This particular landlord (who is not on these forums) is an interstater and owns a rental property in one of Adelaide's worst suburbs. I won't name who it was managed by, but it might start with R. They were concerned that rent might be in arrears because the monthly statements they were getting were showing less and less each month but the agency never advised her of that or took any action about fixing it. One of the top posters on these forums (he knew I was good at fixing situations) suggested she talk to me for advice on her situation and I helped her out. After a few back and forth's, she asked if I could take over the management at the end of the lease which I agreed with. End of the lease would make the process smoother for everyone involved and everyone agreed. Turns out, her current agency took that to mean change over straight away and put the file on their front desk (with a month or so to go on the lease) awaiting collection and hadn't looked at it again since. So when i called to arrange collection once the lease date had passed, they didn't know they were still managing it. No rent collected, no lease finalised, no exit inspection, no bond processing. Tenant had moved out voluntarily on the lease end date and left the keys inside. Once I had access to it and management of it, tenant had long gone. I did an exit inspection since the other agency hadn't. The house was atrocious. To give you an idea - paid for a whole tip truck load of stuff to be removed, then 20 hours worth of labour for a cleaner inside, plus a couple of hours for a gardener outside. I processed the bond refund and was awarded 100% of it, even though the tenant was not my own and I'd never met them. It came down to having all the correct paperwork which I was able to produce. I organised photos and advertised the property online for $5 per week higher than it was previous and after a few opens secured tenants. When checking tenants I think its important to not only assess the application they put in, but also get an idea of their attitude toward maintenance work to avoid ongoing disputes and unnecessary expenditure. There was still things wrong with the property when it was let but I explained this to the new tenants so that they were under no illusion that it was perfect and that repairs were in progress. Oven hinges had been broken, a couple of holes in walls, towel rail and toilet roll holder broken, carpet and lino floors damaged, lock on one of the doors damaged, etc. The insurance company that the owner is with requires an assessor to go out so I arranged to meet him onsite. They're sorting out lost rent under the previous agency using my help plus the damage that the previous tenants did. This also gave me a sneak peek at the property and to my delight the new tenants are keeping it quite neat and had actually repaired most of the above issues themselves, the husband being a qualified handyman. They've also been paying on time so far. Win win all round.