How we do it at think pink…
Routine inspections are carried out regularly, approximately 3-4 times per year, both by our qualified property managers and by our Directors.
Photos are taken at the inspection and will be forwarded with our report to the landlord after each inspection. We ask that you make the effort to present your property in the best condition and bring maintenance issues to our attention at these inspections. You will be given a minimum of 7 days notice in writing of the upcoming Routine Inspection.
All maintenance must be put in writing to our office. Maintenance request forms can be emailed, faxed, delivered or downloaded through our website. Except emergency maintenance issues, then please call our office immediately to report (see list below stating what is emergency maintenance).
When logging maintenance please give as best description of the issue possible, make and model (if an appliance, air conditioner etc.), advise us of your best contact numbers and also instructions regarding arranging access so that we can process your request quickly and our tradespeople can schedule your job in. Please note that if you make a time to meet at the property with a creditor and you don’t show up, you will be given the invoice for the call out fee – Remember your manners.
What is Emergency Maintenance?
Emergency items are generally those that could cause injury to the tenant or damage to the property, and may include:
- Water pipes have broken or burst
- Blocked or broken toilet (if a second toilet is not available)
- Serious roof leak or gas leak
- Dangerous electrical fault, dangerous power point, loose live wire etc;
- Flooding, rainwater inundation inside the property, or serious flood damage
- Serious storm, fire or impact damage (i.e. impact by a motor vehicle)
- Failure or breakdown of the gas, electricity or water supply to the premises
- Failure or breakdown of an essential service or appliance providing for water or cooking facilities on the premises
- Hot water service failure on a weekend, or long weekend (this would not be considered an afterhours emergency if this occurs on a week night)
- Faults or damage that makes premises unsafe or insecure
- Faults likely to injure a person, cause damage or extreme inconvenience
We have stringent and thorough Arrears procedure, which are adhered to at all times. We ask that you communicate with our office if you believe you will have an issue meeting your rent payment commitments. Keeping in mind you rent MUST be 7 days in advance.
Our arrears process:
- Day 3 – 5 SMS to remind you/follow you up
- Day 7 Call from your property manager
- Day 8 Form 11 Notice Remedy to Breach will be issued
- Day 16-18 Form 12 Notice to Leave will be issued
Bond Lodgement and Disbursement
We will collect a bond for each tenancy and lodge it accordingly with the Residential Tenancies Authority. Throughout the tenancy if the rent increases you will be asked to ‘top up’ your bond to ensure we are holding 4 weeks rent at all times with the RTA.
At the end of the tenancy we will carry out a comprehensive vacate inspection and account for all bond monies disbursed, ensuring all the tenants responsibilities have been meet.
What happens at the end of your tenancy
Notice must be put in writing when you intend to vacate the property, in all instances. If you are leaving at the end of your current fixed term lease, 14 days notice must be given and a Form 13 Notice of intention to Leave is to be lodged with our office. Please note that notice is taken from the date received by our office.
Ending a Non-Fixed (Periodic) Term
If you are leaving on a non-fixed term (periodic) lease, we require at least 14 days notice in writing. Please note that this time frame needs to commence when we have received your notice, not when it was posted to us. Breaking a Fixed Term
Should you wish to leave during a fixed term lease, we ask you make an appointment to come in and speak with your property manager about this process and for required paperwork to be completed and signed and fees paid. Please remember the following is applicable:
(a) Rent is payable until a new tenant is approved by the landlord and takes possession, or the lease expires (whichever occurs first).
(b) Break lease/reletting fees and advertising costs to relet the premises must be paid up front when handing in break lease documents.
(c) Should the premises be vacant before a new tenant is secured, it is also your responsibility to ensure the grounds are watered and maintained for this period and the property is clean for when the new tenant moves in.
We strive to have 100% of our tenants on fixed term tenancies. We will be in touch approximately 6-8 weeks out from your current lease expiring, seeking your intentions.
What is TICA?
Think Pink Property is a member of TICA, it is a national tenancy database and is a collection of tenancy information on a website lodged by real estate agents, mostly regarding tenant default actions like property damage, outstanding monies and eviction. All agents use this database to lodge tenant details. A database search is carried out for all prospective tenant’s who apply with Think Pink Property and most other agents.
For more information about renting a property in Queensland refer to your RTA Pocket guide for tenants or visit www.rta.qld.gov.au