Residential Property Management

Tenancy Information

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.

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.

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 Rent/Residential/Request Maintenance. 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 affect 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 Reviews

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)