Totally Rentals Brisbane

Who Pays for All Air-conditioning Repairs in A Rental Property?

With the winter months upon us there are several questions that need to be answered in relation to air-conditioning. For example, who is responsible for fixing/repairing a broken air-conditioner. Who pays for the repair?

What are the tenants and landlords’ rights and responsibilities?

The landlord is obligated to keep the air-conditioning in a functional state. If the air-conditioner breaks down, a tenant must contact the landlord or managing agent and inform them about the issue. The landlord then needs to take all reasonable steps to repair the air-conditioner.

Our office always suggests putting the request in writing. If the landlord refuses to repair the air-conditioner the tenant has the right to ask for a rent reduction in exchange for fixing/repairing the devise.

There are exceptions if a tenant is personally responsible for the damage due to improper handling and maintenance of the device.

Tenants are obligated to keep the premises clean and to handle the devices according to the manufacturer’s recommendations. This means cleaning the filter on a regular basis.

Our office takes property management seriously!

If you have any questions in relation to the above, please call Tracey Horsfall on.

☎️. 07 5510 9100 or 0437 850 135

Don’t forget to follow us on Facebook and Instagram Totally Rentals Brisbane or check out our website.

-service

What Are Emergency Repairs

The tenant should contact the property owner/manager or the nominated repairer (listed on the tenancy agreement) about the problem. It is a good idea to put the request in writing as evidence of notification.

If they cannot be contacted, the tenant can arrange for a qualified person to carry out emergency repairs to a maximum value of 2 weeks rent.

Emergency repairs are:

• a burst water service or a serious water service leak
• a blocked or broken toilet
• a serious roof leak
• a gas leak
• a dangerous electrical fault
• flooding or serious flood damage
• serious storm, fire, or impact damage
• a failure or breakdown of the gas, electricity, or water supply
• a failure or breakdown of an essential service or appliance on the property for hot water, cooking or heating
• a fault or damage that makes the property unsafe or insecure
• a fault or damage likely to injure a person, damage property or unduly inconvenience a tenant
• a serious fault in a staircase, lift or other common area of the property that unduly inconveniences a tenant in gaining access to, or using, the property.
All other repairs are considered routine repairs.

Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs.

☎️ 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Pool Laws & Pool Maintenance – Who’s Responsible?

This week we thought we would talk about pool laws and pool maintenance.

When talking with our clients we always let them know they must have a pool safety certificate issued by a licensed pool safety inspector. A copy of the certificate should be included with the tenancy agreement and a CPR sign is required in the pool area.

If a certificate has not been obtained the tenant/s may consider it a breach of the property owner’s duty to comply with all health and safety laws.

Our office always ensures the condition of the pool is always noted in the Entry condition report (Form 1a) and a copy of the pool certificate is provided to the tenant/s.

Pool safety laws apply to the property owner/s and tenant/s.

The maintenance and care of a pool should be covered in the special terms of the tenancy agreement.

Generally, the tenant/s is responsible for everyday maintenance such as clearing leaves from the pool and may be responsible for regular maintenance. This should be discussed before signing a tenancy agreement and agreed upon by all parties.

Ideally, the property owner/s should provide instructions for any maintenance the tenant/s must carry out.

Pool maintenance covered by a contract between the property owner/s and an external company should be included in the tenancy agreement.

A property owner/s cannot require the tenant/s to enter into a maintenance contract or require the tenant/s to use a particular company to provide maintenance services.

Our office takes property management seriously!

Experience & Expertise… That’s the Difference

Ensure you call our office today.

☎️ 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Happy Mother’s Day Wishes to All Moms This Sunday

Mother's Day carries a deep significance for some, and we seize the chance to celebrate all the amazing mom’s and woman in our lives. To the mothers who juggle careers, households, and endless responsibilities with grace, and determination. Your strength inspires us all. To the mothers and woman who have served as mentors, role models, and guiding lights in our lives and the lives of others. We honour you.

Tracey Horsfall and her team at “Totally Rentals” want to express our deepest gratitude for all the sacrifices you have all made. You are all extraordinary women.

