The Key to Your Next Home: Why Having a Good Rental Application Matters

Searching for a new place to call home is an exciting yet often challenging process. Whether you're a seasoned renter or new to the world of renting, one crucial element can make or break your journey: your rental application. Many prospective tenants underestimate the importance of a well-crafted rental application. I find it’s the most common mistake made. Let’s delve into why having a good rental application is not just important, but can actually be the key to securing your dream Sydney rental property.

First Impressions Matter

Your rental application is often the first interaction a landlord or property manager has with you. It serves as your introduction and sets the tone for the entire rental process. An organised, well-prepared application reflects positively on you as a potential tenant, demonstrating your professionalism and responsibility.

Competitive Advantage

In today's incredibly competitive Sydney rental market, landlords often receive multiple applications for a single property. A well-crafted application can help you stand out from the crowd. It shows that you are serious about the property and willing to put in the effort to secure it.

Speeds Up the Approval Process

A complete and thorough rental application expedites the approval process. Landlords appreciate applicants who provide all necessary documentation and information upfront. This can result in quicker responses and faster decisions, allowing you to secure the property before others. If there are multiple applicants, those with the most complete applications will be processed whilst the incomplete applications are often not progressed.

Establishes Trust

A good rental application is a transparent one. By providing accurate information about your rental history, employment and financial situation, you build trust with the landlord or property manager. Trust is a fundamental element in any landlord-tenant relationship and can lead to smoother transactions and better communication throughout your tenancy.

Minimises Delays and Misunderstandings

An incomplete or poorly filled-out application can lead to delays and misunderstandings. Missing information or discrepancies can trigger additional questions and requests for documentation, prolonging the application process and increasing the chances of losing the property to another applicant. An incomplete application can’t be submitted via online platforms as the application fields are mandatory.

Demonstrates Financial Responsibility

One of the most critical aspects of a rental application is your financial information. A well-organised application showcases your financial responsibility, assuring the landlord that you are capable of paying rent on time throughout your lease. This can be a deciding factor for many property owners.

In the competitive world of renting, a good rental application is your ticket to securing the home you love. It is more than just a piece of paper; it's your opportunity to make a positive impression, build trust, and demonstrate your suitability as a tenant. By investing time and effort into creating a well-organised, complete application, you not only increase your chances of being selected but also lay the foundation for a positive and successful rental experience. Remember, the effort you put into your rental application today can lead to a brighter, more comfortable tomorrow in your new home.

Melissa Maimann is a licensed real estate agent (renter’s agent and buyer's agent) in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

The Inner West of Sydney

Sydney, often described as one of the world's most picturesque cities, offers a myriad of diverse neighbourhoods, each with its unique charm. Nestled close to the bustling CBD, the Inner West stands out as a vibrant, thriving area that combines the best of many worlds.

A Sense of Community

One of the most striking features of the Inner West is the strong sense of community that permeates the area. With its diverse population, the Inner West prides itself on inclusivity and a warm, welcoming atmosphere. Local events, farmers' markets, and community initiatives foster connections among residents, making it easy to build friendships and feel like part of the neighborhood.

Quirky Cafes and Dining Hotspots

If you're a foodie, the Inner West is your culinary playground. This region boasts an eclectic mix of cafes, restaurants, and food markets, offering an array of international cuisines, organic options, and innovative eateries. From the iconic Marrickville Pork Roll to the bustling food scene in Newtown and Enmore, there's always something new and delicious to discover.

Arts and Culture Galore

The Inner West is a creative hub teeming with artistic expression. It's home to numerous galleries, theaters, and music venues, where you can explore local talent or catch a live performance. Newtown's King Street, in particular, is known for its bohemian spirit and vibrant street art scene.

Green Spaces and Parks

Despite being an urban area, the Inner West offers plenty of green spaces for outdoor enthusiasts. From picnicking in Camperdown Memorial Rest Park to jogging along the picturesque Bay Run, there are ample opportunities to connect with nature right on your doorstep.

Excellent Public Transport

Sydney's Inner West is well-connected to the rest of the city through an extensive public transport network. Whether you prefer trains, buses, or light rail, getting around is a breeze, making it a convenient choice for both work and leisure.

