Competition for rental properties can be tough at the best of times but in the post pandemic marketplace it’s anyone’s game.

Although renting does give you the flexibility to choose where you want to live and the freedom to change your lifestyle as regularly as you like, it also leaves you at the mercy of property managers, who are doing their best to try and help landlords select the best tenant for their property.
 
It may be too late for some but if you are renting now and know you’ll be moving again in the future, now is the time to put your best foot forward, play the long game and learn how to be a good tenant for the sake of your next rental application. There are some key things you can do consistently that will keep you in your current property manager’s good books and ensure a good reference at the end of your current tenancy.

 
On oldie but a goodie – it’s literally the simplest and most effective thing you can do. Rent that is regularly overdue will definitely be frowned upon by your agent. During your tenancy they will go through the usual procedures their agency has in place – emailing to advise your rent is late, calling etc. but if you have annoyed them enough by doing this consistently, they will most likely pass that information on to the next agency that queries your tenancy history.
 
It’s important to keep the lines of communication open about this with your property manager as prompt payment and updating will keep them in the loop – in most cases they are understanding, as long as they know what your situation is. Your best-case scenario is to know the routine and pay your rent on time – this includes paying rent earlier, if your payment method will take a few days to be processed, and using the correct reference numbers as codes so they can trace your payment to your property each month.  

 
Scuff marks on the wall and a few scratches on the floor from dining chairs being moved regularly are to be expected as general wear and tear in a rental property. There are incidental wear and tear items that can be attended to as part of general property maintenance and upgrades, once you move out. Carpets are replaced every few years and landlords will often decide to paint a property, between tenancies, to keep it fresh and justify market standard rent increases.
 
There is however excessive damage to consider. This refers to things that are broken or damaged in ways that will be costly to repair, and that have happened outside the range of normal day to day living, or when damage was caused maliciously. The sheer scale of things tenants choose to do in a rental property can be astonishing; domestic disputes that turn bad resulting in holes punched in walls, animals kept inside that choose a favourite corner as their permanent toilet, tenants trying to repair things themselves and making them worse in the process, children drawing on walls and carnage that can result from a wild party – the possibilities are endless when the property does not belong to you.
 
If you genuinely broke something by mistake then you should be accountable, report it to the agent, and let them know you will pay for the repairs so they know you are acting responsibly towards the property. 

 
If damage occurs and you are not sure if it is your fault or not, just call your agent - that’s what your condition report is for after all! Your property manager can access a history of repairs that have been made to your property in the past. A jammed handle that needs force to be moved and then comes off in your hand may have a history of being problematic. Some landlords choose to cut costs and use inferior quality fittings and fixtures that cost them more in the long run, due to repeated faults. If this is the case, make sure you take photos and make notes when things go wrong.
 
Part of your lease obligation is to report when things go wrong so that the property can be appropriately and safely maintained, not just for your use but for its long-term value and viability as an investment for the landlord. It's your duty to report things, no matter how small, and let the property manager and landlord decide for themselves what action needs to be taken. As the person living in the property from day to day, they depend on you to keep them informed by following the proper reporting procedures, sticking to the facts, and patiently allowing them to resolve it as required. This will reflect well on you in the long run.   

 
It’s amazing how many tenants only pretend to read their lease and then sign away, without thinking, or knowing full well they intend to break the conditions. If that is you, it does you an enormous disservice!
 
By reading the lease, not only do you not learn what your responsibilities are, you also miss out on what the agent’s obligations to you are. Things such as making alterations without approval, using the property for illegal purposes, or moving other people in without permission, can all be considered lease violations. Understand the conditions of your lease and what each party’s obligations are, then be sure that whatever you do is above board and does not compromise your standard as a great tenant.
 
If you have managed to do most or all of the above, you will absolutely be in your property manager’s good books. A great reference from one property manager to the next will not only ensure you don’t get rejected with your next application, but it will also put you ahead of the competition in what can be a very crowded rental property market.


by Dot Hamilton 
Director of Property Management | 0412 809 220