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RE/MAX Profile Landlords' Newsletter September 2015
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In this edition: How long will it take for your property to rent? Rent Arrears Who’s Responsible? DO Be Alarmed! Smoke Alarms and the Law…
September 2015
Guess Who’s Coming to Queensland? Wish Upon A Star Charity Ball A Selection of Properties Recently Leased Quote Calendar of Events
Dear Landlord,
In some tenancy matters, the
legislation is ―silent‖ on whether it is
the Landlord or Tenant who may be
responsible for rectifying a particular
issue. Quite a common example of
this is dealing with mould in the
bathroom. We have included an
article that would hopefully help to
clarify any confusion.
Please feel free to contact our office
and speak to one of our Property
Managers should you have any
questions relating to your property.
Rental and Team Updates Plus An Invitation To Our Charity Ball
We bid farewell to Belinda Johnston
last month. We thank her for her
contribution to the department and
we wish her well in her new
endeavours. We welcomed Jodi
Swyny as our new Business
Development Manager/ Team
Leader. She would love to hear from
you so please feel free to call her
on 0429 544 159 or 07 3510 5220.
Lisa Taylor moved to a new role
within the business in contract
management expanding her skill
base and Kobe after two years on
reception is using her customer
service skills now to let your
properties.
If you haven‘t already heard,
RE/MAX Profile is hosting a charity
ball this Saturday at the Marriot for
the Make a Wish foundation. It will
be a fantastic evening with live
entertainment, 3 course meal and
plenty of auctions throughout the
night with proceeds going to Make A
Wish. We still have tickets available
and would love to see you there!
Please see more details on page
Best Regards,
Your property management team
Christina, Jodi, Helen, Iszabel, Kobe
and Haleigh
Our finance specialist
Joshua Vecchio can help with;
Interest in Advance, Home Loan Health Check,
Depreciation Reports and much more.
Call him now on 0432 989 866
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
How long will it take for your property to rent?
That of course depends on the time of the year so here are the latest statistics for August.
BRISBANE STATISTICS The Market
Source: rentfind.com.au
Rent Arrears
Under the RTRA Act, action can
only be taken against a tenant
when they are seven clear days
behind in their rent payments.
Best practice for our agency is
that we contact the tenant prior to
this time and advise them of the
rent payment being due. We are
committed to managing the rental
arrears situations and make
every attempt to contact the
tenant to discuss any payment of
lessor believes on reasonable
grounds that—
(a) the rent payable under the
agreement has remained unpaid
in breach of the agreement for at
least 7 days; or
(b) the tenant has breached
another term of the agreement
and the breach has not been
remedied.
(2) The lessor may give a notice
to the tenant requiring the
tenant to remedy the breach
within the allowed remedy period.
rent concerns on your behalf.
Section 280 allows our agency
on your behalf to serve a breach
notice to the tenant on the 8th day
of arrears. Under legislation
(Residential Tenancies and
Rooming Accommodation Act
QLD) the tenant is then given
the allowed remedy period (which
is seven days) to pay the rent
owing (plus in most cases, an
additional two days for postage if
the notice is posted). We shall
advise you promptly if rent
defaults occur and keep you
informed of the developments
until there is an outcome.
280 Notice to remedy tenant’s
breach
(1) This section applies if the
Brisbane, QLD August 2015 Annual Change
Median Weekly Rent - House $410 0.0%
Median Weekly Rent - Unit/Apartment $385 0.0%
Days on Market (Avg) 30.7 2.2 increase
Days Vacant (Avg) 18.2 1.3 increase
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
(3) This section does not apply to
an agreement for a short tenancy
(moveable dwelling).
Editor’s notes—
See section 325 (Notice to
remedy breach) for requirements
for the notice.
See section 328 (Allowed remedy
per iod) and schedule 2
(Dictionary), definition allowed
remedy period.
If a tenant fails to remedy a
breach for rent arrears (or other
breach), after seeking your
instructions, our agency on your
behalf can then issue the tenant
with a RTA Form 12 Notice to
leave for failure to remedy the
breach. The Notice to Leave
period for rent arrears is a further
7 days; a Notice to leave for
other than rent arrears is 14 days
(plus two days postage if posted).
This means that the tenancy will
be terminated due to the breach.
If the Notice to leave is
withdrawn, we are required on
your behalf to withdraw the notice
in writing to the tenant and seek
their written agreement to do so
(section 333 of the RTRA Act).
We will be in regular contact with
you should the above situation
occur.
(Dictionary), definition allowed
remedy period.
Our agency is a member of the
Real Estate Excellence Academy
Source:
Real Estate Excellence Academy
www.realestateexcellence.com.au
August 2015
Regrettably ‗bad things can
happen to good people‘ and by
this we mean that sometimes life
situations such as job loss,
mar r iage o r par tne rsh ip
breakdowns, deaths and other
societal issues may cause people
to act outside character causing
them to default on their
obligations. Landlord Protection
I n s u r a n c e i s s t r o n g l y
recommended to protect your
investment and for r isk
management.
281 Notice to leave for
unremedied breach
(1) The lessor may give a notice
to leave the premises to the
tenant because the tenant has
failed to comply, within the
allowed remedy period, with a
notice to remedy breach given to
the tenant by the lessor.
(2) A notice to leave under this
section is called a notice to leave
for an unremedied breach.
Editor‘s notes—
See section 326 (Notice to leave)
for requirements for the notice
under this section.
See section 328 (Allowed remedy
per iod) and schedule 2
Who’s Responsible?