Historical Charm

Many suburbs in the Inner West have preserved their historical architecture, giving the area a charming and nostalgic vibe. Streets lined with Victorian and Federation-style homes, as well as converted warehouses, offer a glimpse into Sydney's rich history.

Markets and Vintage Shopping

If you love shopping for unique and vintage finds, you'll be in your element in the Inner West. Markets like Glebe Markets and Rozelle Collectors Market are treasure troves for antiques, clothing, art, and more. Embrace sustainability and uncover one-of-a-kind pieces while supporting local artisans.

Proximity to the CBD

While the Inner West retains its distinctive character, it's incredibly close to Sydney's central business district (CBD). Commuting to work or enjoying the city's nightlife is a breeze, making it an ideal location for those who want the best of city living without the hustle and bustle.

The Inner West offers a unique blend of community, culture, and convenience that's hard to find elsewhere. It’s a great place for families, young people, professionals, students, singles and older people. Whether you enjoy strolling through leafy parks, savoring diverse cuisines, or immersing yourself in the arts, this vibrant and eclectic region has something for everyone. So, if you're considering a move to Sydney or just looking for a change of scenery within the city, the Inner West may be the perfect place to call home—a dynamic fusion of urban charm and vibrant living.

Melissa Maimann is a licensed real estate agent (renter’s agent and buyer's agent) in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Things to know when you're searching for a rental home in Sydney

The bustling city of Sydney is a vibrant and dynamic place to live, offering a unique blend of urban energy and natural beauty. As you embark on your journey to find the perfect rental home in this sprawling city, there are several important factors to consider. From location to budget, amenities to lease agreements, making informed choices will help you secure a comfortable and convenient rental home that suits your lifestyle. Here's a comprehensive guide to help you navigate the Sydney rental market with confidence:

1. Location, Location, Location: Sydney is divided into a variety of neighborhoods, each with its own distinct charm and character. Consider your daily commute, proximity to work, public transport, and accessibility to essential services. Areas like Bondi Beach, Newtown, and Surry Hills are popular for their unique vibes, while suburbs like Parramatta offer a more affordable cost of living.

2. Budget Planning: Establish a clear budget that includes not only the rent but also other expenses like utilities, internet, parking, and transport costs. Sydney's rental market is intensely competitive, and having a realistic budget will help you focus on properties within your financial reach.

3. Amenities and Services: Prioritise amenities that align with your lifestyle. Are you a fitness enthusiast? Look for properties with a gym or proximity to parks. Do you value convenience? Access to supermarkets, cafes, and healthcare facilities might be essential. Do you need to commute to work? Consider the routes, timing and costs of your commute.

4. Property Inspection: Never underestimate the importance of physically inspecting a property! Online photos can be deceiving, and seeing the property in person allows you to assess its condition, natural lighting, noise levels, and overall ambiance.

5. Rental Application Documentation: Be prepared to provide necessary documentation to potential landlords or property managers. This typically includes references, proof of income, identification, and rental history. Find My Rental Property will undertake a full assessment of your circumstances and let you know what will be needed to make your rental application stand out from other would-be renters.

6. Lease Terms and Agreements: Carefully review the lease agreement before signing. Understand the terms related to rent increases, maintenance responsibilities, and the duration of the lease. Find My Rental Property will fully review your lease for you so that you can sign with confidence.

7. Transport and Connectivity: Sydney's traffic can be challenging, so having good transport options is crucial. Check the availability of nearby bus stops, train stations and ferry terminals to make your daily commute smoother.

8. Safety and Security: Research the crime rates in your desired neighborhood. Websites and apps that provide crime statistics can help you gauge the safety of an area.

Finding the perfect rental home in Sydney requires careful consideration of various factors. By taking into account your budget, location preferences, amenities, and the terms of the lease agreement, you can navigate the competitive rental market with confidence. Patience, research, and thorough property inspections will ultimately lead you to a comfortable and suitable living space in this vibrant city. Happy hunting!

Melissa Maimann is a licensed real estate agent (renter’s agent and buyer's agent) in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Navigating the Competitive Sydney Rental Market: Your Ultimate Guide to Finding Your Ideal Rental Home

The quest for the perfect rental home can be both exciting and challenging, especially in a competitive rental market. As cities continue to grow and demand for housing increases, renters often find themselves facing limited availability, rising prices, and fierce competition.

