Frequently Asked Questions by Landlords


How long will it take to find a tenant for my property?

Obviously in the ever-changing market this could vary. Please be assured that we will endeavour to locate a suitable tenant as promptly as possible. We will keep you informed throughout the vacancy as to any feedback or market conditions.

How do you qualify prospective tenants?

We strive to provide you with the highest calibre tenants for your property.
Our tenant qualification process includes;
  • Meeting the tenant personally on site at your property.
  • The completion of a highly detailed Application Form. (Available to view under Tenants)
  • Verification by us of information provided in the Application including means of income, employment and previous tenancy references.
  • A search of the National Tenancy Database (NTD) AND Tenancy Information Centre of Australia (TICA)

Can I choose the tenant?

Yes, the owner, or through his agent, can personally select the tenant he/she thinks most suitable. However, please be aware it is not lawful to discriminate. By being too selective also may limit the number of prospective tenants suitable for your home and can delay the renting of the home. As stated our applicants are thoroughly checked through references and data bases.

Can I inspect the home when I want?

One of the conditions of the tenancy agreement is that the tenant permits the owner to inspect the property at any time during the tenancy provided however the owner has given the tenant seven days (9 clear days with postage) and no more than 14 days notice in accordance with the Residential Tenancy Act 1987.

What is the length of the average tenancy?

It is most common in the rental of residential properties that tenancies are arranged for fixed periods, i.e. 6 months or 12 month’s etc. These being negotiated at the expiry of each period. The tenant is responsible for both the property and rent during that time and cannot break the tenancy agreement without agreement to costs involved.


We take 4 weeks rent as a bond on your property, to be held in our bond trust account until the tenant vacates, at which time we carry out a final inspection, prior to disposal of the bond back to the tenant, less any necessary deductions.

Tenant’s then have to agree to the statement and deductions for finalisation, failure to agree or reach an agreement with the Owner on the deductions can result in a Local Court hearing for a Magistrate to determine the bond deductions and finalisation.

Homeswest Bonds: Should an application be received and it states that the tenants are applying for a Homeswest Bond, please be advised that under the current legislation the tenant cannot occupy the property until the Homeswest Bond has been received by the agent. This can take between 5-10 working days. At which time we will then sign your tenant/s after your approval on the lease agreement.

Do I give permission to organise maintenance?

Our policy is that you nominate a limit (usually $200.00) that our agency can utilise in organising maintenance in any one instance. This includes all general repairs to your property. This does not include special requests made by your tenant (eg. “Can we have a new security door?”). We will guarantee that each maintenance request made will be taken on its merits and assessed as to whose responsibility it is according to the Residential Tenancies Act. Emergency maintenance will be attended to immediately, you will be notified in writing either by letter or e-mail that this maintenance has been organised as this usually occurs over long weekends, nights and public holidays. Our contractors will be made aware on their work order the maximum limit, but we can assure you that our qualified staff are aware of what most items cost to repair and will keep your best interests at hand at all times. All of our standard contractors (handyman, plumber, electrician, gardener, and cleaner) have been interviewed and we feel they charge a fair price and carry out quality work and service. Should maintenance exceed your maximum limit our staff will contact you to gain permission to proceed with the work. Our contractors are also aware that if the maintenance is going to exceed your limit they are to contact our office first to gain permission to proceed.

Our policy benefits both the owner and the tenant, as it allows for an amicable relationship between both parties. It satisfies the needs of the owner to have the property maintained throughout the management of the property, hence maintaining the value of the property, if not improving it. It also removes the stigma from the tenant’s minds that they are thought of as second best, and when they need their toilet fixed for example it will be carried out swiftly and without prejudice.

Do I have to insure the property or does the tenant do that?

Yes. You must maintain your own insurance cover on the building, contents and public liability. If the property is a Strata unit, the Strata Company insures the building, but you should have contents insurance for the carpets, blinds, curtains, light fittings and any appliances inside the unit. The tenant is responsible for their own personal effects but not for the landlord’s belongings.

Landlord Protection Insurance is also highly recommended we feel this insurance protects the Owner comprehensively. ( See Landlord Information for link to Protection Insurance )

When do I get paid and will I get a statement?

We close off all accounts on the last working day of each month. Rent monies are either banked electronically into your nominated account or a cheque is posted to your address within 48 hours. Rent statements are mailed to you within the same time frame.

How are rent collections handled?


All tenants are required to have their rent directly debited from their bank account, either fortnight or monthly through the rent payment system known as RE-Connect. This will alleviate tenants having to come into our office or go to the bank to pay rent. The advantage to the owner is that money received to our trust account is cleared funds. Should it not be received, we are automatically alerted that there is a problem with the tenants rent funds and can take the immediate necessary action to recover the rent monies.

