Sandy enjoyed another day training this time with Stacey Holt - Real Estate Excellence.
Today we discussed the proposed RTRA Act Review, As per our previous emails to our valued clients we will continue to keep you updated throughout this process.
The key take aways and our main concerns from todays training are outlined below.
Removal of ending a tenancy “without grounds”, currently we are able to give the tenants 2 months notice to vacate at the end of their foxed term tenancy or at anytime during a periodic tenancy.
Concern ~ how will a landlord be able to give notice should they wish to move back into their own property? If a fixed term tenancy expires and the tenancy become periodic will you still be covered with your Landlords Insurance - we have been advised by many clients they are not covered if lease is periodic
Minor Modifications with a 7 day fast track approval process would include minor modifications to personalise or improve the amenity of the premises, minor water and energy efficiency modifications, connection of non-essential communication services ;
Concern ~ modifications could include fixing of fittings into shower recesses - will this affect water proofing, tiles cracking; tenants able to add fixtures and fittings, painting walls, hang window furnishings - how is this expected to be returned to the same condition as the commencement of tenancy and at what cost to the tenants
Increasing the value of emergency repairs that can be authorised by the tenant, currently this is equal to 2 weeks rent. The proposal is for this to increase to 4 weeks rent;
Concern ~ if you property is renting at $500 per week and the hot water system fails the tenant will have the power to spend $2000 without our knowledge on this emergency repair.
Allowing tenants the right to have pets the proposal does have provisions for either $250 pet bond OR carpet cleaning and pest control to be carried out however both options cannot be chosen on a single tenancy.
Concern ~ perhaps you have acreage property and do not want the tenants to have goats, horses or cows. Where will the line be drawn for what is classed as reasonable or unreasonable? What if the pets are outside only pets or additional pets are bought to the property
Minimum Housing Standards -
Weather proofing and structural soundness; will this mean building and pest reports are mandatory and if so what will there frequency be
IT IS IMPORTANT YOUR VOICE IS HEARD
Submissions can be made either by post, and or uploading to www.qld.gov.au/rentinginqld - the Government have said they are not accepting submission by the email they used last year.
Follow the above link, click the ‘Give Feedback’ box on the left hand side of the page this will take you through to the tabs “Written Submissions” or you may chose the “Give Feedback”
SUBMISSIONS CLOSE 21ST DECEMBER 2019!
We will be further emailing our clients tomorrow, if you are not a current client of Q State Properties and would like to be added to our contact list please email: firstname.lastname@example.org
I would like to take this opportunity to thank Stacey Holt and her company Real Estate Excellence for providing a very high quality service to their members.
Review of the Residential Tenancies and Rooming Accommodation Act 2008
As you may remember we provided information via our blogs and newsletters regarding the pending reform and how that reform may look based on the submissions received by the Queensland Government, mainly by tenants with overall little submissions received by Property Owners/Landlords and Property Managers.
On Friday evening The Minister for Housing and Public Works, Mick de Brenni has announced Stage 1 of proposed rental reforms that would significantly damage Queensland’s rental market and create the most onerous rental laws in the country.
If enacted, the law change would erode fundamental landlord rights and deter property investment across the state.
The reforms’ ripple effect would see renters struggling to find suitable housing under already tight conditions.
In a further blow to renters, by de Brenni’s own admission the reform would likely increase weekly rent from an average of $360 per week to $378, which is a massive 5 per cent rise.
The most controversial and damaging reform is the proposed abolishment of a landlord’s right to not renew a tenancy agreement at the end of its agreed term.
In practice, this will allow a tenant to remain in a tenancy indefinitely and for as long as they want unless the landlord can establish a reason prescribed by law.
This reform has been cleverly disguised by the Palaszczuk Government as the abolishment of ‘without grounds terminations or evictions’ - that description is inaccurate and misleading.
Under current rental laws, landlords cannot end a fixed term tenancy agreement before it ends unless a breach has occurred.
Other proposed reforms include:
• the loss of a landlord’s right to refuse pets;
• the introduction of a tenant right to make modifications to a rental property without the landlord’s consent; and
• the introduction of minimum housing standards requiring the rental property and its inclusions to meet prescribed standards and to be in a certain state of repair.
Queensland has one of the highest proportions of renters in Australia with more than 34 per cent of Queensland households in the rental market.
The vast majority of rental housing is provided by everyday Queenslanders, and many of those are already making a loss on their investments.
Given the significance of these reforms, we are disappointed that the Minister is offering a mere six week consultation process after waiting a year to announce these reforms.
