69 CARR STREET GEELONG - COMPLETE RENTAL AGREEMENT PACKAGE
Ready-to-Use Document Collection for Furnished Short-Term Rental
Property Address: 69 Carr Street, Geelong VIC 3220
Property Type: 2 Bedroom, 1 Bathroom Furnished Short-Term Rental
Lease Type: Furnished, 6-month fixed-term, all-inclusive rent
Victorian Homebuyer Fund: Victorian Victorian Homebuyer Fund - SRO approval required before lease execution
PACKAGE CONTENTS & DOCUMENT INDEX
This package contains 6 complete, customized documents ready for use after SRO approval:
1. RENT RECOMMENDATION FRAMEWORK
File: 69_Carr_Street_Rent_Recommendation.html
Contents:
- Market analysis: $455-480/week unfurnished baseline
- Furnished premium calculation (18-22%)
- Short-term lease premium (10-15%)
- Partial access adjustment (-5-8%)
- Utilities premium (+$35-45/week for all-inclusive)
Recommended Final Pricing:
- Weekly rent: $632/week
- Monthly rent: $2,740/month
- 6-Month total: $16,440
- Bond requirement: $2,528 (4 weeks)
Status: COMPLETE - Ready to apply to lease
2. SCHEDULE A: PROPERTY DEMARCATION & INCLUDED/EXCLUDED AREAS
File: Schedule_A_Property_Demarcation.html
Purpose: Clearly defines which property areas tenant can access vs. landlord-only areas
Sections:
- Part 1: Included Areas (bedrooms, kitchen, bathroom, laundry, etc. - specify for property)
- Part 2: Excluded Areas (landlord storage, utility areas - to be specified)
- Part 3: Physical Demarcation Methods (doors, gates, signs, locks)
- Part 4: Landlord Access Procedures (notice requirements, emergency access)
- Part 5: Photographs & Visual Documentation (placeholders for floor plan + boundary photos)
- Part 6: Tenant & Landlord Signatures
TO COMPLETE BEFORE TENANT LEASE:
- [ ] Specify exact included areas (bedrooms, living spaces, kitchen access)
- [ ] List specific excluded areas (storage, meters, utility rooms)
- [ ] Describe physical boundaries (doors, gates, signage, etc.)
- [ ] Insert floor plan with areas marked (blue for included, red for excluded)
- [ ] Attach 4+ boundary photographs showing demarcation
- [ ] Both parties sign before lease commencement
Status: READY FOR CUSTOMIZATION - Template complete, needs property-specific details
3. SCHEDULE B: FURNITURE INVENTORY & CONDITION REPORT
File: Schedule_B_Furniture_Inventory.html
Purpose: Documents all furniture included with property and condition at move-in/move-out
Sections:
- Main Bedroom Inventory (bed, mattress, linens, wardrobe, lamps, etc.)
- Second Bedroom Inventory (bed, mattress, linens, desk, etc.)
- Living Room Furniture (lounge, chairs, tables, lamps, TV, etc.)
- Dining Area Furniture (table, chairs, buffet, lighting)
- Kitchen Equipment & Appliances (stove, fridge, microwave, cookware, dishes, utensils)
- Bathroom Items (toilet, vanity, mirrors, towels, etc.)
