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Our friendly staff would love to help you find your perfect rental.

Thank you for being one of O'Neil Real Estate's valued tenants.

We have prepared the following guide to provide you with important information relevant to the management of your tenancy by our agency.

Please use it as a reference throughout the duration of your tenancy as it will answer many frequently asked questions as well as provide information relevant to both your and the owner's obligations under the lease agreement. Should the answers to your queries not be found in any of the information below, please do not hesitate to contact our Property Management team.

During Your Tenancy

Rent Payments

For your convenience our office provides a free BPAY service to tenants. BPAY payments can be made through your financial institution’s telephone or internet banking system. Details of your BPAY biller code and customer reference number will be provided to you at your lease signing appointment.

Please note that BPAY payments usually take between 24 and 48 hours to be received by our bank. Therefore, to ensure your rent is paid by the due date we suggest that you allow time for this processing period.

For security reasons, cash payments at the office will not be accepted. Should you be unable to make payments to our office via the BPAY system, cheques and money orders may be posted in.

Alternatively, we do have access to the Rental Rewards payment system which allows for payment via credit card. Use of this facility does incur additional service charges.

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Property Condition Report

As per the Residential Tenancy Act, our office will complete a detailed Property Condition Report (with photos) and two copies will be provided to you at the commencement of your tenancy.

You will be given 7 days to check, complete and sign this report and return one copy to our office. Should you not do this, or should you take longer than 7 days to return a signed copy to our office, the original report provided to you will be deemed at law as the true and correct copy.

This report is referred to at the end of the tenancy when determining if any deductions are required from your security bond. It is therefore in your best interest to read through this report thoroughly, provide comments to us within the legislated timeframe, and ensure you retain your copy in a safe place.

Rent Arrears

As explained to you by your Property Manager during the lease signing process, our office has adopted a zero-tolerance policy towards late rent payments. As managing agents we have an obligation to the property’s owner to ensure that the rent is paid in full and on time. For this reason, all tenants who fall 3 days in arrears with rental payments will receive a Notice of Termination for Non Payment of Rent.


If you have received written approval to keep a pet at the premises (either in the lease document or in writing at a later time), please ensure that you are familiar with the terms and conditions under which a pet is approved at the property. Failure to comply with these conditions will constitute a breach of your tenancy agreement.

Keeping a pet at the premises without prior written approval also constitutes a breach of your tenancy agreement.

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Maintenance & Emergency Repairs

It is a requirement that all repairs and maintenance requests (other than those of an urgent nature) are lodged with our office in writing. Such requests may be lodged online via our website at Renting/Residential/Online Forms/Maintenance Request. Alternatively, you can also email your Property Manager directly or submit your request in person at our office.

For any emergency repairs, please contact our office immediately. An emergency is defined as something that may harm someone, cause further damage to the property if left unattended, or affecting the supply of essential services (water, power etc).

If you are faced with an emergency outside of office hours please refer to the Emergency Plan provided to you at the time you signed your lease (additional copies may be downloaded from our website at any time).

Lease Renewals

Provided that your rent has been paid on time, the property has been kept clean and undamaged, the grounds well maintained and the owner is happy to continue your tenancy, you can expect to receive an offer of renewal.

Once you receive your lease renewal documentation it is important that you confirm whether you will be renewing your tenancy for a further period or whether you will be vacating at the end of the lease. Notice of your intention to vacate the premises must be given in writing no later than 30 days prior to the end of the lease agreement.

Rent Renewals

A review of the rent payable under your lease agreement is conducted every 6 months as per the Residential Tenancies Act and details of such are outlined in your lease agreement.

Routine Inspections

We will conduct an inspection of the property approximately every 3 months. As per the Residential Tenancies Act, you will receive between 7 and 14 days notice in writing of the inspection. We conduct these inspections in order to provide a report to the owner of the general condition of the property, any necessary repairs and your adherence to the requirements of the lease agreement.

Please note that the inspection may also involve taking photos of areas/items requiring repair as well as any item that indicates a breach of your lease agreement.