Listed below are responses
sourced directly from the
Residential Tenancies Authority
and us here at RE/MAX Profile –
hopefully this helps to clarify any
confusion:
Mould
The Act does not make specific
reference to mould, but it does
detail requirements about the
standard maintenance of a
p roper t y t h roughou t the
agreement.
It is the responsibility of the
tenant to notify the property
manager/owner of any serious/
extensive mould problem.
If the mould is a result of an
issue in the property, such as a
roof leak, it is generally
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
the property owner/landlord's
responsibility to clean the mould
and make any repairs necessary
to maintain the property in good
repair.
If the tenant caused the
mould, they are responsible for
its removal and may have to pay
for to repair any damage caused.
At the first sign of any
problem, the property manager/
owner and tenant should discuss
the issue.
An example of who's
responsible: if the tenant
continually allowed steam to build
up in the bathroom without
proper ventilation and/or regular
cleaning, resulting in mould, then
the tenant may be liable.
However if there is no exhaust
fan in the bathroom or no security
screens on the bathroom window
for example to allow proper
ventilation then it becomes a little
more difficult to prove a tenant
liable for this. If the mould is a
result of a structural issue, e.g. a
roof leak, then the lessor would
be liable for the repairs.
Please feel free to contact our
office and speak to one of our
Property Managers should you
have any questions relating to
your property.
Source:
Real Estate Excellence Academy
www.realestateexcellence.com.au
DO Be Alarmed! Smoke
Alarms and the Law…
Sections 104RA-104RJ of the
Fire and Emergency Services Act
1990
By law, property owners must
install smoke alarms in all
domestic dwellings. Queensland
Fire and Emergency Services
(QFES) recommends a l l
residential accommodation be
fitted with photoelectric smoke
alarms. Find out more on the
QFES website (fire.qld.gov.au).
You must:
install smoke alarms in
compliance with the Fire
and Emergency Services
Act 1990
replace smoke alarms
before the end of their
service life (smoke alarms
are required to have a
recommended service life
of at least 10 years under
normal conditions of use)
test and clean smoke
alarms and replace any flat
or nearly flat batteries
within 30 days before the
start or renewal of a
tenancy
not remove a smoke alarm,
remove the battery (other
than to replace it) or do
anything to reduce the
effectiveness of the alarm
(e.g. paint it).
The tenant must:
test and c lean (by
vacuuming or dusting)
smoke alarms at least once
every 12 months » replace
any flat or nearly flat
batteries
advise the proper ty
manager/owner if there is
any issue with the alarm
(apart from batteries)
allow the property owner/
manager right of entry to
install/test smoke alarms
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
investors and development
companies in the last six months
in particular,‖ Mr Johnson said.
―The Melbourne market was the
f i r s t t o b e h i t , t h e n
the Sydney market and Brisbane
is always a bit slower and lags
behind [but] we're certainly in the
middle of the wave now.
―I can't see this slowing down up
here for the next 18 months,‖ Mr
Johnson said.
Source:
www.smartpropertyinvestment.com.
au/news/14474-queensland-new-
target-for-overseas-investors 12
August 2015
not remove a smoke alarm,
remove the battery (other
than to replace it) or do
anything to reduce the
effectiveness of the alarm
(e.g. paint it).
Penalties apply if you do not
comply with these requirements.
Source : Man ag ing Genera l
Tenancies in QLD – RTA Information
Handbook v3 May15
ously ill children the much
needed healing power of a wish
is an important and beautiful
cause for contribution. We're also
making sure the event will be fun
for all - with so many great
auction items and lucky door
prizes, and you'll love the
entertainment too which includes
a live band and magic/comedy
show. We hope you can make it,
but if not, and you'd like to make
a donat ion to Mak e -A-
Wish® Australia, you can do so
also through our Everyday Hero
page. To donate now, please go
to http://www.sbm21.com/c.cfm?
l=556816&c=28715457&m=1590
32&b=1410034
Please find below ball invitation.
Wish Upon A Star
Charity Ball
Our office fundraising Ball will
be on Saturday! We hope you
can join us and please feel free
to send invitations onto your
friends.
We realise that it can sometimes
feel difficult to ask people to sup-
port a charity, there are so many
to choose from, but we passion-
ately believe that giving seri-
Guess Who’s Coming to
Queensland?
Overseas investors who have
been dr i v ing up pr ices
in Sydney and Melbourne have
turned to a third Australian state
capital city according to one
property lawyer.
Chinese capital is pouring into
the Brisbane and Gold Coast
property markets at a rate ―never
seen ever before‖, according to
Andrew Johnson, head of Mills
Oakley Lawyers Brisbane
property team.
―We've seen a massive swell of
inbound investment in south-east
Queensland from mainly Chinese
16th September Mid Month Accounting 1st October End of Month Accounting
A Selection of Properties Recently Leased
East Brisbane Unit $400 p.w.
2 bed, 2 bath 1 car accommodation Quote
―No two leaves are alike, and yet there is no antagonism between them or between
the branches on which they grow‖.
—Mohandas Karamchand Gandhi
Indooroopilly Apartment $575 p.w.
3 bed, 2 bath, 2 car accommodation
RE/MAX Profile Real Estate 141 Boundary Road TEL 07 3510 5222 FAX 07 3876 5544
www.profilerealestate.com.au Bardon QLD 4065 Jodi [email protected]
www.propertyrentalsbrisbane.com PO Box 388, Paddington, 4064 Helen [email protected]
Iszabel [email protected]
Errors & Omissions: These details have been prepared by us on information we have obtained and while we trust it to be correct, is not guaranteed by us and you should rely on your own enquiries.
Bowen Hills Unit $500 p.w.
3 bed, 2 bath, 1 car accommodation
Calendar of Events