Renting with BPG

The leasing team at BPG would love to help you find a new rental property. If you have any questions then please send us an email enquiry anytime or phone us during office hours.

RTA Pocket Handbook Guide


Application process

 

  • BPG requires that you must inspect a property before your application is approved.
  • Lodge an application for tenancy and all requested supporting documentation.
  • When your application is approved, confirm the date the lease begins, the term of the lease and organise to sign the lease documents with BPG as soon as possible.

Signing the tenancy agreement

 

  • When signing the General Tenancy Agreement (Form18a) you will receive a copy of the agreement, an Entry Condition Report and a full set of keys. The Entry Condition Report records the overall condition of the home prior to you moving in, such as marks, stains, cleanliness etc. To ensuring you cannot be held responsible for pre-existing “damage”. The report will be given to you along with the keys at the start of your tenancy. You are required to go through the report in detail, record any information you feel is important, sign off on the report and return it to our office within 7 days after taking occupation. This report is referred to when conducting the final inspection upon you vacating the premises.
  • Before you sign the lease and we hand over the property keys to you, you will need to pay the required bond and two weeks rent to BPG.
  • Before you move in don’t forget to connect the electricity/gas and phone. We also advise that you take out contents insurance for your belongings as these are not covered by the landlord’s insurances.

While you are a tenant

 

  • All repairs or maintenance need to be reported to our office as soon as you’ve become aware of it. This must be in writing via email or through online.
  • You are required to pay rent in advance on or before the due date.
  • Where there is a yard you need to water and generally maintain the lawns and gardens.
  • It is your responsibility to take reasonable care of any existing carpets. The carpets need to be professionally steam-cleaned prior to vacation of the tenancy.
  • BPG will carry out regular inspections of the property and you will be given prior notice when these are occurring. It is the tenant’s responsibility to keep the property in good order during their tenancy.
  • Make sure BPG always have up to date contact details for you being telephone and email.
  • Make sure you have prior approval before making any alterations to the property including installing Foxtel, putting up picture hooks, installing extra phone lines etc.
  • Check if you are responsible for paying for your water usage and budget for this if applicable.
  • If you are locked out during BPG’s Office Hours, then you will need identification to collect a spare set of keys and these must be returned to us by close of business that day. If you are locked out outside of business hours a fee will be charged to provide a spare set of keys.
  • Failure to return all remotes at the end of the tenancy may well result in either a new air con or garage motor being installed at your expense. All air cons require the remote to change settings and modes and there are many brands and models that the remotes alone are no longer able to be obtained. Similarly, many garage remotes are no longer in stock.
  • Unless agreed to by the owner, pets are strictly forbidden. This is essential to protecting the property from damage and ensuring the tenants rental bond is returned in full.
  • New, additional or replacement tenants MUST be approved BEFORE they move in. Your lease agreement specifies both the name/s of and the number of occupants permitted to reside at the premises. Any variation to those permitted occupants is a breach of your tenancy.
  • For more information on your rights and responsibilities as a tenant then click here to visit the Residential Tenancy Authority website
  • Tenants must give two (2) weeks’ notice in writing in the official format i.e. 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 BPG’s office and is calculated on a daily basis after the expiration of the lease.
  • Following vacation of the rental property, please don’t forget to redirect your mail, electricity/gas and phone line.

Breaking a lease

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.

In addition to completing all obligations to the lease Agreement, tenants terminating their tenancies early are required to pay the Landlords reasonable costs incurred in the re letting of the property. These include:

 

  • The agents letting fee which is the equivalent of 1 weeks rent plus GST.
  • A cost for the marketing and advertising of the home.
  • A Form 13 completed and supplied informing us of your departure.
  • 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, you have paid rent up to date, fulfilled all exit requirements, a satisfactory new  tenant is found, and you have paid the relevant break lease fees your bond will be refunded in full.


Return on 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 & Rooming Accommodation 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.


