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Beginning a Tenancy

We use a new process for prospective tenants who want to view any of our listed available properties.

Before arranging an appointment time with the property manager to show you through a property, we ask you to complete our registration form. This form can either be collected from our office or completed online. We require that you complete all parts of the form. You must also accept our terms and conditions and provide a copy of photo identification. We recommend that you use previous rental history as references. A credit check is completed (by the property manager) with the tenant’s consent.

Once this registration form has been processed, we will contact you to arrange a time to view the property. If you have any queries regarding this process, please email our office at

When a tenant first signs up to rent a property, we give them a thorough induction. They learn everything they need to know about the property, but are also fully informed about what is expected of them. We explain our zero tolerance policy to rent arrears and also our pet and no smoking policies. We find that this induction procedure clears up any potential misunderstandings and resolves any possible problems early on.

To move into a property, you must pay the start-up fees before we can give you your keys. We require:

  • The first week’s rent in advance
  • One week’s rent plus GST as a letting fee
  • Four weeks’ rent for bond

During a Tenancy

It’s important that you know your responsibilities as a tenant. If you’re in doubt, you should check your copy of the agreement for terms & conditions.

Exterior of the Property

Vehicles must not be parked on either the footpath or the lawns. Vehicles are to be parked on the driveway or in the garage/carport. In unit complexes where there is only provision for one vehicle, visitors should park in the Visitors car park. Oil stains on the driveway and parking spaces are your responsibility to clean and remove. Unregistered vehicles should not be kept at your property, unless such vehicles are properly garaged or you have written permission from the landlord.

You must keep gardens and lawns weeded and in good repair. Lawns should be mowed and gardens weeded once every one to two weeks in the summer, and once every two to three weeks in the winter. Take care not to store equipment, boxes, or rubbish in the yard as it kills the lawn and is a place for vermin to live.

Interior of the Property

Check with your property manager if your new property has had its carpets cleaned prior to you moving in. If the carpets have been commercially cleaned, you will be required to have them cleaned by a professional company at the end of your tenancy. A receipt must be presented at your exit inspection. Applications that leave soap residue are not acceptable (for example, Rug Doctor). This requirement is covered in your tenancy agreement.

If you break any windows, you must replace them at your expense. Please note that they must be replaced using the same glass that was in the broken window.

Unless prior permission of the landlord is obtained through the property manager, NO pets are allowed on your property. If pets are permitted, they will be conditions noted on your Residential Tenancy Agreement for the term of your tenancy.

You must make sure that your property is free from pests and vermin (cockroaches, fleas, etc). Ensuring you do not have rubbish lying around or letting food scraps build up on the floor, in cupboards, and behind the oven and fridge, etc. will reduce the chance of pests.

In general, you are not responsible for tap washers or stove elements as these last many years. However, please note that if unreasonable wear and tear were to occur, this would be your responsibility to repair or replace.

Under your Tenancy Agreement, you are unable to use Blu Tack on the interior walls of your property. It is acceptable to use the self-adhesive picture hooks i.e. Command self-adhesive wire picture hanging hooks by 3M, can be purchased from a supermarkets or hardware stores. Damage to the walls normally requires sanding and repainting at your expense.


Noise must be kept within the legal limits, particularly between 11pm & 8am. This is of special note to tenants in townhouses or unit complexes where noise at all times must be controlled. If noise can be heard outside, then it’s too loud.

We recommend that you take good note of the advice regarding breach of tenancy in the Residential Tenancies Act, which can be found on the tenancy services website. In principle, any time you breach your tenancy or break your lease, you will be responsible for payment of rent up to and including the day the new tenant commences his or her tenancy.

We strongly advise tenants to take out their own adequate contents insurance cover. The landlord’s insurance does not cover your possessions.

Rent Payments

Your property manager will give you an automatic payment authority, which must be loaded at your bank in advance of the day the automatic payment is due to commence. Your property manager can submit the automatic payment on your behalf. A copy will be provided to you.

Under the Residential Tenancies Act, there are various steps that can be taken against you as the Tenant if your rent falls into arrears. By paying your rent on or before the due date at all times, you’ll save time and effort for everyone.

The most hassle-free way to pay your rent is to set up an automatic payment with your bank or by Internet banking. We do not accept other forms of payments. A reference number is vitally important; we will supply you with that number.

If you are experiencing difficulty paying rent, please phone us so that we can assist you to work out a solution.

Please note it is Premier Realty’s policy to take the following course of action for Rent Arrears:

2 days = A text message/email & phone call

4 days = Ten day breach is sent

7 days = Application to Tenancy Tribunal

Under the Residential Tenancies Act, rent cannot be increased more than once every 180 days, and the landlord must give the tenant 60 days written notice of this increase. Rent cannot be increased during a fixed term tenancy.

Property Inspections

Your property needs to be kept in top condition at all times so we undertake regular property inspections. This entails one of our Property Managers visiting the property and checking its current state against the information we hold. Any anomalies are immediately addressed. Using the most up-to-date technology available, we are able to provide owners with a fully comprehensive report, which includes a high number of images, to keep them appraised of the condition of their property.

You can expect routine inspections of your property to be carried out every three months, unless there is a separate agreement between the agent and your landlord. You will be advised of these inspections approximately seven days prior to the inspection.

You are not required to be present at these inspections. We have a key to the property and will conduct the inspection in your absence. To help us with our inspection, please leave a repairs and maintenance request on your kitchen bench with a list of any items that you believe require attention. You can do the same if you have questions, and we will try to help where possible.

Please note that although we understand some tenants’ concern at being present for these inspections, we are unable to change the day of your inspection. We do have some flexibility with the inspection time, and do what we can within limits to enable you to be present.

We conduct inspections electronically; a copy of your inspection may be emailed to you or available upon request from our office. You will need to call first so we may prepare a copy for you. If we do not have your email address, please note on the Repairs and Maintenance form provided.

You’ve decided to move from your home after your tenancy has finished. It’s easy to forget important things in the bustle of planning a move. Follow the outline below to make the transition between properties a smooth experience with as few headaches as possible!

When you’ve decided you will be moving, you need to give your Property Manager a minimum of 21 days’ notice of your intention to leave. The date you vacate cannot be sooner than the end of the tenancy agreement or before the expiry of three weeks from the date of notice. When you hand in your keys, you must supply us with details of your forwarding address. A post office box number is not sufficient. This is covered in your tenancy agreement.

Rent will be charged up to and including the day you hand your keys in to our office. All final inspections will be carried out after you have completely vacated the property and returned the keys to our office.