Happy Mother's Day to All. You deserve the world! ❤️

At “Totally Rentals” We Only Specialise in Property Management

As a small independent property management office, we always devote more time to servicing your requirements and needs. We completely understand that every client and property have different needs and we always tailor a solution for you.

No doubt you are after a Property Manager that genuinely cares about you and your investment property.

Tracey Horsfall the Owner & Principal of Totally Rentals in Brisbane is known for:

✅ Being firm but fair.
✅ Returns calls & emails.
✅ Contactable 24/7
✅ Finding good tenants fast.
✅ Always looks after client’s best interest and needs.
✅ Sorting all your compliance, maintenance at ease and hassle free.
✅ Genuinely cares about you, your investment and customer relationship.

Just the kind of Property Manager you never have to worry about.

Changing agents is easier than you think, with or without tenants. Tracey does it all for you, so you do not have to worry. And It is Free!

Call Tracey Horsfall today to get the best outcome for your investment property.

You will not be disappointed.

☎️ 0437 850 135

Don’t forget to follow us on Facebook and Instagram
Or check out our website.

The Face Behind Her Brand - Tracey Horsfall - The Owner & Principal of “Totally Rentals” Gold Coast, Sunshine Coast & Brisbane.

Tracey Horsfall has over 20 years' experience in the Real Estate Industry and has owned and managed her own business previously known as Totally Rentals Bundaberg.

Tracey made the decision to move to the Gold Coast from Bundaberg in 2014 to provide a fresh start for her family and worked for one of the top 5 agencies on the Gold Coast & Tweed Heads for nearly 5 years as Office Manager.

After resigning from that position and taking some time off, Tracey decided to open her own Property Management Office again as she realised that the Property Management industry struggles to find competent staff that can deliver a high-quality service to its clients.

"Superior Property Management doesn't cost more. It's all about having an efficient and effective property manager who has; values, ethics, morals, respect and self-worth, whom works for you... and only you!" Tracey said.

Tracey’s abundant local knowledge and years of experience in Property Management gives her a professional edge, with a work ethic founded on passion for the job in hand.

Tracey has built a reputation for integrity and displays a forthright honest approach and has led her to expand her business up to the Sunshine Coast, into Brisbane, the Gold Coast and beyond.

Tracey will continue to deliver outstanding results by continually exceeding her client’s needs and expectations as she is a dedicated and professional Property Manager, Property Investor & Business Owner.

Call Tracey Horsfall today to get the best outcome for your investment property.

☎️ 0437 850 135

Tracey’s Mission and Tracey’s Commitment to You!

“I’m committed to changing the way property management is done”.

“I’m committed to doing property management the right way.”

Don't forget to follow us on Facebook and Instagram
Or check out our website.

For Those Who Leave Never to Return. For Those Who Return but Are Never the Same. We Remember & We Never Forget!

We Salute You & Thank You! ❤️

Please note: Our office is closed Thursday, but Tracey is always contactable on 0437 850 135.

Routine Inspections - What Are They?

Routine inspections are carried out to ensure the property is well cared for by the tenant and to check if there are any repairs, maintenance or health and safety issues.

The first routine inspection can be carried out at any time after the tenancy agreement has commenced, providing that the property manager/owner has provided a minimum 7 days’ notice for entry, using an Entry Notice (Form 9).

A routine inspection is not a housework inspection; the person inspecting the property should appreciate that people are living there. However, the tenant should have the property in good condition on the day of inspection and a list of items to consider is set out below.

As part of the maintenance inspection inside and outside the rental property, property managers/owners may also:

* check for any water leaks, evidence of pests, damage, or deterioration to the property
* ensure any inclusions and property fixtures are working
* look at any future maintenance items that may need to be addressed.

Timeframes for Routine Inspections

Routine inspections cannot be carried out more than once every 3 months (unless the tenant agrees in writing).

The tenant must be given a minimum of 7 days’ notice for entry, using an Entry Notice (Form 9).
Entry can be at a specific time, or a property manager/owner can give a 2-hour window (e.g., entry to occur between 9-11am).

Our office takes property management seriously.

