routine
inspection of the property
within 3 months into
your tenancy and then
approximately every
6 months thereafter.

Routine Inside the Property
Inspection
Guide • Walls/light switches/doorways and doors are
clean from marks
What we look
for during • Carpets are clean and stain free
inspections
• Windows and screens intact/clean
10
• Kitchen area clean and oven/stove top is free of
burnt on food

• Shower, bathroom, toilet, laundry and all tiling
is clean

• All areas and rooms to be fully accessible
(not locked)

Outside the Property

• Lawns are cut/edged and maintained

• Gardens are tidy and presentable/weeds removed

• Rubbish/lawn clippings removed

• No unregistered car bodies on the property

• Oil stains removed from carports, garages
and driveways

• All areas, garages store rooms etc. are all accessible

• Swimming pools/spa — water and sides/bottom
are clean

If You Have an Approved Pet Lease Renewals

• Any droppings are picked up and removed Provided that your rent has been paid on time, and
the property has been kept clean and undamaged and
• Any pet damage repaired and/or rubbish scattered the owner is happy to continue your tenancy, we will
is cleaned up advise you of the impending expiry of the Tenancy
Agreement and whether a further term is to be offered
• Ensure all/any dogs are properly restrained for and under what terms.
the inspection
On receipt of your invitation, it is important that you let
Rent Reviews us know whether you accept the renewal invitation or
you wish to vacate. We need this advice in writing from
Rent reviews occur at lease renewal time or every you as soon as possible.
12 months and are adjusted in accordance with the
market conditions. The owner cannot increase the The Residential Tenancy Agreement has a continuation
rent during the fixed term unless the agreement sets clause, which allows a tenant to continue on under
out the amount of the increase. The tenant must the same terms and conditions at the expiry of the
receive 8 weeks notice in writing if the owner wishes fixed term (continuing basis), unless they receive
to increase the rent. This applies even when the correspondence stating otherwise i.e. Notification of
agreement provides for, or permits, a rent increase. a rent increase or notice to vacate.

Rent reviews occur at
lease renewal time or every
12 months and are adjusted in
accordance with the market
conditions.

11

Your Rent Understanding Calender
Payments Monthly Payments

Zero Tolerance Policy For As your rent is payable by the 15th of each month,
Late Rentals It is important to understand that the ‘calendar month’
does not refer to 4 weeks or 28 days. As each month
We pride ourselves in our careful tenant qualification and has either 28, 30 or 31 days, a calendar monthly
screening processes. Applications are approved ONLY amount is more than 4 weeks rent.
on the grounds that we are confident that the rent will
be paid on time, every time. There may however exist To calculate this properly and evenly we use this
a minority of tenants that still get behind in their rent, simple calculation:
despite all of our tenant screening procedures. We are
required to advise each tenant of our Zero Tolerance for $(weekly rent) divided by 7 (days in a week)
late rent payments. = $(daily rent)

Rent is payable in advance. Your account must be $(daily rent) x 365 (days in a year)
maintained in advance at all times. If for some reason = $(yearly rent)
your account falls into arrears, we are left with no
alternative but to take action. We trust we are never $(yearly rent) divided by 12 (months in a year)
placed in this position. = $(monthly rent)

If you are having difficulty in paying your rent ALWAYS This calculates 12 equal monthly payments, which will
CONTACT US to discuss the situation. be due on the same date each month (i.e. – the 15th
of each month).
Please call us if you have any queries regarding our
Zero Tolerance Late Rent Policy. Understanding Rent in Advance

How Do We Collect Rent? Please ensure your rent is always paid in advance.
This concept can be hard to understand, and some
In view of recent legislative changes and our ongoing mistakenly believe that the pro-rata rent paid is held
commitment to improving services to our tenants, in trust for use at the end of the tenancy, like a bond.
LJ Hooker Manuka provides the following options for This is not the case; your pro-rata rent is calculated
rent payments: from the lease start date up to the 14th of the following
month. The new rent cycle for the month begins on
• Direct Debit the 15th.

• Deductions from Pay Roll

• Bank Cheque or Money Order

We DO NOT accept cash or have eftpos facility in
our office.

12

13

Taking Care Air Conditioners

Inside the Regularly clean any filters and intake vents to ensure
Property there is no build-up of dirt and dust, and that the
unit is able to draw in air effectively. This may hinder
Misplaced Keys performance, or in the worst case scenario, cause
the unit to break down resulting in costly repairs
If you have misplaced your keys during business and/or replacement. Please also note that if an air
hours, you may have to come to our office and borrow conditioner breaks down due to filters and vents not
our office set. Our office set of keys must be returned being kept clean, costs to rectify or even replace the
to the office. If you have misplaced your keys after unit may be charged to tenants. If your property has
hours, you may call a locksmith to assist you back into a ducted system installed, do not close off the vents
the property. This is at the tenants cost. in any room as this can cause the ducted system
to malfunction. This will also be at the tenants cost to
Property Damage rectify the damage.

