A Residential Tenancy Agreement allows a tenant to take 'possession' of a property for a limited period of time on certain conditions, including the payment of rent.

Queenstown Accommodation Centre (QAC) utilises the Residential Tenancy Agreement (and terms and conditions) approved by the Real Estate Institute of New Zealand. 

There are two types of residential tenancy agreements:

• Periodic tenancy - an agreement (written, verbal or implied) for an indefinite period until it is lawfully terminated by either party or by the Residential Tenancies Tribunal.
• Fixed term tenancy - a specific time agreed upon at the beginning of the tenancy (for example, six to 12 months).

The rights and obligations of tenant and landlord are the same under both types of tenancy. However, there are differences in the conditions around termination. 

Action for tenant:

• A Residential Tenancy Agreement is a legally binding contract whereby both parties agree to abide by the conditions of the agreement.
• Ensure you have read any written agreement in full and are familiar with its terms and conditions. (Note: When you sign the Residential Tenancy Agreement you are given a copy/record. This copy outlines each party's rights and responsibilities.)
• You will also receive a Property Condition Report (PCR) setting out the condition of the property at the beginning of the tenancy. Details below.

Condition of premises (rental property)
At the beginning of the tenancy, you the tenant are provided with two copies of a Property Condition Report (PCR). This report outlines the current condition of the premises and its contents. 

Action for tenant:
• Check through the Property Condition Report (PCR), detailing on it any variations you find.
• Sign and return the Property Condition Report (PCR) to QAC within 10 days.

Security bond
As a tenant, you pay a security bond as a form of guarantee for the landlord against breaches of the Residential Tenancy Agreement. The amount of the bond is equivalent to four weeks rent.

QAC lodges your security bond with Tenancy Services.  They (Tenancy Services) hold the bond and release it once your tenancy expires, all required rental payments have been received and a satisfactory final check has been completed against the Property Condition Report (PCR). If you change tenants during your tenancy agreement you must complete a change of tenant form. If you don’t you may not get your bond back as you need the same signatures that were on the bond lodgement form on the bond refund form.

Rental payments
Rental is always payable in advance. Your tenancy agreement will provide for payment on a weekly basis by automatic payment.

Your rental account must be maintained in advance at all times. If your account falls into arrears, we will issue a breach notice whereby if the breach is not rectified within 10 days, we may have no alternative but to take action to terminate your tenancy.

If, for any reason, you are not able to make your rental instalment on or before the due date, please contact our office immediately.

Routine maintenance inspections
As part of our role as property manager, we inspect rental properties under our management on a regular four monthly basis.

• You the tenant are given five days written notice prior to a routine inspection.
• Routine inspections asses the:
  - maintenance of lawns/garden areas (if relevant)
  - general appearance and tidiness of the interior and exterior
  - cleanliness of the oven, bathrooms, toilets, carpets/floors coverings, light fittings, bench tops and surfaces, exhaust fans, mirrors, curtains, windows etc.

Services & utilities
When you commence your tenancy, it is your responsibility to arrange for the utilities (electricity, gas and telephone) to be activated and/or transferred into your name.

Then, when you vacate the property, it is your responsibility to arrange:
   - final meter readings and disconnection of electricity, gas and telephone
   - a New Zealand Post re-direction of mail to your new mailing address.

Repairs
It is your responsibility as tenant not to intentionally damage the property and to keep it clean and tidy. Any damage or routine repairs should be reported to our office during normal business hours.

We operate a 24-hours emergency telephone for (as the name suggests!) emergencies such as a burst water pipe, electrical or gas fault. Please note that you the tenant are liable for the cost of after hours service fees should the nature of an after hours attendance be regarded as non-urgent.

Repairs and maintenance due to general day-to-day wear and tear is the landlord's responsibility.

Tenants are responsible for repair costs if the fault is due to negligence on their behalf, or if repairs are undertaken without prior approval from QAC.  Please ensure you have written consent from your property manager before adding picture hooks to the walls, making any renovations, alterations or additions to the premises.

Pets
The Residential Tenancy Agreement expressly forbids you keeping any animals (including reptiles, mammals, birds, poultry or fish) on the property without the landlord's consent. If you have a pet, please advise your property manager and do not attempt to conceal the fact as this could create a problem for all parties.

Body corporates
Body corporate by-laws will apply to any tenant who occupies a unit in a complex overseen by a body corporate. These regulations control the use of car parking facilities and the common property. The Residential Tenancy Agreement contains the specific rules or regulations affecting the use of the units.

Locks & keys
Having a spare/additional key cut is always a good idea.  Please note that the changing of locks or other security devices are alterations, therefore need written consent.

At the expiration of your tenancy, all keys must be returned to our office. Rent will continue to be payable until all keys are returned. If the keys are not returned, the tenant is liable for the cost of changing the locks.

Small household items
Generally, all household items in the dwelling are listed as chattels.  However, smaller items such as toilet brushes can be left by previous tenants, and may not be included on the chattels list.  If you need to replace these, please go ahead and do so and feel free to take the item with you when you vacate.  If you are in any doubt about who is responsible for an item at the property, please call your property manager and check. 

Gardens & lawns
If it is your responsibility as part of the tenancy agreement to maintain gardens and lawns, you are required to keep them tidy and free from rubbish.

This includes regularly watering, mowing, trimming lawns; weeding garden beds; generally keeping the garden in order.

All household rubbish or garden debris must be disposed of, and not left to accumulate around the property.

Carpets
Tenants are to have the carpets professionally steam cleaned at the end of their tenancy if required – please provide the receipt as proof the work has been completed. Please do not use self hire carpet cleaning machines.

Occupants
Only the persons notified to the landlord prior to the commencement of the tenancy may permanently reside at the property.

You must obtain written approval from QAC prior to any change in the occupants of the property.

After hours emergency telephone
As part of our service at QAC, we ensure you can access one of our team 24 hours a day if there is an emergency at the property – an issue with water, electricity or gas for example.  Please be aware that, if a problem was caused by actions you took rather than something that is out of your control, you may be personally liable for the associated charges.

Termination
If a tenant vacates a property prior to the expiry of their fixed term tenancy, the outgoing tenant has a legal obligation to continue rental payments until the expiration of that agreement or until a suitable new tenant can be found to take over the balance of the unexpired term. 

If your circumstances change, and you need to vacate your property prior to the expiry of your Tenancy Agreement, contact your Property Manager immediately. They’ll ask you to complete a vacate notice and continue to pay your rent as usual. You will also be required to pay a fee for re-advertising the property.

Tenants occupying a property on a periodic tenancy basis must give 21 days notice in writing to the landlord (or the property manager) at any time. For example, if you pay your rent weekly or fortnightly, you are still required to give 21 days notice.

When leaving a property, it must be left clean and tidy:

• Clean all carpets/floors coverings, walls, woodwork, light fittings, bench tops and surfaces, exhaust fans, mirrors, curtains, windows, fly screens. 
• In the kitchen, pay particular attention to the stove, oven and griller. 
• Also ensure the bathroom, laundry and toilets are fully cleaned. 
• All appliances and fittings should be left in good working order for the next occupant. 
• If applicable, lawns need to be freshly mowed, garden beds weeded and all of your belongings and any household rubbish or garden debris is removed from the property prior to the final inspection.