Welcome to Morris Bros Real Estate. The following information is provided for your assistance when moving into your new home, and for the ongoing relationship you will develop with Morris Bros Real Estate.
Payment of Rent
The rent must be paid by the due date and is expected to be kept 14 days in advance. Your rental payments are to be made directly to our office, or by EFT (banking details will be provided to you at the start of your tenancy).
If the lease is in joint or multiple names, all parties to it are individually and jointly responsible. In other words, if the lease is in multiple names and one party does not have the funds to meet their commitment, all lease holders are responsible for the payment of rent.
If you are experiencing any difficulties in meeting your commitments, please advise the office.
Please remember our landlords have financial commitments to meet and they rely on rent being paid on time.
Your property is dealt with specifically by one of our fully trained Property Managers. Your Property Manager will handle all aspects of your tenancy including maintenance, inspections and termination of your tenancy.
The Tenancy Agreement and Condition Report are legal documents, and it is suggested that you keep them in a safe place during your tenancy. You may need to produce them at some time in the future to establish any claim you may have.
This document is as important as the signed Tenancy Agreement. It establishes the condition of the property at the commencement of your tenancy, and will be used as a comparison at the end of your tenancy as the basis on which your bond is refunded. Please check it and amend it as necessary.
You have three (3) working days after the commencement of your tenancy to complete, sign and return it to the office. If you neglect to return a signed copy of this report, you could forfeit your right to object if there is a disagreement at the end of your tenancy.
Connection of services such as gas, electricity, telephone and water are your responsibility. We can assist with providing details for Direct Connect, who can arrange all your connections for you.
Please advise the office of your preferred contact method, and also telephone number at the property when you have it connected. Also, should you change your mobile, work telephone number or email during your tenancy, please advise us of the new business contact details.
There are various reasons you may need to be contacted throughout your tenancy by the office, such as repairs, so this information is vital.
It is not your landlord’s responsibility to insure your possessions. The Landlord’s insurance policy covers only the building plus any fixtures and fittings. With the ever increasing incidence of burglary and theft, we strongly recommend that you take out contents insurance.
It is your responsibility to return all keys to the property to our office at the end of your tenancy. If you change any locks during your tenancy, it is a provision of the Residential Tenancies Act 1997 that you supply our office with a key.
Maintenance and Repairs:
Please report all maintenance and repairs to our office as soon as possible so they can be dealt with promptly. Once approved by your landlord, an appropriate tradesperson will contact you directly to arrange access to the property either by appointment or by using the spare set of keys from our office.
Weekend or After Hours Maintenance:
Should you require urgent repairs outside of office hours please contact us immediately via our emergency contact details or follow the urgent repairs procedure as indicated by your Property Manager at the commencement of your tenancy.
Please note that if you are unable to reach us in the case of an emergency, the Residential Tenancy Act 1997 allows you to organise urgent repairs. Urgent repairs are; burst water pipes, gas leaks, electrical faults or something that is life threatening.
Your Property Manager inspects your property at six monthly intervals. The first inspection will occur three months after the commencement of your tenancy, and then on six monthly intervals thereafter. You are quite welcome to be in attendance at this inspection, or if you cannot attend, your Property Manager will use the office key to gain entry.
Change of Tenant:
The landlord has approved the tenancy in your name. If a new tenant wants to occupy the property, their application must be similarly approved and an administration fee paid prior to transferring the tenancy to another party.
Any change in occupant could affect the bond refund process when you vacate. It is imperative that you follow the lease assignment procedure and paperwork to facilitate a smooth finalisation of tenancy for all parties.
Most of the problems experienced by tenants, landlords and property managers can be overcome by prompt and honest communication. It is the Tenants major responsibility to keep the property clean, and to meet their financial obligations; it is the Landlords major responsibility to see that the property is maintained to ensure the tenant has peaceful enjoyment; and it is the Property Managers duty to oversee the process. This can only be done with effective communication from all parties.
Your Property Manager is here to assist you during your tenancy. Please direct any problems or queries you may have to your Property Manager.
Ending the Tenancy:
The Residential Tenancies Act 1997 is explicit about how a tenancy ends. It can only occur when one of the parties of the Tenancy Agreement gives notice to the other party.
If you want to vacate the property at the end of the Tenancy Agreement you must give twenty eight (28) days written notice before the ending date of your lease.
If you want to vacate during the term of the Tenancy Agreement, you will be breaking the lease you have entered into, and therefore are responsible for payment of the rent until a new tenant is found. A lease break fee will also be payable to Morris Bros, which is a pro-rata amount of the weekly rent.
Refund of bond:
Morris Bros will always refund the bond promptly to a tenant if the property is left clean and tidy, and no rubbish or other articles are left behind. The property is to be left in the same condition as when you, as the tenant, first moved in (as detailed in Condition Report).