Fair Trading Minister Anthony Roberts said unlicensed building repairs and tenancy issues were causing problems in Moree and had the potential to do so in other flooded parts of the state.

“Once the floodwaters begin to subside, people naturally begin to focus on the clean-up and repair of damaged properties. Even in these exceptional circumstances, people should not use unlicensed businesses or individuals for any home building repairs,” Mr Roberts said.

“Trade licenses are able to be checked online or by phone.”

The Minister also reminded landlords about their obligations under the Residential Tenancies Act 2010 when dealing with tenants in flooded properties.

“Fair Trading has received reports of landlords and real estate agents demanding that tenants clean up flood damage and undertake repairs,” he said. “There have also been reports of threatened evictions if tenants do not undertake repairs or cleaning.

“Knowing your rights and responsibilities as a tenant or landlord will help you avoid further problems during what is inevitably a very stressful time. If a rented home suffers damage through natural disaster, tenants and landlords or agents should communicate regularly and work together to make the best of an unusual and difficult situation.

“The first thing the tenant and landlord will need to decide is whether the tenancy itself will continue.

“If the home is destroyed or becomes totally or partly uninhabitable, this does not automatically end a tenancy. Either the tenant or the landlord can give a termination notice in writing to end the tenancy. The notice, once served, can take effect immediately or can specify a later date. Tenants cannot be evicted without a Consumer, Trader and Tenancy Tribunal (CTTT) order.

“If the home is only partly uninhabitable, tenants may wish to stay while repairs are being carried out. They should only consider doing this if the damage is relatively minor and there is no ongoing safety risk.

“If the home has been more seriously damaged or has become totally uninhabitable, another option is for tenants to move out temporarily and return once the residence is livable again. Landlords or agents are not obliged to find or pay for tenants’ temporary accommodation.

“Tenants and landlords or agents can also decide to formally end the agreement and re-sign a new agreement after repairs are complete.

“If the tenancy is ended permanently, no rent is payable from the day tenants move out. Any rent already paid in advance must be fully refunded.

“If tenants move out temporarily or continue living in the partially damaged premises, the rent should be waived or reduced. Whether any rent is payable at all and, if so, the level of reduction will depend on the extent of the damage and the amount of use tenants have of the premises.

“Any agreement in these situations about the rent, how long tenants may be away from the premises and what will happen to tenants’ possessions should be put in writing.

“If the tenancy is to continue, the landlord or agent, preferably with the tenant being present, should inspect the premises and document repairs needed.

“Tenants should discuss with the landlord or agent the timetable for repairs, recognising there may be unavoidable delays because of a demand for insurance assessments and qualified tradespeople in the area.

“A landlord is not obliged to compensate tenants for any damage to furniture or personal belongings arising from a natural disaster.

“Serious storm, fire or flood damage is considered as urgent repair work and should be done as soon as possible. If tenants believe the landlord or agent is not acting quickly enough on needed repairs, they can apply to the CTTT or arrange for the work to be done and be reimbursed.

“After a natural disaster most repairs needed are likely to be classed as urgent repairs. The landlord or agent does not have to give tenants any minimum period of notice before sending tradespeople to do this work.

“In normal situations tenants must be given at least two days notice if tradespeople need to access the premises to carry out non-urgent repairs. Tenants should talk to the landlord or agent and agree on a shorter period of notice in order to get the work completed as soon as possible.”

The Minister also warned flood victims to be extremely careful when using any electrical items affected by water, such as toasters and home entertainment systems.

“Have electrical items which have been exposed to water checked by a licensed electrician before using them,” he said.

“Also be aware that solar panels can generate an electrical current regardless of whether or not the electrical supply from the state grid has been turned off.

“People should be very cautious when re-entering flood affected premises fitted with solar panels.

“Just because the power is off does not mean solar panels do not pose an electrocution risk.”

For more information go to the Fair Trading website or call 13 32 20. Free language assistance is available for customers from non-English speaking backgrounds, including an interpreter service on 13 14 50.

We discovered solar panels and after some extensive research discovered that installing solar panels will dramatically reduce your household’s carbon footprint by tonnes of greenhouse gas emissions each year.

Solar panels as well as adding value to your rental will be a huge benefit to your tenants saving them valuable dollars in electricity bills.

We spoke with Travis Cattach from Custom Solar

Custom Solar delivers the world’s highest specification solar energy technologies at the lowest possible prices. Our PV panel’s main advantage lies in the sensitivity of the cell (particularly in low light), allowing it to yield exponentially more power than other modules subjected to the same luminous conditions.

We offer a range of alternative sized systems, suited to both large and small scale projects. Whether a client is seeking to offset their escalating electricity bills, or actually make money back from excess energy sold to the grid and taking advantage of the government rebates and feed-in tariff, we will have a custom solution for their needs.

We offer no interest payment terms and all our products are backed with a comprehensive warranty, up to 25 years in some cases. Our aim is to provide total peace of mind, and we do all the hard work for you, so you can be setup and running with a minimum of hassle. With a return of investment of this size, there is simply no better time to invest in solar energy.