Routine Inspection Guide

When we conduct our inspection, we will pay attention to the following items:

Inside Areas

  • Floors to be clean and mopped
  • Carpeted areas to be vacuumed and if required – professionally cleaned
  • Marks to be removed from walls with sugar soap (if applicable)
  • Tiled areas to be free from grease/mould and grout cleaned
  • All benches/cupboards and sinks to be wiped over
  • Oven and griller to be cleaned and free from food/grease
  • Exhaust fans throughout the property to be cleaned and free from grease/dust
  • Windows and windowsills/tracks to be cleaned thoroughly
  • Cobwebs to be removed from ceiling cornices and walls
  • All ceiling fans throughout to be free from dust (if applicable)
  • Shower recess, screen and grouting to be cleaned and free of all soap residue or mildew
  • Mirrors to be wiped over
  • Toilets to be cleaned thoroughly, including bowl, seat and cistern

Outside Areas

  • Lawns to be mowed and edges trimmed
  • Flower/garden beds weeded
  • Paving/pathways to be swept and clean
  • No rubbish to be left in the gardens or around the property (if applicable)
  • Driveways, carports, garages and concrete areas to be free from oil and grease stains
  • Cobwebs to be removed from outside eaves, awning and ceilings (where applicable)
  • Pool and spa to be cleaned, vacuumed and at the correct pH level (if applicable)

Change of Tenancy

Under the terms of your tenancy agreement, you are not permitted to sub-let or allow additional occupants to reside at the premises without prior approval of the property owner. This must be discussed with your Property Manager before you make any changes to the occupancy of the premises.

Changes to the occupancy without owner approval will constitute a breach of your tenancy agreement.

Tenancy Databases

We are members of both TICA and NTD (National Tenancy Database). We use these databases to assist us in checking the tenancy history of applicants as well as for lodging details of defaulting tenants (where applicable). Tenants whose details are listed on these databases may find it difficult to lease properties in the future.

Smoke Alarms

The property owner is responsible for supplying a smoke alarm/s in working order at the commencement of your tenancy. We recommend that you change the back-up battery in the smoke alarm annually and that you test the alarm regularly.

You are not permitted to remove a smoke alarm during your tenancy, as this is a safety concern and will put occupants at risk. Please report any smoke alarm issues to your Property Manager.

Moving Out

Giving Notice

Your tenancy agreement is a legal contract providing protection to both you and the landlord. In all instances, regardless of whether the owner requires possession or you wish to terminate your tenancy, notice is required in writing. Notice periods differ for either fixed term or periodic leases as follows:

  • Fixed term lease: 30 days notice in writing prior to the expiry of the lease
  • Periodic lease: 21 days notice in writing

If you are unsure of the required notice for your tenancy, please contact our office. Please ensure that during your notice period

The Final Inspection

Once you have vacated the premises and returned the keys to our office, we will undertake a comprehensive final inspection of the property. This inspection will be carried out within 2 working days of the end of your tenancy and you will be given opportunity to attend.

The final inspection will be carried out using the ingoing Property Condition Report as a reference. Discrepancies in cleaning or damages will be claimed against your bond, excepting those resulting from fair wear and tear.

In order to ensure a smooth vacating process and to avoid delays in the refunding of bond monies, it is important to read through your ingoing Property Condition Report to ensure the property is presented in the same condition as it was at the commencement of your tenancy (excepting fair wear and tear) before returning the keys to our office.

Upon completion of the final inspection, we will update the Property Condition Report and provide a copy to you within 14 days, along with the forms for the refund of your security bond. Once you have signed these forms and returned them to our office, your bond refund will be processed by the Bond Administration office and refunded to your nominated bank account.

Breaking Your Lease

If you have signed a fixed term tenancy you are contractually required to meet the conditions of the lease agreement until the term expires. If your circumstances change and you need to terminate your tenancy early, you must contact your Property Manager to discuss the possibility of breaking your lease. Should the owner grant approval, you will continue to be responsible for both the payment of the rent and the upkeep of the property until it is re-let. You will also be responsible for reimbursing the owner’s costs incurred in re-letting the property.

Insurance of Your Contents

Please be aware that the property insurance policy held by the property owner does not cover your personal belongings. As such, it is in your best interest to obtain insurance cover for your household contents in case of damage or theft.

Final Inspection Guide

The following guide will assist you in preparing your property for the final inspection.

