Landlords look for dependable tenants as do agents

Press, 24 August 1988, Page 57

Landlords look for dependable tenants as do agents

Real estate agents involved in property management find that many prospective tenants introduced to houses or flats feel that allocations should be made on the basis of first come first served in the same manner as in buying a hat, suit or dress. That situation does not necessarily apply either with the Housing Corporation or with the private landlord. The Housing Corporation has a system of priorities and private owners have their own methods designed to secure the best possible tenants with the least possible delay. Because the first person to view a flat may appear completely unsuitable to the requirements of the owner, allocation is made to the first person who measures up. The position may be likened to an application for a bank loan. Obviously the applicant will be expected to appeal and the bank officer will ask a series of questions and will later make some background inquiries. With housing stock, the investment involved is valued in thousands of dollars, so the agent, on behalf of the landlord, is obliged to be thorough and seek answers to questions and make observations of applicants in order to decide suitability. At the same time, the applicant will be assessing the accommodation and, if he/she is wise, will be asking questions and even making inquiries about the landlord. In many cases, however, when accommodation is in short supply and is quickly snapped up, and when many applicants

lack knowledge and confidence in appraisal and negotiation, they arrive ready and willing to make a bid. This is where the experience and professionalism of the agent are expected to prevail to help achieve suitable matchings. In representing the owner, the agent has the authority to decline any or all applicants until finding one who measures up in all respects. Landlords have varying standards and requirements. Some seek elderly people,

others prefer younger couples. But the general principles sought by landlords are regularity of rent payments and occupants living in a manner that will neither damage the premises nor interfere with the comfort or wellbeing of neighbours. Through an agent, the owner has the right to exercise judgment in the selection of applicants to measure up to the requirements expected of good tenants. This is a sensitive area

of subjective judgment, and because of this, it is extremely desirable for accommodationseekers to arrive carrying character references and, where possible, evidence of a satisfactory tenancy record. Often the agent will decide at a glance, without a word being spoken, that a grubby-looking person with untidy habits, such as the flicking of cigarette ash on the carpet, will be unsuitable as an occupant of a flat that he has to offer. Conversely, there are tenants who take one look at the accommodation being offered for the rental asked — and depart at a gallop. Discrimination on the grounds of colour, race or creed is forbidden by law as being sufficient reason . for rejecting any application for tenancy. People who are placed in any such distinctive categories have the same rights, and also the same responsibilities, as other folk when it comes to renting, leasing and purchase of real estate. Subtle discrimination is exceedingly difficult to detect and prove, but today there is pressure on people to stamp out such practices — and penalties against those who do offend. The Real Estate Institute accepts that view and its Code of Ethics has this to say: “1.3 Members must not accept any Instructions from a client or customer which require them to discriminate against any purchaser or tenant, or against any other member of the public by reason only of sex, race, colour, religion, ethnic or national origins of that person or any related person.”