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Professionals Cairns Beaches

Shop 1 Smithfield Business Centre, 1057 Captain Cook Hwy Smithfield

07 4038 3800 - 24/7

07 4038 3400


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During Your Tenancy

Routine Inspections and Photos

We will conduct a routine inspection of the property after the first 6 weeks of occupation and thereafter, every 3-4 months. You will receive sufficient notice prior to the inspection taking place. Please note due to the volume of inspections scheduled we are unable to alter the date. The main purpose of the inspection is to ensure the property is being well maintained, check for repairs and to provide a report to the owner along with any recommendations.

Photos – Please note that all routine inspections will include taking photos of the property, both internal and external.

Routine Inspection Guide – What we look out for at inspections

Inside the Property

Outside the Property

Rent Reviews

Rent reviews occur at lease renewal time and are adjusted in accordance with market conditions. Please also note that a rent review may occur during a 12 month fixed term lease, as long as this is indicated with a clause in the tenancy agreement terms and conditions.

Lease Renewals

Provided that your rent has been paid on time, and the property has been kept clean and undamaged, and the landlord is happy to continue your tenancy, you can expect to receive an invitation of renewal. Once your invitation is received, it is important that you let us know whether you accept the renewal invitation or you wish to vacate. Should you decide to vacate the property, we require this advice in writing as soon as possible.

Pets at the Property

Unless approved upon application or by written confirmation from your Property Manager during the tenancy, pets of any kind are not permitted on the premises including guest pets. If a pet is found at your property you may be found in breach of your lease agreement and you will be required to provide a receipt of an internal and external flea treatment by a licensed pest controller.

Water Usage

Please refer to your General Tenancy Agreement in regards to this.  You can be liable for full or excess water dependant on your property.  You will receive an invoice stating the charge period, how much water you have used and the cost per Kilolitre.  Your invoice can be paid to our office by direct deposit into our trust account stating the address of the property and that it is a payment for water, so this is not credited to your ledger as a rental payment.

Smoke Alarms

Do not under any circumstances remove smoke alarms or remove the batteries from the smoke alarms in your rental property.  If you think there is a problem with your smoke alarm, change the batteries. , If this does not resolve the issue, please report this to your Property Manager immediately. If after hours contact our office for 24 hours assistance.  Smoke Alarms are put in place for the safety of the occupiers and the property, and it is legislated that they must be working at all times.

Changes of Tenants

Anyone vacating the property is required to provide us with written notice via email or on a Form 13 (Notice of Intention to Leave). Anyone looking to move into the property must complete a full application and it must be approved by our office prior to anyone moving into the property.

Should permission be granted for tenants to change/transfer during a General Tenancy Agreement, the outgoing tenant must liaise and arrange with the incoming tenant to be paid their share of the lodged bond.  Please ensure that you also contact your Property Manager so that they can arrange for the correct forms to be signed by all parties and the appropriate one sent to the Bond Authority. Cost will be incurred to change names on the lease.

Breaking your Lease

A “Lease Break” situation occurs when the tenants during the fixed term tenancy wish to vacate the property prior to the lease expiry date. Should you find yourself in this position you should notify your Property Manager in writing immediately and make an appointment so they can explain the process.  Please note you will be responsible for a 2 week break lease fee and internet listing cost, to commence the process. You are responsible for rent on the property until a new tenant is located.

Approved Occupant

Subletting is not permitted without written approval from us. This includes assigning the tenancy over to a third party, or allowing other occupants to move in without our express permission. Permission involves a formal application being completed and submitted by the prospective tenant/occupant.

Misplaced Keys

If you have misplaced your keys during business hours you may come to our office and borrow our office set, upon proof of identity. There is no guarantee your Property Manager has a full set of keys for each property so we suggest you call the office first.

If you have misplaced your keys after hours, you may call a locksmith to assist you back into the property. This will be at the tenants cost.

IMPORTANT! Most modern window fly screens can only be removed from the inside of the property. Attempting to remove them from the outside will result in damage to the fly screen frame work, and will result in the fly screen having to be repaired or replaced at your cost. This may cost more than what it would cost to have a locksmith attend the property to allow you access back in.

Property Damage

If property damage has occurred you are obligated to let us know immediately, or on the next business day if occurring on a weekend or public holiday.


It is important to note that the utmost care must be taken to ensure that you do not infringe on disrupting your neighbours with noise. Loud music, parties or otherwise can disrupt a neighbours right to peace and the quiet enjoyment of their residence. This also includes your obligation to ensure that your visitors are not disrupting neighbours when walking from your premises to their parked vehicles. A notice will be issued and can lead to eviction if formal complaints are made.

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