- Laundry Area Equipment (washing machine, dryer, ironing supplies)
- Condition ratings (Good/Fair/Poor with definitions)
- Photographic documentation checklist
- Damage claim procedures
Inventory Summary:
- Total estimated furniture value: [To be calculated when inventory completed]
- Each item photo-documented for condition baseline
TO COMPLETE BEFORE TENANT LEASE:
- [ ] Complete detailed inventory for each room
- [ ] Assign condition rating to each item
- [ ] Estimate replacement value for each item
- [ ] Calculate total inventory value
- [ ] Photograph EVERY furniture item in good lighting
- [ ] Organize photos by room and item number
- [ ] Attach all photographs to document
- [ ] Both parties sign confirming inventory accuracy
Status: READY FOR CUSTOMIZATION - Template complete, needs property-specific inventory details
4. SCHEDULE D: UTILITIES & ALL-INCLUSIVE RENT STRUCTURE
File: Schedule_D_Utilities.html
Purpose: Specifies which utilities are included in rent and confirms landlord responsibility
Confirmed All-Inclusive Utilities:
- ✓ Electricity (all consumption covered)
- ✓ Gas (all consumption covered)
- ✓ Water & Sewerage (all consumption covered)
- ✓ Internet/Phone (broadband included)
Key Features:
- Single monthly rent payment: $2,740 (no separate bills)
- Utilities remain in landlord's name
- Tenant usage: No restrictions/charges for reasonable use
- Equipment: Modem/router provided by landlord
- Tenant responsibility: Prevent waste, report faults
Sections:
- Part 1: Utilities Included (electricity, gas, water, internet)
- Part 2: Utilities NOT Included (mobile phones, streaming services, cleaning)
- Part 3: Billing & Payment Responsibility (summary table)
- Part 4: Rent Payment Structure ($2,740/month, due 1st of each month)
- Part 5: Utility Service Management (account ownership, meter access)
- Part 6: Usage Expectations & Reasonable Use
- Part 7: Responsibility for Defaults (what if landlord fails to pay)
- Part 8: Moving Utilities to Tenant (only if lease extends beyond 6 months)
- Part 9: Victorian Homebuyer Fund Considerations
- Part 10: Termination & Utilities
- Part 11: Equipment Provided (modem/router)
- Part 12: Emergency & Safety (contact numbers - to be filled)
- Part 13: Estimated Monthly Utility Costs ($290-380/month budgeted in rent)
- Part 14-15: Tenant & Landlord Acknowledgement
TO COMPLETE BEFORE TENANT LEASE:
- [ ] Confirm electricity provider and account number
- [ ] Confirm gas provider and account number
- [ ] Confirm water provider and account number
- [ ] Confirm internet provider, plan type, and speed
- [ ] Verify all utilities are in landlord's name
- [ ] Confirm all utilities connected and functional
- [ ] Insert emergency contact numbers for each utility
- [ ] Specify payment due date (recommend 1st of month)
- [ ] Specify payment method (recommend bank transfer)
- [ ] Both parties sign
Status: READY FOR CUSTOMIZATION - Template complete, needs provider details and contact information
5. PROPERTY CONDITION ASSESSMENT & INSPECTION CHECKLIST
File: 69_Carr_Street_Inspection_Checklist.html
Purpose: Documents property condition at move-in (baseline) and move-out (final assessment)
Components:
- Part 1: Inspection Details (date, time, inspector, witnesses)
- Part 2: General Property Assessment (cleanliness, odors, pests, structural, damage)
- Part 3: Room-by-Room Inspection Checklists:
- Main Bedroom (bed, mattress, wardrobe, lighting, flooring, walls, etc.)
- Second Bedroom (same items)
- Living Room (furniture, TV, lighting, flooring, etc.)
- Dining Area (table, chairs, lighting, flooring, etc.)
- Kitchen (appliances, cabinets, counters, sink, flooring, etc.)
- Bathroom (toilet, sink, shower, flooring, lighting, etc.)
- Laundry Area (washer, dryer, shelving, ventilation, etc.)
