Stupid questions

From: Property Investor


Can someone help me out with these stupid questions?

The tenants of one of my IP's have vacated a week ago.
So I decided to go and check the property and found that the landscaping of beautiful green grass is now dry dead grass.
I also found that the toilet light is still on, which obviously has a fan running.
Half of the in-groung sprinkler system is missing.

Can the Property Managers and/or the Tenants be liable for any of these?

I have told them a week ago that I needed this property as soon as possible. All they said that they had to do was an inspection report which was meant to happen the following day. Now that was a week ago!
How long can it possibly take them?
Aren't they suppose to communicate with me?

These are the worst Property managers that I have ever come across. (not that I'm happy with any of them).

Regards,
Mannie.
 
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Reply: 1
From: Manny B


Mannie,

I think you need to get yourself a new property manager to start with...

Anyways, in terms of the garden, dried/dead lawn I don't know if there is anything you can do, but in terms of the sprinkler system missing, the managing agent should get their own trades person in to install it as it was & deduct it from the tenant's bond...

Now, if the agent hasn't done a formal inspection, I suggest you don't go into the property as it would mean you forfeit your rights (in case their are any damages)... I would call the agent once again & ask for their manager & have a go at them... you will see that if you threaten to take your business elsewhere, the manager will run sideways to resolve this issue...

Good luck,

Manny.
 
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Reply: 2
From: Jakk The Man


Mannie,

After reading about your experience with your property manager/s, I think I'll go and kiss my property managers arse. (thank God that she's female and fairly attractive at that).
I, (touch wood), have never had anything like this ever happen to me, but if it had, I'd be after blood.

regards
Jakk

** An accountant is a man hired to explain that you didn't make the money you did**
-Anonymous
 
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Reply: 2.1
From: J Parker


Mannie,

I don't think that these are stupid questions at all. Obviously you must be upset about the way that the property is being managed. I don't know the legal ramifications here or anything like that, but I do know that, if I were you, I would be changing managers.
A good idea (if geographically possible) would be to be present at as many inspections as you can muster. I have found that when you take an interest and turn up to the inspections, they are conducted far more professionally. Make sure you agree with the condition report before and after the tenants have gone, as this is your biggest ally when it comes to making claims for damages. Be as specific as you need to be, especially with carpet stains and marks on walls, as these are the things often overlooked. I walked through the condition report thoroughly with my last tenant, before signing the lease. He was very good about it and agreed with every last detail.

Good luck and let us know how you get on.
Cheers, Jacque :)
 
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Reply: 2.1.1
From: Duncan M


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Hi Jacque,

If I felt the need to be at as many inspections as possible I wouldnt feel
that I had a level of trust in my Manager that was required.

The standard inspection sheets that most managers use dont contain any where
enough detail. They really should be taking photos and having the tenants
sign the back of each, but that'd raise the costs to high I guess..

Whilst I trust my current Manager, I dont see the value that I am getting
for our $500-$600pm in management fees, with a reasonably stable set of good
tenants in-place its money for jam for the Agents.

We are currently moving to manage our own properties and will probably do
something like what I described above with regards to inspections.. I'm sure
our first problem tenant will be a learning experience for us though.

Duncan.


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Hi Jacque,


If I felt the need to be at as many inspections as =possible I wouldnt feel that I had a level of trust in my Manager that =was required.

The standard inspection sheets that most managers use =dont contain any where enough detail. They really should be taking =photos and having the tenants sign the back of each, but that'd raise =the costs to high I guess..

Whilst I trust my current Manager, I dont see the =value that I am getting for our $500-$600pm in management fees, with a =reasonably stable set of good tenants in-place its money for jam for =the Agents.

We are currently moving to manage our own properties =and will probably do something like what I described above with regards =to inspections.. I'm sure our first problem tenant will be a learning =experience for us though.

Duncan.




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Reply: 2.1.2
From: Owen .


Jacque,

I'm in the situation where I have taken over management of one of my IP's and am about to do an end-of-lease inspection. The tenants are great and I will be doing everything to keep them but I do know that there is a big stain in the carpet.