If property damage has occurred, you are obligated to Fireplaces
let us know immediately, or on the next business day if
occurring on a weekend or public holiday. If there is a fireplace installed at your property, please
check with your property manager for any special
Noise/Disruption instructions prior to use.

It is important to note that the utmost care must be Pot Plants
taken to ensure that you do not infringe on disrupting
your neighbours. Loud music parties or otherwise can Please be aware that pot plants must be outside
disrupt a neighbour’s right to peace and quiet and the the property at all times. Pot plants inside on hard
enjoyment of their residence. surfaces, like tiles, floors and lino, may leave indents,
stains and damage. Pot plants placed on carpet
In the case of units and apartments, particular care areas run the risk of carpet rot underneath, should
must be taken with respect to noise due to the moisture overflow.
close proximity of other properties, usually located
on the other side of the wall. This also includes your Aquariums
obligation to ensure that your visitors are not disrupting
neighbours when arriving and/or leaving. You must seek approval by the property manager to
have an aquarium and a pet clause must be signed.
Like pot plants, aquarium stands can leave rust marks
to the floors and can cause carpet to rot. Furthermore,
if placed on carpets the weight of the aquarium may
cause permanent indentations and damage to the
carpet.

14

Strict No Smoking Policy Washing Curtains

All properties have a strict No Smoking Policy. If you Most curtains are machine washable and it is vitally
have been found to be smoking inside the property important that this is established before any washing
you will be responsible for specialised cleaning and occurs by calling your property manager. Drapes may
deodorising of the property to reduce and eliminate only be suitable for dry cleaning, so please check all
unpleasant smoke odours. This can be quite costly labels first and also contact your property manager if
and is charged to the tenant. unsure. Sun damaged, brittle curtains or sheers may
disintegrate should they be machine washed.
Tenant Painting
House Cracking and Movement
It is company policy that tenants do not paint any part
of the property themselves. Any painting can only be Please let us know if you are aware of movement
carried out by experienced, professional painters with causing cracks to walls and/or ceilings. If cracks were
the owners written permission. in place when you moved in, please let us know if you
notice them worsening. Please either report these
Fixtures and Fittings in writing or point them out to us at the next routine
inspection.
If you wish to install any fixtures or fittings, (i.e. clothes
dryers, light fittings, etc.) you must request this Termites
beforehand in writing to your property manager.
Termites can quickly eat through a property and cause
Smoke Alarms extensive damage. Signs like wood becoming brittle
(doorways, skirting boards, wood roof beams etc.),
Should you believe for any reason (after checking the sounding hollow when tapped or knocked and/or with
battery) the smoke alarm/s installed are not working the presence of mud deposits are the tell-tale signs of
properly please let us know immediately. Protect your termites, other than obvious signs of seeing termites
safety by being vigilant and report to us any issues, to themselves. Another warning sign can be blistering/
ensure your safety in the case of a fire. lifting paint to walls, as they are known to eat away
paper backing Gyprock walls.
Picture Hooks
Excess timber lying around and even wooden furniture
If you wish to install any picture hooks, you must outside can attract and encourage them. Dripping
advise us in writing what type of hooks you wish to use outdoor taps can also cause damp and favourable
and a floor plan of where in the property you would conditions for termites to be attracted.
like to put them. Please assess the type of walls that
are in the property, and the type of picture hooks that If you see any signs of termites, or termite
are suitable. We will advise you in writing if you are damage please bring this to our attention
permitted to install appropriate picture hooks. immediately.

15

General It is a tenancy agreement
Cleaning requirement that the property
be kept reasonably clean!
of your Rental
Property Pay particular attention to:

• Walls, switches, power points, skirtings, doors and
doorways — Please keep these free from marks.

• Cobwebs/dusting — please remove cobwebs
to windows, walls and ceilings. Keep vents, light
fittings and ceiling fans dusted regularly.

• Curtains/blinds — keep these cleaned, dusted and
also (if suitable) machine or dry clean curtains on an
annual basis.

• Windows/sills/window tracks and flyscreens —
keep regularly cleaned and dusted. Please note
most modern windows are easily removed from
their tracks by lifting the sliding window up at the
bottom, and pushing this out for easy cleaning.

• Floors — please keep regularly swept and mopped.
Floors in the kitchen and wet areas may need to
be scrubbed to keep surfaces, tiles and grouting
looking clean.