The Challenge of a Competitive Rental Market

In many urban areas, the demand for rental properties significantly outpaces the supply, creating a challenging landscape for prospective renters. Limited vacancy rates, coupled with the allure of city and beach-side living, result in a competitive frenzy where desirable properties are snatched up swiftly, often leaving many renters frustrated and disheartened.

The Solution: Your Own Renter’s Agent

Your renter’s agent is the game-changer in the quest for new Sydney rental home. A licensed renter’s agent leverages advanced data and market knowledge with a deep understanding of the rental market to help you navigate the chaos and secure your ideal living space. Here's how it works:

1. Let us know what you need in your new home

2. Customised Search: Based on your requirements, a comprehensive search is conducted of available rental properties in your desired location. This eliminates the need to scour multiple websites and listings, saving you time and energy, not to mention no need for you to de-code agent speak. You're simply presented with fully researched options that align with your needs.

3. Inspections: If you’re unavailable, rest assured we can inspect homes on your behalf

4. Expert Insights: insights about the market, requirements of property managers in different parts of Sydney, and of what your application will require to best present your circumstances. This helps you to put your best foot forward and make informed decisions about your new home. This information is invaluable, particularly in an ever-changing market.

5. Application Assistance: Crafting a standout rental application is crucial in a competitive market. We offer guidance on creating compelling applications that increase your chances of securing your desired property.

6. Time-Saving: Perhaps the most significant advantage of using rental search services is the time saved. Instead of spending hours researching and contacting landlords, you can focus your energy on touring properties that align with your preferences.

In a competitive rental market, finding the perfect rental home can feel like an uphill battle. With Find My Rental Property, this process has been revolutionised. Our renter’s agent provides a comprehensive, streamlined, and efficient approach to locating your new rental home amidst the chaos of the Sydney rental market. By leveraging our knowledge, data and expert insights, we empower you to make well-informed decisions and secure your ideal home without the stress and uncertainty that often accompanies a rental search. Embrace the future of the rental market and take a step closer to finding your perfect home.

Melissa Maimann is a licensed real estate agent (renter’s agent and buyer's agent) in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

A tenant's dream: Rents are cut by up to $400 a week in some of Sydney's most sought-after suburbs as desperate landlords slash prices

Excerpt from an article that I featured in: https://www.dailymail.co.uk/news/article-8417545/Rents-cut-400-week-Sydney-desperate-landlords-slash-prices.html and https://www.realestate.com.au/news/tenants-dream-rents-slashed-by-up-to-400-per-week-across-inner-sydney/

Rents for inner Sydney apartments have been slashed by up to $400 a week as desperate landlords grapple with a shrinking pool of tenants and rising vacancies.

Housing experts say the current rental market is a 'tenant's dream' following the coronavirus crisis as renters now have power to negotiate their own terms for agreements like price reductions or keeping pets.

Thousands of workers lost their jobs when the government imposed a lockdown in March leading to many people leaving the city or returning to their homes overseas.

This has resulted in oversupply of apartments, a happy situation for bargain hungry tenants.  

'You can get a better place on better terms like a shorter lease or be allowed pets where they weren’t previously allowed,' Find My Rental Property director Melissa Maimann told Realestate.com.au.

Ms Maimann said the rental climate is particularly beneficial for those looking for a home within the city's inner suburbs, usually populated with international students, travellers and hospitality workers.

Last month, almost one in seven rental units in the CBD and surrounding suburbs were empty, with rents an average of 18.4 per cent lower than March, SQM Research data revealed. 

Prices plummeted at a similar rate in Glebe, while unit rents in Kirribilli and Lavender Bay dropped an average of nearly 15 per cent over the past three months. 

Rental search services - does cheap equal good?

It’s challenging when you’re trying to compare different services that seem on first glance to be similar. To make sense of it all, you need to know what’s behind the offerings. Regardless of whether your agent is a buyer’s agent, renter’s agent, sales agent or property manager, the same applies - cheap services are cheap and you get what you pay for. In addition, you probably remember the adage, “if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur”.

If a service seems cheap, ask yourself what you think a reasonable fee is for the business owner to charge per hour.  Then divide that by the overall fee.  How many hours of service does that provide?  Now ask yourself if it seems even remotely possible for an agent to do a good job in so few hours. 