Maintenance

Due to our professional indemnity Insurance requirements we are unable to attend to routine maintenance unless brought to our attention in writing. Maintenance request can be lodged via our website or alternatively can be emailed to qldpm@blenchpropertygroup.com.au  

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 trades-person a friendly reminder.

Examples of common maintenance issues:

Tap washer / Leaking taps – Will be fixed by the Lessor. Notify BPG for maintenance.

Blocked drains – Responsibility of the Lessor, unless caused by the Tenant.

Stove / Hot plates – 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.

Electrical repairs – Responsibility of the Lessor unless caused by negligence.

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.

Broken windows – Responsibility of Tenant unless broken by storm or a cause claimable under Insurance.

Stained carpets – Responsibility of the Tenant.

Cockroaches OR Insect pests – it is the Lessor’s responsibility to pest control annually.

Pool filters – Responsibility of Lessor, unless operated contrary to instructions.

Pool Water Treatment – Responsibility of the Tenant. If water cannot be effectively treated, we will arrange a Pool Specialist to call – delay 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.

Smoke Detectors – Recent changes to legislation require tenants to clean and test smoke detectors every twelve months. Should you remain in the home for twelve months or more, please ensure this service is performed at least every 12 months. You are additionally required to change the batteries immediately they become spent or when you become aware the batteries are soon to become spent and report to us if any smoke detectors are malfunctioning

Emergency Maintenance Issues:

If a maintenance request IS AN EMERGENCY, please contact our office by telephone 0407 887 780 to indicate you are filing an emergency request. However as most emergencies are of an electrical or plumbing nature refer to our preferred contractors after hours. If the Emergency is a civil matter then the Essential Services would be the correct contact for example the Police-Fire Brigade-Ambulance.

If you require maintenance that is not an emergency, please complete the online request form and we will process it as soon as possible.
Maintenance Request

You are not authorised to contact trades people directly unless there is an emergency situation outside of our office hours.  Emergency situations are clearly defined by the Residential Tenancies & Rooming Accommodation Act and include matters that affect safety and security, loss of power, lack of hot water, burst pipes etc. 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.

In the event of tripping safety switches/power points, first ensure all appliances are switched off and unplugged from the power point. Plug in one appliance and switch on one power point at a time to eliminate which appliance/power point may be the cause of the tripping.

Remember, an emergency is anything relating to the property under the lease that is threatening to life, health or the property and cannot wait until the next business day for repair. Blench Property Group (BPG) retains the right to determine the status of maintenance requests.

The following are some guidelines as to what constitutes a maintenance emergency:

  1. Clogged toilet – This is considered an emergency only if there is only one toilet on the premises.
  2. Broken Pipe – Turn off the water valve to the broken pipe or to the exterior water main, if you can locate it, until a contractor arrives. Do everything you can to contain any leaking or flooding and if necessary, contact other residents who may be affected by the leak.
  3. No Hot Water – This may be considered an emergency only if there has been no hot water for some time. Be resourceful and heat pots of water on the stove etc. until a contractor arrives. If out of hours you will have to wait till the next business day to avoid exorbitant after hours costs to the owner.
  4. Gas Odour – If you suspect a leaking appliance then turn off the appliance and turn off the gas supply to the appliance. Then call the Gas Company or Energex.
  5. Lock Outs – PBG is not responsible for tenants who have locked themselves out of their premises. PBG will have a spare set of keys for your address which can be borrowed short term. If out of office hours it is the resident’s responsibility to contact a Lock smith to gain entry. The lock may not be changed without the express permission of PBG.
  6. No electricity – This can often be caused by a faulty appliance which throws the safety circuit breakers or burns out a fuse. Check these first. If an electrician is necessary the emergency number above can be used. If our electrician is unavailable call an electrician of your choice, pay him/her for the service and seek recompense from the office during office hours.

A reminder that the tenant is responsible for the cost of any repair needed as a result of their own negligence, misuse or damage caused to the electricity supply.