16

• Ventilation — please ensure that all rooms are kept Always use a professional
adequately ventilated to avoid problems associated carpet cleaner and not a
with condensation, causing mould and possible ‘do it yourself’ hire machine!
health problems. Should mould appear during a
tenancy, it is the tenants responsibility to ensure In The Kitchen
the mould is cleaned away to prevent further
problems arising. Chopping Boards
Please ensure chopping boards are used on
• Wet Areas, bathroom, toilet and laundry grouting/ bench tops, so that bench tops are preserved from
tiles — please ensure all tiles are kept free from unnecessary marks and associated damage.
grime, soap scum and mould.
Bench-top Joins
Carpet Cleaning Be on the lookout for joins in the bench-top that have
gaps, and the surface laminate has started to bulge or
All carpets need to be cleaned on a twelve monthly lift at a join. This may indicate moisture has seeped into
basis, simply because of general living. The most a join, and is causing damage to the benchtop. Please
suitable time is after winter or at the end of a let us know if this is happening.
wet period.
Grouting/Tiling/Taps
We recommend professional steam cleaning;
we do not recommend the use of ‘do-it-yourself’ If you notice grouting or silicon sealing coming off/
hire machines. It is a requirement as part of your loose around any tiles near or around the taps and/or
tenancy agreement that carpets are to be cleaned taps dripping/leaking, let us know by repair request. If
upon vacating the property. Failure to do so will result moisture should get in between tiles, this can damage
in costs being incurred by the tenant. the wall behind, and even seep into chipboard bench
tops causing swelling and irreversible damage.
On vacating please present a receipt to show the
carpets have been professionally cleaned.

17

Oven and Stove Tops Exhaust Fans/Vents and Range hoods

Please ensure that stove tops, grillers and ovens are Please ensure any vents and range hood filters are
kept free of burnt on food. Food, crumbs and spills kept clean. Ensure the exhaust fan cover is clean and
when left long enough become burnt on, blackened kept free of grime build up. From time to time these
and carbonised, making them very difficult to remove. should be taken down and soaked in hot soapy water,
Ceramic cook tops require specifically designed and scrubbed clean. Please use extreme caution when
cleaning products and may also require a scraper. If removing these.
the burnt on residue is minimal simply wipe off with
a cloth. If the burnt on residue does not come off Cupboards/Drawers
easily, try a non-abrasive scratch pad with the cleaning
product. Heavily stained cooktops may require a Most cupboards and drawers are lined with a special
specifically designed scraper. Once clean, applying a material which is great for easy cleaning. Substances
ceramic cooktop conditioner to the surface with a dry spilled like sauces will in time prove difficult to remove
cloth or equivalent to protect the cooktop against any and may leave permanent stains. Cupboard shelving,
future stains. doors, doorframes and inside drawers/cutlery tidies
should be cleaned regularly. Also keep food in sealable
Please avoid using scourers as these may scratch containers to avoid insects and vermin gaining access.
the enamel surfaces. When cleaning stoves/ovens
use a spray on cleaner. Be sure to read and follow the Dishwashers
product instructions carefully. These types of products
are very effective, and contain harmful chemicals which Dishwashers provided as part of your tenancy need
require personal protective equipment (i.e. rubber to be cleaned on a regular basis, and any build-up of
gloves, face masks, etc.) to be worn at all times when food remains removed. Ensure that the dishwasher
using the product. Please also check that the product filter and the front of the unit is cleaned regularly and
is suitable to the type of surface as some surfaces wiped down.
like stainless steel may become permanently marked/
stained using oven cleaner.

18

In the Wet Areas — Taps Leaking
Bathroom, Toilet and Laundry
Changing tap washers is the tenants responsibility.
Shower Screens If the leak continues after the washers have been
changed, taps may be leaking either from a tap head
If you notice cracking to glass in shower screens or or tap handles. Please report this to your property
shower doors please report this to us immediately. manager. This includes washing machine taps.
Wire impregnated shower screen glass can crack Sometimes washing machine taps will leak only when
under thermal expansion (consistent hot and cold connected to automatic washing machine hoses.
temperatures) whereas toughened glass usually only
cracks if impacted (hit by something). If the shower Toilet Leaking
screen is cracked due to impact damage, this will in
most cases need to be paid by the tenant. Water trickling or leaking into the toilet bowl usually
indicates a worn cistern washer and needs to be
Blocked Sinks/Drains fixed by a plumber. Water left to trickle into the bowl
may inflate your water bill and therefore needs to be
Should a sink or basin become blocked, first try a drain reported to us. Leaking may also occur to the tap
cleaning product like Drano and/or a plunger. Be sure behind the toilet. If there is an excessively high water
to follow the product instructions carefully. If the sink bill it will be the tenants responsibility to pay the full
or basin is still blocked after treatment, please let us amount if the problem has not been reported to the
know so we can arrange for a plumber to attend to property manager.
the problem.
Hot Water System Leaks
Foreign Objects Down Drains
Should you notice the hot water service leaking from
Please take care not to allow toys or other foreign the valve or from the base of the system please let
items to be placed down drains. Do not flush foreign us know. The leaking valve is usually fixable by a
objects like sanitary products down the toilet. If a plumber, however water leaking from the base of a
plumber is employed by us to clear pipes, drains, water storage unit usually indicates the unit has rusted
basins or sinks and it is determined that the blockage through and may need replacement in the near future.
was caused by a foreign object, this expense will be
billed to the tenant.