- Hallways & Entrances (flooring, lighting, doors, locks)
- Outdoor Areas (garden, fencing, furniture, gates)
- Part 4: Utilities & Services Check
- Part 5: Safety Checks (smoke alarms, extinguishers, emergency contacts)
- Part 6: Security & Locks (all door locks, windows, keys provided)
- Part 7: Photographic Documentation
- Part 8: Damage Summary (cost estimates, bond implications)
- Part 9: Missing Items (at move-out)
- Part 10: Cleaning Assessment (move-out only)
- Part 11: Bond Claim Summary (if applicable at move-out)
- Part 12: Additional Notes & Comments
- Part 13: Signatures & Confirmation
- Comprehensive checklist at end
Usage:
- Move-In: Completed on first day, before tenant takes possession
- Move-Out: Completed within 48 hours of vacating
- Interim: Optional quarterly checks during long-term tenancy
TO COMPLETE AT EACH INSPECTION:
- [ ] Fill in all inspection details (date, time, parties)
- [ ] Mark condition for every item in every room
- [ ] Note any damage with description and estimated cost
- [ ] Take comprehensive photographs (minimum 20-30 photos per inspection)
- [ ] List any missing items with value
- [ ] Note cleaning status (move-out only)
- [ ] Calculate total damage/missing items cost
- [ ] Determine bond claim amount (if move-out)
- [ ] Both parties sign and receive copies
- [ ] File original with property records
Status: READY TO USE - Template complete, use as-is for move-in/move-out
6. SRO APPROVAL LETTER TEMPLATE
File: 69_Carr_Street_SRO_Approval_Letter_Template.html
Purpose: Pre-filled template for State Revenue Office approval letter (critical for Victorian Homebuyer Fund compliance)
Key Content:
- Approval details (property address, scheme info, approved rental terms)
- Approved rental rate: $632/week, $2,740/month, all-inclusive
- Furnished specification and Schedule B reference
- Utilities arrangement (all-inclusive in rent)
- Property demarcation (partial access per Schedule A)
- Conditions of Approval (6 mandatory sections):
1. Rental Agreement Compliance
2. Bond Management ($2,528)
3. Tenant Screening & Documentation
4. Pre-Tenancy Obligations
5. Compliance Maintenance
6. Scheme Compliance
- Scheme Notice requirement (Schedule C - to be provided to tenant)
- Permitted lease structure (6-month fixed term only)
- Restrictions & Limitations (cannot modify without new approval)
- Tenant Responsibilities (for landlord information)
- Document Retention requirements
- Before Tenancy Checklist
- Compliance Monitoring procedures
- Emergency Termination procedures
- Breach consequences
- Landlord Acknowledgement section
CRITICAL NOTICE: This is a SRO-issued document
Completion Process:
1. YOU must prepare and submit rental proposal to SRO (phone: 13 21 61)
2. Provide SRO with:
- Property address and Certificate of Title
- Proposed rent ($632/week, $2,740/month)
- Proposed lease term (6 months)
- Proposed property demarcation (Schedule A)
- Furniture schedule (Schedule B)
- Utilities arrangement (Schedule D)
3. SRO reviews (typically 10-15 business days)
4. SRO issues formal approval letter
5. You receive approval and file with property records
6. Then execute lease with tenant using attached approval letter
TO COMPLETE WHEN SRO APPROVAL IS RECEIVED:
- [ ] Receive approval letter from SRO
- [ ] Note SRO Reference Number
- [ ] File original approval letter
- [ ] Make 2 photocopies
- [ ] Include copy with lease agreement package
- [ ] Provide copy to tenant at signing
- [ ] Reference this letter in Schedule C (Scheme Notice to tenant)
- [ ] Include this letter in all property management files
Status: TEMPLATE READY - Awaiting SRO approval. Letter will be issued by SRO but template shows what to expect
DOCUMENT RELATIONSHIPS & INTEGRATION
These documents work together as an integrated package:
LEASE AGREEMENT (Victorian RTA standard)
├── Schedule A (Property Demarcation) ← DOCUMENT 2
