Difficult tenancies, resolved
Most tenancies run smoothly. When one doesn’t, what counts is how quickly and properly it’s handled. We act early, and every step follows the RTRA Act, with the right notice served correctly and on time, so nothing falls over at the tribunal. You hear from us at each stage, and the decisions stay yours. If it goes to QCAT, we prepare the case and appear on your behalf. The first four examples are real cases, with identifying details removed.
We took over a granny flat when it changed hands, and within weeks the tenant had fallen behind. We issued a notice to remedy, then a notice to leave. When the tenant stayed, we applied to QCAT and had a warrant of possession within five weeks. Once the flat was back, we cleaned it and re-let it at the same rent, as the 12-month rule on rent increases required.
An apartment fell into arrears mid-lease. We issued a notice to remedy, then a notice to leave, and applied the full bond to rent when the tenants left early. At QCAT we obtained an order for the remaining arrears, break-lease costs and the filing fee, then gave the owner an insurer-ready claim pack. The apartment was re-let within two months.
A tenant fell six weeks behind on rent. Rather than end the tenancy, the owner preferred a repayment plan, so we set one up with the tenant and followed up every two business days until the arrears were cleared. The owner kept a paying tenant, with formal notices ready to go if the plan had slipped.
Mould appeared on a bathroom ceiling. Rather than guess at the cause, we had a mould specialist inspect it. The report traced it to poor ventilation, with the shower window kept closed, which made it the tenant’s responsibility. With the report in hand, the tenant covered the cost of fixing it.
The tenant moves out and disagrees with the bond claim. Our case rests on the entry and exit condition reports, dated photos, quotes and invoices, and we give the tenant our evidence within 14 days, as the law requires. We aim to settle it at the RTA’s free conciliation. If that fails, we take the claim to QCAT and present it on the owner’s behalf.
An inspection finds a dog that was never approved, or more people living in the home than the lease allows. We don’t jump to eviction. The tenant gets a formal notice to remedy: apply for the pet properly or rehome it, and bring the household back in line with the agreement. If it isn’t fixed, we escalate, with the owner deciding each step.
Every tenancy and every resolution is different.
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