One agent boasted that they have assisted 180 clients in less than two years as a solo operator.  This is approximately 9 clients per month allowing for a short holiday each year.  In a month, working 40 hours per week, there are 160 hours.  9 clients equates to 17 hours per client.  Is it possible to provide a good rental search service within 17 hours?  I work with 2 – 3 clients each month and it takes me about 60-80 hours to provide a good level of service to each client.  I don’t know how it is possible to provide a good service for less than that.  A full day of inspections (just one day) can be 10-12 hours alone just with travel time, inspections, discussing the homes with my client and writing inspection reports for those homes.  That doesn’t include extensive and forensic property research, assisting a client to decide where to live, application preparation and submission, liaising with agents, property negotiations and support after the application is approved and throughout the lease term.  Then if several weeks of service are needed to find the right home … you can see how the hours add up.

Cheap services provide less service (or else they work for something like $10 per hour).  So the thing to look at is the terms of the service offering.  How many inspections will they do for you?  Do they limit the number of hours of service that they’ll provide?  If your application is rejected, will they continue to work with you?  How detailed is their property brief?  How detailed is their property evaluation?  A limited brief can’t possibly ask enough questions to make the property evaluation thorough enough.  Perhaps you would be better off looking on domain yourself?

 Be cautious if:

•  A service seems cheap. It probably is.

• The business operates Australia-wide or in more than one State. The cost of running a legitimate real estate agency Australia-wide would require licenses, professional memberships, insurance, property data subscriptions, professional development and legal obligations to be held and maintained in every Australian State. That cost alone is prohibitive, let alone the cost of the time to actually provide the service. Do you ever find real estate sales or property management agencies operating Australia-wide? You don’t because the cost is prohibitive. It is simply not possible.

 Does your agent hold a real estate licence?

Any person who performs real estate agent functions must hold a current real estate agent’s licence that is current in the State in which they work.  If your agent doesn’t require a license - it would be because they don’t provide any real estate functions. What does this mean for you? It means that they can’t apply for homes on your behalf, they can’t act on your behalf, and they can’t represent you or negotiate the lease or rent for you. In other words, they can do the sorts of things that your friend or family member can do for you, and no more. If you need an agent who can do more for you than what your friend can do, then you need someone who holds a license.

What can a licensed real estate agent do? Real estate agent functions include lease negotiations, acting as an agent for a prospective purchaser, seller, landlord or tenant, introducing a prospective tenant to a licensed agent or to the landlord, representing a person through a property transaction and negotiating transactions (like buying, selling, exchanging or leasing property).

 You can check your agent’s license number on the Fair Trading website:

https://www.onegov.nsw.gov.au/publicregister/#/publicregister/search/Property. 

 A licensed real estate agent:

•  Abides by the Rules of Conduct: https://www.fairtrading.nsw.gov.au/housing-and-property/property-professionals/working-as-a-property-agent/rules-of-conduct . This sets the standards of all real estate agents in NSW.

• Will provide you with an Agency Agreement. An Agency Agreement is similar to a power of attorney but with an in-built fiduciary duty to act in your best interests. It is also a contract for services to be provided. https://www.fairtrading.nsw.gov.au/housing-and-property/property-professionals/working-as-a-property-agent/agency-agreements explains the various details that must go into an Agency Agreement. The fiduciary duty of care is what protects a client’s interests.

• Undertakes continuing professional development each year so that their knowledge remains current: https://www.fairtrading.nsw.gov.au/housing-and-property/property-professionals/working-as-a-property-agent/Continuing-Professional-Development-CPD-requirements

 Once a person holds a real estate license, they can:

• Obtain the necessary insurance that is required in order to carry out real estate functions including a rental search service

• Become a member of professional real estate bodies such as the Real Estate Institute: this ensures a connection with the industry, access to continuing professional development, mentoring, advice and a way of maintaining currency of practice

• Subscribe to professional property data portals

When you consider what is actually involved in running a real estate agency that can represent tenants, it’s easy to understand that LREAs incur expenses such as continuing professional development, insurance, operating under legislative requirements that protect your interests, the purchase of property data subscriptions to research properties and accessing professional memberships to maintain up-to-date professional knowledge of the issues that affect you as a tenant / renter.  All of this, combined with years of experience are used for your benefit.  

