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Sep 6, 2023
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.
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. When it comes to raising the rent, with some forward planning you and your tenant can work things out on an annual basis in a way you are both happy with. And when it comes to things like the rental bond, it is a positive thing to have a clearer framework for returning the bond in place. What you need to know about WA’s potential new rental laws What these changes do highlight is the value of having a quality property manager like D Residential Group in your corner. Property investors run into trouble when they do not have a clear understanding of tenancy laws, and when they find it difficult to communicate with their tenants. 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.
Jul 21, 2022
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.
Jun 16, 2022
How to break your lease with as much ease as possible
It’s never ideal to break your lease before its time is up. However, life doesn’t always work to a perfect schedule and circumstances change. Some leases are worse to break than others, so I thought I’d take you through what it means to break your lease, types of leases you can break with more ease and reasonable grounds for lease breaking. Can you break your lease? At D Residential Group, we aspire to take the best care of both our property owners and our tenants, therefore we recommend you try to avoid breaking your lease early. Breaking a lease early involves some costs and stress for your landlord and property manager. In saying that, lease terminations are often unavoidable, and a good property manager will help you make the process as seamless as possible. Ideally, create open communication channels with your property manager as soon as a potential lease-breaking situation arises so we can best assist. Types of leases There are two types of leases you will sign up for when renting a property: a periodic or a fixed-term lease. You might be able to guess that one is much easier to break than the other! Terminating a periodic or rolling lease is a simple process and in Western Australia, requires only 21 days’ notice (note: each state across Australia is different). Once you provide notice in writing, via post or email, your lease will end in 21 days. Always request confirmation of your notice from your property manager to reduce any delays. A fixed-term lease will be a lot more complicated and costly to break. If this is the lease you are bound by, you’ll need to seek permission from your landlord, via your property manager, with your intention to terminate ahead of schedule. Your property manager will then determine what compensation for any losses you will be liable for, which will most likely include loss of rent, advertising costs and a reletting fee. The property owner is entitled to recover any losses derived from the early termination of the fixed-term lease. Reasonable grounds for breaking your lease While most people want to break a lease because they’ve found somewhere else to live, there are legal reasons that protect the tenant, too. If you are experiencing undue hardship that means you are unable to continue paying your rent, you can apply to the Court to terminate early. If the home has become unliveable, where the property is considered a health hazard or dangerous, speak to your property manager about terminating. This might be issues such as mould, sub-standard ventilation, security risks or defective structures. If there are any other breaches to your rental agreement, from not repairing any faults to the landlord entering the property unexpectedly, you have the right to discuss early termination with your property manager. Under the 2019 revisions of the Residential Tenancies Act, victims of family violence are able to terminate their lease. If you are experiencing family violence, please speak to your property manager who will provide advice immediately. The most important thing to remember when considering breaking your lease, is to communicate openly and quickly with your property manager and cooperate as much as possible. If you have any more questions on the topic, I’m always open for a conversation so call me on 0402 888 550. Diana
Oct 31, 2020
Top qualities of a great tenant
Right now, property investors are sitting in the box seat. Renters are knocking down the doors at D Residential Group to find a place to call home. As a property manager, I guide my clients to look beyond a good credit score (which is of course, still important!) on their quest to find a long-lasting, great tenant to rent their property. If you’re one of the many people trying to find a rental property, here are the qualities we’re looking for in future tenants. You pay your rent on time The ability to pay rent doesn’t always equate to paying it on time, we’ve discovered. This is your most important role as a renter and not doing so can financially set back your landlord in ways you might not have imagined. The best way is to schedule weekly or fortnightly payments straight from your bank or talk to your property manager about good software options. We understand, especially in 2020, that sometimes money can be tight in which case we recommend you always be honest with your landlord. Keep it clean When we said no pets, that includes cockroaches (cockroaches also not welcome when dogs and cats are, #sorrynotsorry). Keeping your rental clean not only makes it a nicer place for you to live, it also gives