After 3 months, Teacher found out what FIGJAM was, so my son was banned from wearing that hat to school. Now we’re having another 2 embroidered especially to see how long the penny takes to drop this time :
BOHICA – bend over here it comes again, and
DILLIGAFF – do I look like I give a flying #!@* fig i think it was, must be a vegan thing.
cheers
thecrest

Hi John
Any chance of getting access earlier, prior to settlement ?
In my experience there is a very reduced supply of tenants around close to Xmas. Better to sign up one now. Can you advertise it now ?
cheers
thecrest

Dear JanMarieqld
Firstly, you need to arrange for someone to act as a PM for you, and to remove yourself from any further direct dealing with this tenant, to get him and his abuse out of your face. There is no excuse for abuse or any kind of attempted intimidation. The Residential Tenancies Act allows for immediate termination of a tenancy if the landlord or agent feels threatened or if injury is likely. It’s not easy to prove. Check the facts for your state. Be sure you behave properly and legally. If he grovels enough and apologises for his behaviour and you feel completely satisfied with his explanation and comfortable with him around, and he quits breaching the lease re smoking, then decide if you want to keep him on. When his current lease expires, you can put him on a succession of 3 month fixed leases (talk to your PM about putting him on a short leash/lease, and I mean leash). If he does not show enough remorse, remove him. But beware, if you can’t win at hardball, don’t play.
cheers
thecrest

Hi All
Perhaps any topic would be better covered if there were less replies looking like pedestrian crossings, so busy doing the he said she said stuff and not addressing the issue, nor adding any thing new or constructive. This forum is the greatest tool ever devised, free speech to huge crowd, perhaps a bit heady for some.
Looking forward to more constructive input.
cheers
thecrest

Hi Matt
You’re entitled to any property related loss incurred by the tenants breaking the lease provided you made a reasonable attempt to re-let the property. You can claim lost rent, cleaning, ads, lease preparation fees, agents re-let fees. But even if you are awarded orders for them to pay, you still have to collect it.
If they are persons of substance, the Sheriff does a great job, go ask them how to empower them to collect for you.
Without substance, give it a miss, too much drama, no money. hope it works out.
cheers
thecrest

Hi Sonja
If your lease does not mention non-smoking, then you would be deemed to be allowing it, or at the least, taking your chances, because 20% of the population smoke, and the damage is normal wear and tear for that 20%. Stinks I reckon.
Moteliers (like me) use an ozone machine to eliminate smoking smell in rooms. There is one made by “Rainbow Air” , costs about $1200, changes a smoked room to a non-smoking room in under 2 hours. Works like a charm. Eliminates the smell from all fabrics in the room too, but it won’t remove the long-term tar from the ceiling – domestos does though. Maybe you can rent an ozone machine somewhere.
cheers
thecrest

Hi Misty1
There are several water charging systems in place.
System 1. If the property is on the local council charging plan where you get an allocation of free water included in the rates, but pay for any excess, then the rates are paid by the owner, and the excess is paid by the tenant. There must be a meter, the meter must be read on start and end of lease, the lease must state that the tenant pays the excess, the tenant is entitled to a photocopy of the excess water bill prior to payment, but you can obliterate the owner’s address.The tenant must pay promptly to avoid council penalties.
System 2. Meter is installed. Every litre consumed is payable by the tenant as charged by local council. Meter is read at start and end of tenancy, and at 1-3 month intervals, bill goes to PM or owner, copy to tenant, payment required from tenant before penalty date, ensure it’s stated in the lease, most new leases already mention it, as does the Residential Tenancies Act. Meter must be read, reading usually noted on inbound and outbound condition report, countersigned by tenant.
Gas Bottles. Owner provides a full bottle at start of lease. Tenant pays for all refills. Tenant must fill bottle on or about last day of lease & provide owner with receipt or copy showing refill. This must be stated in the lease.
Owner pays for bottle hire. Simple.
cheers
thecrest

Hi Domo
You would get close to the mark if you did all your homework as per the other posts, then spend a Saturday looking at 5 rental properties which most closely resemble yours.
If you can’t find 5, then you are in luck, because the tenants won’t find them either.
Then choose rent level in conjunction with your chosen PM, set a rent review for 6 months hence, and get it on the market asap, so it can start working for you.
good luck
cheers
thecrest

Hi emcdonald
thanks for the option, I chose “he” for my post, and politely ignored the grammatical error in your post. We all live in glass houses.
cheers
thecrest

Hi Recoveryman
Sounds rough. You need accurate information first to establish the true situation.
Get the new PM to take photos and do a very detailed condition report and send both to you immediately, pay them separately for it. Get it rented again fast. Discuss the details with Dept Fair Trading – they approve REA licences,(QLD ?) they also cancel them, settle for full compensation from the REA if they are at fault for costs, lost rent etc. good luck
cheers
thecrest