Correspondence with Property Manager LJ Hooker Belmont WA – Tenant in Rent Arrears

On 1st October LJ Hooker Belmont WA informs we that the tenant had not paid rent for 2 weeks,

“the tenant has only paid to the 16/09 and has been breached and I spoke to him and he is coming in on Tuesday and Wednesday to pay the backlog.”

I asked about when a Breach Notice for Non-Payment of Rent was issued and LJ Hooker Belmont WA seemed to suggest that it has just been that day (possibly after I asked about it). There is an additional 17 days that must be waited prior to termination (two weeks plus few days for breach delivery in the mail), this meant that the breach expired on the 17th October, the two week delay in issuing the breach by LJ Hooker Belmont WA meant that I had to wait 1 month before even issuing a Termination for Non-Payment of Rent, and if the tenant refuses to leave, a court case can take another 10 to 14 days (quoted from LJ Hooker Belmont WA). Now don’t forget the bond only covers 4 weeks of rent.

On Saturday 1st October, LJ Hooker Belmont WA informs me;

“I spoke to him and he is coming in on Tuesday and Wednesday [4th and 5th October] to pay the backlog [$680]”

On Thursday 6th October I receive an email;

“Your tenant has paid rent $550 today… and is now $310 in arrears.”

On Friday 7th October I receive another email;

“He has assured me he will pay $400 on Wednesday [12th October] and $400 each week until he has caught up again.”

On Friday 14th October I receive another email;

“The tenant paid $250 today and paying $740 on Wednesday and this will take him upto [sic] the 21 October. “

On 18th October Termination for Non-Payment of Rent is issued by LJ Hooker Belmont WA, the tenant has till the 27th October to vacate.

On 27th October LJ Hooker Belmont WA informs me that Jacaranda Community Centre has approved payment of the tenant’s rent arrears.

On the 4th November LJ Hooker Belmont WA that the tenant has paid all rent arrears and is up to date with payments.

Now this was one of the added advantages of having a Property Manager, they know who to contact, Jacaranda Community Centre is a community service centre for the City of Belmont who assist with people in financial hardship, and in this case they paid all rent arrears and brought the tenant up to date with payments.

I also decided to take up Landlord Insurance, which LJ Hooker Belmont WA advised from the very start to do, I went with AMA Insurance, for about $150 a year you are covered for about $17,000 of lost rent, not bad at all.

Correspondence with Property Manager LJ Hooker Belmont WA – Tenant Maintenance

Less than a fortnight after the property was tenanted,  property manager LJ Hooker Belmont WA sends me an email;

“The tenant has informed me that crackling noises are coming from the power point in the main bedroom when plugging any appliances in.  Also light/fan to dining is blinks and switches off after a while.  Can I send an electrician.”

They send a second email replying to my request for a quote for the work;

“The approximate amount is $350 + GST, just to replace a power point is $140 + GST, just to buy a fan is also approximately $130.  Labour is $99 per hour.  But the approximate amount to do the job is $350+ GST

Expensive, I thought, luckily I had a relative that I could use to perform the repairs.

Strangely, in the same emails, LJ Hooker Belmont WA informs me the tenant does not have a front door key, that’s interesting as section 5.3.8 of the Exclusive Management Authority for Residential Premises Terms and Conditions, states “the agent will arrange for any device or keys to the Premises to be provided to the Tenant for the purposes of entering the Premises”.  Odd that I was informed this after the tenant had already signed the lease, maybe a backdoor key was all that was required.

Correspondence with Property Manager LJ Hooker Belmont WA – First Tenants

On 12 July property manager LJ Hooker Belmont WA sends me a tenant application, the first I have received;

I have an application to the above property.  Single dad with a 9 year old son. 

Great! I thought, finally back making some rent. A Residential Enquiry Database Report from TICA was also included in the email.

A follow-up email by LJ Hooker Belmont WA was a request from the prospective tenants if they could make some modifications to the property;

The tenant requested if he and his son can put a vegie [sic] garden and fix the chicken pen up.  He has to [sic] small dogs (Chihuahua) and would like chickens.  I didn’t think that would be a problem.

Not a problem at all, I replied, happy to oblige.

By 23 July the tenant had moved in.