your landlord the right to withhold some of your deposit or bond. While there might be wear and tear over time, do your best to maintain the house as if it was your own (and for the time being, it sort of is!). Keep your landlord in the loop If you do have any maintenance issues, the best part about not owning the joint is you don’t have to pay for it! You do have to let your property manager or landlord know as quickly as possible, though because a small problem can turn into a much bigger, expensive exercise if left too long. High maintenance equals high turnover Constant complaints is tiresome for the most patient of landlords, so if you can fix the small issues within the terms of your lease, you’ll come off smelling like roses. Many landlords have more than one property, alongside other elements of life such as family, career and hobbies… While a good landlord will do their best to make your property comfortable, you’re probably not their sole purpose in life. New housemate, who dis? Your lease agreement needs to be signed by your landlord and anyone over the age of 18 living in the property. While we’re so happy for you if you’ve found your soulmate, keep your landlord updated with any new, long-term residents. Here for a good time AND a long time Staying in a rental long-term (especially if you’ve paid heed to the above tips) will make life much easier and less expensive for your landlord. So, when you’re lease agreement is nearly up make sure you check in with your property manager and renew your lease, pronto. Follow through with your lease agreement Following rules in life can be tedious and some are meant to be broken (like licking your ice cream bowl or eating Nutella straight from the jar #guilty), but your lease terms are worth sticking to. Most lease terms are reasonable, forbidding illegal activity and any antisocial behaviour. Breaking them not only makes bad friends with your current neighbours, it also means your landlord has the right to kick you out with no warning. So if pets aren’t allowed and loud music has a late night curfew, be an epic tenant and follow the rules. Consider renter’s insurance We’re optimists here and we hope this won’t happen to you, but break ins happen and things get broken or stolen. So, we advise a good renter’s insurance to protect you if things go wrong and it also looks really good for the landlord who doesn’t want to be left with bills you might be unable to pay if things go really wrong. Back yo’self. If you want to discuss properties for rent in Mount Hawthorn and surrounds or purchasing an investment property, contact me for a chat.
Oct 19, 2020
Top tips for tenants in Perth – how to stand out in the crowd
It’s a tough time to be in search of great properties to rent in Perth, with queues at inspections in my local area of expertise Mount Hawthorn often extending beyond 50-metres. You need to stand out and prove that you’ll be an exceptional tenant. So, here are my best tips to successfully renting in Perth – I’ve got your back! Be prepared First in, best dressed is sage advice in this current market. Get ahead by treating the inspection like a job interview (for a job you really want, too). Be punctual, polite and dress well. First impressions count because you’ll probably only get one – so dress like a tenant who will look after the investor’s property like their own. Complete the application in full If the property manager has to chase you to fill out an incomplete form, they probably won’t! It could be the difference between you and another good tenant – so go through your application thoroughly and answer every question. No gaps. All the words. Complete application gets the destination… we even made you a rhyme. Now you know how important it is. Fill out ALL of that form. Disclose everything We get it, it’s not ideal you adopted Brutus the Rottweiler just weeks before your current rental gave you notice (we hope it was just a coincidence, poor Brutus). However, being dishonest to score your next home will not end well for anyone because if they discover your secret, you’ll find yourself in hot water and potentially breaching your contract. Be upfront and ideally, consult with a respected property management expert (call me 0402 888 550) so I can help find the right place for you (and Brutus). Prepare and provide verifiable references Here’s where good friends, family and workmates come in. Line up your most trusted, loyal and well-spoken friends who will vouch for you when the property manager calls for a reference. Personal and employment references should be lined up and prepared for the call well in advance, so you’re on the front foot when your ideal property comes up. Pro tip: Do not enlist the help of your mate who ‘never answers the frigging phone’ while your dream property lands into the lap of the next prospect. Find a trusted Perth property manager If you want to really jump that queue, put your name down with local rental property experts who know what’s available, what’s coming up and want reliable tenants like yourself on their books. Give me a call or email me to talk through your options. Good luck, the right property for you is out there but it might take some more effort and better connections right now. On the flipside, it’s an excellent time to have an investment property in Perth, especially suburbs surrounding the city centre. If you would like to add to your property portfolio and find a place tenants will queue for miles to rent, contact me and I’ll share more on my local property management expertise.