Loose Tiles

Should you notice loose tiles to walls, the shower
recess or over the laundry trough etc., please be sure
to let us know.

Wall Water Damage

Should you notice water damage to a wall adjacent
to a shower recess, bathroom basin etc. please let us
know immediately. This usually identifies either loose
tiles, waterproofing problem or a broken/leaking pipe in
the wall, and will need immediate attention to prevent
further damage from occurring.

19

20

Taking care Lawn Maintenance

Outside the Please ensure that lawns are regularly mowed and
Property edged, keeping them neat and tidy. Should you wish
to have someone regularly mow your lawn, let us know
Water Restrictions and we would be more than happy to recommend a
service to you. This is at the tenant’s cost.
It is important for you to be aware of what water
restrictions are in place for the region. For up to Supplied Hoses/Fittings
date water restriction information please log onto
www.iconwater.com.au Supplied hoses, fittings and accessories must be kept
in good condition and must be returned and in place
Watering Your Garden and upon vacating of the property, free of any damage.
Water Restrictions
Rubbish
Watering your lawns and gardens must be done in
accordance with watering restrictions. We insist that Rubbish must not be allowed to accumulate. Please
watering is conducted to the maximum allowable by ensure any rubbish is regularly removed from the
the restrictions in place. Watering is required unless property. This includes car parts, tyres, lawn clippings,
the current water restriction has banned all forms drink bottles as well as other items that can easily be
of watering. considered rubbish or general junk. Formal household
rubbish and waste must only be placed inside rubbish
Watering Systems containers (i.e. wheelie bins) and collected weekly from
the property, or otherwise as required.
Please ensure that all watering systems are working
properly, and are checked regularly throughout the Please log onto www.tams.act.gov.au for details of
tenancy to ensure they continue to work effectively. bin collection for your area
Watering systems can only be used should current
water restrictions allow. Oil Drippage

Weeding and Shrub Trimming Any cars parked on driveways, under carports and
in garages must have a drip tray placed underneath.
Weeding of garden beds, lawns, paths, paving and If the vehicle does not drip any oil at all a drip tray may
other outside areas are the responsibility of the not be required. Please also note that any visitor’s
tenant unless otherwise agreed and stated in the cars must be parked off the premises if they drip oil.
tenancy agreement. Should oil drippage occur at any time, this must be
cleaned up immediately to prevent oil permanently
staining. Please note any permanent staining will result
in compensation being charged to the tenant.

21

Parking on Lawns/Gardens Emptying Skimmer Baskets

At no time must cars of any type or vehicles be parked Skimmer baskets should be checked at least weekly
on lawns, gardens or any area NOT created for, or for debris. Pools that have lots of trees around them
designed as a vehicle parking area. Damage to lawns may need to have their skimmer baskets emptied daily.
and landscaping can be costly. Any damage of this These baskets are located behind the skimmer door
type will be charged to tenants in full. on the side of the pool, and are accessed via the
plastic lid on the deck of the pool. When re-installing
Prevention is always better than costly cleaning the basket, make sure that it is sitting correctly in it’s
and repairing lawns and gardens! place.

Swimming Pools and Vacuuming Pool
Outdoor Spa
If you have an automatic vacuum cleaner for your pool,
Pool/Spa Cleaning it will require emptying of rubbish and debris. If you
have a suction cleaner (such as a Baracuda or Kreepy
Pool/spa cleaning and maintenance, unless it is agreed Krauly) all that is required is to empty the skimmer
that the owner will be supplying a regular cleaning and basket. If you have a pressure cleaner (such as a Jet
maintenance service, will be a tenant responsibility. Vac or Polaris 280) there will usually be a mesh bag
Please note that if regular cleaning does not occur by attached to the cleaner, this needs to be emptied out.
the tenant, high costs can be incurred. This will be at If you do not have an automatic cleaner then will need
the tenant’s cost. It is also a tenant responsibility to to manually vacuum the pool. This is done with manual
ensure that the pool/spa is kept topped up with water, a vacuum head, hose and telescopic pole. The hose
and must not empty the pool/spa without written is attached to the skimmer box via an appropriate
approval from us. vacuum plate. Vacuuming can only be done with the
pump turned on. Please make sure that the hose is
It is essential particularly in the summer months when completely full of water, as any pockets of air in the
water evaporation is at its highest, to maintain the pool system can damage the pool pump.
water level approximately half way up the skimmer box
inlet. This will ensure the system functions correctly. Supply of Pool Chemicals
If the water level drops below the skimmer box
damage can occur to pumps, filters, etc. Supplying of pool treatment chemicals will be a tenant
responsibility, at tenant cost.