When we consider the real cost of a cheap service, we know it’s no different to going to a registered dentist versus a backyard operator.  Both can remove your teeth for you but most people would choose a qualified and registered dentist. If you find that other providers seem “cheap”, you should first check if they are licensed.  If they’re not, then it’s no wonder they’re able to charge so little: their business has no overheads because they are doing no more than what your friend or family member can do for you, whether it’s buying, renting, selling or property management. If you’re seeking to be represented by a licensed real estate agent who has your best interests at heart, I’d love to help you.

Melissa Maimann is a licensed real estate agent (renter’s agent and buyer's agent) in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Affordable Renting in Sydney

Even though rents have come down in some parts of Sydney, COVID means that many tenants are still finding it tough to rent affordably in Sydney. Here are some tips to help.

Share with friends

Sharing with friends makes not only the rent affordable, but also shares the bills and cleaning costs. If the home is large enough, you have someone you like and trust and have permission from your landlord, it might make sense to share with someone.

Live further away from the City and beaches

Areas further from the city and beaches have always been more affordable. During COVID, it’s actually the areas that are closer to the city and beaches that have fallen the most in rent, but areas further out remain the best value for money. When considering this option, also factor in the potential additional cost of travel and tolls if living further out means that you’ll be making more / longer trips to see family / friends / get to work.

Reconsider your expenses and create a budget

Review all of your expenses itemising what you spend each month and also factor in your annual costs such as insurances, registrations, subscriptions etc.  Create a spreadsheet to help you keep track of your spending.  Next, look to see the things you can either cut back on or eliminate entirely.  Also consider enjoyment of life – it’s important not to cut out the things you most enjoy: a better option is to either limit the cost or do those things less often.

Delay non-essential spending

This relates to holidays, a new car, new clothes, renovations etc. 

Do more things yourself

This applies to things like cleaning, gardening, cooking vs take-away / eating out etc.

Move to a smaller home

A smaller home is cheaper than a larger home.

Move to a home that doesn’t have parking

Parking adds roughly an additional $50 - $150pw onto the rent, depending how many parking spaces you have and where the property is located.  If you can find a home that has accessible parking on the street, you might want to consider renting a home without parking to save on the rent.

Lock in a 24-month lease

This prevents a rent increase in 12 months’ time. 

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. Her application success rate is 100%. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Extension to the moratorium on evictions

The NSW Government has granted a 6-month extension to the measures put in place to help residential tenants who are financially who are disadvantaged by COVID-19. The measures that have been extended include:

• Preventing landlords from evicting COVID-19 impacted tenants for rental arrears unless they have attempted to negotiate a rent reduction in good faith

• Allowing tenants who are impacted by COVID-19 to apply to the NSW Civil and Administrative Tribunal to end fixed-term agreements in certain circumstances

• Preventing landlords and property managers from listing COVID-19 impacted tenants on a tenancy database if they go into rental arrears

• Extending the 90-day minimum period of notice that landlords must give tenants for certain other evictions that are not related to rental arrears

Whilst many might view this as a positive step in the current climate, we need to ask if it is, really.

Ultimately, landlords can terminate a lease for their own hardship, and tenants will need to pay full rent at some stage. Once the extended moratorium ends, it will have been 12 months of:

• rent deferrals or

• rent reductions

In the case of rent deferrals, those amounts will need to be re-paid. This potentially leaves tenants with very large debts of rent owed to landlords. Tenants can potentially access 12 months of rent deferrals, for example paying $800pw rent instead of their usual $1,000pw rent - but those $200pw deferrals add up. Across a 52-week period, that is $10,400 that will need to be re-paid at a time when the usual rent will revert back to $1,000pw. For a COVID-19 impacted tenant, that is a significant amount to owe and need to re-pay. For a COVID-19 impacted landlord, it is a lot to be owed and potentially places the landlord into financial distress. The landlord’s financial distress can signal the valid termination of the lease.

In the case of a straight rent reduction, that is a period of time that the landlord foregoes rent, or a portion of the rent, and in time, full rent needs to be paid.

