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At the start of your tenancy, your property manager will complete an ingoing inspection of the rental property. This inspection records the condition of the property when you move in and becomes the official record for the tenancy.

The ingoing inspection creates a clear reference point for the outgoing inspection when your tenancy ends. It provides a fair and accurate record of the rental property’s condition, for both you and the property owner.

Your property manager will complete a detailed inspection using modern inspection technology, including interactive 360 degree photos, so the condition of the rental property is clearly documented.

You will have the opportunity to review the inspection report and let us know if anything needs to be added or clarified. This helps ensure the report accurately reflects the condition of the property when you move in.

Having a clear and detailed inspection record helps avoid disputes, saves time, and reduces stress for everyone when the tenancy comes to an end.

When you move into a rental property, there are a few standard costs to be paid before the start of your tenancy.

Rent in advance
Tenants are required to pay 1 weeks rent in advance. This covers your first two weeks living in the rental property.

Bond
The bond is 4 weeks rent and is held by Tenancy Services for the duration of your tenancy. The bond is refundable at the end of the tenancy, provided the property is left in good condition and all tenancy obligations have been met.

Pet bond (if applicable)
If the property manager and owner have approved a pet at the rental property, a pet bond of 2 weeks rent will also apply.

Your property manager will confirm the total amount required before your move in date so everything is clear and organised before the tenancy begins.

A lease assignment allows a tenant to transfer their tenancy to another person during the fixed term of the tenancy. This usually happens when a tenant needs to move out of the rental property before the tenancy end date, but has someone who would like to take over the tenancy. If the new person completes our application process and meets our tenant checks, the tenancy can be assigned to them.

When a lease assignment is approved, the terms of the tenancy remain the same. The rent, property, and tenancy end date do not change. The main difference is that the tenancy agreement is transferred into the new tenant’s name.

There are administration costs involved with processing a lease assignment.

Example:
Sally is renting a property, but needs to move to another city for work before her tenancy ends. Her friend Sophie would like to take over the rental property.

Sophie completes the tenant application process. If Sophie meets the required checks and the owner approves the change, the tenancy can be assigned to her; it continues under the same terms, but the agreement is now in Sophie’s name instead of Sally’s.

Sally remains responsible for the tenancy up until the date the lease assignment takes effect. From that point on, Sophie becomes the tenant responsible for the rental property.

When a lease break takes place, a new tenancy will be created for the incoming tenants. This means the landlord may review the current market and adjust the rent when the property is advertised again.

The new tenants will sign a completely new tenancy agreement with new terms and conditions.

As the current tenant, you remain responsible for the tenancy until a new tenant moves into the property or until the end date of your tenancy, whichever happens first.

Example:
Sally is renting a property, but needs to move to another city for work before her fixed term tenancy ends. Because she cannot stay until the agreed end date, she asks the property manager about breaking her lease.

The property manager begins advertising the rental property to find a new tenant. During this time, the landlord may review the market rent and adjust the advertised rent if needed.

Sophie applies for the property and is approved. Sophie signs a brand new tenancy agreement with updated rent and terms.

Sally remains responsible for the rent until the day Sophie’s tenancy begins.

There are costs involved in breaking a lease early. These costs cover advertising the rental property, finding new tenants, and setting up the new tenancy agreement. Click here to start the lease break process.

Your tenancy was approved based on the tenants listed on the original tenancy application. This means the people named on the tenancy agreement are the people permitted to live at the rental property.

If your circumstances change and you would like another person to move into the property, you need to talk to your property manager, because any additional tenants will need to be approved before they move in.

The property manager may need to complete checks on anyone who wishes to live at the property, and confirm approval with the property owner. The property manager can decline additional occupants if they do not meet the required criteria, or if the owner does not approve the change.

Having additional people living at the rental property without permission is considered a breach of the tenancy agreement. This may result in a breach notice being issued, which can negatively affect your tenant history record.

Of course, this doesn’t mean you aren’t allowed guests! Your rental property is your home, and having friends or family stay from time to time is completely normal. However, if someone intends to stay for more than a couple of weeks, this should be discussed with your property manager so we can make sure everything is handled correctly.