Pool/Spa Covers, Accessories, Equipment and
Pool Furniture

It is the responsibility of the tenant to maintain and
keep in good condition any accessories, cleaning
and maintenance equipment. This also includes
any outdoor/pool furniture supplied. Pool cleaning
equipment must be kept out of the sun and stored
appropriately. Supplied pool/spa covers must be neatly
rolled or folded up and stored away out of the weather
when not in use.

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Pool/Spa Fences and Gates

We must be notified immediately if fences/gates/
latches are not functioning correctly. The gate must
self-close promptly when opened. Territory pool/spa
regulations must be adhered to at all times.

Pets at the Property —
Rights and Expectations

In the circumstances where you are permitted pets
to be kept on the property, you agree to the following
strict conditions:

• To keep the yard clean and free from
animal droppings

• You will arrange flea/pest fumigation of the property
prior to vacating the premises and provide a receipt

• You will repair any damage to the premises caused
by the animal.

• Other than the pet listed in the Tenancy Agreement
and approved by the owner, you will not keep any
other animals of any kind on the rental premises,
even on a short term or temporary basis, unless
you have acquired written approval from the
owner/agent.

• The pet shall not cause any sort of nuisance or
disturbance to neighbours. Noise day or night,
must not disturb others. You agree to do whatever
is necessary to keep your pet from making noise
that would annoy others, and you will take steps
to immediately rectify complaints made by the
neighbours or other tenants. A Notice to Remedy
may be issued if your pet is causing a disturbance.

You understand that failure to comply with these terms
will give the owner the right to revoke permission to
keep the pet, and is also grounds for further action.

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Saving In the Bathroom
Water
• Approximately 14–25% of a household’s water use
Some Handy Tips is in the bathroom.

Tips and water use information sourced from the book • Washing your hands can use up to 5 litres of water.
‘365 Water Saving Tips’, Published by Hinkler Books
Pty Ltd, Heatherton Victoria. • The basin tap can use 15 litres a minute.

Since the majority of water usage occurs inside the • Don’t leave the tap running while you are brushing
home, we have put together some useful water saving your teeth, or having a shave. If shaving, then
tips to help you reduce your water usage and save perhaps fill the sink partially for rinsing your razor
you money. and face.

In the Kitchen • When waiting for the shower water to warm up,
place a bucket in the shower to catch this water
• Did you know that 5–15% of a household’s water and pour onto the garden or into pot plants.
use is in the kitchen?
• Take shorter showers and even purchase
• A dishwasher uses 20–50 litres of water per cycle. a 4 minute egg timer and try adjusting your
• Washing dishes by hand uses about 18 litres showering routine to 4 minutes.

of water. • If your family members prefer a bath and if your
• A kitchen sink when completely full holds shower is over the bath then allow the showers
to be taken first with the plug in, and the last
approximately 24 litres of water. person to use the water can have their bath last.
• Don’t let the tap run while you wait for the water You might need to top up with warmer water to
get the right temperature!
to warm up or cool down, without first placing the
plug in the sink to collect all the water. In the Toilet
• You can also run this initial water into a container,
which can be poured onto the garden or into • Approximately 20% of a household’s water use is in
pot plants. the toilet.
• Try filling your sink by half, just enough to cover
your dishes when washing them. • Please note that a modern toilet uses 9 litres of
• Save all your dishes until the evening and wash water on full flush, and 4.5 litres on half flush.
them all in one go.
• Start by washing the least dirty dishes first, and In the Laundry
then the leave the dirtiest until last.
• Approximately 15–35% of a household water use is
in the laundry.

• If your clothes are not very dirty, use a shorter wash
cycle on your washing machine.

• Pre-treating stains before washing can reduce the
chance of the need for re-washing.

• Instead of using the woollens and delicate cycle
on a washing machine, consider hand washing
these items.

• Older washing machines use enough water per
cycle to fill a bath!

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Around the House

• Washing the car with the hose can use anywhere
from 50–300 litres per wash.

• Evaporation from an uncovered pool over the
course of a year can equal the entire volume of the
pool!