Whilst it is a positive measure that COVID-19 impacted tenants are protected from eviction for 12 months, I wonder if it delays a potentially inevitable decision to move to a more affordable area, or whether it artificially props up the rental market by minimising the movement (high vacancy rates, lower rents) that would otherwise occur. We’ll have to wait and see.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. Her application success rate is 100%. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Rent Reductions for COVID-19 Hardship

Tenants have struggled to secure rent reductions due to hardship from COVID-19.

Whilst an eviction moratorium prevents tenants from being evicted during the first six months of COVID-19, landlords and property managers have perhaps not played fair with tenants through this time.

A range of options has been presented to tenants facing hardship due to COVID-19:

1. A rent reduction – for a period of time or for the duration of the lease

2. A rent deferral (where full rent is not paid now but is owed later) - for a period of time or for the duration of the lease

3. Bringing the residential tenancy agreement to an end with or without penalty

4. No negotiation at all!

The rental eviction ban (moratorium) is due to end at the end of September in NSW.  Even tenants who were able to negotiate a rent reduction or deferral may now find themselves in the unenviable position of needing to re-pay rent that was previously deferred on top of rent payments reverting to normal.  For example, a tenant paying $800 per week in rent with a $200 per week deferral was able to pay $600 per week during COVID-19, however from the end of September will need to pay back $1,000 per week (their rent + the deferred rent) or else face eviction with moneys owed taken from their bond.  This is despite that the tenant’s financial circumstances may be unchanged or even worse than what they were six months ago when the rental eviction moratorium started.

From the landlords’ position, the home loan relief that was provided by the banks is also coming to an end, meaning that the full mortgage payments will need to be re-commenced.  Landlords are in a bind: do they keep their tenant at lower rent and with the same out-goings, or do they terminate their tenant’s lease notwithstanding soaring vacancies and falling rents in some areas of Sydney? The only saving grace is that interest rates are low at the moment.

Research into tenants’ experiences of negotiating rent reductions has described tenants’ stress, frustration, despair and uncertainty, particularly in the early weeks of COVID-19 when there was so much uncertainty around jobs, health and broader uncertainty over people's finances.

Negotiated reductions were hard won and generally for just three months or less.  Many tenants were forced to settle for a rent deferral rather than a reduction, leading to concern for tenants’ future ability to pay both the full rent as well as the deferred rent.  However, tenants have felt caught because the process of securing a new rental during COVID-19 has been incredibly challenging in terms of limits on inspections and of course how to rent a home when one is on JobKeeper / JobSeeker as their sole source of income?  It doesn’t stretch far in most areas of Sydney, particularly the Inner West, North Shore and Eastern Suburbs.

Having secured a rent deferral – or better still, a rent reduction for a period of time - a tenant’s next concern is whether their lease will be renewed.  Suffice it to say, tenants have felt incredibly insecure during this time.

Unfortunately, legislation drafted by every State intended to minimise tenants’ movement during COVID-19 has not been drafted to ensure success for both landlords and tenants.  Perhaps better legislation would have compensated landlords who reduce their tenant’s rent commensurate with the tenant’s fall in income.  Land tax rebates are available, but only to about 15% landlords who actually pay land tax.  The rest are being forced to forego rental income to support tenants, or else to terminate the lease and find a new tenant – likely with a long period of rental vacancy and a lower eventual rent. 

The end of September will be a tense time in NSW and I expect there will be many more leases ending and a flood of homes coming onto the property market.  with this increased supply and no increase in demand, I foresee rents coming down sharply.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Making your Application Stand Out

You’ve finally found your dream rental home and desperately want to make it yours. Time is ticking and you really need to move. How can you prepare your application to give it the best chance of getting across the line? Well, to answer this, we need to put ourselves in the minds of property managers and landlords to understand what they are looking for and how they think.

Here are some things a property manager looks for when assessing a tenant’s rental application:

• Identification and support for this

• A rental reference to verify things like:

  • Is any rent still owed?

  • Was there a history of late payments?

  • Did they leave any major property damage?

  • Were there any recorded issues with neighbours or police?

  • Did they get their bond back?

  • Would you rent to them again?