We always encourage open communication. If your situation changes or you are considering having someone move in, talk to us.

Changes to the Residential Tenancies Act that came into effect in December 2025 mean that tenants cannot be unreasonably refused permission to have a pet in a rental property.

While this change makes it easier for you to request a pet, there is still a formal process that must be followed.

How it works:
If you would like to have a pet at the property, the first step is to submit a written request to your property manager or landlord. This request should include details about the pet, such as the type, breed, age, and size.

Once we receive your request:

• The landlord has 21 days to respond to the request

• The landlord must either approve the pet or provide a valid reason for declining it

• If no response is given within 21 days, the request may be considered approved under the legislation

When a Pet May Be Declined

Landlords are allowed to decline a pet request in certain situations. These reasons must be specific and clearly stated.

Examples may include:

• The property is not suitable for the type of pet (for example, inadequate fencing)

• Body corporate rules prohibit pets

• Local council regulations restrict certain animals

• The number or type of pets would create a health or safety concern

Each request must be considered individually, and can’t be declined without a valid reason.

If a pet is approved, the landlord may request an additional pet bond of up to two weeks’ rent. This bond is held in the same way as the standard bond and is designed to cover any potential pet-related damage.

If you are considering getting a pet, please talk to your property manager first, and submit a pet request.

Renters insurance, often called contents insurance, is a policy designed to protect tenants while they are living in a rental property. It covers your personal belongings and can also provide protection if you accidentally cause damage or someone is injured in the property.

The landlord’s insurance only covers the building itself and the owner’s fixtures, not the items you bring into the home. Renters insurance helps fill that gap.

Renters insurance typically covers:

Personal belongings
This covers items you own inside the property such as furniture, electronics, clothing, appliances, and personal valuables if they are damaged, lost, or stolen due to events like fire, burglary, or certain natural events.

Accidental damage
Some policies include cover if you accidentally damage your own belongings.

Temporary accommodation
If the property becomes un-livable due to an insured event, some policies will help cover the cost of temporary accommodation.

Personal liability
Many renters insurance policies include liability cover. This may help cover costs if you accidentally cause damage to the property or someone is injured while visiting you.

It doesn’t cover:
Renters insurance does not cover the building itself or structural damage to the property. That is the responsibility of the landlord and is covered by the landlord’s insurance.

Renters insurance is not mandatory, but it is strongly recommended because it protects you financially if something unexpected happens. Replacing personal belongings after events like fire, theft, or water damage can be expensive.

Having renters insurance provides peace of mind knowing that your belongings and potential liabilities are protected while you are renting.

If you can’t pay rent, the first thing to do is talk to your property manager. We’re people too, and we’ll be fair and empathetic while we work with you to find a solution.

If rent falls behind, there are some steps we have to take, as part of our legal obligations as property managers. These may include:

• Contacting you about the missed payment

• Issuing a formal notice for rent arrears

• Providing a timeframe for the rent to be brought up to date

• Taking further action if the arrears continue

We know that sometimes unexpected situations happen. When we are aware of the situation early, we can work with you and, in some cases, help connect you with support services that may be able to assist.

If you think you may have difficulty paying your rent, please talk to us as soon as possible. Early communication makes a big difference. It means we can:

• Understand what is happening

• Work with you on a plan to bring the rent up to date

• Put a formal arrangement in place where appropriate

• Help avoid the need for Tenancy Tribunal involvement where possible

From the day you move in, you are gradually using the rent that has already been paid. Each day that passes uses up part of those two weeks.

For example, if your tenancy starts on Friday the 1st of the month, the two weeks of rent you pay at the beginning will cover you up to Thursday the 14th of the month.

To keep your rent two weeks in advance, your regular rent payments need to top that balance back up.

Using the same example:

• Your tenancy starts on Friday the 1st

• You pay two weeks in advance, covering you until Thursday the 14th

• By Thursday the 7th, you have used one week of that rent

• You would then pay another week’s rent to bring your balance back to two weeks in advance

Most tenants set up automatic payments so rent is paid weekly and the balance stays two weeks ahead. This makes it easy to stay on track and avoids your rent falling behind.

