The lease is the legal document, or contract between the Landlord and the tenant. It sets out the duration of the lease, the rent amount to be paid, the number of occupants allowed to reside at the property, whether pets are allowed, and each parties rights and obligations under the NSW Residential Tenancies Act. The lease agreement also includes several annexes which cover various policies that the tenant has agreed to such as the process for following up rental arrears, no smoking policy and a key inventory.

Preparing the property for your tenant & Ingoing Condition Report

The beginning is the benchmark reference point for the end. 

As part of the lease agreement with the tenant, the ingoing condition report is probably the most important document, as it sets the standard for the condition and cleanliness of the property at the commencement of the lease. It is used as a reference point for routine inspections, and more importantly, at the end of the tenancy when the outgoing inspection is conducted. 

The ingoing report is a comprehensive document that notes the condition and cleanliness, and details of existing marks, scratches or damage (such as worn or ripped curtains or blinds) for each room of the property. As part of the ingoing condition report, a comprehensive portfolio of photos are taken. When a tenant vacates a property, we conduct an outgoing inspection whereby each room is examined against the ingoing report and the photos that were taken at the commencement of the tenancy. 

Before conducting the ingoing condition report, and prior to the commencement of the lease, the following list should be addressed:

  • All rooms, fittings ( including light fittings and ducted air vents) and appliances should be clean and in working order;
  • Consider having carpets professionally cleaned;
  • Supply appliance instruction manuals to your property manager;
  • Prepare an inventory of any items that will remain in the property during the course of the tenancy. This could include internal or garage shelving, garden hoses, portable pumps.
  • Ensure grounds are trimmed, neat and tidy, and free from rubbish;
  • Clean grime and/ or moss from all concrete and paved areas;
  • Provide keys for all locks, including garages and sheds. Any missing keys will have to be sourced;
  • Remote control units for garages must be supplied;
  • Ensure all guttering is cleaned;
  • Replace leaking tap washers. It is worth considering replacing all washers to avoid on going plumber call outs down the track;
  • Ensure that all personal items are removed from the property;
  • Ensure adequate television reception and make a note on the property inventory if a booster box is provided.
  • Ensure irrigation systems are in working order and provide instructions for use.

In addition to these items it is important for you to ensure that your property meets the minimum habitable guidelines as set out by the Office of Fair Trading. There are 7 standards as follows:

  1. The property must be structurally sound
  1. It must have adequate natural or artificial lighting in each room except storage rooms and garages
  1. It must have adequate ventilation
  1. It must be supplied with electricity or gas, and have enough electricity or gas sockets for lighting, heating and other appliances
  1. It must have adequate plumbing and drainage
  1. It mut have a water connection that can supply hot and cold water for drinking, washing and cleaning
  1. It must have bathroom facilities, including toilet and washing facilities that allow user privacy

There are also obligations in relation to supply and maintenance of smoke alarms, with penalties applying to landlords who fail to comply.


We strongly advise every landlord to take out a landlord protection insurance policy.

This policy will generally cover:

  • Building insurance
  • Contents coverage (such as carpets and other inclusions)
  • Coverage for malicious damage
  • Coverage for loss of rent.

We recommend contacting your insurance company to see what level of cover they provide for rental properties.