• Reference checks: personal, professional and rental

• Proof of employment

• Proof of income that comfortably allows the rent to be paid

• Tenancy database checks to ensure that the tenant hasn’t been black-listed

Red flags to a property manager / landlord

It’s easy to rent a home to a tenant, but ever so hard to evict a tenant once the lease has been signed. Tenancy laws are very much on the tenant’s side which is great for a tenant with a lease, but the situation makes landlords and property managers very cautious about whom they rent to. The sorts of red flags are things like:

• Tenants without references

• Tenants with unstable employment

• Tenants with a history of breaking their leases

• Tenants who have been black-listed

• Tenants who are seeking to rent a home that may seem inappropriate for their needs (eg 1 person in 5-bedroom house; 3 adults in a one-bedroom unit)

• Gaps in rental history including missing names and contact details for previous landlords

• Reluctance to provide proof of income or identification.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Renters Agents: Representing and Advocating for Tenants

A licensed real estate agent is able to represent landlords, vendors, buyers and of course tenants. It’s a little-known fact! But what exactly does a tenant’s agent do?

Renter’s Agents Represent Tenants

In my work, I predominantly find rental homes for tenants. I use my experience, knowledge and skill to locate, research, evaluate, inspect and secure homes on behalf of my clients. But there is so much more, too.

In different times, I have been called on to help my clients with many other queries. Things such as:

• Am I now paying too much rent?

• How can I negotiate the rent with my property manager / landlord?

• Should I move or stay?

• I believe my rent increase is excessive. What can I do?

• My landlord has said I can only have a rent reduction if I agree to undertake all ongoing property repairs. Is that legal?

Right up to representing my clients in their negotiations with property managers and even extending to representation at tribunal if necessary.

Renting is a daunting process and countless times, I am baffled, disappointed and even flabbergasted at what some landlords and agents are asking their tenants to do or forego. Many perhaps assume that renters don’t know their rights, don’t want to make a fuss, fear retaliatory eviction or retaliatory rent increases. Renters can fear:

• If I ask for certain repairs / maintenance to be carried out, they’ll increase my rent when I renew my lease

• If I don’t agree to this rent increase, they’ll terminate my lease, even though I’m pretty sure the rent they’re asking me to pay is too high

• Saying no to routine inspections requested with less than seven days’ notice

• Amounts taken from their bond if the home was not professionally cleaned at the end of the tenancy even when pets were not kept at the property

• Making complaints for fear of their lease not being renewed

The Residential Tenancy Act fairly balances a tenant’s rights and responsibilities with a landlord’s rights and responsibilities, and the Fair Trading website clearly articulates each side’s rights and obligations. Tenants’ rights are protected by law and renters usually have nothing to fear.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

A boilermaker and a renter's agent?

I heard an (old) story recently that re-emphasises the importance of experience, skill, creativity, and know-how. The intent of this story is to show that experience, skill, creativity, and know-how are more important than a title. You can have a hundred titles, but you must be able to apply what you know.

“There is an old story of a boilermaker who was hired to fix a huge steamship boiler system that was not working well. After listening to the engineer’s description of the problems and asking a few questions, he went to the boiler room. He looked at the maze of twisting pipes, listened to the thump of the boiler and the hiss of the escaping steam for a few minutes, and felt some pipes with his hands. Then he hummed softly to himself, reached into his overalls and took out a small hammer, and tapped a bright red valve one time. Immediately, the entire system began working perfectly, and the boilermaker went home.

When the steamship owner received a bill for one thousand dollars, he became outraged and complained that the boilermaker had only been in the engine room for fifteen minutes and requested an itemized bill. So the boilermaker sent him a bill that reads as follows:

For tapping the valve: $50
For knowing where to tap: $999.50
TOTAL: $1,000.00”

At the end of the day, education will most likely help you to find-a-job, while education combined with experience and skill will enable you to define your future.

Point-to-remember: many renters can and do “tap the valve”, but only a skilled and experienced renter’s agent knows precisely where to tap and why.

If your rental search needs a skilled agent to help you find your ideal home quickly and effortlessly, Find My Rental Property is here to help you.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves renters valuable time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and effortlessly. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

How to get your Bond Back

Tenants in NSW generally pay the equivalent of four weeks of rent as a bond on their rental home. The bond is returned to the tenant in full at the end of the lease …. but only if a few key things happen.

The key thing is that the home needs to be left in the same condition that it was in when you moved in, fair wear and tear excepted.

Fair Wear and Tear

When you live in a home for many years, over time there is wear and tear: the carpets may become worn, the paint may need touching-up, cupboard door hinges may become loose and so on. These sorts of things are expected and anticipated over time. However, this is different to things such as burn marks or stains on the carpet, dents in the walls and damaged light fittings.

