Increased number of Australians is being forced to the rental market, but nasty conditions, insecurity, and negligent agents are too common. Also, as the price soars, more and more Australians are forced to rent despite the uncertainty and fear associated with being a renter. There are reports revealing some stories and first-hand experiences of a lot of individuals planning to rent. These cover negligent landlords and agents matched by those intrusive, overbearing and even bully ones. Despite paying rent on time and maintaining the properties’ top condition; there are renters who are evicted on short notice. Signing long-term lease also seems to make a small difference and bonds are often unfairly withheld for a month on end.
Outrageous Living Conditions
There are shocking stories where renters are forced to live in a place with leaking gas heaters, broken air conditioners, walls with dipped water and more. Issues on living condition also include water damage on the roof wherein after a week of heavy rain, the roof collapsed. If there are damages on the rental properties, it takes weeks or even months for landlords to get the problems fixed. Problems on insulations are also issues that pose negative effects on the living conditions of renters.
Problems with Agents
Problems with agents are also included in the common issues observed in Australian rental market today. Whether you are selling, buying or renting a home, real estate agents should not mislead you, and they must use only the fair contract terms in line with state, territory, and federal laws.
To avoid encountering problems with agents, you need to take the time to know their personal and professional background and know their obligations. It is unlawful for real estate agents to:
· Lead you towards wrong impressions and conclusions
· Mislead you intentionally
· Provide you with false information and impressions
· Hide or leave out crucial information
· Make inaccurate or misleading claims
It makes no difference if the agent deceives or misleads you; it is actually how you perceived the conduct that really matters.
Misleading or False Claims
In order to reduce the chances of deceiving or misleading, real estate agents should adhere to the following good practices:
· Don’t make false claims about the property’s price
· Don’t advertise or under-quote a particular property at a price lower than the real selling price just to attract attention and interest to the property
· Don’t make false claims about characteristics, location and uses that can actually be made of the said land.
· Must disclose all vital information relevant to the property’s price.
· Must advertise selling price based on reasonable market appraisals or price indicated by the seller that they’re likely to accept.
If you are wondering how agents make false claims about the property’s price, the following are actually activities that manifest such actions:
· Claiming that vendors already rejected the offers more than buyers are willing to pay when in fact, no such proposal has been denied or made
· Advertising properties as “passed in”at a price higher than the amount bid at auction
· Advertising properties at a price less than the offer previously rejected unless a seller is already prepared to accept a lower offer
Dummy Bidding-Is this Unlawful?
Dummy bidding occurs when a person or an agent acting on behalf of the vendor pretends to be genuinely enthusiastic about purchasing the property through making bids on the auction. When the dummy bids continue after reserve price has finally been reached, genuine bidder competed with the false buyer and forced to pay as much as they can. But unless dummy bidding is disclosed during the start of the auction and when the bid was made, it’s likely considered misleading. This act is therefore unlawful.
Helpful Tips when Dealing with Agents
If you are planning to rent or you are in a situation where you need professional assistance of a real estate agent, you better consider the following before you commit:
· Make sure that the agent has a license. You can check with your local state or consumer protection agency in your territory
· Conduct some research to better understand the ongoing rate for rental homes in your area. Independent evaluation can help
· Read documents and contracts before you sign. If unsure, seek legal advice
· Ensure that all information given by the agent is fair and accurate
· Never sign contracts of sale, sales authorities or rental agreements
Understanding issues on Australian rental market can help you decide practically and safely, and achieve secured and convenient rental experience.