FOR RENTERS
What utilities do I need to connect?
You’ll need to arrange electricity, gas, and internet. Water is usually connected in the landlord’s name; you’ll pay for usage.
Can the property manager help with utilities?
Yes, we can provide connection support and details of preferred suppliers, but accounts remain in your name.
What is a Condition Report?
Before you move in, we prepare a report (with photos) documenting the property’s condition. Review it carefully—it protects your bond at the end of tenancy.
What is a bond and where does it go?
Your bond (usually one month’s rent) is lodged securely with the Residential Tenancies Bond Authority (RTBA), not the landlord.
How do I get my bond back?
When you vacate, we inspect the property. If it’s returned clean and undamaged, we’ll process your bond refund. Disputes can be handled through VCAT.
Can I be asked to pay more than one month’s bond?
Only if your rent exceeds $900 per week or the landlord has special approval from Consumer Affairs Victoria.
What are my responsibilities for cleanliness and damage?
You must keep the property clean, avoid damage, and return it in the same condition (excluding fair wear and tear). Professional cleaning is recommended.
What if the landlord doesn’t make repairs?
Notify us in writing. If urgent, we’ll organise repairs immediately. For delays, you may seek compensation through VCAT.
Can I hang pictures or make small changes?
IMinor modifications are allowed with permission. Always check your lease first.
Can I keep a pet?
You can request permission. The landlord can refuse only with reasonable grounds (and VCAT approval).
Can I break my lease early?
Yes, but you may need to pay reasonable costs (rent until a new tenant is found, advertising, and re-letting fees).
How often will inspections occur?
Usually every 6 months, with at least 7 days’ written notice.
Can I refuse entry to the property manager?
You can if insufficient notice is given or the time is unreasonable, except for emergencies.
What happens at the end of the lease?
You can choose to renew, go month-to-month, or vacate. We’ll guide you through cleaning, keys return, and bond refund.
Why should I engage professional cleaning before vacating?
It helps ensure the property matches its original condition and avoids bond deductions.
What if I disagree with rent increases?
You can dispute excessive increases by applying to VCAT for a rent assessment.
Who pays for water?
You pay for usage if the property is separately metered; otherwise, the landlord covers it.
What should I do if I’m struggling to pay rent?
Contact us immediately. We can help arrange a payment plan or discuss short-term options.
What happens if I perform illegal activities at the property?
This is a breach of your lease and may result in termination and legal action.
When can I contact my property manager?
During business hours for all non-urgent matters, and 24/7 for emergencies such as water leaks or gas issues.
For Residential Landlords
What does a property manager do for landlords?
We manage marketing, tenant selection, rent collection, maintenance, safety compliance (gas, electrical, smoke alarm), routine inspections, bond management, lease renewals, and reporting—so you can remain hands-off with peace of mind.
What am I required to do as a landlord in Victoria?
Please sign the Managing Authority provided by us and fill up the Landlord Information Form
On the Landlord Information Form, please make sure all information provided are accurate including the property details and bank account details
According to the Tenant Law amended on 29th March, 2021, the landlord and the property manager must provide Disclosure Statement to the tenants. Please fill up the statement provided by us and make sure the information is accurate.
How do I know how much I can charge the rent for my property? How can I improve the rent to the maximum?
We will provide you with a Rental Appraisal for free, so you can see the comparable on the market.
We will assist in below aspects to improve the rent as much as we can:
- Professional cleaning
- Professional photography
- Advertisement on multiple platforms
- Maximise the exposure of the advertisement
to ensure the best presentation of the property.
Do I need to open or close utility accounts?
Please keep your utility accounts of water, electricity, and gas, so that we can complete the Condition Report before the tenants move in.
Please terminate your electricity, gas, and internet services on the day the leasing agreement commences. Please note, we will manage the water service for you. If your property has specifically appointed electricity and gas suppliers, please let us know in advance.
What happens if tenants are using my electricity or gas account?
If you haven’t terminated your electricity and gas services on time, there may be the risk of them being used by the tenants.
If this happened, we will contact the suppliers and calculate the fee they need to pay according to their move in date. We will request the payment from the tenants.
Why do I pay for the water bill if tenants live there?
After the tenant move in, the water bill will automatically split into two parts. The tenants will pay for the water usage stated on the bill, and the landlord will pay for the sewage charge. The accumulated sewage charge per year will be between $500 and $800.
How will the property manager assess the tenants? How to find good tenants?
We will assess and select the tenants based on below criteria:
- 100 score ID and Visa
- Payslip
- Bank Statement (balance check)
- Rental history check
- Employment check
We will ensure the information provided are all genuine and effective. After the investigation is done, we will report to you for your selection.
