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Tenant Information

The Abel McGrath Asset Management team, with over 50 years’ combined experience, is passionate about property, performance, and the peace of mind of both owner and tenant.

We want to help you find a property that you can afford to rent, and that provides the standard of living you require (addressing any special needs you may have) in the suburb you want to live in.

At Abel McGrath, our tenants are valued clients so every effort is made to help you locate the right property and make the move into your new home as easy as possible.


The Asset Manager must be contacted to arrange a viewing using the contact details as outlined in the listing advertisement. Viewings will either be by way of a home open or by appointment - this can sometimes depend on whether the property is vacant or still tenanted. 

All applicants must view the property prior to applying; or in the case of overseas or interstate applicants, a trusted agent must be appointed to view and approve the property on your behalf.


Once you have found a property that you would like to apply for, the process is fairly simple. An application form can either be provided to you by the Asset Manager at the time of viewing or can be downloaded. Each person over the age of 18 that will be living in the property must complete the relevant section of the application form; however it is not essential for all applicants to sign the Lease Agreement.

At the time of application, all sections of the form must be completed and the following information supplied to support your application:

  • References
  • Identification e.g. Photocopy of passport, driver’s licence, student card, visas
  • Holding deposit equivalent to one week’s rent (can be paid by cash or direct deposit into the Abel McGrath Trust account and represents the first week’s rent for accepted applicants and is reimbursed to any unsuccessful applicants.)


Once your application has been approved, an appointment will be made for you to attend our office and sign your Lease Agreement. At this time all in-going costs must be paid. These amounts will be advised to you prior to coming into the office and usually include one week’s rent (plus holding deposit which will give you the first 2 weeks’ rental payments), a bond equal to 4 weeks’ rent and, if required, a pet bond of $260.00.

Your Asset Manager will explain in full all aspects of the agreement and answer any questions. You will be provided with a copy of the agreement for your records, please keep this in a safe place as it is an important legally binding document.


A Property Condition Report (PCR) will be provided to you at the time of signing your Lease Agreement or posted to you shortly after. Once you receive the PCR, you have 7 days to check it against your property, make any comments allowing for fair wear and tear, and return it (signed) to our office. Not returning the PCR or returning it unaltered will mean that the original report is considered to reflect the true condition of the property.

The PCR will be used at the end of your tenancy as a comparison and the basis for which any bond is refunded.


The building that you occupy will be insured by either the owner or the strata company. This insurance does not cover any of your contents regardless of the cause of any damage.

Tenants must insure their own contents.


All rental payments are due in advance and must be paid in accordance with the terms set out in your Lease Agreement. Abel McGrath Property Group has several methods for you to pay rent and you will be advised of these at the time of sign up.   

A Breach of Agreement Notice may be issued if rent is more than one day overdue. If you do not remedy the breach within the prescribed time, you will be issued with a Termination Notice requiring you to vacate the premises.

If you are continually in Breach this may affect your chances of securing a rental property in the future.
Should you be having difficulty paying rent for any reason please contact and discuss this with your Asset Manager.


Routine inspections are carried out on all properties within the first 6-8 weeks after moving in and thereafter every 3 months. You will be notified 7 – 14 days in advance of the date for the inspection. These are generally conducted between the hours of 9.00am – 4.30pm and you are not required to attend. The inspection is used to check that the property is being maintained and report any maintenance needed to the owners.


Fixed Term Agreement:
Abel McGrath asks that you provide 21 days’ written notice to vacate, if you know that you will be vacating at the expiration of your lease agreement.

Periodic Agreement: Periodic tenancies are still bound by the terms and conditions of their fixed term agreement. Once your fixed term has expired, it is a requirement that you give 21 days’ written notice to vacate.

Request for Consent to Terminate During a Fixed Term Agreement: In the event that you need to vacate the premises prior to the expiration of your fixed term agreement, you will incur costs as outlined in your lease agreement for breaking the lease.

You will be responsible for:

  • Rent until either another suitable tenant is found or the agreement expires
  • Reimbursement of any balance of the owner leasing fee
  • The cost of the final inspection report
  • Advertising costs to find another tenant
  • Upkeep of the property until it is re-tenanted or your agreement expires

At the time of handing in your Notice to Vacate, a confirmation letter will be sent to you outlining our Vacating Premises Procedure and what is required of you as a tenant.


The final inspection is conducted once all keys have been returned, using the Property Condition Report (PCR) provided to you at the commencement of your tenancy. If the property truly reflects the PCR then there will be no deductions to your bond (although your water consumption will be calculated which may require your payment at this point). 


In accordance with the Residential Tenancies Act 1987, any maintenance items required must be reported within 72 hours. Your Asset Manager will attend to any maintenance as soon as practicable and in accordance with the owner’s instruction. Our contractors will be instructed to contact you prior to attending the property.


See section Emergency Contacts for emergency contact numbers.

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