Ask for a no obligation free quote today, and start saving on electricity today.

Ph: 1300 788 950
www.customsolar.net.au or email info@customsolar.net.au

There is nothing like cooling off after a hard day’s work or spending the weekend relaxing by the pool, especially on these hot summer nights.

As more and more Aussies seek to rent properties offering a backyard swimming pool, more and more landlords are investing in properties offering such a luxury.
 
However both landlords and tenants have responsibilities when it comes to swimming pool maintenance and general up-keep of the pool. 

Landlords: 

Must ensure the pool is clean and chemically balanced at the start of the tenancy. Obtain a chemical reading check from your local pool shop to provide proof of the water balance at the start and end of the tenancy, note this on your tenancy agreement.

The pool equipment must be serviced and in good working order. Providing your tenant/s with the necessary tools and equipment for day-to-day maintenance, such as vacuum, hoses, brushes and scoops will assist them maintaining your investment.
 
Be sure to give the tenant/s clear instructions on how to use and care for the pool / spa and the equipment.

As the Landlord, the owner of a property that has a pool, you must ensure that the pool complies with the Swimming Pools Act / Pool Safety Standards applicable to your state or penalties may apply.

Tenants:

unless your written tenancy agreement states otherwise you are responsible for day to day upkeep and maintenance on a swimming pool or spa. This includes cleaning and maintaining the chemical balance of the water. You are also responsible for buying the pool chemicals.

A licensed electrician will visit your rental property, install a wireless power monitor, up to 5 power-saving light globes (CFL’s) and where appropriate, a power and water saving showerhead including adjustments to the hot water system’s heating temperature.

As the service is designed to help people to save money on their electricity bills, this will make your Tenants very happy!

To book a service visit the ClimateSmart website or phone 133 600. Services are available from 7am to 7pm, Monday to Saturday – and don’t forget to issue an Entry notice (Form 9) for the service.

With the introduction of the photoelectric smoke alarm, Fire & Rescue Emergency Services across Australia are urging Landlords to install the new photoelectric smoke alarm in all rental properties.

The photoelectric smoke alarm could save more lives, the new technology detects slow burning and smouldering fires earlier than the ionization type of alarms.
  
If you’re not sure what type of smoke alarm you have look for a yellow and black radiation symbol, the new photoelectric smoke alarms look like any other alarm but do not have the radiation symbol. The battery powered photoelectric smoke alarm can be purchased from any hardware store or electrical retailer, the price is comparable with the common ionisation alarms and can be installed by anyone it doesn’t have to be a licensed electrician unless your smoke alarm is wired in this case only a licensed electrician can replace your 240 volt smoke alarm and it must be replaced with a 240 volt smoke alarm.

If your 240 volt smoke alarm is relatively new but not photoelectric, it’s a good idea to add a battery powered photoelectric smoke alarm beside your existing smoke alarm for better protection.

Smoke alarm ‘Must know’ facts:

For all homes built before 1997 it is compulsory to have at least one 9 volt battery powered smoke alarm installed on each level. Homes built or substantially renovated from 1997 onwards must have 240 volt power supply smoke alarms with a battery back-up.

At least one smoke alarm must be located between bedrooms and the most likely escape path on each level of every residential property.

Smoke alarms have a limited life span of around 10 years.

People’s sense of smell is drastically impaired while they sleep meaning smouldering fires may burn for some time with poisonous gases emitted that can kill a person before they are even aware of the danger.

When establishing a new lease Landlords must ensure that a photoelectric smoke alarm is installed, the responsibility for maintaining the alarm in working order will be that of the Tenant.

The QLD & NT Governments have recently announced new legislation requiring all owners of residential properties across the Territory are required to install and have working photoelectric smoke alarms by 1 November 2011. Following November 1 if you an ionisation smoke alarm already installed you don’t have to change over to the photoelectric type until:

* The existing smoke alarm ceases to work
* You sell your home or
* You start or renew a Tenancy Agreement

“Too many people have lost their lives in house fires and in many cases, these homes had no smoke alarms. This to me is quite appalling as a simple smoke alarm can prevent injury and death when maintained and used properly.”

“The new regulations are a major step forward in protecting vulnerable people and we will be posting information about smoke alarms and what the new regulations requirements, on our website – www.fire.nt.gov.au”
Acting Director, Mick Ayre

Visit the QFRS website and Residential Tenancies Authority for further information.

This has been a message from Queensland Fire and Rescue Service.

As an investor buying or building a new house, townhouse or unit under $600,000 in value, you may be eligible to receive the Queensland Government’s $10,000 Building Boost Grant. The boost can be obtained for more than one eligible investment property you purchase.

To find out if you may be eligible and to learn more about the grant, including how to apply click here.

Solar panels are low maintenance and can increase the value of your investment, you could also be eligible to receive renewable power incentives by way of Small-scale Technology Certificates (STC’s). For more information on how to’s, when to’s, who to’s, rebates and lots more check out the Australian Government’s Living Greener web site.

