Landlord
Q&A

A property manager acts as the day-to-day point of contact between you and your tenant. At Melplex Ri-Ch, this includes finding and screening tenants, preparing the lease, collecting rent, coordinating maintenance, conducting routine inspections, and handling any issues that arise during the tenancy.

We also handle compliance with Victorian tenancy law, provide monthly financial statements, and represent you at VCAT if a dispute escalates.

Switching is straightforward. You give notice to your current agent as required under your management agreement (usually 30–90 days), then sign a new management agreement with us. We handle the handover directly with your outgoing agent — including transferring the bond, lease documents, inspection reports, and tenant details.

You don't need to notify your tenant yourself; we take care of that too.

We conduct a free rental appraisal based on current comparable listings and recent leasing data in your suburb. We look at property type, size, condition, inclusions, and proximity to transport and schools.

Pricing too high leads to vacancies; too low leaves money on the table. We aim to find the sweet spot that attracts quality tenants quickly at the best achievable rate.

It's not legally required, but we strongly recommend it. Landlord insurance typically covers loss of rent, malicious damage by tenants, and legal costs — things that standard home and contents insurance won't cover.

We can assist with insurance claim preparation if needed, though the policy itself is between you and your insurer.

We disburse rental funds to landlords monthly, along with a detailed ownership statement showing all income and disbursements. The exact disbursement date is outlined in your management agreement.

You also receive a full end-of-financial-year statement for tax purposes.

Under the Residential Tenancies Act 1997 (Vic), rent can only be increased once every 12 months. A minimum of 60 days written notice must be given to the tenant before any increase takes effect.

Rent increases must be reasonable and in line with market conditions. Tenants have the right to challenge an increase they believe is excessive at VCAT.

We monitor rent payments closely and follow up immediately when payments are missed. Our process is:

• Day 1 overdue — reminder sent to tenant
• Day 3 — follow-up contact
• Day 7 — formal breach notice issued (Form 2 Notice to Vacate or Notice to Remedy)
• If unresolved — we apply to VCAT on your behalf

This is why landlord insurance matters — it can cover loss of rent while a dispute is being resolved.

The bond is collected at the start of the tenancy and lodged with the Residential Tenancies Bond Authority (RTBA) within 10 business days — as required by law. The maximum bond is one month's rent.

At the end of the tenancy, if there is no damage or outstanding rent, the bond is refunded to the tenant. If there are claims, we facilitate the process and can represent you at VCAT if the tenant disputes a claim.

Every applicant goes through a thorough screening process before we make a recommendation:

• Identity verification
• Employment and income verification (we look for rent to be no more than ~30% of income)
• Rental history and reference checks with previous agents or landlords
• National tenancy database check (TICA)
• Credit check where applicable

We present you with our recommendation and the application summary — the final decision is always yours.

Yes. While we make a recommendation based on our screening process, the final approval is yours. However, it is important to note that under the Equal Opportunity Act 2010 (Vic), you cannot refuse a tenant on the basis of protected attributes such as race, religion, family status, disability, or source of income.

We can guide you through what is and isn't permitted when assessing applicants.

Under Victorian law (since March 2020), landlords can only refuse a pet request on specific grounds, such as the property being unsuitable or the owners corporation rules prohibiting pets. You cannot simply say no without a valid reason.

If a pet is approved, a pet agreement can be included as part of the lease. We can manage this process for you and ensure appropriate conditions are in place to protect your property.

As a landlord in Victoria, you are required to maintain the property in a condition that meets minimum standards and is reasonably fit to live in. This includes ensuring:

• The property is structurally sound and weatherproof
• Plumbing, hot water, and essential services are in working order
• Locks and security are adequate
• Smoke alarms are installed and compliant
• Minimum rental standards are met (as introduced under the 2021 reforms)

General wear and tear is your responsibility; damage caused by the tenant is theirs.

Under the Residential Tenancies Act, urgent repairs include things like burst pipes, gas leaks, failure of a heater during winter, a broken toilet (if there's only one), or a serious roof leak. These must be addressed immediately — within 24 hours.

We maintain a network of trusted tradespeople who are available for urgent callouts. For urgent repairs up to the pre-approved limit in your management agreement, we will act without delay and notify you as soon as practicable.

For non-urgent repairs, yes — we will obtain quotes and seek your approval before proceeding. Your management agreement sets a pre-approved spending limit for minor urgent repairs so we can act quickly when needed without waiting for sign-off.

We never spend beyond your approved limit without contacting you first.

Routine inspections are conducted every 6 months, as permitted under Victorian law. The first routine inspection cannot occur until at least 3 months after the tenant moves in.

You will receive a written report with photos after each inspection. If any issues are identified — maintenance needed or lease breaches — we follow up promptly.

Yes, you are welcome to attend routine inspections. Just let us know in advance so we can coordinate with you and the tenant appropriately.

Bear in mind that the tenant must receive at least 7 days written notice of a routine inspection, and they have the right to be present.

A condition report is a detailed written record of the property's state at the start of a tenancy, signed by both the agent and the tenant. It is your primary evidence when claiming against the bond at the end of the tenancy.

Without a thorough condition report, it becomes very difficult to prove that any damage occurred during the tenancy rather than before. We prepare this carefully with photos at every new tenancy.

This depends on the reason. The main scenarios under Victorian law:

• End of fixed-term lease (not renewing): 60 days notice before the end date
• Landlord or immediate family moving in: 60 days notice
• Property being sold (buyer wants vacant possession): 60 days notice
• Significant renovations or demolition: 60 days notice
• Tenant in breach (e.g. unpaid rent): 14 days notice via formal Notice to Vacate

When a fixed-term lease expires, it automatically becomes a periodic (month-to-month) tenancy unless either party gives notice. We will contact you approximately 3 months before the lease end to discuss your options: renew, increase rent, or end the tenancy.

If you choose to renew, we negotiate with the tenant and prepare a new lease. Our renewal fee is 0.5 weeks rent + GST.

Yes. The tenant has the right to stay in the property during and after the sale unless proper notice is given. If the new owner wants vacant possession, they must provide 60 days written notice — but this can only happen at or after settlement.

Tenants must also be given reasonable notice for open inspections (at least 48 hours) and cannot be required to allow more than 2 inspections per week without their consent.

VCAT (Victorian Civil and Administrative Tribunal) handles residential tenancy disputes in Victoria. Common reasons a matter goes to VCAT include:

• Unpaid rent and seeking possession of the property
• Bond disputes at the end of a tenancy
• Tenant challenging a rent increase
• Compensation claims for damage or loss
• Disputes over urgent repairs

We attempt to resolve all issues directly before escalating to VCAT. If it does go to tribunal, we can prepare and attend on your behalf for a fee of $300 + GST per case, plus the VCAT lodgement fee at cost.

You can claim from the bond for:

• Unpaid rent
• Damage beyond fair wear and tear
• Cleaning costs if the property is not returned in a reasonably clean condition
• Costs incurred due to early lease termination by the tenant

You cannot claim for fair wear and tear — this refers to the normal deterioration of a property through everyday use (e.g. minor scuffs on walls, worn carpet in high-traffic areas).

If a tenant appears to have abandoned the property, there is a formal process under Victorian law. You cannot simply re-enter and re-let the property without following the correct steps:

• We will investigate and attempt to contact the tenant
• If we reasonably believe the property has been abandoned, we can apply to VCAT for an abandonment order
• Once the order is granted, the tenancy is terminated and we can re-let the property

Acting without following this process can expose you to liability. Contact us immediately if you suspect abandonment.