Can I have my preference in choosing my tenants, such as I don’t prefer tenants with pets?
The landlord can choose the tenants.
Please note, since the new Tenant Law established on 29th March, 2021, the tenants have to provide details of their pets. The landlord is obligated to avoid any discrimination towards the tenants, including not allowing pets. However, if you are allergic to hair or other relevant health concern, we can reject tenants with pets.
How often are inspections conducted?
We will conduct a Routine Inspection every six months after the tenants move in.
The inspection includes:
Exterior check of the property
Whether the property is reasonably cleaned
Whether the property is damaged
Whether the tenants are complying all conditions of the lease and maintaining the property as required
What is a Condition Report?
Before the tenants move in, we will generate a report containing description and photos that records and displays the condition of the property before the tenancy.
Can I ask for a bond greater than one month’s rent?
For most residential properties under $900/week rent, the bond is capped at one month’s rent unless Consumer Affairs Victoria approves a higher amount.
What is bond and can I have the bond paid to my bank account?
The bond the tenants paid cannot be paid to the landlord’s personal account.
According to the Tenant Law established since 29th March, 2021, the tenants have to pay bond equivalent to a month’s rental. We will transfer the bond within 7 business days to RTBA’s account. (RTBA: Residential Tenancies Bond Authority)
When there is damage discovered at the end of the lease, can I request to pay for the repair by bond? What if the tenants refused to pay?
There are typically two types of damage may be found at the end of the lease:
- Normal wear and tear
- Damage caused by misuse.
As property managers, we will identify the type of the damage based on Condition Report and our professional knowledge. If there is dispute, we will appoint a third party to assess and repair. If the damage is caused by tenants’ misuse, we will require the payment from them.
What will happen if the bond can’t cover my cost of repairs or the rental income loss caused by tenants’ lease breaking?
If you have bought Landlord Insurance, you can make a claim.
If you haven’t bought Landlord Insurance and the tenants refused to pay for the cost, you can submit to VCAT for compensation.
Please note, we highly recommend you to get insured.
How do you ensure the property is well-cared for?
Before the lease is commenced, we will do a detailed tenants selection and thorough background check of the applicants.
Before the tenants move in, we will provide a Condition Report, on which the details of the property condition and photos will be attached.
During the lease, we will conduct a Routine Inspection every six months.
We will keep records of any repair or replace request from the tenants and follow up until they are solved. We will also report to the landlord in a timely manner.
Do I need to do gas and electrical safety checks?
Yes. Since the new Tenant Law established on 29th March, 2021, each rental property has to be provided with the electricity and gas examination biannually. We can assist you by appointing a certified third party supplier to complete the examination. The service fee occurred will need to be paid directly to the supplier, and an invoice will be provided.
Since the new Tenant Law established on 29th March, 2021, each rental property has to be provided with the smoke alarm test annually. We can assist you by appointing a certified supplier to complete it. The service fee occurred will need to be paid directly to the supplier and an invoice will be provided.
Please note, all this maintenance expense can be deducted in tax return.
Do I have to satisfy every tenant request?
The landlord is obligated to provide the property meeting the minimum standards of living. Apart from these, the landlord can decide to satisfy other requests from the tenants.
What happens when a lease ends and tenants don’t renew?
The tenants will have to confirm whether they are extending the lease via email 28 days before the lease ends.
If the landlord wishes the tenants to move out by the end of the lease, a notice needs to be sent to the tenants 60 days before the ending date.
If tenants renew, do I pay a re-letting fee?
If the landlord wishes to renew the rent and lease agreement, it is required to pay for half week’s rental as re-letting fee. If the lease goes on by month, the landlord doesn’t pay for re-letting fee.
When the lease ends, how can I ensure the property is cleaned properly and returned to the condition before lease starts? Why should I engage professional cleaning?
According to the Tenant Law established since 29th March, 2021, if the landlord can provide an invoice of professional cleaning before the tenants move in, we can require the tenants to pay for a professional cleaning and provide the invoice when they move out. If the landlords couldn’t provide professional cleaning, we will not be able to request it when the tenants move out. However, we will request a proper cleaning based on the condition report.
We strongly advise our landlords to provide professional cleaning before the tenants move in to protect their properties.
How long does it take to lease a property in Melbourne?
On average 1–3 weeks depending on market demand, price, and presentation.
Can I have rent paid to my personal bank account?
Please note, the rent will be paid to our company’s trust account. All transactions of this account will be supervised and audited by law. In this way, we can protect the landlord and the tenants effectively.
When we collect the rent, we will arrange the payment of expenses related to the property, and generate a statement for you every month.
When will I receive rent payments and statements?
We disburse rent to landlords monthly within two business days (or as arranged) in to the bank account provided by the landlord with detailed income and expense statements. An annual statement is issued for tax.
