The principal and licensee of Locate Property, Suzana Wade, vehemently objects to the recent proposal by Queensland Premier Annastacia Palaszczuk to establish a Queensland Rent Freeze and rental quotas for the entire state. Property owners and real estate experts like Wade are divided over the premier’s plan, which would cap the rent that landlords may charge.
According to a 9News story, the goal of Premier Palaszczuk’s proposal to cap rental costs is to lower the cost of housing for Queensland residents. According to the survey, rents have been going up all over the state, but especially in big cities like Brisbane and the Gold Coast. This makes it hard for many people to afford good housing.
Wade says that rental caps could have unintended effects that hurt landlords and tenants, but this may seem like a good way to solve the problem. She makes the point that these restrictions would deter homeowners from making investments in rental homes, which would eventually result in a dearth of housing options and increased pricing.
Wade also thinks that rent caps may hurt the standard of rental homes because they may deter landlords from investing in critical maintenance and upgrades if they cannot charge market rent. The overall quality of the state’s rental housing may suffer as a result.
Wade adds that rental caps can harm inexperienced landlords who depend on rental income to make ends meet. She contends that if they are unable to charge market rent prices, such people may be especially susceptible to suffering from financial stress.
In conclusion, even though the concept of rental caps may appear enticing at first glance, it is crucial to consider any potential disadvantages of such a policy. Suzana Wade is pleading with the Premier to reconsider this idea since she, along with many other real estate experts, thinks that rental caps could do more harm than good.
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According to Suzana Wade of Locate Property, having Brisbane featured on the world’s best city list by time magazine is such an amazing accomplishment for Brisbane. Those who are aware of Brisbane’s ongoing growth and development over the past ten years are not surprised by this recognition but exciting times lay ahead says Suzana.
Brisbane has recently undergone infrastructure, hospitality, and retail developments that have drawn tourists from all over the world, making it ever-popular for travelers and business people alike. The formerly semi-industrial areas, such as the James Street Precinct, have been transformed into vibrant, thriving communities that highlight Brisbane’s lovely climate and regional businesses with a restaurant scene that finally rivals anything in Sydney and Melbourne and that is before the opening of the Queens Wharf Casino project.
The upcoming Olympic and Paralympic Games in Brisbane in 2032 are anticipated to further the city’s economic growth and development and make it a more desirable travel destination for both tourists and investors.
The city has already undergone a massive change and this recognition by Time magazine is not only an acknowledgment of such but a prediction of how Brisbane is likely to further develop.
Brisbane has been on the top of investors’ shopping lists for quite a while now and although was often seen as lagging between Sydney and Melbourne, we now see Brisbane taking centre stage even more so as a result of the Time magazine recognition. The value of homes in Brisbane is likely to rise as a result of increased real estate investment as more people become aware of its appeal and rising popularity.
Not least of all, it should be noted that Brisbane being on the world’s best city list by Time magazine’s list of the most incredible places to visit in 2023 is a glaring indication of the city’s rising fame and acclaim. Given that this recognition is likely to increase demand for Brisbane real estate, now is a great time for investors and homebuyers to profit from the city’s quick growth. Brisbane’s real estate market is expected to continue to be a thriving and profitable investment opportunity for years to come because there are numerous options for buyers.
Australia’s proposed rent freeze that is presently before the parliament has been closely watched closely by industry commentators along with most Real Estate agents like Suzana Wade, Principal, & Licensee of Locate Property in Brisbane. She believes that the rent freeze is a terrible idea that could have serious negative effects on both landlords and tenants because she is a real estate expert with years of experience in the field.
For a set period of time, a rent freeze would set a cap on how much landlords could raise the rent on their properties. While it might seem like a good idea to shield tenants from rising housing costs, in the long run, it might backfire. A rent freeze, in Suzana’s opinion, would result in several undesirable outcomes, including:
Rent freezes would make it less appealing for landlords to make improvements to and keep up the standard of maintenance on their properties. If landlords are unable to raise their rents, they might not have the money to make the required repairs and improvements, which would ultimately result in a decline in the caliber of rental properties.
Reduced availability of rental properties: Landlords may decide to sell their properties or put them to other uses, like short-term vacation rentals, if they are unable to raise rents to keep up with rising costs. This might result in a decline in the number of rental homes available, making it harder and more expensive for tenants to find suitable housing.
