If a tenant ends the agreement early without grounds (also known as a break lease) they are responsible for compensation and/or remaining rent until an end date in the agreement is reached. In most cases this includes continuing to pay rent and any other charges in accordance with the existing agreement, until another suitable tenant is found. The re-letting fee of one week’s rent plus GST*, advertising fee of $285 and a TICA search fee of $90.00 in addition to the $80 smoke alarm inspection fee are charged to the tenant.

If you need to break your lease, we recommend speaking to us as soon as possible to help minimise your expenses.

*This fee is not rent and therefore not GST exempt and the tenant pays the GST component of the re-letting fee.

The Residential Tenancy Act does not specifically refer to the supply of light bulbs or the maintenance of light bulbs. However, industry standards hold that the Lessor is responsible for maintaining specialised bulbs such as fluorescent tubing and expensive globes, whilst the tenant is responsible for arranging the replacement of everyday inexpensive globes.

Permission must first be sought from the owner regarding any change to your tenancy prior to the proposed new tenant moving into the property. Any change of tenant or additional tenant must submit an application to our office with all supporting documentation. This application will then be processed and presented to the owner for their approval. If the additional or change of tenancy is approved, we will notify you in writing and prepare any additional paperwork.

If you wish to be home for your routine inspection you may choose to do so, however it is not necessary. Two months into your tenancy you will be issued with an entry notice advising a date and two-hour time frame in which a Neil Fraser-Smith Real Estate representative will enter to complete an inspection. Depending on the agreement signed with the owner, a routine inspection will be completed every three to four months during your tenancy. 

We understand there are at times unforeseen circumstances that may result in delayed rental payments; however, Neil Fraser-Smith Real Estate has a strict rent arrears procedure that will be maintained regardless of the reason. If you happen to fall into arrears, please contact your property manager immediately to discuss.

These actions form part of our arrears management procedure and will occur at the time specified:

1-7 days, reminder text, phone call or letter, 8 days Form 11, Notice to Remedy Breach issued with 7 days to remedy the breach. 17 days Form 12 Notice to Leave issued with 7 days’ notice to vacate the property.

We recommend to all our owners that tenants remain on fixed term leases for their own security. Two to three months prior to the expiration of your lease we will contact you regarding another lease term at the property. After contacting the owner for their instructions, a lease renewal is prepared and sent to you via Docusign. This lease renewal must be signed within three days or the owner will be contacted with further instructions regarding re-listing the property for rent.

When you have vacated your property and handed keys back, we will conduct your final inspection. The condition of the property will be closely compared to the entry condition report signed at the start of your tenancy. You will then be contacted regarding any damages (not considered fair wear and tear) and any missed cleaning items etc. If the premises are not cleaned to the agent’s satisfaction within a reasonable time frame following the final inspection, a professional cleaner will be engaged to clean and the cost will be deducted from the bond.

If the agent and tenant agree on the bond to be refunded, we will prepare the Form 2, Refund of Rental Bond form to be signed by all tenants and submitted to the RTA. Once this is complete, you will typically be refunded the agreed amount by the RTA inside of 4 days. Please note, if all outstanding funds are paid prior to vacating a full bond refund can be processed by our agency within 2 days of vacating the premises.