What are tax-deductible expenses for landlords?
The expenses related to property leasing are tax deductible, such as the property manager’s managing fee, letting fee, owners cooperation fee, and so on. Please confirm with your accountant about the details.
When can I increase rent?
According to the Tenant Law established since 29th March, 2021, landlords can request a rent increase once every 12 months, with 60 days’ written notice, and only if the rent remains reasonable to market value.
Can the property manager help me pay all the bills? If I wish to pay the bills myself, what should I do?
We can pay the bills for you by deducting the money from your rental income and provide the owner statement. We charge $20 per financial year for this service.
If you wish to pay the bills yourself and you are located in Melbourne, we can assist you to update your billing address.
If you are not located in Melbourne, we can assist to update the billing address to ours, then email to you.
What if tenants stop paying rent without reason?
We issue formal notices to remedy, escalate if unresolved, and apply to VCAT if arrears continue.
What happens if tenants commit criminal activity?
The landlord/property manager can send a vacate of notice directly to request the tenants moving out within 14 days.
What insurance should I hold?
Building, landlord insurance (covering rent default, malicious damage, liability), and public liability are recommended.
Building Insurance: Mainly covers the structural damage of the building. For most of apartments, this is included in the owners corporation fee.
Landlord Insurance: Mainly covers loss occurs in below scenarios: Rental arrears, property content damaged by tenants, tenants breaking lease, etc.
Will the property manager get commission from the landlord insurance company?
No. We don’t charge anything from the insurance company as we provide their quote to you directly.
When can I contact my property manager?
You can contact us via email, phone or Wechat during our working time (Monday to Friday, 9am to 6pm).
If you are willing to contact us outside our working time, we will try our best to reply as soon as possible, but delay of response may occur. We hope for your understanding.
During the tenancy, can the landlord inspect the property?
The landlord can join in with the attendance of the property manager at the routine inspections that will be conducted every six months.
For Commercial Landlords
What types of commercial property can you manage?
We manage retail shops, offices, warehouses, showrooms, industrial facilities, shopping centers and mixed-use buildings across metro Melbourne as well as Regional Victoria.
What tasks will my property manager handle for me?
Your property manager will oversee lease negotiations, rent collection, outgoings recovery, insurance related matter, property maintenance, routine inspections, compliance and ESM checks, rent reviews, and lease renewals—ensuring your property remains well-maintained and profitable.
Can you help me both lease and manage my commercial asset?
Yes! Our team is equipped with strong knowledge and industry experience to either lease or manage your asset, or both.
Can I appoint another commercial leasing agency to work alongside RENTED?
Yes, absolutely. We understand that different commercial agencies bring different strengths to the table. We’re more than happy to collaborate with another leasing team if you choose to do so. Our role is to support you, provide an additional layer of accountability, and help you leverage the other agency’s expertise to achieve the best outcome.
How are rent and lease terms determined?
We conduct market comparisons and consider factors such as location, size, demand, and lease incentives to recommend competitive rates and terms.
What are outgoings and how are they managed?
Outgoings include council rates, insurance, utilities, and maintenance. These are usually paid by tenants based on lease terms. We also prepare an annual reconciliation for transparency.
What if tenants fail to pay rent?
We promptly follow up, issue breach notices, and escalate if necessary to formal recovery or legal action while keeping you informed throughout.
What if tenants perform illegal or criminal activities?
Illegal use of premises breaches the lease. We’ll take immediate steps to terminate the lease and, if necessary, involve authorities to protect your asset.
How often do you inspect commercial properties?
Typically every 6–12 months, depending on the property and tenant type. Reports are provided to owners with recommendations.
Can I access my property during a tenancy?
Yes, with proper notice per lease terms and laws. We coordinate access to avoid disrupting your tenant’s business operations.
How are lease renewals, options and rent reviews managed?
We manage key dates, negotiate renewals, and ensure rent reviews (CPI, market, or fixed) are completed on schedule to maintain market alignment.
What happens at the end of the lease?
We conduct a make-good inspection, assess reinstatement obligations, reconcile accounts, and begin re-marketing if required.
What insurance should I hold?
You should maintain building insurance, public liability, and loss-of-rent cover. We also ensure tenants maintain their own public liability cover.
Are your fees tax-deductible?
Yes. Property-management fees, repairs, insurance, and many holding costs are generally tax-deductible. Confirm with your accountant.
Will my property manager earn commission from insurance companies?
No. We maintain complete transparency — no third-party commissions are taken. In the rare instance where a fee is shared with another party, we always disclose this upfront before proceeding.
When can I contact my property manager?
During business hours Monday to Friday. For urgent matters, we provide after-hours contact details for emergencies.