A few things to note before installation:

• only use a licensed builder, electrical contractor or eletrical qualified supervisor to install solar panels on your investment (if you contract with a builder they must give you a written, signed contract and a copy of the Consumer Building Guide, a Certificate of home warranty insurance if the total cost of labour and materials is in excess of $12,000 and a deposit exceeding 5-10%)
• only use a licensed electrical contractor or qualified supervisor to wire up the installed solar panels
• Ideally the solar panels should face North, never to the South
• After the installation a licensed electrician must check that your system is safe and if so issue you with a Certificate of Compliance.

realestate.com.au
domain.com.au
myhome.com.au
flatmatefinders.com.au all offer the opportunity of advertising your vacancy.

1. Local Press
   Using a traditional medium such as local newspapers is still an effective way of advertising your property. With many newspapers also being published online, ask your publisher if your advertisement will include an online classifieds listing.
2. Government Agencies
   If your property is in an area close to government agencies such as a RAAF, Army or Naval base, contacting them to advertise your property is a unique idea. Most government leases are long term with many signing up for 5 years or more. What a great opportunity to maximise your occupancy rates!
3. Local Area Marketing – Neighbours
   Contact the neighbours of your property to ask them if they have any tenants to recommend. You are potentially saving yourself advertising dollars, and your relationship with your neighbour will be enhanced.
4. Recommended Tenants Database
   Property Managers have access to a Recommended Tenants Database. If using a Property Manager, ask them about the database and the benefits it can provide you.
5. Universities and TAFES
   If your property is close to a university or TAFE, contact the Student Services Department and register your vacancy. Students are always on the look out for affordable housing close to their place of study.
6. Sports Clubs
   Sports Clubs such as NRL and AFL Clubs often supply rental accommodation for their players. Contact your local club and let them know about your rental property. You may even be able to establish a successful working relationship where tickets to the game are part of the deal!

How is this for bizarre?

• Water leaking into a property from the unit above as the neighbour was breeding trout in an above-ground swimming pool in their bedroom…
• A horse kept in an apartment…
• An owners’ corporation deadlocked over taking action against a woman who liked to water her garden, naked…

These are just a few of the stranger complaints received by the NSW Office of Fair Trading relating to strata living.

Now for the rest of the state the reasons for most disagreements between neighbours, owners and owners’ corporations are:

• noisy neighbours
• water penetration repairs taking too long
• people keeping pets without permission
• owners removing carpet which leads to noise disturbance
• people being refused permission to keep pets
• owners complaining about majority decisions that allegedly victimise them
• the owners’ corporation complaining of harassment by an owner who refuses to accept majority decisions
• car parking disputes
• owners objecting to increases in levies
• people renovating common property without permission

The NSW Strata Laws were introduced in 1961 to rule residents, owners and owners’ corporations must attempt mediation to settle disputes. And the NSW Office of Fair Trading receives approximately 1,300 mediation applications from 65,000 strata schemes each year.

Applications increased by 10 per cent in 2008, and Fair Trading successfully mediated 70 per cent of those cases, with the remainder adjudicated by the Consumer, Trader and Tenancy Tribunal (CTTT).

Strata schemes are very popular and suit many people. However, before you consider buying into a strata scheme check out the Buying into a Strata Scheme online brochure.

The head of the list – and one that most Landlords and Property Investors shudder about is Malicious Damage. This has ranged from kicking in walls to shoving a hose up through the manhole and turning the tap on.

Such behaviour of a tenant is certainly depressing and enough to turn anyone off wishing to rent. But there are three things to keep in mind:

1. The malicious damage scenario is not that common – and there are many, many more responsible, reliable and decent tenants out there wanting to rent than there are ‘the undesirables’.
2. Landlord protection in the form of insurance is a wise investment.
3. Having a property manager, inspection agent or real estate agent conduct regular inspections on your behalf can help to minimise damage (being a mind deterrant) – or atleast detect the signs of malicious damage.

Other more common scenarios include accidental damage by a tenant, loss of rental income (particularly in this current financial squeeze) and the responsibility of legal liabilities. The answer is to obtain suitable insurance cover.

When looking for the right insurance, ensure your policy covers common tenancy mishaps – don’t be fooled into just taking out a building policy (misleadingly referred to as a ‘landlord’ product). This cover is very limited and won’t deal with those day to day accidents that could end up costing you a small fortune.

Landlord Insurance needs to cover:

• Malicious damage by a tenant
• Accidental damage by a tenant (but excludes gradual wear and tear)
• Legal liability – Includes expenses incurred for any lawsuit that arises as a result of a tenant suffering bodily injury or property damage or loss
• Loss of rental income – Loss of rental income can result from absconding tenants, defaulting payments, death of a sole tenant, failure to give vacant possession or a court awarding a tenant a release from lease obligations due to hardship.If damage (either malicious or not) has been caused to a property, a loss of rental income may result while the property is repaired or cleaned