What happens if the tenant doesn’t pay the rent on time?

As this is such a vital part of your investment it is handled with our utmost attention: 3 days in arrears – 14-day breach notice is sent to the tenant, this is usually sufficient for the tenant to pay the rent. They are advised however that if rent is not received a Termination Notice will be served. After this time if rent is still not paid, you will be advised in writing that a Termination Notice has been issued to your tenant, giving them 7 days to vacate the property. Please be advised that we will only make contact with you, in writing, should a termination notice be required, but be assured for the termination stage to occur, we have exhausted all attempts at gaining the rental breach amount.

How can I terminate the tenancy?

Fixed Tenancy (Current) Notice given to vacate can be at the end of the lease only i.e. – expiry date THEREFORE LEASE REMAINS WITH THE PROPERTY, NOT THE OWNER
A fixed term lease cannot be terminated unless a breach of agreement has been made and not rectified.

If a tenant wishes to vacate he may only do so at the expiry and can hand in the keys to our office on that day. Under the Act they are not required to give any notice at all, however we include a clause in the special conditions of the lease stating that we request they to give 21 days notice, in writing, on their intention to vacate, however this is only a courtesy and cannot be enforced.

If a tenant wishes to break a lease, charges are incurred to the tenant’s example of some of the charges being, unexpired portion only of the leasing fee, advertising, property condition report update, together with any other charges that are made to the Owner by the agent for re-leasing of the property in accordance with the Owners Authority to Act Documentation.

In general there are many varied different forms of notification depending on the circumstance for which the notice is to be given; the Residential Tenancies Act determines what form of notification is required for each specific circumstance.

Should a tenant wish to renew for a further term, acceptance of renewal will be sought by contact to the Owner.

Periodic Tenancy
i.e. – a tenancy agreement which has expired, this means that the tenancy is now running on a week to week, fortnight to fortnight, etc. When a property is sold under a periodic tenancy, the required notice in writing to the tenant is 30 DAYS FROM THE DATE THE OFFER BECOMES UNCONDITIONAL plus postage.

If a periodic tenant wishes to vacate he must give, in writing, 21 days notice.

If the owner wishes to terminate a periodic tenancy, he must give in writing, 60 days notice. (No reason has to be stipulated).

Please be aware, we cannot force a tenant to renew the Lease agreement on a fixed term, we can only recommend that you as an Owner would prefer the Lease to be on a fixed term. Periodical Lease agreements; means that all conditions of the original lease agreement remain. These have to be adhered to by the tenant. Not renewing of a fixed term lease and remaining on a periodical Tenancy is not grounds for termination of the tenancy.

Can you guarantee that the tenant will pay the rent on time and won’t damage my property?

Unfortunately, no agent can guarantee this because sometimes something totally unforeseen can go wrong for the tenant, such as in employment circumstances or a marital/relationship break-up.
The keys to reducing the possibility of these incidents occurring are;
  • Careful tenant selection
  • Strict arrears control
We at The Market Place Realty use both of these tools to minimise the chance of loss to the landlord. You can, as a landlord, insure yourself against these occurrences with a special insurance policy. We can arrange this insurance for you.

Who pays the Shire and Water Rates?

The owner is responsible for payment of Insurance, Shire, Water, Sewerage and Drainage rates, Land Tax and metropolitan regional improvement tax and all corporate charges. The tenant is responsible for Electricity, Telephone, Gas, and Personal Insurance, incurred after the date of possession, unless metered by the Strata in the case of some units.

Who pays for the water?

As of 1994, in accordance with the metropolitan Water Authority ALL water consumed is user payable. We are recommending that all owners with gardens, to encourage tenants to maintain them, that owners accept 20% per annum of all water consumed this is also deemed fair by Ministry of Fair Trading and the Local Court. As you are aware water consumed is on restrictions, tenants have to abide by the restrictions, some plants do suffer as they require more watering, hand watering of these plants is recommended to the tenants.

Who pays for the Lawn-mowing/Gardening?

It is recommended that all lawns and edges be paid by the owner – (cost built into rental payments) and can be arranged by the agent to ensure they are done regularly and properly. Gardens (eg weeds) are the responsibility of the tenants NOT the trimming of trees and shrubs.

Who pays for gutter cleaning?

It is recommended that the owners have gutters cleaned twice a year (especially where trees are close by). We do not recommend tenant’s be allowed to climb onto the roof in case of falling, or breaking of tiles etc.