The tenant is responsible for the payment of any service call charged by a tradesman for a missed appointment, unnecessary call out, for not providing access requested, for failing to control a pet that may pose a threat to the tradesman or for any other reason that is clearly the fault of or is under the control of the resident that does not allow the contractor to complete the necessary work.

Tenants may cancel an appointment by calling our office during regular hours and speaking with a member of our staff no less than 90 minutes prior to their scheduled appointment with a tradesman or contractor.


Tenant’s Rights

What are your rights and responsibilities associated with your tenancy? Some key information has been collated for your convenience below. For further information, we advise you contact the Residential Tenancy Authority website

Your rights

Lessor/agent access to your premises. The agent must notify you regarding entry using an Entry Notice (Form 9). The amount of notice varies, depending on the requirements for entry.

A general guide to minimum notice as outline by the RTA:

  • General inspection: 7 days
  • Maintenance: 24 hours (unless in a remote area)
  • In emergency: no notice required
  • If premises is reportedly abandoned: 24 hours
  • To show for a prospective tenant: 24 hours
  • By order of the Small Claims Tribunal: as stated by the Order

Maintenance

The Residential Tenancies Act 1994 (the Act) specifies that the lessor/agent is responsible

for:

  • maintaining the premises in such a way that the premises remain fit for the tenant to live in and
  • maintaining the premises and the inclusions in good repair, that is, in a good working condition, having regard to their condition at the start of the tenancy. The tenant should inform the lessor/agent of any maintenance that is needed, preferably in writing.

A Notice to Remedy Breach (Form 11) may be used for this purpose via Residential Tenancy Authority


Tenant’s Responsibilities

  • Carpets. It is the tenant’s responsibility to take reasonable care of any existing carpets. The carpets need to be professionally steam-cleaned prior to vacation of the tenancy.
  • Electricity, gas and telephone Phone, power and gas (if required) are the responsibility of the tenant. All final accounts need to be settled at the end of the tenancy.
  • Keys. Tenants are required to take care of the keys supplied. Duplicate copies are kept at Blench property Group in case of emergency. All keys need to be returned at the end of the tenancy. All original 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 our office. You must supply our office with keys for any new locks.
  • Insurance. We recommend all tenants take out contents insurance to protect their belongings.
  • Mail redirection. Following vacation of the rental property, please don’t forget to redirect your mail!
  • Payment of rent and rental bond. A rental bond is required and is lodged with the Residential Tenancy Authority (RTA) within 10 days of being received. The rental bond is returned in full to the tenant at the end of the tenancy, providing there is no damage or undue wear and tear to the property.

The first rent payment is made two weeks in advance. Future payments are at the agreed regular intervals (weekly or fortnightly or monthly).

  • Pets. Unless agreed to by the owner, pets are strictly forbidden. This is essential to protecting the property from damage and ensuring the tenant’s rental bond is returned in full.
  • Picture hooks. You are not permitted to add additional hooks unless permission is granted. Blue Tack has in the past been the cause of discoloured 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
  • AIR CON AND GARAGE REMOTES. Failure to return all remotes at the end of the tenancy may well result in either a new air con or garage motor being installed at your expense. All air cons require the remote to change settings and modes and there are many brands and models that the remotes Alone are no longer able to be obtained. Similarly many garage remotes are no longer in stock.

Routine Inspections

Inspections will occur approximately every 3 months. You will receive at least 1 weeks’ notice of our intention to carry out a routine 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.

You do not have to be present during the inspection, but are welcome to be there should you so wish. A 2 hour time frame window is shown on the notification of the inspection. We conduct many, many inspections on the same day and the inspections are grouped and arranged according to the location of the property, it is therefore not necessarily possible to change the date of the scheduled inspection to a date that happens to suit you better. Requests for specific times on the scheduled day can only be met if the requests are made well in advance.


Entry Condition Report

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 is important, 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.