• Ensure all taps inside and outside are turned
off firmly. Don’t force them too tight as this can
damage the washer.

• Children toys that require a steady flow and use of
water like slip’n slides, or need constant filling like
water guns, may use excessive water. Check with
the supplier on water usage prior to purchase.

In the Garden

• Use these tips only in line with your relevant and
current watering restrictions.

• Up to 35% of water usage in a household can
be used in the garden (without water restrictions
in place).

• Don’t assume your garden needs watering.
Check the soil first around plants to see if it is
dry before watering.

• A good soaking of the garden once or twice per
week is better than watering every day.

• Don’t allow more than a centimetre of water to
accumulate on the ground. This excess water can
easily run off and be wasted.

• If your garden is on a slope, just water for short
periods so that runoff water doesn’t escape and
be wasted.

• Check your four day weather forecast to see if
good rain is expected before watering.

25

Your Safety The highest priority always must be for your safety, and
the safety of your children, occupants and your visitors.
Being Aware
Some things to be aware of include:

• Exposed wiring

• Faulty power points and switches

• Gas smell or odour

• Damage to paving and pathways that could create a
trip hazard

• Suspicious plants in the garden that you may be
allergic to

• Bee swarms coming onto the property mainly during
spring, especially if someone is allergic to bee stings

• If you need to clean a property with high ceilings or
light fittings that are hard to reach, please do so with
care and use the appropriate equipment

• Loose floorboards that could cause someone to fall
through them and cause injury

• Loose balcony railings, steps or decking woodwork

• Loose or faulty locks, in particular entry doors and
screen doors

• Broken or cracked windows, and broken/loose
window locks

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Saving Keeping Warm and Saving Power
Power
• Use electric blankets — instead of warming a room
Some Handy Tips before going to bed, just heat your bed with an
electric blanket then switch this off before going
Source for Power Saving Tips — Energy Australia, to bed.
website www.actewagl.com.au
• Close doors — keeping doors closed is one way
Keeping Cool and Saving Power to keep heating centralised to certain living areas,
conserving heat and power.
• Keep windows covered — in the heat of the day
ensure windows are covered by curtains, blinds • Door snakes/draft stoppers — ensure gaps at the
or shutters. bottom of doors are blocked up by door snakes to
stop cold drafts and help keep rooms warm.
• Shut off the air-conditioner — don’t leave your
air‑conditioner running all day when at work, • Exhaust fans — close doors with rooms that have
or keep it running throughout the night. exhaust fans like bathrooms and the kitchen,
as cool air will enter the home through these
• Keeping cooled rooms centralised — when cooling vent holes.
a central room, keep the doors closed to cool it
more quickly and efficiently. • Extra clothing — wear extra clothing when it gets
cold, and throw an extra blanket on the bed.
• Use a thermometer — keep your temperature
between 23 and 26 degrees. For every degree • Use a thermometer — keep your temperature
cooler, this will add approximately 10% to your between 18 and 21 degrees. For every degree
power bill to maintain. warmer, this will add approximately 10% to your
power bill to maintain.
• Moderate is best — use the economy setting on
air-conditioners to maintain moderate instead of Other Useful Power Saving Tips
cold temperature.
• Use cold water — use cold water for your washing
machine instead of warm or hot water.

• Drying clothes — if it’s sunny hang your clothes to
dry outside instead using the clothes dryer.

• Lights — switch off lights after use and do not leave
lights on in rooms if not being used.

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28

Strata Titles Important By-laws

Body Corporate Common Property

Strata schemes are effectively Within the strata/body corporate complex there will
small communities where the be areas assigned as common property.
activities and attitudes of
residents can have a significant There are several standard by-laws that relate to
impact on the satisfaction and common property that we would like to bring to
enjoyment of others. your attention:

It is important to be aware • Should you wish to transport furniture or park a
of your responsibilities and vehicle for the purpose of carrying/transporting
obligations when you live furniture, you will need permission from the strata/
in a strata unit. body corporate body. In some cases this will not
be permitted.
By-laws are made to facilitate the administration and
harmony — the smooth and dispute-free running • You cannot use any part of the common area to
of a strata scheme. They generally cover the use of plant/maintain your own garden or vegetable patch.
common property and the behaviour of residents but
can also deal with many other aspects of the scheme. • You must not obstruct any person’s legitimate and
lawful use of the common property.

• No child under your control can be permitted
to play in common areas, or in areas that could
be hazardous to children (around rubbish bin
areas etc).

Parking

Only parking bays assigned to you can be used by
you and your visitors. In some cases visitors are not
permitted to park on the property. You must not use
parking bays assigned to other residents.

