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Sydney Wide Service      Specialist Property Management Company

Frequently Asked Questions

What is the average lease term?

Most Residential Tenancy Agreements are between 6 - 12 months in duration. On occasion it may be advisable to enter into a slightly longer agreement to commit the tenant over a quieter rental period, such as Christmas where vacancy rates are usually high.

 

Unless specified in the Tenancy Agreement, a continuation clause forms part of the Agreement. The continuation clause allows the tenancy to continue after the initial fixed term with the same conditions of the original Agreement. Should either the Landlord or Tenant wish to terminate the agreement after the fixed term has expired, then the following notice period is required:


Landlord: 90 days
Tenant: 21 days


We will contact both the landlord and the tenant prior to any Agreement expiring to discuss renewing the Agreement.

 

 

How long will it take to lease my rental property?

Our aim is to lease your investment property to a high calibre tenant as quickly as possible.

 

This result will be dependent on market forces at the time and reinforces the need to begin the marketing of your property as soon as possible. Whilst we will always endeavour to achieve the maximum rental for your property, pricing the property too high may result in a longer vacancy period.

 

A vacant property will reduce your annual rental return by 2% for each week that the property remains vacant. In consultation with you we will determine a suitable market rent taking into account current demand, current availability and comparing similar properties we have leased in the area.

 

How do you qualify the tenants?

The importance of tenant selection cannot be overstated and we take great care in matching the best tenant with the right rental property. At Pure Property we look for tenants who fulfil the following criteria:

 

1. Financial stability and ability to pay the rent on time.

2. A good rental history

3. Their bond has been refunded in full from previous tenancies.

4. Maintain the property in good order.

 

All prospective tenants are required to complete a comprehensive application form, accompanied by 100 points of identification enabling our office to confirm:

 

1. Current and past rental history with previous landlords and real estate agents.

2. Employment history and personal references.

3. Screening through tenancy default databases such as TRA & TICA.

4. Financial stability and investments

 

To clarify the above we rely on supplied documents such as references from previous landlords/real estate agents, rental payment ledgers, copies of wage slips, property ownership papers, tenant ledgers etc. In addition current and previous references are contacted for confirmation of employment. Final approval for any application is made by you the Landlord and once we have verified the applicant, we will contact you for final approval.

 

What documents are required for the tenancy?

Pure Property will prepare all documentation for the tenancy including:

 

1. A copy of the Tenancy Agreement (lease)

2. 2 copies of the Ingoing Condition Report

3. Rental Bond Lodgement Form

4. A copy of the Fair Trading "New Tenant Checklist"

5. Direct debit & unique DEFT payment card for tenants rental payments.

6. Any additional terms and conditions e.g. Owners Corporation By-Laws or special conditions

 

A copy of the Tenancy Agreement & Ingoing Condition report is forwarded to the owner.

 

How much Bond will the tenant pay?

The Tenant is required to pay an amount equivalent to four weeks rent which is held as a bond for the entire length of the tenancy. The bond is held with Fair Trading under both the tenant(s) and landlords name, and can only be refunded either by approval of all parties or by an order from the Consumer, Trader and Tenancy Tribunal (CTTT).

 

What keys do I need to supply?

Each person named on the tenancy agreement is required to be given a full set of keys, access swipes or any opening devices at the commencement of the tenancy. Any additional key required can be organised by Pure Property on behalf of the landlord and all keys issued to the tenant are documented ensuring that the correct number of keys are returned at the end of the tenancy.

  

Payments to Owners 

Pure Property conduct rental disbursements on a daily basis with the transfer of funds completed by electronic funds transfer directly into your account. A detailed statement of account will also be forwarded to you via mail and/or email. Pure Property Agents can arrange payment of all your outgoings e.g. council, water, insurance and strata levies. This will help streamline your financial accounting records for taxation and financial purposes.

 

Additionally we offer our Landlords access to our Online Agent facility. Similar to online banking, Landlords are able to view their monthly statements & tenants details at any time. Any outgoings paid on your behalf will be attached to your statement and mailed to you to assist in your record keeping. At the end of each financial year we will send you a detailed summary of the past 12 months income and expenditure. Additionally this report will be available for you to download via Agent Online.

  

Will you conduct regular inspections of the property?

As managing agents of the property it is our responsibility to ensure the property is being kept in a clean and tidy condition, therefore we will conduct initial and ongoing periodic inspections. Periodic inspections will be conducted 3 months after commencement of the tenancy and every 3-6 months thereafter depending on the condition which the property is being maintained.

 

This allows Pure Property to accurately report to each landlord the condition and cleanliness of the property, along with advising on any maintenance, repairs or improvements we may feel are required. Under the governing regulations, the maximum number of inspections is limited to 4 per 12 month period.

 

How do you monitor the tenant’s rental payments?

