Landlord Help

Owning a rental property can be a rewarding experience, as it often generates a steady income. However, a rental property only generates income when a landlord has good tenants who pay their rent on time and do not destroy their units.

Once a landlord encounters a problem tenant, owning and managing a rental property becomes difficult and time-consuming. Using a professional property management company like BlackJack Real estate has a number of benefits for landlords, especially those who own multiple properties. These benefits save landlords a significant amount of time and money and make owning a rental property more rewarding.

Answers To The Top 13 Landlord Questions

We always strive to get you the maximum rent possible, however we also must keep in mind setting the correct market rent to get your property rented as soon as possible.

To do this, we consider these factors:

1. Demand – is there currently a high or low demand for rental properties? This can be seasonal and affected by a number of factors.
2. What is available now – we look at properties currently available for rent and consider their location and features for comparison to calculate a maximum rent for your property.
3. What we have rented right now – We compare your property with what we have currently rented, taking into account property location and features.

These factors allow us to give you enough information to set the right rent for your property.

You may place your property on the market at whatever rental amount you wish. However, keep in mind that it is market demand that sets the rent, and if the market (i.e. prospective tenants looking for a rental property) think that the asking rent is too high, your property may stay vacant longer than necessary.

We can never guarantee the performance of the tenant for your property. We can only use our professional skills and experience to verify that the tenant can afford to pay the rent and to form an opinion on whether the tenant will maintain the property to an acceptable standard.

As the paying of rent and the maintaining of the property is purely voluntary on the tenant`s part, we cannot guarantee any tenancy outcome. This is a landlord risk that comes with owning an investment property. We recommend that you take out landlord protection insurance if the risk greatly concerns you.

All tenancies are subject to the Residential Tenancies Act.

The tenancy documentation includes:

1. A statutory Tenancy Agreement
2. A statutory Premises Condition Report
3. A Rental Bond Lodgement Form.
4. A New Tenant Checklist.

This is your choice. However, it is usual practice for us to sign these documents on your behalf. We will, of course, send you copies of any documents signed on your behalf.

Yes. You may give us some special instructions in relation to the property and the way it is managed, provided the instructions are lawful. These special instructions will need to be either specified in the Management Agency Agreement or provided in writing to us.

If a pet is permitted we will provide the tenant with strict written conditions.

The major conditions would be that:

1. The pet may not come inside the property.
2. The pet must be removed from the property if it becomes annoying or bothersome to neighbours (after reasonable warning has been given in writing).
3. The tenant must be responsible for any damage caused by their pet, and clean up any mess left by the pet.
4. The tenant must have the carpet professionally cleaned and the property professionally fumigated upon vacating the property.

All tenants listed on the Tenancy Agreement must be given a full set of keys. This includes keys to all external doors, windows, garage or letterbox locks. We retain a full master set of keys at the office.

The law requires that an owner must provide and maintain locks and other security devices to the property in order for the property to be “reasonably secure”.

It is recommended that key operated deadlocks be fitted to all external doors and windows.

If the tenant wishes to alter the existing locks or add other security devices to make the property more secure, the tenant must obtain the owner’s prior consent and pay all costs. The tenant must provide the owner/agent with a copy of any new keys.

It is the landlord’s legal responsibility to provide working smoke alarms and light globes, and to fix any leaking taps prior to the commencement of the tenancy.

During the tenancy, the tenant is responsible for replacing any smoke alarm batteries and light globes.

We are not legally qualified to check the functionality and suitability of certain types of smoke alarms and as such recommend the use of qualified professionals for that purpose.

Unless otherwise agreed, the tenant is responsible to maintain the lawns and gardens to the standard they were given at the start of the tenancy.

If the property is provided with watering systems these need to be working and kept maintained during the tenancy.

You can, however, the tenant needs to be given 7 days notice. The Owner/Agent are limited to a maximum of 4 inspections in any 12 months period.