Noise and Disturbance

Excessive noise and inappropriate/offensive behaviour
that causes a nuisance or disturbance to other
occupants is not permitted under the by-laws of the
complex. All occupants are not permitted to dispose
of rubbish, dirt or other material in an area of common
property and must also remain properly clothed when
on common property.

Taking Responsibility for Your Visitors

It is your responsibility to ensure that your visitors obey
by-laws, including parking and their behaviour within
common property areas. This also includes ensuring
they do not disrupt other residents with noise when
arriving and/or leaving.

29

Vacating Notice In Writing

the Property When you intend to vacate the property, in all instances
we require your notice in writing.
30
Ending a Fixed Term

When the fixed term period of the agreement is due
to expire, we require at least 21 days notice to end
the tenancy. This notice can be served up to and
including the last day of the fixed term and must be in
writing. Please note that this amount of notice needs
to commence when we have received your notice,
not when it was posted.

Ending a Periodic Tenancy

Once the fixed term period has ended, you are
required to give at least 21 days notice. Please note
that this amount of notice needs to commence when
we have received your notice, not when it was posted.

Breaking of a Fixed Term Lease

If you are wanting to end your tenancy agreement early
you should give as much notice as possible, (in writing)
giving the date you intend to leave.

An owner can claim compensation for any loss they Getting Your Bond Back Quickly
suffer as a result of a tenant ending the agreement — Criteria
early. Some of the costs a tenant could be liable
for include: At the end of your tenancy you will no doubt want
your bond refunded quickly after you vacate. For your
• Rent until new tenants move in or the existing full bond to be paid quickly, you will need to ensure
agreement runs out (whichever happens first) the following:

• A re-letting fee (1 week’s rent) when the property • Rent — any outstanding rent is paid promptly.
is let by an agent who charges the owner a fee for
finding new tenants • Property ready — the property is cleaned, carpets
professionally cleaned and grounds returned to
When you intend to vacate the their ingoing condition. Please follow the final
property, in all instances we vacating guide which will be sent out to you
require your notice in writing. after we have received your notice in writing.
The property must also pass the final inspection
conducted by this agency.

• Outstanding accounts — please ensure that any
monies outstanding like water, any damages,
compensation amounts and break lease fees
are paid.

• Keys — ensure that all keys, remote controls etc.
have been returned.

Once this criteria has been met we can process your
bond refund. Delays to this in all cases relates to
one or more of these criteria mentioned above not
being met.

31

Outstanding Rent Your property manager will contact you to discuss
the outcome of the final inspection. If there are items
Please note that it is against tenancy legislation to requiring attention i.e. cleaning issues you will be given
withhold rent at the end of your tenancy with the 24 hours to rectify (this may vary depending on when
intention for this to be deducted from the bond. the property is being re-occupied). If you authorise
Your rent must be paid in full, leaving your bond intact. works to be completed on your behalf you will be
given a detailed breakdown of deductions from your
Cleaning rental bond.

Please follow the ‘Final Inspection Guide’ guide. Note: General cleaning, carpet cleaning, repair of
damages and payment of outstanding monies should
It is also important to understand that cleaning can be undertaken before vacating the property.
be hampered by tiredness after moving into another
property. We encourage you to employ a cleaner so Only once the property has
this process is not compromised. Should the cleaning been fully vacated, cleaned and
process not be completed thoroughly, this can result in grounds made ready with keys
extra costs associated in rectifying any issues and will returned can we commence our
also delay the return of the bond. final inspection.

Carpet Cleaning Outstanding Monies/Damages

Please ensure the carpets are professionally It is important to note that if you vacate with
steam cleaned. ‘Do it yourself’ carpet cleaning hire outstanding monies and damages, your details will
machines are not accepted. be lodged on Trading Reference Australia tenancy
database. Due to the extensive pronulgation and
The Final Inspection nature of these databases and how they can affect
your future renting prospects, it is best that all monies
Only once the property has been fully vacated, cleaned owed be paid as soon as possible.
and grounds made ready with keys returned can we
commence our final inspection. Eviction

It is important to note that if a final inspection time has Should an eviction occur, your details will be lodged on
been made and you are aware that you will not be the Trading Reference Australia tenancy database.
fully ready for the inspection, please call us as soon as
possible to schedule another time. If you are unable to
attend, your Property Manager will carry out the final
inspection of the property and attempt to finalise the
refund of your rental bond.

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33

Getting the
Property
Ready for
Vacating

• Mail Redirection — please ensure that all mail is
re-directed to your new address. You can complete
a form online with Australia Post to assist with this.

• Utilities — electricity, gas, phone, etc.
Please ensure all accounts are advised of your new
address and cancelled accordingly.

• Appliance manuals — please leave these on the
kitchen counter.

• Keys — please ensure you have all keys as handed
to you at the start of tenancy. You must also hand
over any extra keys you have arranged to have cut.

