Renting Guide

• Looking for a flat?
• Tenancy Agreements & Bonds
• Flatting Problems
• Show off your property!
• Selecting the right tenants
• Landlord resources

Tenants

Looking for a flat?

You can choose to flat either in your own place or with others in a shared property. By living with others you will keep rent down, share bills and have some company for the housework. Live alone and you can have all the space you need, but expect to pay more.

You should make these choices based on your budget, not only for rent, but also general living expenses. As a general rule your rent should be no more than 1/3 of your weekly net income (i.e. Income after tax). You will still need to pay for food, utility bills, insurance, transportation, entertainment and a whole raft of other things so it is important not to over commit.

Choosing the right flat

Choosing the right neighbourhood is a big part of choosing the right flat. Do you want to be close to school, university, jobs, transport or shops? Then make sure you factor this into your decision.

Flat Inspection

When you find a place you're interested in, organize a time to see the flat. While you are checking out the property also make an effort to see the neighbourhood, and meet the landlord or other tenants. Things you need to think about include:

• Condition of the overall flat.
• The size of the room(s).
• Mould or evidence of water damage.
• Condition of any appliances or furniture included.
• Locks and other security features.
• Smoke detectors or fire alarms.

If possible try and arrange a time to view the place when all the tenants will be present so you can make sure you share the same ideas regards living environments. If you can, come prepared with information about your former landlords, current employers and references.

Insurance

Most property owners insure their property against damage to the structure itself, but not the contents of the tenants within it. It's just as important to protect yourself for any damage to the property that occurs while you're living there so make sure you get insurance. More information about insurance can be found on the Department of Building and Housing website.

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Tenancy Agreements & Bonds

Comprehensive information for both landlords and tenants can be found of the Department of Building and Housing Website.

Tenancy Agreement

This is a contract for landlords and tenants to fill in together before the tenant moves in. It sets out the key things the landlord and tenant agree to do, like when rent is paid, if pets are allowed etc. It also includes a property inspection section where the landlord and tenant can look at the property together and record the condition of different parts. A standard Tenancy agreement can be downloaded from the Department of Building and Housing Website (PDF file).

Bonds

Most tenants are required to pay a bond prior to moving into a new property. This money is held in trust by the Department of Building and Housing and is repaid in full if the property is left in good condition when you move out. Quite often a bond will be 2 full weeks of rent.

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Flatting Problems

Whether it is your first time flatting, or you have rented for a year things do not always run smoothly, but there is a range of things you can do to sort out any problems.

• If you have a problem with your landlord, the first thing you should do is talk to them about it. The sooner you talk to your tenant or landlord about what's wrong, the easier it can be to sort it out. If anything breaks down in the property, you will also need to contact the landlord. In most cases the landlord will be happy to arrange to have the problem fixed immediately.
• If this doesn't work, Department of Building and Housing are available to talk it over. They can help with advice and information so people can decide what to do next, and provide mediation, or a tribunal service, if needed.

Problems with your neighbours

If you have persistent problems with noisy neighbours, your first step is to let talk to them about their activities. If you are not comfortable speaking to them, or if the problems continues, you can report the problem to your local district or city council.

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Landlords

Show off your property!

Finding the perfect tenants can be a competitive process. When you create your property listing you need to clearly highlight why potential tenants may want to live there. Different things will appeal to different people but potential benefits include:

• Close proximity to schools, parks, shops and public transport.
• Garaging or off street parking.
• Recent renovations or outdoor living areas/gardens.
• No letting fees.
• Pets being allowed.
• Anything included with the rental; i.e.; whiteware, Sky TV, Internet access or furnishings.

If you're advertising for a flatmate or roommate, it is important to be honest about the people who currently live in the flat (i.e. students, smokers, vegetarians, etc) and outline clearly what you are looking for in your new tenant.

Take plenty of photos

It's best to include as many photos as you can in any listing for your vacant property or room. Photos of the interior and exterior should be included, including the bathroom and kitchen, and always photograph your property on a bright, sunny day if possible. If you wish to attract maximum rental returns you may also wish to use a professional real estate photographer.

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Selecting the right tenants

Viewing your property

Just like if you were selling your property, you should prepare your home to be at its best before any tenants visit. All cleaning should be up to date and any repairs made. Give a general tour of the property before allowing people to have a look in their own time.

Don't forget to have tenancy forms ready to be completed, even if you do not end up selecting a specific person or group. If you have any concerns at all about potential tenants it is always an option to ask for references from previous flatting situations, including the history of tenants paying rent and bills in time.

Selecting the right fit

If you are looking for a new roommate then make sure all tenants in the property are involved with the selection process. It is important to ensure you all agree on your ideal tenants' age, gender, attitude to smoking and cleaning, and the general needs of the flat.

Allow any potential tenants to ask plenty of questions to ensure they are also happy with the flat situation.

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Landlord Resources

The Department of Building and Housing website contains information relating to a range of tenancy issues. Some useful readings for all landlords include:

• Residential Tenancies Act.
• Dispute Resolution Information.
• Tenancy Bonds.
• Forms and Information.

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