Welcome to our commonly asked tenancy questions page.
Q. How do I know if my repair is an emergency or a routine repair?
A: An emergency repair is something that could cause serious damage, risk to safety, or stop you from using essential services in your home. They are defined in the law and listed in your General Tenancy Agreement. Emergency repairs are works needed to repair any of the following—
Meaning of routine repairs - routine repairs are all other repairs that are not emergency repairs
This means you can have an urgent routine repair but is not actually an emergency repair but it does need prompt attention. We use these laws to determine if a trades person is needed outside of standard trading hours and to help the tradesman prioritize their jobs at busy times.
Q: If I paid two weeks' rent in advance at the beginning of the tenancy, why am I not still two weeks in advance at the end?
A: At the start of your tenancy, the two weeks’ rent you paid (we call it entry rent) in advance covers the first two weeks you live in the property. After that, your rent payments keep you "in advance" by paying for the upcoming rental period (e.g., the next week or fortnight).
By the time you get to the end of your tenancy, if you’ve been paying rent as it falls due, those initial two weeks have already been used to cover your first rental period. This means you’re up-to-date with your payments, but you’re no longer two weeks ahead.
If you have questions about your rent payments or would like a rent ledger for clarity, feel free to contact us at McAdam and Turnbull Realty
Q: After I vacate, how soon do I get my bond back?
A: Once you’ve vacated the property, your bond will be processed after a final inspection has been completed. While there’s no set timeframe for this inspection, it must be done reasonably quickly. If you provide a Form 14A Exit Condition Report, your property manager is required to sign and return it to you within 3 business days.
If there are no issues—such as unpaid rent, damages beyond fair wear and tear, or outstanding invoices (e.g., a vacate water invoice)—the bond can be released quickly.
The Residential Tenancies Authority (RTA) processes agreed bond refunds within 1–2 business days after receiving the completed refund request. However, if there’s a dispute about the bond, the process may take longer, as it could involve mediation or further investigation by the RTA.
To avoid delays, ensure the property is cleaned thoroughly, any damage is repaired, and all rent and other invoices are paid before you leave and promptly attend to any vacate water invoice.
Some tenants report the RTA emails can be captured in junk mail so we text you when the bond refund instruction has been sent to the RTA so you can be alert for the email from the RTA to process your refund.
For more information or assistance with your bond refund, reach out to our office. At McAdam and Turnbull Realty we want to assist with the speedy return of your bond.
Q: Do I have to provide emergency contact details on the tenancy agreement?
A: While it’s recommended to complete all sections of the General Tenancy Agreement (Form 18A), including the emergency contact details, it’s not mandatory. If you choose not to provide emergency contact details, it may limit the ways a property owner or manager can contact you in specific situations, such as:
- Returning personal documents or money left behind
- Notifying you about goods left at the property and the process for selling them by auction
Providing emergency contact information ensures smoother communication in these circumstances, but the decision is ultimately yours.
If you have further questions or concerns, feel free to reach out to us at McAdam and Turnbull Realty for assistance.
Q: Why does my property manager take photos at my routine inspections?
A: Taking photos during routine inspections helps your property manager document the condition of the property. These photos are particularly important for identifying maintenance needs or any damage, ensuring the property is well-maintained for you. Providing photos can often result in a more prompt response to repair requests as the owner can clearly see and understand what needs to be fixed. It also allows the trades people to assess the issue before they arrive to minimize their time on site or to avoid multiple trips to your home.
Photos also provide clear evidence to the property owner that you are complying with your tenancy agreement and taking good care of the property, protecting you by showing that the home is being looked after.
You’ll always receive at least 7 days' notice of a routine inspection, so you can choose to cover or remove any personal photos or items before the visit.
While our software allows us to blur personal items in photos, we don’t have the capacity to apply this feature to every inspection. However, rest assured, all photos and reports are stored securely in compliance with privacy laws.
If you have any questions or concerns about routine inspection photos, feel free to reach out to us at McAdam and Turnbull Realty for more information.