Information for Landlords

Insurance

Landlords will need to ensure that all property building insurance is paid up-to-date and to inform your insurance company that the premises will be leased.

Leases

Callagher’s recommends that property be offered for a six or twelve month lease basis depending on specific requirements.   The Residential Tenancies Act does not allow us to insist that Tenants enter a new lease after the original lease expires.  In this situation, the Tenant continues occupation on a holding basis at the same rental fee or an increased rental fee under the same rental terms or until the Agreement is ended in accordance with the Residential Tenancies Act.  Most Tenants however prefer to sign a new lease to obtain security of tenure.

Inspections 

Every property managed by Callagher’s is:

• Internally inspected at least twice a year.  Four times a year is the maximum allowed by the Residential Tenancies Act.
• Provided with a report on the general condition of the property and whether the property is being maintained in the manner as provided in the Tenancy Agreement.
• Inspections are an important part of our management and have a dedicated Property Inspection Officer overseeing this service for landlords.  Detailed reports are provided to our landlords and maintenance requirements highlighted as soon as possible.

Rental Payments

Whilst considerable care is taken in selecting a tenant, occasionally tenants fall into arrears of rent payment.  When this occurs the following procedures are undertaken:

• 3 days overdue – Telephone call or notification is forwarded to the Tenant advising that if their arrears are not paid within five days, a Termination Notice will be issued.
• 15 days overdue – A Termination Notice is issued.
• Callagher’s has an excellent record for arrears management which can be largely contributed to our management systems and in our relationships with our tenants.

Termination Notice

A Termination Notice may be issued for several reasons and the number of days written notice required also varies.  It is important that the correct notice is issued in accordance with the Residential Tenancy Act.  Failure to fully understand the Act in regards to Termination Notices may result in failure of proceedings before the Residential Tenancies Tribunal.

Residential Tenancies Tribunal

The basic function of the Tribunal is to arbitrate any disputes between Tenants and Landlords/Agents.   To obtain a result from the Tribunal in favour of the applicant requires not only a thorough working knowledge of the Act, but also extensive experience in the operation of the Tribunal.  Callagher’s can manage these requirements on your behalf if required.