How should I approach this? I can ask that they get it cleaned (I don't think it will help though). I can't ask for bond money as I want them to stay and sign a new lease. How can I charge them for part of a carpet? Could I get agreement from them and when they do move out, keep it from the bond?

Personally, I'm really happy with these tenants and don't want a vacancy in this market but it is still my carpet. Any ideas?

Owen

"Gambling promises the poor what property performs for the rich – something for nothing"
 
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Reply: 2.1.2.1
From: J Parker


Owen,
I'm flattered that you would ask my opinion but please let me assure you that I'm certainly no expert when it comes to carpets or and I really can't advise you here. I can only tell you what I would do.
Wanting to keep the tenants, I would point out the stain (they would no doubt be very much aware of it anyway) and ask them if they could please have it cleaned to see if it comes out. This shouldn't be a huge cost to them. Perhaps even arranging it yourself (and asking them to foot the bill)would work better, as then you could hire a good firm who specialize in this particular stain.
I would be very calm and nice about it all, but in the end they did sign a lease and so would have to agree about getting it clean. There is a clause somewhere about "fair wear and tear" but I would consider obvious large stains to be excluded from this.
If they are rational tenants, they will get it cleaned. If not, then maybe you deserve better tenants. It's up to you, however, to be the judge of character here. If they are great people etc etc they will agree with wanting to rectify the problem. If the cleaning fails, then work out an appropriate amount of compensation upon vacation.
We once rented a house and left a stain ourselves on the living room floor, which refused to be moved by the carpet cleaners I hired for the job. Doing as tenants do, we crossed our fingers and hoped that the property manager wouldn't notice it upon final inspection. (It was fainter after the cleaning) She did (she was a very tough PM- just the sort I'd like for my own tenants actually!) and, after consultation with the vendor, let us off. She could have pursued it, as we had already offered to pay some money in compensation (towards the cost of new carpet years down the track). This money would have been coming out of our bond. As it transpired, however, we ended up keeping all of it but having to go back to the house to clean inside the light fittings!
Hope this has helped- good luck and let us know how you go!
Cheers, Jacque :)
 
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Reply: 2.1.2.1.1
From: Joanna K


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How about you ask the tenant to remove the stain and in return you =provide them with some sort of mats to avoid a repeat incident??

Also make sure you get everything in writing!!

Kind regards

Joanna Karavasilis
Principal
THE RENTAL SPECIALISTS

PH: 02 9599 3363
FAX: 02 9599 3447
EMAIL: rentals@rentalspecialists.com.au
WEB: www.rentalspecialists.com.au


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How about you ask the tenant to remove =the stain
and in return you provide them with some sort of mats to avoid a repeat
incident??

Also make sure you get everything in
writing!!

Kind regards


Joanna Karavasilis
Principal
THE RENTAL SPECIALISTS

PH: 02 9599 3363
FAX: 02 9599 3447
EMAIL: rentals@rentalspecialist=s.com.au
WEB: www.rentalspecialists.com.au=


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Reply: 3
From: Frank Modrich


Under the residential tenancies act
And the Real Estate Institutes requirements a condition report is required within 3 days of a tenant occupying the premises and within 3 day of the tenant vacating

If they have done a runner, have a value put on the works required and apply to the residential tenancies tribunal to use the bond

Some times the bond will not be enough

This also shows that there is definatley a need for a good property manager

Its amazing what a quick driveby can tell you
 
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Reply: 3.1
From: Asy .


Frank,

I assume you are in Vic since you are quoting the Resi ten act. The condition report is only REQUIRED where there is a bond taken. Of course it can be used if there is no bond, but it is not a requirement.

asy.

There are no problems, only solutions which have not yet been discovered.
 
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Reply: 3.1.1
From: Frank Modrich


Asy, Correct I am from Victoria
I just hate to see bad tenants get away with it, they are in the minority

I have just purchased in Newfarm area hopefully the tenants there will respect the place
 
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