├── Schedule B (Furniture Inventory) ← DOCUMENT 3
├── Schedule C (Scheme Notice) ← References DOCUMENT 6 (SRO Approval)
├── Schedule D (Utilities) ← DOCUMENT 4
└── Attached: SRO Approval Letter ← DOCUMENT 6
Move-In Process:
├── Complete Inspection Checklist ← DOCUMENT 5 (Move-In version)
├── Document Schedule A boundaries with tenant
├── Photograph all Schedule B furniture items
├── Confirm Schedule D utilities working
└── Reference SRO Approval Letter
Move-Out Process:
└── Complete Inspection Checklist ← DOCUMENT 5 (Move-Out version)
├── Compare to Move-In report
├── Assess damage against Schedule B
├── Calculate bond claim
└── File documentation
IMPLEMENTATION ROADMAP
PHASE 1: BEFORE SRO APPLICATION (Week 1-2)
To Complete:
- [ ] Confirm property specifications (2 bed, 1 bath - CONFIRMED)
- [ ] Complete Schedule A - Property Demarcation
- Determine excluded areas (storage, utility rooms)
- Create floor plan showing included/excluded
- Take boundary photos
- [ ] Complete Schedule B - Furniture Inventory
- List all furniture items
- Assess condition of each
- Estimate replacement value
- Photograph all items
- [ ] Confirm Schedule D - Utilities
- List provider details for electricity, gas, water, internet
- Verify all accounts in landlord's name
- Test all services functional
- Gather emergency contact numbers
Documents to Have Ready:
- [ ] Rent Recommendation: COMPLETE (use $632/week, $2,740/month)
- [ ] Schedule A Draft: Property demarcation details
- [ ] Schedule B Draft: Furniture inventory with photos
- [ ] Schedule D Draft: Utility provider information
PHASE 2: SRO APPROVAL APPLICATION (Week 2-4)
Action Required:
1. Phone State Revenue Office: 13 21 61
2. Request Victorian Homebuyer Fund rental approval application
3. Submit application with:
- Property address & Certificate of Title
- Proposed rent: $632/week ($2,740/month)
- Proposed term: 6 months
- Schedule A (demarcation)
- Schedule B (furniture inventory)
- Schedule D (utilities arrangement)
4. Wait for SRO review (10-15 business days typical)
5. Receive written approval letter
Status Document: SRO Approval Letter Template (ready upon receipt)
PHASE 3: LEASE PREPARATION (Week 4)
After receiving SRO approval letter:
- [ ] Prepare Standard Residential Tenancy Agreement (Victorian RTA format)
- [ ] Include as attachments:
- Schedule A (Property Demarcation)
- Schedule B (Furniture Inventory)
- Schedule C (Victorian Homebuyer Fund Notice)
- Schedule D (Utilities & All-Inclusive Rent)
- SRO Approval Letter (2 copies) - [ ] Complete remaining template fields:
- Landlord name and address
- Tenant name, contact, identification
- Property address, bond details
- Rent payment schedule and amounts
- Lease commencement and expiration dates
Documents Ready:
- [ ] Rent Recommendation: FINAL (use $632/week)
- [ ] Schedule A: FINAL (property-specific demarcation)
- [ ] Schedule B: FINAL (furniture inventory with all photos)
- [ ] Schedule D: FINAL (utilities confirmed)
- [ ] Inspection Checklist: Ready (Move-In version)
- [ ] SRO Approval Letter: Received and copied
PHASE 4: TENANT SELECTION & SCREENING (Week 5-6)
Tenant Screening Process:
1. Advertise: "Furnished, All Utilities Included, 6-Month Lease"
2. Use weekly rent ($632) and monthly ($2,740) in listing
3. Collect applications from interested tenants
4. Screen applicants:
- Income verification (recommend min. 25-30x weekly rent = $15,800-19,600/month)
- Rental history via TDS database
- References from previous landlords (minimum 2)
- Identification check
- Optional: Police check (for furnished properties)
5. Select qualified tenant
Documents to Provide Applicants:
- Schedule A preview (demarcation info)
- Schedule D preview (utilities included info)
- SRO Approval Letter (shows legitimacy, scheme compliance)
PHASE 5: LEASE EXECUTION (Week 7)
Before Lease Signing:
1. [ ] Conduct thorough move-in inspection