Please call our office today to get the best outcome for your investment property as we are more than willing to help you with all your property management needs.

☎️ 07 5510 9100 or 0437 850 135

Don’t forget to follow us on Facebook and Instagram Totally Rentals Brisbane
Or check out our website.

Good Afternoon “Happy Monday Everyone”

Tracey’s Quote for The Week
Monday is a reminder that every day is a new beginning, a chance to be happy and make the most out of life, your life!

Enjoy Today & Your Week Everyone! ❤️

Totally Rentals Brisbane… Loves that feeling when we find the right tenant for the right landlord and property.

Every day we help our clients achieve their investment dreams.

Call Tracey Horsfall today to get the best outcome for your investment property. You will not be disappointed.

☎️ 55109100 or 0437 850 135

Don’t forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Tracey Horsfall the Owner & Principal knows “Totally Rentals” is her calling. It is her purpose and she knows it is her lifelong journey.

Tracey is passionate, driven and laser-focused when it comes to her business and her work. Tracey always experiences a sense of clarity as she connects with what she wants to achieve.

Tracey said… Truly knowing my purpose has taken my goals to an even higher level and it gives me the ultimate fulfillment.

~ Marie Forleo ~ Said… “Never start a business just to make money. Start a business to make a difference.”

And that is Tracey’s greatest gift that she can give. ❤️

At “Totally Rentals” We Only Specialise in Property Management

As a small independent property management office, we always devote more time to servicing your requirements and needs. We completely understand that every client and property have different needs and we always tailor a solution for you.

No doubt you are after a Property Manager that genuinely cares about you and your investment property.

Tracey Horsfall Owner & Principal of “Totally Rentals” in Brisbane is known for:

✅ Being firm but fair.
✅ Returns calls & emails.
✅ Contactable 24/7
✅ Finding good tenants fast.
✅ Always looks after client’s best interest and needs.
✅ Sorting all your compliance, maintenance at ease and hassle free.
✅ Genuinely cares about you, your investment and customer relationship.

Just the kind of Property Manager you never have to worry about.

Changing agents is easier than you think, with or without tenants. Tracey does it all for you, so you do not have to worry. And It is Free!

Call Tracey Horsfall today to get the best outcome for your investment property.

You will not be disappointed.

☎️ 0437 850 135

Don’t forget to follow us on Facebook and Instagram Totally Rentals Brisbane
Or check out our website.

Paying Rent & Non-Payment Of Rent

If a tenant doesn't pay all the rent on the day it is due; the following day they are 1 day in arrears.

The property manager/owner cannot issue a breach notice until the tenant is a certain number of days in arrears. This number varies depending on the type of tenancy agreement.

Breach Process

If the tenant falls more than 7 days behind in rent, the property manager/owner can issue a Notice to Remedy Breach (Form 11), giving them 7 days to pay the outstanding amount.

If the tenant pays the rent within the timeframe their agreement will continue. Keep in mind, any new rent may also be due during the breach process.

Notice to Leave

If the breach notice expires and the rent remains unpaid, the property manager/owner can give the tenant a Notice to Leave (Form 12), giving them a minimum of 7 days to move out.

If the tenant wants to dispute the notice they may apply for dispute resolution assistance with the RTA.

The tenant may also decide to pay all the rent due and ask the property manager/owner in writing if they can stay. This will be up to the property manager/owner’s discretion. If the property manager/owner agrees to let the tenant stay, this agreement should be in writing.

QCAT

If the tenant doesn't move out, the property manager/owner can lodge an urgent application directly with QCAT for an order to end the tenancy (this must be done within 14 days after the handover day).

The property manager/owner must be able to prove the breach warrants terminating the agreement. If the application is successful QCAT will make an order to end the tenancy and issue a Warrant of possession.

Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs.

☎️ 55109100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Experience & Expertise… That’s the Difference

Hello… My name is Tracey Horsfall, and I am the Owner & Principal of Totally Rentals Gold Coast, Totally Rentals Brisbane & Totally Rentals Sunshine Coast.

I am known for having a high standard when it comes to managing rental properties. The best part about it.. I love what I do, and I thrive on being the voice for my client’s best interest and needs.