A rent freeze would also put landlords at risk, especially those who depend on rental income to cover their mortgage payments and other expenses. Landlords might be forced to sell their properties or run into financial trouble if they are unable to raise rents.
There has been a significant backlash against Australia’s proposed rent freeze as a result of these and other worries. Suzana and many others in the real estate sector think the proposal won’t likely pass. To make sure that any upcoming housing policies are just and advantageous for all parties involved, she nevertheless urges all landlords and tenants to stay informed and actively participate in the discussion.
According to Suzana Wade of Locate Property, a reputable property management company with firsthand knowledge of the situation, renters are taking “extreme measures” in response to the low vacancy rates.
Suzana Wade a well-known Brisbane real estate expert, has noticed that low vacancy rates are putting pressure on the rental market and making things unfair for renters.
A top real estate expert says that “historically” has recently published at the REIQ means low vacancy rates in Queensland are making it hard for renters to find a place to live because the demand is higher than the supply.
According to Ms. Wade, renters are competing for fewer available properties as a result of the competition.
In a tight rental market, real estate agents or property managers may suggest paying more than the asking rent to get a place to live.
The choice, according to Ms. Wade, was made as a result of Queensland’s “critically low level” vacancy rates, which made things challenging for tenants.
“Although interstate migration has reached very high levels, supply is the real underlying issue here.
Unfortunately, there is a significant mismatch between the amount of rental housing that is available and the demand for it. This problem won’t be solved soon.
Due to a phenomenon called “rental bidding,” potential tenants may haggle back and forth like they’re bidding at an auction.
It often means that the landlord gets a weekly rent payment that is much higher than the price they asked for the house.
Even though it’s against the law in Queensland and most of the other Australian states, Ms. Wade says tenants can still make higher offers as part of their own strategy. Unsolicited offers from tenants trying to secure the property really have become the norm for the more competitive properties.
She said that landlords and property managers can’t ask for more rent, even though tenants are making bigger offers.
Not only are candidates providing more money towards their rent, but they are also providing more money towards their rent upfront or seeking additional methods to stand out.
Of course, that’s just how people are.
When we are desperate to find safety for ourselves and our families, we will look for ways to stand out from the crowd said Suzana.
Unfortunately, this is one of the challenges that we property managers often face and need to address in the day-to-day activities of our role, this article will discuss domestic and family violence and the role that we property managers play in relation to domestic or familial abuse cases under the Residential Tenancies and Rooming Accommodation Act 2008 (Queensland).
The RTRAA was updated on October 20, 2021, to offer better safety protections for tenants and residents who are victims of domestic and familial violence, including the option to leave the rental property right away or, if they so choose, to stay there safely.
Whether or not they are named on the lease agreement, anyone who suffers from domestic or family abuse in a rental property is entitled to the same protections under the RTRAA.
These provisions-related disputes are arbitrated by the Queensland Civil and Administrative Tribunal (QCAT).
WHAT IS DOMESTIC AND FAMILY VIOLENCE?
Domestic and family violence occurs when one person behaves in a way that the other feels threatened for their safety, well-being, or that of another person. This behavior can take the form of coercion, threats, economic abuse, physical, sexual, emotional, verbal, emotional, or psychological abuse, or it can take any other form that is controlling or domineering.
[1] The term “domestic and family violence” refers to a variety of behaviors, such as threatening or actually inflicting bodily harm on another person, coercing someone into having sex, robbing them of their property, depriving them of their freedom, or threatening to do any of these things to them, their children, or others. Even threatening to hurt or kill oneself is a form of self-harm.
[2] If you are a victim of domestic or familial abuse, you have the right to end your lease or roommate agreement with at least seven days’ notice using the appropriate form, and you can do it right away:
If a tenant, the property manager, or lessor shall be served with a Notice of Termination of Tenancy (Domestic and Family Violence) (Form 20) I;
If an occupant is, a notification ending residence interest (domestic and family abuse) (Form R20) must be given to the rooming housing provider.
As proof of domestic or family violence, the following can be used, but they must be submitted with the right form:
An RTA Form Domestic and Family Violence Report that has been completed and signed by an authorized professional who has been designated, such as a doctor, social worker, or lawyer, or a protection order or temporary protection order; a police protection notice; an interstate order; or an injunction for personal protection under the Family Law Act 1975 (Cth).