2. [ ] Complete Part 1-2 of Inspection Checklist
3. [ ] Take baseline photos of every room/item
4. [ ] Ensure property in agreed condition
5. [ ] Verify all utilities connected and working
6. [ ] Confirm Schedule A demarcation is clear
7. [ ] Confirm Schedule B furniture documented
Lease Signing Meeting:
1. [ ] Review entire lease agreement with tenant
2. [ ] Explain each schedule:
- Schedule A: Show demarcation, explain access restrictions
- Schedule B: Confirm furniture inventory, show photos
- Schedule C: Explain scheme implications
- Schedule D: Confirm utilities included, no separate bills
3. [ ] Provide SRO Approval Letter
4. [ ] Obtain signatures (landlord, tenant, witness if required)
5. [ ] Provide copies to tenant
6. [ ] Collect deposit/bond information
7. [ ] Establish rent payment details
Action Items:
- [ ] Lodge bond with Rental Bonds Board (within 10 days)
- [ ] Provide bond lodgement notice to tenant
- [ ] Complete Inspection Checklist Part 13 (signatures)
- [ ] File all documentation
PHASE 6: ONGOING MANAGEMENT (6-Month Term)
Monthly Obligations:
- [ ] Collect rent ($2,740 due 1st of month)
- [ ] Monitor utility payments (included in rent budget)
- [ ] Respond to any maintenance requests
- [ ] Maintain communication log
Optional Quarterly Checks:
- [ ] Conduct interim inspection (with notice)
- [ ] Verify property condition maintained
- [ ] Check furniture condition
- [ ] Update Inspection Checklist if issues noted
SRO Compliance:
- [ ] Maintain file of all documentation
- [ ] Respond to any SRO inquiries
- [ ] Report any material issues
- [ ] Prepare for potential annual review
PHASE 7: END-OF-LEASE (Month 6, Week 4)
30 Days Before Expiration:
- [ ] Decide: Renew lease or end tenancy
- [ ] If extending: Must apply for new SRO approval
- [ ] Provide tenant with formal notice (if ending)
- [ ] Clarify move-out date and procedures
Move-Out Inspection:
- [ ] Schedule inspection within 48 hours of vacating
- [ ] Complete Inspection Checklist (Move-Out version)
- [ ] Photograph all areas for comparison to move-in
- [ ] Document all damage and missing items
- [ ] Calculate bond claim (if applicable)
Bond Processing:
- [ ] Notify tenant of any bond claim within 14 days
- [ ] Lodge bond claim with Rental Bonds Board
- [ ] Return unclaimed portion to tenant
- [ ] File documentation with property records
CRITICAL COMPLIANCE CHECKPOINTS
BEFORE Lease Execution - YOU MUST HAVE:
- ☐ SRO written approval letter (ESSENTIAL - cannot lease without)
- ☐ Schedule A completed with tenant demarcation
- ☐ Schedule B completed with all furniture documented/photographed
- ☐ Schedule D completed with all utilities confirmed
- ☐ Inspection Checklist move-in section started
- ☐ Bond amount calculated ($2,528 for $632/week rent)
AT Lease Signing - YOU MUST PROVIDE:
- ☐ Original SRO Approval Letter or certified copy
- ☐ Completed Schedules A, B, C, D attached to lease
- ☐ Copies for tenant to retain
- ☐ Information about bond lodgement process
- ☐ Emergency contact numbers (utilities)
- ☐ Payment instructions for rent
WITHIN 10 DAYS - YOU MUST:
- ☐ Lodge bond with Rental Bonds Board
- ☐ Provide bond lodgement notice to tenant
- ☐ Complete move-in inspection report
- ☐ File all documents
THROUGHOUT 6-MONTH TERM:
- ☐ Keep all records organized
- ☐ Maintain utilities (paying bills from rent budget)
- ☐ Respond to maintenance within reasonable timeframe
- ☐ Provide notice for any landlord access (24 hours minimum)
- ☐ Respect Schedule A demarcation (don't enter excluded areas without notice)
DOCUMENT SUMMARY TABLE
| Document # | Name | File | Purpose | Status | Use By |
|---|---|---|---|---|---|
| 1 | Rent Recommendation Framework | 69_Carr_Street_Rent_Recommendation.html | Set pricing at $632/week | COMPLETE | Apply to lease |
| 2 | Schedule A (Demarcation) | Schedule_A_Property_Demarcation.html | Define included/excluded areas | READY FOR CUSTOMIZATION | Attach to lease |
