Landlord FAQs


What is an Entry Condition Report?
 
We conduct a comprehensive inspection of your property prior to the tenant/s moving into the property. This report outlines the condition of the property at the commencement of the tenancy and is supported by photographs and a description (to include marks, scratches etc.).
 
What is a Routine Inspection?
 
A routine inspection is conducted at regular intervals after a tenant moves into the property. We conduct our first inspection at six weeks into the tenancy to ensure the tenants are off to a good start and are maintaining the property in accordance with their lease agreement.  Subsequent inspections are conducted every three to four months.  These inspections are essential to ensure that your property is being maintained to an acceptable standard and to identify any maintenance that may be required. 

Maria and Suzy often do the inspections together so we both have a good understanding of what is happening with each property.  The inspection involves a room by room walk through with photos taken as a comparison to the inspection conducted at the commencement of the tenancy. Legislation determines we are unable to take photos involving tenants belongings or if the tenant refuses permission, however any photos taken will show damage or any concerns regarding repairs and maintenance. 
 
We are entitled by law to conduct a maximum of 4 inspections each calendar year.
 
A copy of the routine inspection report is forwarded to the owner after each inspection and should it be necessary, a member of the Silver Downes Realty Property Management Team will contact you to discuss items noted on the report, particularly if repairs are required to keep your property in the best possible condition. 
 
What happens when a tenant stops paying their rent?
 
All rents are paid in advance to Silver Downes Realty.  When a tenant falls behind with their rental payments by three days, they receive our first notice, a friendly reminder via SMS placing them on notice.  Subsequent messages are sent when rent is behind by 5 days and 7 days.

Any remaining tenants who fall eight days behind in rent are issued with a "Notice of Remedy Breach" on prescribed residential Tenancies Aurhority (RTA) forms advising them that they are behind and requesting that they rectify the problem. If this is not done within the stipulated time period then a Failure to Remedy Breach notice is issued requiring that they vacate the premises within the next 7 days.
 
All owners will be kept informed during this process and have the final say in issuing and notices.
 
How do Tenants pay their rent?
 
Tenants have several options to pay their rent, leaving no excuse for late payments. We ask tenants to pay via internet banking through their chosen financial institution or by cash to their local Westpac branch.  
 
We supply the tenant with our account details to arrange an automatic transfer and issue a receipt electronically for each payment received which advises the tenant their paid to date.
 
When does the rent money get paid into my account?
 
On the first business day of each month all monies held, unless instructed otherwise, is paid to you by way of direct deposit to your nominated bank account. A statement is issued at the same time outlining the debits and credits for that month.

If required, we can also deposit funds mid month which is run on the 16th of every month.