On its face, the Government may think it is protecting tenants but in reality, we are likely to see housing supply reduce.
There will be no winners.
As a community, it's time for us to unite and fight against these damaging and disingenuous reforms, which will negatively impact both landlords and renters.
The below information has been sourced from the document attached called Review overview. Stage 1 has been released as part of a Consultation Regulatory Impact Statement.
The 5 key areas of reform are noted below and detailed in the Consultation Regulatory Impact statement. Stage 2 is expected to be released later in 2020. The legislative amendment bill is the next part of the process.
Sourced from Consultation Regulatory Impact Statement Stage 1 reforms – page 28 & Realestate Excellence
1. Managing tenancies
Amend the RTRA Act to remove the ability of a property owner to end a tenancy without ground
Amend the RTRA Act to specify additional grounds for an owner or a tenant to end a tenancy
2. Safety and security Housing quality and Minimum Housing Standards
Apply Minimum Housing Standards in regulation
Amend the RTRA Act to enhance tribunal repair orders
Amend the RTRA Act to increase the time for tenants to return a condition report
Amend the RTRA Act to require property owners to provide owner and nominated repairer contact details
Amend the RTRA Act to allow tenants and property managers to authorise emergency repairs to the value of four weeks’ rent
Amend the RTRA Act to prescribe maximum timeframes for Minimum Housing Standards repairs
3. Domestic and family violence protections
Amend the RTRA Act to allow people experiencing domestic and family violence to end a tenancy at short notice
Amend the RTRA Act to allow people experiencing domestic and family violence to more easily access rental bond funds
4. Minor modifications
Amend the RTRA Act to allow tenants to make minor modifications for disability, security and health and safety reasons without the property owner’s permission
Amend the RTRA Act to require property owners to respond to tenant request for other minor modifications within seven (7) days
5. Renting with pets
Encourage voluntary information disclosure by tenants and property owners relating to pets
Amend the RTRA Act to provide for pet bonds and special pest control conditions
Amend the RTRA Act to require property owners to provide reasonable grounds for refusing a pet
Amend the RTRA Act to allow property owners to obtain QCAT orders excluding pets from a property
We STRONGLY suggest all landlords have their say by completing a submission to the government via the filling link here
The following documents have been attached for your reference and review;
Q STATE PROPERTIES
Ph: 1300 Q STATE
Information Sourced from Queensland Government, Realestate Excellence and REIQ
This article is for general information purposes only and must not be taken as legal, financial or any other professional advice. We recommend obtaining advice specific to your situation before making decisions relating to your investment property and financial position.
We all love our furry friends. If you're someone who is home on your own a lot, a pet can be an especially great companion. Owning a pet, however, can make it harder to find a rental property and keep your current property in excellent condition. While it can be challenging, having a pet doesn't need to ruin your experience of finding a rental property or renting a home. You just need to be diligent about looking after your pet and the condition of your place. Here are our tips for renting with pets.
Be upfront and honest
When you're first searching for a rental property, make sure you're upfront and honest if you need to include pets on your application. Most property listings will detail if a property is pet-friendly. If the property isn't pet-friendly and it has outdoor space, you could call the property manager to see if the owner will consider an outdoor pet. This will be up to the owner's discretion; however, if you live in Victoria new laws have made it easier to rent a property if you have a pet.
Consider the size of the pet compared to the size of the property
When you're looking for properties, make sure you compare the size of your pet to the size of the properties you're viewing. If you have a large dog, you may prefer a townhouse or detached house over a small inner-city apartment. This step is all about understanding your pet's behaviour and what kind of environment it needs to behave and live a happy, healthy life.
Put together a pet resume
While there's a section of your application to list the basic details of your pet, putting together a pet resume can show your potential property manager or landlord that your pet is loved and well- behaved. The resume doesn't need to be long. You could simply include a photo, some brief details about your pet's temperament, details of vaccinations and any references you think would help.
Monitor bathroom breaks
This one is particularly important if you live in an apartment. Make sure you know when your pet needs to have a bathroom break. If you have an outdoor area that doesn't have grass, you could purchase an artificial grass patch to train your pet to use. Alternatively, you'll have to be mindful of how often your furry friend needs to be taken outside for a bathroom break.
Be mindful of porous surfaces
Once you've been approved for a property, be mindful of porous surfaces such as carpet. These surfaces can be easily damaged, even by humans, so make sure you train your pet to stay away from these areas if you're worried about property damage.
Renting with a pet can be stressful but keeping the above steps in mind in your property search, and once you've been approved for a property, can keep you, your furry friend and your property manager happy.