Inventory Report

Please note that the Condition and Inventory Report
that you signed at the commencement of the tenancy
will be used for the final inspection. We suggest
that you also use this as a checklist to ensure that
everything has been attended to.
Any/all damage to the property must be repaired
before the final inspection.

34

Please note that the Condition Lights
and Inventory Report that you
signed at the commencement Light Fittings
of the tenancy will be used for All light fittings to be taken down and washed.
the final inspection.
• Light fittings cleaned
Exhaust Fans and Air Vents
Light Switches/Powerpoints
To be removed and washed. Each one will need cleaning to remove any dust and/or
fingerprint marks.
• All air filters for all air conditioners and ducted
systems must be cleaned • Light switches/power points cleaned and dusted

• Ceiling vents and exhaust fans cleaned Floors

Curtains/Blinds All floors to be washed/scrubbed paying particular
attention to the skirting boards.
If the curtains have been marked during the tenancy
they are required to be cleaned. Please check cleaning • Floors vacuumed and washed
instructions on the curtains or consult with your • Skirting boards dusted
Property Manager. Note: some sheers can be hand
washed, and most can be vacuumed. Carpets
Carpets are to be professionally steam cleaned as per
• Curtains vacuumed and dusted your Tenancy Agreement. Please present the receipt at
the final inspection.
• Venetians to be taken down and washed
• Carpets professionally cleaned and
Windows receipt produced

All windows to be cleaned inside and out, paying • Floors vacuumed and washed/mopped
particular attention to window runners and window sills.
Fly screens should be brushed free of dust. Cupboards

• Windows, sliding doors, window sills and window All cupboards, kitchen, bathroom, robes etc.
tracks cleaned need to be cleaned inside and out, doors
and edges. Please leave all cupboards open
• Windows cleaned on outside ready for final inspection.

• Flyscreens cleaned • Cupboards wiped out inside and out

Doors/Door Frames Kitchen

Cleaning is required as quite often fingerprints are All bench tops, wall tiles, dishwasher cleaned.
visible and panelled doors collect dust.
• Benches and wall tiles cleaned and free of grease
• Doors/door frames cleaned and free of finger • Stainless steel sinks in kitchen and laundry cleaned
prints and dust • Dishwasher cleaned

35

Stove/Oven Garage/Carport/Concrete Areas
Must be cleaned, including all parts of the oven and
grill in particular the wire shelves, trays and baking Ensure all concrete areas are free from oil stains,
dish. Lift up hot plates and clean drainage trays. especially the driveway and garage floor.

• Oven, grill and hot plates cleaned, including behind • Garage/carport swept out
stove and surroundings • Oil stains on concrete removed
• Porch/patio/decks are swept
• Clean range-hood
Garden
Bathrooms
All lawns to be mowed and edges done. No clippings
Particular attention should be paid to shower recesses, to be left in the garden beds. All garden beds and
walls, ceilings and glass partitions. All soap residue tanbark areas to be left weed free. Vegetable gardens
and mildew is best removed by using common are to have the soil turned over and any compost to
household bleach. Vanity cupboard and drawers to be be removed.
cleaned inside and out, doors and edges
• Lawns mowed
• Thoroughly cleaned and any mould to be removed, • Edges done
including ceilings • Flower beds and pebbled areas weeded

• Soap build up removed from tiles and shower Cobwebs
screen
All cobwebs inside and out need to be removed from
• Exhaust fans cleaned the property.

• Bathroom cupboards, drawers and cabinets Rubbish
thoroughly cleaned
Remove all rubbish, garbage, recycling, compost bins
Toilets from the property.
To be washed with bleach inside and outside the
toilet bowl and around the toilet S bend at the back Appliances
of the toilet.
All appliances must be cleaned inside and out,
• Toilet and pedestal cleaned toasters, microwaves, dishwashers etc. Fridges and
freezers need to be defrosted.
• Exhaust fans cleaned
• All appliances cleaned inside and out
Walls and Ceilings • Fridges and freezers defrosted and wiped clean

All marks should be removed from walls and ceilings.

• Marks on the walls wiped

• Any blu-tac or sticky tape that was placed on the
walls, removed and area cleaned

36

Purchasing a property

with LJ Hooker Manuka

We understand that quite often tenants would like to purchase a property and we’re always
delighted to help in this regard, even if you’re currently on a lease with a property. If you would
like an opinion of value for a property or an update on the market, please contact us anytime
as we’ve found a lot of our tenants end up being our property owners as well and we would
appreciate the opportunity to be of service to you either way.

37

manuka.ljhooker.com.au
20 Bougainville Street, Manuka ACT 2603

P: (02) 6239 5551