Cleaning Cleaning: how to clean your rental home and get your bond back

It’s important to thoroughly clean the home before you return the keys. Some tenants choose professional cleaners for this, but you can also choose to clean the home yourself. Pay special attention to the kitchen and bathroom. The gardens need to be neat as well, the carpet vacuumed and the windows cleaned inside.

Removing your Items

Also important is removing your items and belongings. Check cupboards, draws, the shed, storage under the stairs / in the attic etc and remove everything that is yours.

Your condition report is key

At the start of a tenancy, the owner / property manager and tenant complete a condition report. This important document records the condition of the property at the start of the tenancy, and it is this document that the property manager / owner will refer to when they consider the condition of the property at the end of the lease. It is important to ensure as far as possible that the condition you are leaving the property in matches the condition that the home was in at the start of the lease. In NSW, the law states that a rental property should be returned “reasonably clean”.

What about pets?

If you had pets residing in your home, the property manager / landlord can ask for additional cleaning to be done before you vacate such as having the carpet professionally cleaned.

Why didn’t I get my bond back?

There are some common reasons for property managers retaining part or all of the bond. These include:

• The tenant owes rent

• The tenant has not removed their items and so bond is being taken to pay for their removal

• The garden has been left in an overgrown state and so bond money is being taken to pay for a gardener

• The property was not left clean and so the bond is being used to cover the cost of professional cleaners

• There were repairs needed that are not considered fair wear and tear

• The property has been damaged and it is not considered fair wear and tear

• Unpaid utility bills such as water, if the tenant was required to pay for water

• The tenant is breaking the lease

• The tenant hasn’t handed back all copies of the keys that were provided

It’s always advisable to do all that you can and need to do to get your full bond back. Claims against your bond must be disclosed in future rental applications, so a claim against your bond may impact your ability to secure a rental home in the future.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves tenants time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and efficiently. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Moving to Save on Rent?

The Sydney rental market in Sydney has come down considerably in some areas

The Eastern Suburbs, Lower North Shore and Inner West have fallen between 5% and 15% over the last year. For example, there is this two-bedroom unit in Bellevue Hill that is on the market for $545pw. It is currently reduced to $400pw for the first eight weeks. This home previously rented for $650pw and has now been on the market for two months.

The fall in rents across Sydney’s most desirable areas has created enormous opportunity for people to relocate to secure a better home, move to a more desirable area for the first time, move out of home, move in with friends, or pursue cheaper rent.

Melissa Maimann is a licensed real estate agent, buyer's agent and rental search / relocation agent in Sydney. She saves tenants time and frustration offering an affordable service that finds and secures the best rental properties quickly, easily and efficiently. If you need a Licensed Real Estate Agent to find your next rental home for you, don't hesitate to make contact.

Sydney Rents have Come Down

Sydney rents have come down over the COVID-19 period. For many renters, this is excellent news as it offers opportunities to negotiate a rent reduction, or else to move to a more affordable home or a home that offers better value for working from home conditions.

However, moving can be costly, and so before planning a move, it’s wise to be sure that the rents have actually come down in the area you’re planning to move to.

The Sydney areas where rents have fallen the most are:

• Eastern Suburbs

• Sydney CBD

• Canterbury / Bankstown

• Inner West

• Lower North Shore

• North West

• Upper North Shore

However, the rents have possibly not fallen by the levels that some renters think they have fallen. In some areas, rents have only come down by 2% or 3%. In other areas, they have fallen by as much as 10%. Putting numbers to this, it means that if a home previously rented for $800 per week, depending on the area, it may now be listed for $720 - $785. That is still a great opportunity, however if the reduction is closer to 2% or 3%, the cost of packing and moving needs to be weighed against the low saving in rent. It might be better to negotiate a rent reduction with your landlord than to move.

Melissa Maimann  is a Licensed Real Estate Agent, Buyer's Agent and Rental Search / Relocation Agent in Sydney. Melissa saves tenants time and frustration by finding and securing the best properties quickly, easily and efficiently.  If you’re aghast at the thought of finding a rental home and need a skilled agent to find your next rental home for you, don't hesitate to make contact.