Pure Property makes it easy for tenants to pay their rent on time by providing various options for payment including:

 

1. Direct Debit

2. DEFT online payments via EFT or credit card

3. Payment via cash, cheque or credit card at any Australia Post outlet

4. In person at our office.

 

At Pure Property Agents we are strict on the control of rental arrears and as such we can boast low arrears rates for our managed properties. Use of the above payment methods minimises rental arrears and tenants are contacted promptly to ensure compliance.

 

Our dedicated property management software monitors all rental payments & sends automated SMS and Email alerts to the tenants in arrears. Our arrears process is as follows:


* 3 days overdue - notice sent via mail, email or SMS.


* 5 days – reminder notice to tenants via phone, mail, email or SMS.


* 10 days overdue - formal notification that Notice to Vacate will be issued. Owners are consulted to approve the final step before going ahead.

 

* 14 days - A Termination Notice is issued and close to the expiry date we seek instructions from the Landlord.


* Application is made to the Consumer, Trader & Tenancy Tribunal for a hearing to terminate the tenancy and award outstanding arrears to the owner.

 

We will represent the Owner at all Consumer, Trader & Tenancy Tribunal hearings, whether it be for arrears, or for breaches of the Tenancy Agreement. Although we represent the landlord, we only act according to the instructions given to us by the landlord. We will consult you at each step to ensure you are kept up to date with the progress of the situation.

 

How can the tenancy be terminated?

There are 4 main ways that a tenancy can be terminated.

 

1. To end the tenancy due to a breach, a 14 day termination notice may be issued at any time if either party breaches a term of the agreement, for example if the tenant is more than 14 days in arrears of rent.

 

2. To end the tenancy at the completion of the fixed term, the tenant must give at least 14 days notice prior to the date which the fixed term of the agreement expires. Landlords are required to give 30 days' notice prior to the agreement expiring.

 

3. To end a tenancy after the fixed term has expired (i.e. a continuing tenancy) a tenant must give at least 21 days notice. The Landlord is required to give at least 90 days notice to terminate the agreement any time after the fixed term has ended.

 

4. If the premises have been sold after the fixed term has ended, and vacant possession is required by the purchaser under the terms of the sale contract.

 

All notices must be issued in writing and it is important to note that unless the notice can be served personally, the Residential Tenancy Act requires an allowance of 4 working days for postage of any termination notice.

 

Can a tenant break the Tenancy Agreement?

Residential Tenancy Agreements are legally binding contracts. At the commencement of a Tenancy Agreement should the Landlord and Tenant Agree, a "Break Lease-Fee" clause may be added to the agreement. This is a clause where the Tenant agrees to pay:

 

- 6 weeks rent to the Landlord and is then able to terminate the tenancy within the first half of the fixed term.

- 4 weeks rent to the Landlord and is then able to terminate the tenancy within the second half of the fixed term.

 

However, if there is no break lease fee inserted into the agreement, and a tenant wishes to break the Agreement by vacate the property before the fixed term expires, the tenant is responsible for the following:

1. Rent until the date a new tenant takes over the property, or until the fixed term expires (whichever occurs first)

2. Any agreed advertising costs incurred; and

3. The Landlord’s reletting costs, i.e Advertising, letting fees.

  

It is important to note that the owner/real estate agent must make reasonable efforts to minimise any potential losses the tenant may suffer in this situation.

 

What procedures do you have in place regarding repairs?

For minor repairs an amount is discussed with the landlord at the beginning of our management agreement which the landlord allows Pure Property Agents to spend on general maintenance.  Non-urgent requests are required in writing and subject the repair authorisation limit, approval is sort from the owner prior to proceeding.

 

We have a number of qualified tradespeople that are licensed and insured who we audit regularly to ensure thier compliance. Our tenancy documents refer emergency contact to one of our professional tradesmen who will advise tenants that only in emergencies do they attend, so there are not any additional charges for after hours call out for non-emergency repairs.

 

In difficult situations the tradesmen will contact Pure Property Agents for further clarification and/or authorisation. Urgent repairs are defined as follows:

 

1. a burst water service,
2. a serious roof leak,
3. a gas leak,
4. a dangerous electrical fault,
5. flooding or serious flood damage,
6. serious storm or fire damage,
7. a failure or breakdown of the gas, electricity or water supply to the premises,
8. a failure or breakdown of any essential service on the premises for hot water, cooking, heating or laundering,
9. any fault or damage that causes the premises to be unsafe or not secure,

10. any occurrence which may cause damage to the property.

  

Pure Property Agents understand that keeping up to date with maintenance issues is essential and this can only be done with the right systems in place. We place special emphasis on our asset management software that can not only record ad hoc maintenance orders but identify any regular maintenance required, this could help prolong the life of air conditioners, appliances, carpet condition and warranty service records.

 
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