Guide to Leasing.

Air-conditioning and Appliances

Regular cleaning of fans and air-conditioning filters will increase effectiveness and reduce electricity costs. Filters start blocking airflow after only 60 hours of operation, so frequent cleaning is necessary. Fan blades need cleaning on a fortnightly basis and air conditioner filters every week, clothes dryers after every use, and washing machine filters after every 15 loads. If you are unable to find how to remove any of these filters, please ask us. Any call out by a technician deemed due to clogging of filters, will be at the tenant’s expense. All stainless steel appliances are to be cleaned with special cleaner available from Electrolux for $10

Bond (Security Deposit)

When signing your lease you will be required to pay a bond equal to four weeks rent. Bond is not to be confused with rent and cannot be used as such. Bonds are refunded only after keys have been returned to our office and a satisfactory outgoing inspection completed with the electricity still connected and any repairs or cleaning required attended to. Tenants are responsible for the rent until the property is returned to the condition as at commencement of the tenancy. All parties to the lease are required to sign the bond disbursement form prior to release of the cheque refund.

Please note the Agents Licensing Act of the NT Section 52 (3) states:

“A licensed agent shall not pay money out of a trust account maintained by him except by means of a cheque crossed and marked “not negotiable”

The cheque will be in the names of all lessees, or an individual cheque if requested in advance in equal proportions unless stated in a special condition of the lease.

Please park only in designated parking areas (and that specifically allocated to your unit), not on nature strips, lawn areas or another unit’s carpark. Body Corporate may fine for non-compliance to parking rules. Tenants should remove all remotes from vehicles and are fully responsible for all replacement costs and re-programming of gates should a remote be lost or stolen. This does include when a remote is stolen from the complex car parking facilities.

It is very important that you notify us immediately of any change of employment and business and new home phone numbers for contact. Email is the preferred mode of contact and you providing Absolute with current, correct address is imperative. In case of an emergency, contact your Property Manager on their mobile. If unsuccessful, leave a message and call again at next opening of business. 

Your tenancy does not terminate until all keys to your property are returned to Absolute’s office. You are responsible for rent until all keys are returned. If you change locks at any time, or use a padlock, a spare key must be given to our office. Should you require access after hours, you need to engage a professional locksmith at your expense. $50 deposit is required should you need to use our office keys during business hours.

Inspections and Care of the Property

The property is to be kept very clean and tidy at all times. Periodic Inspections (PI’s) will be carried out by your Manager about 6 weeks from commencement of the lease and 4 monthly thereafter provided there are no concerns. If we have concerns, we will return the next week and ensure you have attended to the problem, and then we will check monthly until we are confident you will maintain our standards. You will be given notice prior to any inspection. We would prefer you to be present, but if not, you are required to email or fax your written authority for the manager to enter, to our office on 8941 2284 prior to the scheduled day. This will ensure the manager takes the keys for access avoiding the need to disturb your day for a 10 minute check.

Please keep the grass watered and mowed, and free of rubbish. You are responsible for pest control and carpet cleaning as detailed in the Lease. Rubbish must always be placed in proper bins provided - not bags or boxes. These inspections are very thorough. Call the Darwin city council 8930 0408, or Palmerston council on 8935 9922 for rubbish clearance days in your area.

Only the people originally included on your application approved by the owner are allowed to reside at the property permanently. Persons residing at the property under this lease, who are not detailed on the lease, cause a breach of your agreement. Sub-letting is generally forthcoming from the owner when the applicant follows the correct procedure prior to moving in. Please talk to your Manager when considering this option.

In the event there is a special condition in your lease permitting you to have a pet, it is your responsibility to ensure that your pet does not become a nuisance to anyone. You are obligated to ensure a dog is registered. When you vacate it is your responsibility to have the full interior and exterior professionally treated for fleas and ticks and carpets deodorised. A receipt will be required prior to refunding of the bond.

Legislative requirements make fencing, gate access and self closers on doors legally required. These items are compliant with certification at tenancy commencement and it is the tenants’ responsibility to ensure these are maintained. Nothing is to be changed, disconnected or adjusted. Items are not to be placed within 1.5 metres of any fencing. The tenant will be financially and legally responsible for any costs and injuries should they interfere with these items, and you must immediately report any faulty equipment providing security to the pool / spa.

Property Condition Report (PCR)

PCR’s are to be returned to our office with any amendments within 5 working days of the tenancy commencing. Sizeable amendments need to be discussed with your Property Manager by appointment and a joint inspection will be arranged. Should you not return this report within 5 days, the original report as signed at the commencement of the tenancy is taken as true and correct and it will be used to conduct the outgoing inspection on your vacation. Maintenance needs are not to be included on this report – use specific maintenance page for all maintenance reports and needs.

It is a very important responsibility of all tenants to use all security provided with the premises. All security screens are to be locked with the key at all times. Should you be broken into and all doors have not been locked securely, the tenant is responsible for all replacement and repair costs. The tenant is also to ensure that all boundary gates are securely locked at all times not in “active” use. This is especially important when the property has a pool or spa without isolation fencing.

As this causes considerable staining of fan blades, light fittings and discolors the paintwork, it is requested that all smoking is done outside of the premises. This will avoid additional costs to you at vacating.

Pool and spa maintenance is the responsibility of the tenants. Professional carers are available to instruct you in the care and maintenance if you are unsure. You may also wish to organise regular service. Your water filter will need very regular cleaning – frequency will depend on type of filter. Please ask us. Salt cells need monthly cleaning. Your water has been professionally tested and balanced at the commencement of your lease. You are required to provide the same report to Absolute at the completion of the tenancy of the correct water balance and confirmation that the equipment is clean and in good condition, prior to the release of the bond.

Termites / White Ants

Termites are common in the Tropics and frequently occur internally and appear as little dirt tracks. Please do not wipe off any dirt tracks without first referring to the Property Manager to inspect to ensure there are not termites present. The property will be treated without delay should any be suspected to ensure no damage as they do move quickly when present.

Tenants renting a unit (inc duplexes) are bound by the Articles and House Rules of the Property. Copies of these documents are included with your tenancy paperwork provided to you at lease commencement . You are in breach of your lease by breaking the House Rules.