| 3 | Schedule B (Furniture) | Schedule_B_Furniture_Inventory.html | Document furniture condition | READY FOR CUSTOMIZATION | Attach to lease |
| 4 | Schedule D (Utilities) | Schedule_D_Utilities.html | Confirm all-inclusive rent | READY FOR CUSTOMIZATION | Attach to lease |
| 5 | Inspection Checklist | 69_Carr_Street_Inspection_Checklist.html | Assess property condition | READY TO USE | Move-in & move-out |
| 6 | SRO Approval Letter | 69_Carr_Street_SRO_Approval_Letter_Template.html | Scheme compliance approval | AWAITING SRO APPROVAL | After approval received |
RENT PAYMENT SCHEDULE
Recommended Payment Setup:
| Month | Period | Amount | Due Date |
|---|---|---|---|
| 1 | [Date]-[Date] | $2,740 | 1st of month |
| 2 | [Date]-[Date] | $2,740 | 1st of month |
| 3 | [Date]-[Date] | $2,740 | 1st of month |
| 4 | [Date]-[Date] | $2,740 | 1st of month |
| 5 | [Date]-[Date] | $2,740 | 1st of month |
| 6 | [Date]-[Date] | $2,740 | 1st of month |
| Bond | Separate account | $2,528 | Due at lease start |
| TOTAL | $16,440 |
MARKETING POSITIONING
For Tenant Advertising:
"Furnished, Bills Included, Ready to Move In!
69 Carr Street, Geelong - Beautiful 2-bedroom, 1-bathroom furnished home, perfect for professionals seeking furnished short-term housing.
What's Included:
- Fully furnished (bedroom, living, kitchen furniture)
- ALL utilities included: Electricity, Gas, Water, Internet
- Professional management
- Fixed 6-month lease (no long-term commitment)
Rent: $632/week or $2,740/month (all-inclusive, no hidden bills)
Why Choose This Property:
- Move-in ready - no setup costs
- Utilities included - know your exact monthly cost
- Furnished comfort - no need to buy furniture
- Flexible 6-month term - ideal for transitional housing
- Professional management - responsive and supportive
Victorian Homebuyer Fund approved property, professionally managed."
NEXT STEPS
IMMEDIATE ACTIONS REQUIRED:
- [ ] Complete Schedule A - Define excluded areas (storage, utilities) with photos
- [ ] Complete Schedule B - Furniture inventory & photos (critical for bond protection)
- [ ] Complete Schedule D - Utility provider details & confirmation
- [ ] Contact SRO - Phone 13 21 61, request Victorian Homebuyer Fund rental approval
- [ ] Submit SRO Application - Include all schedules (2-3 week wait typical)
ONCE SRO APPROVAL RECEIVED:
- [ ] [ ] File approval letter immediately
- [ ] Make 2 copies of approval letter
- [ ] Prepare for tenant selection
- [ ] Complete Inspection Checklist (move-in version)
- [ ] Execute lease with approved tenant
IMPORTANT DISCLAIMER
These documents are templates and should be reviewed by a property lawyer or conveyancer before use, particularly:
- Schedule A (to ensure boundaries are legally sound)
- Schedule C (to confirm scheme notice language is current)
- The complete lease agreement (must comply with current Victorian RTA)
State Revenue Office approval is MANDATORY before this arrangement can proceed. Do not sign any lease without written SRO approval.
FILES PROVIDED IN THIS PACKAGE
69_Carr_Street_Rent_Recommendation.html- Pricing analysis & recommendationSchedule_A_Property_Demarcation.html- Demarcation scheduleSchedule_B_Furniture_Inventory.html- Furniture inventorySchedule_D_Utilities.html- Utilities schedule69_Carr_Street_Inspection_Checklist.html- Condition assessment template69_Carr_Street_SRO_Approval_Letter_Template.html- SRO approval template69_Carr_Street_Complete_Rental_Package_Index.html- This document
PACKAGE COMPLETE & READY FOR IMPLEMENTATION
All documents are property-specific, customized for 69 Carr Street, 2 bed/1 bath, all-inclusive utilities, 6-month furnished rental under Victorian Victorian Homebuyer Fund.
Upon SRO approval, this package is ready to execute with selected tenant.
Questions? Contact State Revenue Office: 13 21 61