If you are ever unsure about your rent balance, your property manager can help explain where your payments sit and make sure everything is up to date.

We know that many tenants dread property inspections - and we don’t want you to feel like that! Our inspections are a check-in to make sure the property is being looked after, not an opportunity for us to find fault, nitpick, or judge the way you live.

We carry out routine maintenance inspections every 12 weeks. These inspections help ensure the property is being well maintained and allow us to identify any maintenance issues early. They also help avoid surprises for everyone at the final exit inspection, as any issues can be identified and addressed early.

You don’t need to be home during the inspection, but if you have dogs at the property, they will need to be secured for everyone’s health and safety.

Timing of Inspections
We will always provide the required notice before the inspection. We can often work with you to give an approximate time, however exact timing can be tricky - property management can be unpredictable, especially if something urgent comes up.

What we’re looking for
Routine inspections are not about judging how you live day to day - we aren’t there to tell you to make your bed or do the washing! Our focus is on ensuring the property is being lived in in a way that does not cause damage and keeps the home well maintained.

During the inspection we may check things such as:

• General condition and cleanliness of the property

• Ventilation and signs of moisture or mould

• Furniture positioned away from walls where needed to allow airflow

• Pot plants or items that may cause damage to surfaces or flooring

• Any maintenance issues that need attention

• The condition and upkeep of the grounds as required by the tenancy agreement

• That the number of occupants matches the tenancy agreement

Make the Property Your Home
We really like seeing tenants make a property their own. It’s always a pleasure to carry out an inspection where a home is clearly cared for, and present a glowing report to the property owner.

Your Rental History
Inspection reports form part of your rental history with us. When future reference checks are requested by other property managers or landlords, they may refer to these records.

Maintaining the property well and presenting it with care helps build a strong rental history, which can be very beneficial when applying for properties in the future.

It’s your role to keep the property well maintained, which includes letting us know if something needs attention. Here’s a quick rundown on what you need to take care of:

Ventilation:
Tenants are responsible for properly ventilating the property to help prevent moisture and mould.

This may include:

• Opening windows regularly let fresh air circulate

• Using extractor fans in kitchens and bathrooms where available

• Avoiding excess moisture building up inside the home

Good ventilation helps protect both your health and the condition of the property.

Reporting maintenance:
If you notice any maintenance issues, it’s really important that you let us know as soon as possible. Quick reporting means maintenance issues can be addressed before they turn into bigger problems.
Examples may include leaks, faulty appliances, damage to fixtures, or anything else that may affect the property.

Grounds:
If your tenancy agreement includes responsibility for the grounds, you will also need to maintain outdoor areas. This may include tasks such as mowing lawns, keeping gardens tidy, and ensuring outdoor areas are kept in good condition.

Basic upkeep:
Tenants are also responsible for basic upkeep within the home. This includes simple tasks such as:

• Cleaning internal heat pump filters regularly to ensure they operate efficiently

• Keeping the property clean and well cared for

• Using appliances and fixtures appropriately

Emergency maintenance refers to issues that can’t wait until the next working day because they may cause further damage to the property, or prevent you from safely living in the home.

These situations need to be reported immediately so they can be addressed as quickly as possible.

Emergency maintenance usually involves situations where:

• There is a risk of additional damage to the property if the issue is not addressed quickly

• The issue affects essential services needed to live in the property

Examples may include:

• Burst or broken water pipes

• Serious water leaks or flooding

• Electrical faults, especially if you smell burning or unusual electrical smells

• Power issues affecting essential areas of the property

• Blocked or unusable toilets where there is no alternative available

If you lock yourself out of the property, what happens next depends on the time of day.

If it’s during business hours, contact us and we can sign our office keys out to you. You’ll need to return the keys on the same day. This means you can get back into the property without needing to arrange a locksmith.

If you’re locked out outside business hours, you’ll need to contact a locksmith directly to regain access to the property. Any costs associated with calling the locksmith are your responsibility.