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How to avoid tenant nightmares

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Your Investment Property | 17 Mar 2014, 10:16 AM Agree 0
Nightmare stories about tenants trashing rental properties and refusing to pay rent are all too common. In the last couple of weeks alone, several tales have gained traction in public consciousness.
  • Me | 18 Mar 2014, 06:37 PM Agree 0
    I have done all the checking and I have done everything you mention and still you can get screwed over. And even when you follow all the rules and do everything by the book and in abidance with the law, you get to VCAT, CTTT & QTAC et al and the sitting member wants to screw you as they think having a rental property is like having a spare house and not a business. The Admin Council members have no idea of how to run a business and believe that all landlords are rich fat cats that can afford for tenants not to pay rent and destroy properties.

    I have been treated so contradictory to the members code of conduct, that I have had cases reheard due to members not adhering to conduct and procedure rules. But each and every sitting member has no idea of how to run a business let alone a rental / investment property one.

    Landlords need laws that allow us to quicker evict tenants who do not pay and a justice system that sticks to the laws and does not penalise landlords because sitting members do not like landlords en masse due to a perceived bias and prejudice.

    And don't get me started on the police. They are supposed to evict tenants but instead they give them notice, and in those notice days the tenants causes thousands of dollars of damage to the property because they are ticked off that they are being evicted and there is no way they can pay for it. Yet police policy, practice and procedure dictates that the police goes with the locksmith and evicts the tenant - that's it! No Notice! And when this is brought up at tribunal the sitting member tells you to shutup and he doesn't want to hear from the landlord.

    Landlords need a stronger voice in the Residential Tenancies Act and we need support at tribunal. Each state has a Tenants Union that services tenants at no cost. In fact it is funded by the interest the state govt earns from rental bonds. But landlords have nothing unless we pay for legal representative. Oh yeh agents are supposed to do it, but have you ever been there and heard one of these sittings? They are a joke! There is no justice! Just a single person lording over the place handing down judgements and only hearing what he wants. Blah! BlaH! BLAH!

    Tenants abuse properties and landlords because they can. The Tribunal allows it and even when you have an order you then have to go to the Magistrates Court and then you have to know where they have moved to and then get the Sherriff to recover any goods to sell if they have any. It is not easy and as previously mentioned, there is not assistance to the landlord unless you pay for it. But the tenant gets it all for nothing!

    Landlords are at a huge disadvantage and the system does this because it somehow perceives the tenant as needing more help than the landlord because they don't own a property.

    Sometimes I think we should just sell up everything we own and buy a property somewhere in the hills with no mortgage, and go on the dole, get our health care card with all its lurks and perks, and leave the real estate business to the suckers!
  • Pascoe | 18 Mar 2014, 11:04 PM Agree 0
    Me...........Well said.
  • fufi | 19 Mar 2014, 01:11 PM Agree 0
    Me, you have hit the nail on the head - I couldn't have said it any better myself. We could all jump on the sinking ship and certainly have a less stressful life, pay no land tax, and then the government can worry about providing much needed accommodation!
  • Tony | 19 Mar 2014, 07:04 PM Agree 0
    Definately the secret lies in property selection first, in order to attract a good tenant. Then tenant selection is next, followed by very obviously tight strict control of the tenant within the legal guidelines.
    Since a tenant cannot be legally removed time limit wise without rent losses exceeding the bond, it's a guaranteed loss if you fail the tenant vetting process. Tribunals definitely favor tenants unless the landlord or property manager is a tribunal specialist. So ensure the property attracts good tenants, vet the applications carefully, and manage the tenancy with the velvet glove over the iron fist and ensure whoever manages it really knows the process backwards and applies their knowledge. Tony Neale - Statewide Motel Brokers.
  • Frank | 19 Mar 2014, 09:41 PM Agree 0
    I think dodgy tenants tend to seek out self-managing owners as more easily duped - I ask for 3 months bank account details, passport ID, employer details, and references - and ring them to check

    I had one bad tenant who punched holes in walls on drug binges - but in 35 years on self-managing that's the worst one that comes to mind.
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