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In this edition: How long will it take for your property to rent? Emergency Versus Routine Repairs – What’s the Difference? Who Keep the Cash… Can a Bond Be Used to Cover Loss of Rent? Cooling House Market Means Good News for First Home Buyers!
January 2015
How to Survive the Summer Scorchers… A Selection of Properties Recently Leased Quote Calendar of Events
Dear Landlord,
Happy New Year!
We hope you and your family
have enjoyed the festive
season. Many of us took a
well earned break while Julie
and Brittney were troopers
working right through to see
properties rented faster for our
owners.
We are all back on deck and
pumped for the busiest couple
New Year rental updates
of months of the year. As you
can see from the Brisbane
statistics the average rents
h a v e o n l y i n c r e a s e d
marginally this year unlike the
last couple of years. The days
on Market for December were
up as well so we know we
have to use all our sales skills
to get the properties rented.
We have added Khayla to the
team this year to assist in the
letting process and getting
the applications processed as
quickly as we can. We ask
that you approve any
recommended applicants with
urgency as there is often
cases were the applicants
apply for more than one
property.
We wish you a sensational
2015!
Best Regards,
Christina and the team Helen,
Julie, Lisa, Haleigh, Brittney
and Khayla
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
How long will it take for your property to rent?
That of course depends on the time of the year so here are the latest statistics for December 2014.
BRISBANE STATISTICS The Market
Source: rentfind.com.au
Emergency Versus Routine
Repairs – What’s the
Difference?
Emergency repairs are repairs
for:
a burst water service or a
serious water service leak
a blocked or broken lavatory
service
a serious roof leak
a gas leak
inconveniences a resident in
gaining access to, or using, the
property
All other repairs are considered
to be routine repairs.
Fast facts
A tenant/resident must notify
the property manager/owner or
manager in writing of the need for
an emergency repair. In an
emergency the nominated
a dangerous electrical fault
flooding or serious flood
damage
serious storm, fire or impact
damage
a failure or breakdown of the
gas, electricity or water supply to
the property
a failure or breakdown of an
essential service or hot water,
cooking or heating appliance
a fault or damage that makes
the property unsafe or insecure
a fault or damage likely to
injure a person, damage property
or unduly inconvenience a
resident of the property
a serious fault in a staircase,
lift or other common area or
p r e m i s e s t h a t u n d u l y
Brisbane, QLD December 2014 Annual Change
Median Weekly Rent - House $ 420 2.4% increase
Median Weekly Rent - Unit/Apartment $ 390 0%
Days on Market (Avg) 30.6 3.0 increase
Days Vacant (Avg) 17.8 1.7 increase
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
repairer can be contacted directly
if the property manager/owner or
manager is unavailable.
If there is a nominated
repairer they should be listed on
the tenancy agreement.
If the property manager/
owner/manager or the nominated
repairer cannot be contacted, the
tenant can arrange a suitably
qualified person to carry out the
repair. The tenant can pay the
repairer themselves and get the
money back from the property
manager/owner/manager or get
the repairer to bill the property
manager/owner/manager. They
should forward all receipts to the
p roper t y manager /owner /
manager who must pay them
back within 7 days.
If the tenant pays for
emergency repairs the cost must
not exceed the value of 2 weeks
rent.
If the tenant and property
manager/owner/manager do not
agree about the emergency
repairs, or if the property
manager/owner/manager has not
reimbursed the tenant within 7
days, they can apply to QCAT for
a ruling.
A tenant should not stop
paying their rent to force the
tenant departed well before its
expiration date, leaving the keys
with the owners’ agent.
It took landlords, Lisa and
Stephen Castieau, seven weeks
to get the premises cleaned up
and new tenants installed and
then only at $10 less per week
than their predecessor had been
willing to pay.
They applied to QCAT for
payment to them of the bond of
$1.5k, plus additional sums for
the cost of cleaning and repairs
and for loss of rent “until the
expiration of the lease” and the
re-letting the property, a total of
$4.5k.
Tribunal member Paul Favell
examined the provisions of the
general tenancy agreement and
the Residential Tenancies and
Rooming Accommodation Act.
While the landlords were clearly
entitled to the cost of repairs and
c leaning, there was no
justification in member Favell’s
view, for the award of lost rent
etc after a tenancy had been duly
ended under a notice to leave
procedure.
p roper t y manager /owner /
manager to undertake repairs.
This is a breach of the tenancy
agreement
Source: www.rta.qld.gov.au
Who Keep the Cash… Can a
Bond Be Used to Cover
Loss of Rent?
Just six weeks after the start of a
Morooka tenancy in June 2013,
police executed a search warrant
to investigate “unlawful use of the
premises”.
Presumably having formed a
“reasonable belief” that the home
had in fact been used for an
illegal purpose, the landlords
served a notice to remedy
breach, relying also on the
tenant’s failure to return the entry
condition report, a smashed
window and damage to window
blinds.
Two days after the expiration of
the breach notice, a Notice to
Leave was served via post
requiring the tenant’s to vacate
the premises on 5 September.
In compliance with the notice, the
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
Cooling House Market
Means Good News for First
Home Buyers!
A new report released recently
shows a cooling housing market
across Australia with strong
growth in Sydney the exception.
