5 reasons why your rental application may be refused
Perth landlords are spoilt for choice at the moment and this can make things difficult for people who are looking for properties to rent.
At D Residential, we often hear from applicants who are frustrated to have missed out on a property. We often have many applications for each home, rejections are never personal. More often than not, it will be because there are one or two criteria that have not been met.
If you are looking for a rental property in Perth, here are some insights into our process.
Tenant applications: 5 reasons why your rental application may be refused
1. Payment history
Property managers have access to an applicant’s rental history.
If we see that someone has struggled to pay their rent on time in the past, we are likely to move on to the next applicant. An exception may be if there is an explanation offered and evidence that late payments were a one-off, not a trend.
Before you apply to lease a home, do what you can to make sure you don’t have a history of missed rental payments, especially in recent months.
2. A negative listing on a tenancy database
Tenancy databases are a collection of information compiled by private companies that list the quality of rental tenants. In Western Australia, a person can be ‘blacklisted’ as a tenant and added to the database if they have breached a tenancy agreement, and:
- A court has made an order terminating the tenancy agreement; or
- After the tenancy has ended, the tenant owes the property owner more than the security bond will cover
If you are applying for rental properties and you need to get around this issue, contact your former agent or landlord and find a way to discuss the matter. You may need to pay outstanding bills or, in a worst-case scenario, take the matter to court.
3. Previous inspection reports
Tenants can expect regular rent inspections while they rent a home as well as a final exit inspection.
When reviewing applications your new property manager will ask for records from your previous property manager or landlord including your most recent routine inspection.
If you can share a history of positive inspection reports, it will add to your application.
4. Inaccurate or unreliable references
If your references don’t check out; you will miss out. Written references are helpful but a property manager will usually confirm your references by making a phone call.
Before you leave your current place, ask the landlord or property manager if they are happy to provide a reference. If they are expecting a call, it makes things easier for everyone.
Do the same at work as a property manager will call your workplace to double check that you work there.
5. Incomplete application forms
At a time when Perth rental vacancies are low, tenants need to be diligent when filling out application forms. Missed sections mean we have to follow up, so we look for the forms with everything filled in correctly to save time.
Double-check before you hit submit! If there are dozens of applications and you haven’t filled out all the right information, you will put yourself on the back foot.
Talk to us today
At D Residential, we take extra care in selecting tenants so that relationships last longer and everyone has a positive experience. If you have been consistently missing out on homes, double check you meet the above criteria, update your application process and try again.
If you would like to know more about renting through us or leasing your property in Perth? Contact our team today.
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Jul 5, 2023
New rental laws for WA
UPDATE: The West Australian Government has now introduced legislation into Parliament which proposes a series of residential tenancy law reforms this is one step closer to seeing these reforms actualized. After a three year review of the residential tenancy act the State Government of Western Australia has decided to reform the act for the first time in 10 years. But what does this proposal mean for landlords and tenants alike? The proposed changes improve tenant rights and experiences but this doesn’t have to be a bad thing for investors and rental property owners. Take a look at what’s included in WA’s recommended rental law reforms and how to respond to them as a landlord in Perth. Proposed rental law changes in WA Firstly, the suggested changes to WA rental laws still need to be approved. If they are passed in parliament, they will not take effect until mid-2024, so there is no need to make any immediate changes. As reported by the ABC, these are the main changes that are recommended: Rental increases Currently, landlords in Perth are allowed to increase the rent on their properties twice a year. If/when the changes take effect, this will be reduced to only once annually. Pets Under the proposed changes, landlords will no longer be able to refuse pets without good reason. In the majority of cases, if a tenant wants to have a pet on the premises, they will be allowed to do so. If you do not want pets at your investment property, you will need to appeal to the Commissioner for Consumer Protection and share a valid reason. It’s not 100 percent clear yet what a valid reason could be but it might be connected to strata by-laws or the suitability of the pet for the home (for example, you may be able to say no to a large dog in a studio apartment). We’ll share some updates as they come in. Modifications to the rental property If the changes come into effect, tenants will be able to make certain minor changes to the premises they are renting such as changing the locks or securing bookcases to the wall. They will, however, be required to ensure that the property is returned to its original condition when they leave. As the landlord, you will still have the right to refuse consent for changes if there are sufficient grounds to do so. Rental bonds Getting your bond back after leaving a rental property can be tricky at times, especially if there is not a professional property manager looking after the home. If there is a dispute, it can end up being handled by a magistrate. As part of the changes to WA rental laws, the