Approved and Getting Started
Payment Required Up-Front
When your application has been approved, you will be required to pay the first month’s rent ASAP
Rent up front- you will be required to pay the first month’s rent. This is your rent paid in advance and will be used for the first month of your tenancy. After this, you will be due again to pay for a month ahead of time, meaning your rent is payable in advance and not in arrears.
It is important to understand that we do not hold onto your 1st month’s rent paid in advance during the tenancy, but it covers your first month’s rent you have moved in.
Bond payable- You are required to pay the equivalent to one month’s rent as your bond. The bond is sent to the Residential Tenancies Bond Authority (RTBA) where it is held until your tenancy is successfully finalised.
Lodging with the Residential Tenancies Bond Authority (RTBA)
Upon payment of your bond you will be required to sign a Bond Lodgement Form which will be lodged with the Residential Tenancies Bond Authority (RTBA) You will receive a copy of this form and also a receipt from RTBA with your Bond Lodgement Reference Number which we recommend you retain with your lease documentation. The names and signatures of all of the tenants contributing to the bond should be included on the lodgement form as this will be compared when the bond is dispersed at the end of the tenancy.
Change of ownership or tenants
If at any time during the tenancy a change occurs either with ownership of the property, the property management company or change in one or more of the tenants of the property, an Agent/Landlord transfer form or a Tenant transfer form must be completed and forwarded to RTBA. For tenant assignment there may be a administration fee payable.
Return of your bond
At the end of the tenancy, your bond will not be released until a final inspection of the property is carried out. We will conduct the final inspection as soon as possible after you return all of the keys to our office, generally within two business days. If the property is in generally the same condition as it was at the beginning of the tenancy, and the landlord approves, the bond will be returned to you without delay.
To enable the property to be re-let quickly, it may not always be possible for you to return in order to correct any areas requiring attention. If further cleaning is required we may engage a professional cleaner at your cost. To avoid this, a Final Inspection Checklist will be sent to you prior to vacating the premises, advising you of what the Property Manager will be checking at the final inspection.
A Bond Claim Form must be completed and signed by all tenants and a representative of Darren Jones Property Management and sent to RTBA.
If there are any deductions against the bond, (for cleaning, damage or rental arrears) the amount to be returned to you will need to be agreed upon before any monies can be released by RTBA. If you do not agree with the amounts claimed, please discuss this with the Property Manager in the first instance. If an agreement cannot be reached it may be necessary to make an application to the Victorian Civil and Administrative Tribunal for the disposal of the bond to have the matter determined by a Tribunal Member. Your Property Manager can give you more information on this.
At the end of the tenancy, any unpaid rent will need to be paid before your bond is returned to you. You cannot stop paying rent with the view that it will be taken out of the bond, even if it is almost the end of the tenancy, as this is an offence under the Residential Tenancies Act 1997.
It is a tenant's responsibility to ensure that their utilities are connected and disconnected.
An easy way to arrange for the new connection of your services when you move is to use a service such as www.directconnect.com.au. This is a free service to tenants and you can save valuable time by not waiting in phone cues by using this easy service.
Or, if you wish to arrange each reconnection yourself, you can phone the utility provider of your choice.
Two copies of an Ingoing Condition Report will be given to you either at the time of signing the lease agreement or prior to you moving into the property.
You then have 3 clear business days to review this report and return one signed copy to our office with any comments, retaining the other copy for your records. This is absolutely vital in order to avoid any possible disputes about the condition of the property when you vacate.
The Ingoing Condition Report records the condition of the property when you move in and is checked at the final inspection to ensure you leave the property in the same condition. If there is any damage, excessive wear and tear or items needing repair that have not been included on the Ingoing Condition Report when you receive it, be sure to list them on the form when you return it or you may be held liable at the end of the tenancy.
Digital images will form part of the Condition Report, providing a more comprehensive report on the condition of the premises when you commence your tenancy.
The Sign-Up Process- Your Tenancy Induction
Once approved, you will be asked to pay your first months rent upfront and also make a time to come in and sign the tenancy agreement and all associated paperwork. This is usually done within 24-48 hours of tenancy approval.
Once an appointment is confirmed with your Property Manager, please ensure the following-
Be on time- your agreed appointment time means we have allotted this time to sign your documents to secure your tenancy. As we usually have ‘back-to-back’ appointments being late to the appointment may mean we need to re-assign this time slot, which could create undue inconvenience. Please call us prior if you believe you maybe five or more minutes late.