During this process, property managers and lessors are required to respect an individual’s privacy. This includes keeping any paperwork or evidence private and refraining from disclosing any information to third parties unless specifically authorized (such as to obtain legal counsel or as required by law).
A fine of up to 100 penalty units, or at the moment $14,375, may be imposed on property managers who breach their duty of confidentiality in relation to a victim of domestic and family abuse.
The property manager/lessor is required to confirm in writing, within seven days of receiving a Notice that a tenant intends to vacate a rental home due to domestic and family violence, whether:
If the landlord wants QCAT to throw out the Notice, the property manager or lessor must tell the tenant who is leaving: the date on which the tenant’s interest in the tenancy or residence ends, as long as the tenant has actually left by that date; if the tenancy or rooming accommodation agreement continues for any remaining tenants or occupants; and, if necessary, the date on which the remaining tenants or occupants must leave.
LOSS OF INTEREST
No further action is required if the tenant vacating is the only one residing there. In order to protect their right to privacy as a victim of domestic and family violence, the departing tenant is not required to provide their forwarding address to their property manager or lessor. Property managers/lessors are required to give tenants (or occupants) a Continuing Interest Notice no earlier than seven days and no later than fourteen days after the vacating party’s interest in the rental property expires. The following information must be included in the Continuing Interest Notice: the ending of the vacating person’s interest in the rental property (without disclosing why); the continuation of the tenancy or rooming accommodation agreement on the same terms; and, if necessary, the specifics of a top-up to the rental bond.
It is crucial that property managers and lessors remember throughout this process that they must not disclose that the vacating person has been experiencing domestic and family violence or any other details that may allude to that fact.
APPLICATION TO QCAT
Property managers and lessors should be aware that they can only dispute whether a Notice and the supporting evidence of domestic and family violence met the requirements of the RTRAA by applying to QCAT. For instance, if someone hasn’t offered any proof of domestic or family violence.
The following things won’t be looked into by QCAT: the individual’s history of domestic and family violence; the property manager’s/lessor’s assessment of whether the individual could safely remain at the rental property.
If QCAT does not throw out the Notice, the property manager/lessor will be responsible for fulfilling the obligations for ending that person’s interest in the rental property as described above.
If QCAT rejects the notice, it will no longer be valid, and the terms of the tenancy or rooming agreement will remain the same.
Property managers should follow the standard abandonment procedures if the person is a tenant but still vacates the rental property because that could be considered an abandoned tenancy.
REMAINING IN THE RENTAL PROPERTY
If the victim of domestic and family violence decides to stay at the rental property, they are allowed to change the locks without the property manager’s or lessor’s consent as long as they comply with all applicable body code requirements, use a licensed locksmith, and provide the manager/lessor with a copy of the key or access code (unless they agree it is not necessary or the QCAT orders that the keys not be provided).
Alternatively, the landlord or property manager must act quickly on a request to change the locks made by a victim of domestic or family violence. There are penalties for sharing new keys and access codes without permission or a valid reason, and they must never be done so.
If a tenant or co-tenant does something that is considered domestic or family violence, that person can ask QCAT to recognize them as the tenant or co-tenant instead. The property manager or lessor can attend and be heard at the hearing.
CONCLUSION
Property managers or lessors must strictly adhere to the RTRAA’s privacy and timeframe requirements in cases where a tenant or occupant is a victim of domestic or family violence.
Given the consequences for failing to fulfill their obligations, it would be best for property management companies and individual property managers to adhere to the Residential Tenancies Authority’s recommended policies and procedures for handling domestic and family violence.
To reduce the risk of RTRAA violations, principals should make sure that property management staff members receive induction and ongoing training.
Property managers are urged to seek legal counsel and as soon as they learn that a tenant or occupant is a victim of domestic or family violence. This will help them manage a very sensitive but important situation and ensure that they are fulfilling their obligations to both the tenant or occupant and their lessor client.
[1] Domestic and Family Violence Protection Act 2012 (Qld) s. 8(1).
[2] Domestic and Family Violence Protection Act 2012 (Qld) s. 8(2).
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