Business, appreciation, and loyalty are won by going above and beyond — not only by meeting service needs, but also by exceeding them.

Tracey said… The key is to give people service they will talk about. Always take the time to do little things that people will find remarkable, and you will both surprise and delight them every single time.

Are you after a Property Manager who accelerates the leasing of your property, who is proactive, determined, hardworking and who is accountable and contactable all the time?

Are you looking for a Property Manager you can truly rely on and trust?

Thinking Property Management… I am… All the Time.

Ensure you call Tracey Horsfall today.

☎️ 0437 850 135

You Won’t Be Disappointed!

Changing agents is easier than you think, with or without tenants. I do it all for you, so you do not have to worry. And… It is Free!

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Good Afternoon “Happy Monday”

Tracey’s Quote for The Week
Don’t settle and survive. Think big, move forward and thrive.

Enjoy today and your week ahead everyone! ❤️

🌸🌼 Happy International Woman’s Day Ladies 🌼🌸

Here’s to all the strong women/ladies across the world.

May we know them.
May we be them.
May we raise them.

Always...
Stay happy and positive.
Be kind and fair.
Embrace change.
Welcome new challenges.
Take calculated risks.
Speak up and don’t be afraid.
Celebrate other people’s success.

Don’t forget to be...
A girl with adventure.
A lady with confidence.
A woman with bravery.
And a person who loves to be herself.

Remember..
Be so strong you are gentle.
So educated you are humble.
So fierce you are compassionate.
So passionate you are rational.

And...
So disciplined you’re free!

Mould In A Rental Property

Deciding who is responsible for cleaning mould depends on how it appeared in the first place. The tenant should notify the property manager/owner as soon as they are aware of a mould issue.

Generally, if the mould is a result of problems with the property (e.g., a leaking roof, or water damage found around a bathroom from leaking pipework) it is the property manager/owner’s responsibility to clean the mould and make any necessary repairs.

Some buildings may be more prone to mould due to factors such as the age of the building, structural issues, location, or the absence of adequate ventilation or extractor fans. The property manager/owner is more likely to be responsible for mould in these circumstances.

If the tenant causes the mould they are responsible for cleaning it and paying for any damage caused.

Example: if the tenant continually allows steam to build up in the bathroom without proper ventilation and/or regular cleaning, resulting in mould, they may be responsible for the mould.

Our office takes property management seriously.

Please call our office today to get the best outcome for your investment property as we are more than willing to help with all your property management needs.

☎️ 5510 9100 or 0437 850 135

Don’t forget to follow us on Facebook and Instagram
Or check out our website.

Totally Rentals Brisbane… Loves that feeling when we find the right tenant for the right landlord and property.

Every day we help our clients achieve their investment dreams.

Call Tracey Horsfall today to get the best outcome for your investment property. You will not be disappointed.

☎️ 55109100 or 0437 850 135

Don’t forget to follow us on Facebook and Instagram Totally Rentals Brisbane
or check out our website.

Domestic & Family Violence – In A Rental Property

As at the 20 October 2021 there has been massive changes to Queensland rental laws regarding a domestic and family violence situation.

Every person… Yes every person including young innocent children have the right to feel safe and live free from violence, which is why ending domestic and family violence is a community responsibility.

A person who suffers domestic and family violence in a rental property has rights under new tenancy law, even if they are not named on the tenancy agreement.

The Queensland Government has made changes to give tenants experiencing domestic and family violence more options to manage their tenancy arrangements and enact plans to end the violence.

Our office recommends speaking out against domestic and family violence. You are not alone, and we are always here for all our clients who needs to talk and just wants someone to listen.

This is a topic that most do not like to talk about… But… Every person has the right to feel safe and live free from violence.

Let’s ask our friends, family or even strangers, if they are OK. If you see someone who needs support or encouragement. Be that person to give them that support and encouragement.

Please do not be afraid to take the unfamiliar or difficult path, sometimes they are the ones that take you to the best places. Remember there is no force more powerful, than men and women determined to rise.