release of security bonds at the end of a tenancy will be streamlined, allowing tenants and landlords to apply separately regarding how bond payments are to be disbursed. Any disputes over bond payments will be referred to the Commissioner for Consumer Protection. Rent bidding From mid-2024, landlords and property managers will be prevented from encouraging tenants to offer more than the advertised rent. Tenants will still be able to do so at their discretion, but it will not be expected. This reform will also mean that vacant properties will be advertised at a fixed price and not a price range. No grounds termination At the moment, there is no talk of changing what’s referred to as ‘no grounds termination’. This means property investors will continue to be able to end a tenancy agreement without giving a specific reason. As a landlord, this is helpful if you need to move back into the property at short notice. However, there are still rules and regulations in place that mean you need to give the right amount of notice and follow the steps outlined in your tenancy agreement. Who comes out on top? Information about these changes is relatively limited at the moment because they are still a work in progress. There will be more details that come through over the next few months. However, if they do become law, we do not see any of these updates as a negative thing for property investors in Perth. In fact, they present an opportunity to have a better, more enduring relationship with your tenant. If they are happy and comfortable in the home you provide them with, they are more likely to stay for the long term, which helps you to have a more secure investment. In terms of having pets, you can work with your tenants to ensure that owning a dog or cat does not result in damage to the property. If there are clear reasons as to why they cannot have a pet, you will still be able to refuse the request. Pet bonds will still be in place and can be used for fumigation of the property on the departure of the animal. 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When you have the help of an expert, you can: Ensure your property is compliant with WA rental laws without having to understand all the fine print yourself Sign a contract with quality tenants who won’t take advantage of you and will take care of your home Given that tenant rights will be expanded, it is more important than ever to have the right people living in your property. Working with a professional property management company in Perth will ensure that you can adapt to the new WA rental laws and still get great results from your investment. Looking for help to comply with WA’s new rental laws? Contact us today.
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Keep it clean – how to rid your rental property of mould
All the best property management firms in Perth have deep clean professionals on speed dial – because there’s nothing better than entering your new rental property with the fresh, citrusy notes of clean. However, there is an insidious issue that we have come across more than a few times in our 16 years of experience in property management services and that’s mould. It’s not just creeping onto the crust of your week-old sourdough, mould can seep into your home in areas exposed to humidity or moisture and it has a particular penchant for bathrooms, and other rooms or cupboards with minimal ventilation and natural light. Sometimes, it’s not even visible and might be growing in wall or ceiling cavities. Left untreated, it can spread far and wide into carpets, linen, towels and even your beloved shoe collection. Despite Perth having a mostly dry climate, the wet days of winter and suburbs near water sources (think lakes or the river) can create idyllic conditions for mould to set up camp. So, how do you know it’s there and once you discover it, how do you treat it? Sniffing out mould Some mould is easy to spot, with dark grey or green spores presenting on walls, ceilings or grouting between tiles. However, hidden mould behind walls can be identified by a general feeling of dampness that doesn’t go away or a musty, stale smell. Whose responsibility is it to remove? Firstly, it’s within the property management service realm, so contact your property manager to discuss when it might have formed and why. It’s possible you will be responsible if there was no sign of it prior to moving in, so consider whether you have left wet towels in a low-ventilation bathroom, or you rarely clean the inside of bathroom or kitchen cupboards which are often subjected to dampness and zero natural light. If you’ve just moved in, another reason to immediately contact your property management team because the landlord absolutely needs to provide a reasonably clean property and assist in the maintenance to keep it that way. Another landlord responsibility would be to fix any leaks quickly, because if they’re left too long, it creates another perfect breeding ground for mould. If it’s your responsibility – how do you get rid of it? As we mentioned, the best property management in Perth will have excellent cleaners ready to go, so if it’s beyond your cleaning skills we are here to help. However, if you’re a tenant and wish to fix an issue you might have caused and the mould hasn’t spread too far, you can tackle mould with these steps: Wear rubber gloves, long sleeves and a dust mask to protect yourself from touching or breathing in any of the mould Scrub the mould off surfaces with soap, water and a scrubbing brush Disinfect the area with a strong disinfectant such as hydrogen peroxide, undiluted white vinegar, bleach or Dettol Create as much ventilation to the area to dry it out and remove the disinfectant fumes Throw out any household items such as towels or linen that already have mould Get on top of mould as quickly as possible! Like most things, prevention is better than cure, so keep those potentially damp and dark areas of the home clean, well-ventilated and open as much as possible! If you need more advice on Mount Hawthorn property management (and surrounds), contact our director Diana Patrascu on 0402 888 550 for a chat.