General – All Rooms

  • Batteries are present and working in all remote controls (aircon, garage etc) and smoke alarms
  • Cobwebs to be removed from ceiling cornices and walls
  • All exhaust fans throughout the property to be cleaned
  • All air vents to be dusted and cleaned
  • All light fittings to be cleaned and free from insects
  • All ceiling fans throughout to be clean and free from dust (if applicable)
  • Marks to be removed from walls with sugar soap
  • Doors, tracks and doorframes to be left clean and undamaged
  • Windows, tracks and windowsills to be cleaned thoroughly
  • Flyscreens to be removed carefully and cleaned to remove dirt/dust (if applicable)
  • All floors and skirting boards to be washed and mopped
  • Clean all mirrors throughout including wardrobe door mirrors (if applicable)
  • Curtains to be washed or dry-cleaned according to fabric
  • Venetians/verticals to be cleaned and dusted (may require professional cleaning)


  • Clean under laundry tub and clean plughole
  • Sink & taps to be cleaned and polished
  • Cupboards to be cleaned thoroughly inside and out

Outside Areas

  • Lawns to be mowed and edges trimmed within 2 days of vacating (if applicable) (DO NOT dump grass clippings or tree off cuts in garden beds or behind sheds)
  • Garden beds and pebble areas to be weeded (if applicable)
  • Hoses to be wound up
  • No rubbish to be left in the gardens or around the property
  • All garbage bins to be emptied and cleaned
  • Driveways, carports, garages and any concrete areas to be free from oil and grease stains
  • Garage floor area to be swept and cobwebs removed
  • Cobwebs to be removed from outside eaves, awning and ceilings (where applicable)
  • Reticulation and sprinklers to be free from sand and debris and be in working order
  • Pool and spa to be cleaned, vacuumed and at the correct pH level (if applicable)
  • Pool equipment to be in accordance with in-going inventory and, for security reasons, must be stored in the garage, at the time of vacating (if applicable)


  • Inside and outside of oven, hotplates and grill to be cleaned and free from grease including doors, trays, knobs and racks.
  • Range hood and filter to be cleaned and globes in working order (where applicable)
  • All cupboards and bench tops to be cleaned inside and outside including kickboards
  • Sink and taps to be cleaned and polished
  • Walls and tiled areas to be free from grease and grout clean
  • Floors to be cleaned and mopped (N.B Check your lease if professional cleaning of tiles and grout is required)
  • Inside and outside of dishwasher to be clean and debris removed from bottom drainer


  • Shower recess to be scrubbed clean (including tiles and grout)
  • Grouting to be free of all soap residue or mildew
  • Shower curtain (if applicable) to be washed and shower screen to be cleaned
  • All plugholes are to be clean and free from debris
  • Mirrors to be left clean and streak free
  • All drawers and cupboards to be cleaned
  • Toilet to be cleaned thoroughly, including bowl, seat and cistern


  • Carpets are to be professionally cleaned and a receipt produced to our office with the return of the keys

Tiles & Grout

  • Tiles and grout are to be professionally cleaned and a receipt produced to our office with the return of the keys

Pest Control

  • If pets have been kept on the premises, then you must have the property professionally treated by a licensed pest control company for fleas inside and out and a receipt produced to our office


  • Damage that occurs due to the tenants neglect will be rectified at the tenants cost. If you have any queries about damage at the property discuss this with your property manager before vacating.

Office Hours & Contact Details

Our office is located in Armadale

Contact Details

Our preferred method of communication with your Property Manager is via email. Property manager email addresses can be found at our Staff Profiles page.

If you do not have access to email, please feel free to contact our office by telephone on 9495 9999.

Office Address

2925 Albany Highway, Kelmscott

Office Hours

Monday to Friday from 8.30am to 5.00pm.

Online Portal

We appreciate that some clients require information outside of office hours and for this reason we offer our tenants an online portal for secure access to information 24 hours a day, 7 days a week. This portal provides access to your current and past rental payments, property details and tenant ledger. This service also enables you to email your Property Manager directly.

To access this service, click here or use the 'Tenant Portal' button above. Your Property Manager will provide you with a username and password to access this facility.

Office Appointments

As our property management staff spend a significant amount of their time outside of the office, it is important to arrange an appointment with your Property Manager should you wish to attend the office to discuss a particular matter. By scheduling an appointment with them you will be assured of being able to see them when you attend the office.

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