For more information and other related resources please contact the RTA as they are constantly changing and updating their website for Queenslanders affected by domestic and family violence. Check it out or you can also call them on 1300 366 311.

Our office takes this matter seriously!

Don’t forget to follow us on Facebook and Instagram
Or checkout our website.

What Tenants & Property Owners/Managers Must Do

When renting…

The tenants must.
• pay the rent on time
• keep the property clean and undamaged and leave it in the same condition it was in when you moved in (fair wear and tear excepted)
• abide by the terms of the tenancy agreement
• respect your neighbours’ right to peace and quiet

The property owner/manager must.
• ensure the property is vacant, clean and in good repair at the start of the tenancy
• respect your privacy and comply with entry requirements
• carry out repairs and maintenance • meet all health and safety laws
• lodge your bond with the RTA

Our office takes property management seriously!

Please call our office today as we are more than willing to help you with all your property management needs.

☎️ 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
Or check out our website.

Keys, Locks And Security

The property manager/owner must ensure the property is ‘reasonably secure’, supply and maintain all locks and provide the tenant with keys.

Keys include electronic key cards, swipe cards and remote controls.

The property manager/owner must provide:
• each person named on the tenancy agreement with a set of keys to enter the property
• a single set of keys for any lockable areas (e.g., buildings, security gates, rooms, sheds, lockable cupboards, and mailboxes)

'Reasonably secure' may relate to:
• the risk to a tenant's personal safety
• the ability of a tenant to obtain home contents insurance
• the likelihood of break-ins
• local community standards about adequate security for properties
• the physical characteristics of the property and adjoining areas.

Copies Of Keys

The property manager/owner must give the tenant a key for each lock that is part of the premises. For example, a key for a lock on a door to a room in the premises, on the mailbox, on a door to a tool shed that forms part of the premises or on a built-in cupboard in the premises.

If there is more than one tenant named on the tenancy agreement, then the property manager/owner must supply each of the named tenants on the tenancy agreement with a key for each lock that is required to access the premises.

Changing Locks

If at any stage of the tenancy either party wants to change the locks, both parties must agree and neither party may unreasonably withhold their consent.

Locks can only be changed:
• if the tenant and property manager/owner agree
• in an emergency, or
• by QCAT order.

Ending Of A Tenancy

All keys, including any copies made by the tenant, must be returned to the property manager/owner at the end of the tenancy. Failure to return all keys, may result in the tenant being invoiced for the cost to replace the keys, including the cost to change the locks.

Our office takes property management seriously.

Please call our office today to get the best outcome for your investment property as we are more than willing to help you with all your property management needs.

☎️ 07 5510 9100 or 0437 850 135

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
Or check out our website.

Tracey Horsfall’s Mission and Commitment to All Clients!

Tracey Horsfall is the Owner and Principal of, “Totally Rentals” in Brisbane, “Totally Rentals” on the Gold Coast and on the Sunshine Coast. Tracey always adds value to your investment property because she only specialises in Property Management.

Tracey accelerates the leasing of your property to the right tenant through her focused marketing strategies.

Tracey maximises your rental return by getting you a top market rent and minimises your expenditure through active management. This means you consistently receive great service because Tracey’s focus is 100 percent on the management of your property 7 days a week as she is always contactable on.

☎️ 0437 850 135

Tracey is firm but fair, has strict tenant screening procedures and guarantees to communicate with you proactively on all matters relating to your property.

Changing agents is easier than you think, with or without tenants and Tracey does it all for you, so you do not have to worry. And It is Free!

Call Tracey Horsfall today to get the best outcome for your investment property or to list your property for rent. You will not be disappointed!

Tracey’s Mission…

“Tracey Horsfall is committed to changing the way property management is done”

“Tracey Horsfall is committed to doing property management the right way”

Don't forget to follow us on Facebook and Instagram Totally Rentals Brisbane
Or check out our website.

Happy Valentines Day Everyone ❤️

Remember...
Be with someone that brings you peace versus problems.
Is joyful when you succeed versus jealousy.
Pushes you to grow instead of pulling you down.
Takes responsibility versus blaming you. you.