Allow 20-25 minutes for the appointment- we will need to discuss a number of tenancy aspects with you and ask that you allow 20-25 minutes for documents to be explained and signed.
No personal cheques- unless you have already paid your bond and rent by EFT (as directed by your property manager) please pay your upfront bond and rent by bank cheque, money order or CASH. We are unable to accept personal cheques for the first payment of bond and rent.
All persons present- all applicants approved to have their names on the tenancy agreement need to be present at this appointment. If this cannot be co-ordinated please advise your property manager ASAP to make alternative arrangements.
Location- unless stated otherwise, all tenancy inductions are conducted at our office address - 94 Grimshaw Street, Greensborough
Your lease agreement will specify how often payments must be made, either calendar monthly (or fortnightly if agreed). Prior to your first rental payment (after the payment made at the time of signing the lease agreement) we will provide you with a range of options for future payments of rental.
You can pay your rent either by EFT, bank cheque, money order or cash at the office. At your tenancy induction, you will be supplied with the Darren Jones Rental Trust Account BSB and Account number.
If for any reason you are having difficulty in meeting your payment obligations, please contact your Property Manager as soon as possible to discuss the situation.
Understanding Calendar Monthly Payments as opposed to Fortnightly Payments
Some people do find the concept of calendar monthly payments confusing, as they think that a calendar month's rent is 4 weeks (28 days), however everyone would agree that there are not exactly 28 days in a month. Calendar month is 12 equal payments of rent over a full year of 365 days. It is worked out by Weekly Rent divided by 7 days to get Daily Rent. Daily Rent is then multiplied by 365 days for Yearly Rent. This Yearly Rent figure is then divided by 12 months for Calendar Monthly Rent.
For example, $300 per week calculated Calendar Monthly. Divide weekly rent of $300 by 7 days to get daily rent of $42.86 (rounded up). Daily rent is then multiplied by 365 to get yearly rent of $15642.86. Yearly rent is then divided by 12 months to get $1304.00 (rounded up) of 12 equal calendar monthly payments.
Calendar month rent will be due on the same date each month (ie- the 15th of the month each month) Fortnightly rent is 2 weeks/14 days. Fortnightly rent is due for payment on the same day each fortnight (ie- every second Friday).
Understanding the Concept of 'Rent In Advance'
Some people do not understand the concept of rent in advance. Simply rent in advance means that you purchase your (calendar month or fortnight) portion of time up front and then consume it (by residing in the property/remaining in possession) If you go into a shop to buy a can of drink, you purchase it first then consume the drink. You don't get it from the fridge, drink it first and then pay for it! Therefore rent is paid in advance before the time period is consumed. Once the time period is used, you must pay again in advance to use the new time period.
The 1 month 'rent in advance' you pay before taking possession is not held in trust like a bond payment but is used by you in your first month of tenancy.
Zero tolerance to late rent payments
We maintain a strict policy regarding rent arrears.
If your rent is unpaid after the due date we will contact you either by phone, email or send you an SMS message for a commitment to rectify this situation immediately. If however the rent should ever become 14 days or more behind we will issue you with a 14 Day Notice To Vacate. Upon the expiry of the notice, an Application will be made to VCAT for vacant possession and recovery of rent arrears if rental is not paid within this period of time.
'3 Strikes' Policy- You are required to pay your rent in advance on or before the due date. If you should fall behind and we need to follow you up (as you have not contacted us prior to becoming behind in payments) and this occurs 3 or more times, we will possibly not recommend to the landlord that your lease be renewed at lease renewal time.
This means that you would need to vacate and find alternate accommodation with also the possibility of an unsavoury reference on a national tenancy database.
Importance of Tenant Contents Insurance
You are required to insure your own contents as the owner’s insurance will not cover your possessions and contents. For example, should an electrical fault cause the power to fail and your freezer contents are spoiled, your landlord’s building insurance will not cover this.
Further, should the property be destroyed by fire due to an electrical fault, your contents are not covered by the landlord’s building insurance.
Landlord Building Insurance
You should not do anything, or bring anything onto the property that will adversely affect the Owner’s insurance policy, premiums or ability to make a claim. If the Owner elects to claim on their insurance for damage or repairs that were caused by you or by your visitors, the Owner may require you to pay the excess for the claim.
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