The latest edition of the Bendigo
Bank/ REIA Real Estate Market
Facts report, released today by
the Real Estate Institute of
A u s t r a l i a , p r o v i d e s a
comprehensive national snapshot
of the sector using the latest data
for the September Quarter 2014.
At $843,994, Sydney’s median
house price is the highest among
the capitals while Hobart remains
the lowest median house price
across Australian capital cities at
$360,000. This is a significant
d i f f e rence o f $486 ,994 .
REIA CEO Amanda Lynch said,
“The release of these figures is
very timely given the recent
developments last week that saw
analysts shift from expectations
of a rate rise in 2015 to the
possibility of a rate cut.”
“The prospect of not only
continuing low interest rates
throughout 2015 but also the
Given the provisions of RTRAA s
277 – which specify a tenancy is
ended on the expiration of the
notice - a landlord would need to
point to a contract term that
would create such an obligation
on the tenant.
He noted that the only tenant
obligations in the tenancy
agreement enduring after the end
of occupation were to return the
premises to their pre-tenancy
state and to pay the cost of
cleaning and if appropriate, for
pest treatment.
Member Favell also disallowed
the claim for the cost of changing
locks. “No reason has been
established for that expense
since it is submitted that the keys
were returned as required under
the agreement.”
The landlords were successful to
this extent of $774 with $705
being refunded to the outgoing
tenant.
Castieau v Gubecka [2013]
QCAT 644 Member Favell
21/11/2013
Source: Carter Capner Law Blog –
December 2014
possibility of a cut should
stimulate much activity in the
housing market with this report
by Bendigo Bank and REIA
showing the cooling market
provides an ideal time for
investors and first home buyers
alike.”
“With moderating prices in all
capital cities except Sydney and
Melbourne, first home buyers in
particular should feel confident in
being able to enter the market.”
REIA’s Housing Affordability
Report, which we released last
week, shows first home buyers
dropped to a historic low and
made up just 12% of the
owner-occupier market in the
September quarter.
“The comb ina t ion o f a
moderating market and low
interest rates will hopefully
reverse this trend and the
re-emergence of first home
buyers will be good news for
everyone.”
Fast Facts: September quarter
2014
Quarterly Australian weighted
average median house price is
www.propertyrentalsbrisbane.com FREE Information Guide For Landlords & Tenants
How to Survive the Summer
Scorchers…
Top tips for staying safe during
hot weather this summer:
Drink water.
Even if you don’t feel thirsty,
health organisations advise
that you should drink two to
three litres of water each
day during the heat. Try to
a v o i d a l c o h o l i c a n d
caffeinated drinks.
Eat cold foods.
Cooking and eating hot
meals can increase our body
heat, so stick to cold meats,
salads and fruit.
Dress light.
Light-coloured clothing helps
to reflect heat, and light,
breathable fabrics will help
you to feel more comfortable.
$620,901
Quarterly Australian weighted
average median other dwellings
price is $497,239
Median house prices up:
Sydney 3.8% to $843,994
Median house prices down:
Brisbane 1.0% to $465,500
Adelaide 1.8% to $412,500
Perth 1.8% to $535,000
Hobart 5.3% to $360,000
Canberra 1.9% to $525,000
Darwin 1.7% to $610,000
M e d i a n h o u s e p r i c e s
unchanged:
Melbourne at $649,000
For a media copy of the report,
p l e a s e e m a i l
zoe.davies@reia.com.au
Source:
REIA Newsletter–10 December 2014
Limit your time in the sun.
If you are going to be out in
the sun then ensure that you
“slip, slop, slap”. The Cancer
Council has also in recent
years added “seek” (shade)
and “slide” (on a pair on
sunglasses) to the mantra.
Keep your house cool.
I f y o u d o n ’ t h a v e
air-conditioning, keep the
rooms shaded and the air
circulating as much as possi-
ble. You may need to plan
some visits to your local
library, shopping centre, art
gallery or even supermarket
during the heat of the day.
Also ensure that you check on
your elderly relatives regularly, to
ensure that they are looking after
themselves – and don’t forget
about your pets as well!
Source: Real Estate Dynamics
Property News—December 2014
1st January 2015 New Year’s Day (Office Closed) 5th January 2015 End of Month Accounting 15th January 2015 Mid Month Accounting 26th January 2015 Australia Day (Office Closed) 2nd February 2015 End of Month Accounting
A Selection of Properties Recently Leased
Albion Unit $360 p.w.
2 bed, 2 bath, 1 car accommodation
Quote
―I can't change the direction of the wind, but I can adjust my sails to al-
ways reach my destination.‖
—Jimmy Dean
Toowong Unit $410 p.w.
2 bed, 1 bath, 1 car accommodation
RE/MAX Profile Real Estate 141 Boundary Road TEL 07 3510 5222 FAX 07 3876 5544
www.profilerealestate.com.au Bardon QLD 4065 Brittney profilemanager@remax.com.au
www.propertyrentalsbrisbane.com PO Box 388, Paddington, 4064 Helen helenbryan@remax.com.au
Julie profilerentalsteam@remax.com.au
Errors & Omissions: These details have been prepared by us on information we have obtained and while we trust it to be correct, is not guaranteed by us and you should rely on your own enquiries.
Taringa Unit $340 p.w.
1 bed, 1 bath, 1 car accommodation
Calendar of Events