Safeguard your deposit, leave your rental in a clean state.

Whether you are renting a flat or a house, you should leave it in a good state to safeguard your deposit, according to the Seeff Property Group.

It is common practice for tenants to pay a rental deposit which the landlord must invest in an interest bearing account for the benefit of the tenant. At the end of the lease, the landlord can, however, make certain deductions from the deposit to repair and reinstate the property to its original condition.

Tenants usually bank on getting their deposit back at the end of the rental. It is, however, common to find that tenants vacate a property and leave it in a messy state where it needs repairs, repainting and cleaning. Worse, they may sometimes leave full rubbish bins and even leave some of their unwanted stuff behind.

Needless to say, this is totally unacceptable, and the tenant unfortunately risks the possibility that the landlord will need to spend money on the property to make it fit for a new tenant. The tenant also risks not getting a good reference from the landlord which is important as most landlords require a reference check on top of the standard credit and affordability checks.

Although "fair wear and tear" is acceptable, any additional damage could put the deposit at risk, according to PG van der Linde, rental manager for Seeff Pretoria East. Aside from any potential rental arrears, the landlord can also deduct the cost of repairs. If there are maintenance issues during the lease period, the tenants must raise this with the landlord. They cannot wait until the lease expires.

It is a legal requirement that a condition of property report be done when the tenant takes occupation. This document should record the full state of the property and highlight any defects and must be signed by both parties. The document then forms the basis for an outgoing inspection to identify things that need to be fixed or cleaned.

Seeff says tenants must ensure the property is cleaned and restored by the last day of their lease, and at least by the latest at midday on the day when the new lease expires. It is therefore advisable to start preparing at least a week before you move out.

The entire property must be thoroughly cleaned. That includes the walls, light fittings, cupboards (inside and outside), kitchen including the stove and oven, appliances and cabinets. Remove anything that you affixed to the walls, plug the holes and paint where necessary. Walls which do not require painting should be washed.

Windows must be cleaned. If there are blinds, these must be in full working order and cleaned. Curtains, if any, must be dry cleaned. Floors must be steam cleaned, including any carpeted areas.

Any broken or loose cupboard hinges and handles should be repaired or replaced. All electrical appliances, plugs and lights must be in a full working order. All the lightbulbs must be working. Any dripping taps should be fixed. There should be no blocked drains.

If the property is furnished, all furniture should also be cleaned, and mattresses and couches steam cleaned. The swimming pool, if there is one, should be clean and in full working order, including the pump and creepy. If you kept pets, any pet smells must be cleared out and anything dirtied or damaged must be repaired.

Garages should also be cleared and cleaned. The garden should be trimmed and tidy. All refuse should be removed so that a clean bin is left for the new tenant.

A final inspection must be done and signed by both parties. A full set of keys and remotes must be handed over when you vacate the property.

If there are any repairs that need to be done, the landlord must provide proof of these. The deposit (net of any repair costs) must be refunded to the tenant within 14 days. Disputes can be lodged with the Rental Housing Tribunal.

The Rental Housing Tribunal has the authority to deal with disputes, complaints or problems between tenants and landlords in the rental housing dwellings:

Any practice unreasonably prejudicing the rights or interests of a tenant or a landowner - It may, amongst other things relate to: 

• Illegal lockouts or illegal disconnection of services (water, electricity etc.)
• Failure to refund a deposit
• Damage to property
• Demolitions and conversions
• Illegal evictions (The Tribunal does not have jurisdiction to hear applications for
• eviction orders)
• Forced entry
• Non-compliance with house rules
• Harassment and intimidation
• Failure to issue receipts
• Unlawful seizure of tenants' goods
• Prohibiting the establishment of tenants' committee and tenants' activities
• Termination of Municipal services
• Causing a nuisance
• Overcrowding and causing health hazards
• Exploitative rentals and determination of fair rentals
• Lack of maintenance and repairs
• Non-payment of rent
• Discrimination by landlord against prospective tenant.

In terms of section 13(13) of the Rental Housing Act 50 of 1999, a ruling of the Tribunal is deemed to be an order of a Magistrate's Court in terms of the Magistrate's Court Act, 1994.

Anyone living in a rented property will know how difficult it can be to add your personal touch to your home. That's why Rawson Property Group put together some clever ways on how you can add a little charm to the home you're renting - without the risk of losing you deposit and upsetting the landlord. 

Ask the landlord

Sometimes all you have to do is ask... So, chat to your landlord or the letting agent about what you're allowed to update and how much you can change. Very often landlords are happy for their tenants to paint the property and varnish the doors - sometimes they are even open to paying for some of the materials.

Having said that though, it's probably good to know that a landlord is not likely to change the kitchen cabinets or retile the bathroom. But asking if you're allowed to hang picture frames, paint an accent wall and plant new shrubs in the garden are likely to get two thumbs up from your landlord.

Hang picture frames

One of the easiest ways to bring in your personality into a home is to hang picture frames with personal photos and art works that resonates you. Make sure it's done well, though, by using an accent wall in the lounge or dining room or even your bedroom as your gallery.

This only requires a few holes in the walls, which is easy to fix with some filler and paint when you move out. If you're landlord isn't too happy for you to drill holes in the walls, you can always use stick-on nails to hang your pictures - chat to your local DIY store for some solutions.

Another great aspect of hanging picture frames is that you can easily update them with new pictures and artworks, depending on your mood and/or current décor.

Upgrade the light fixtures

It's not uncommon for rental homes to come with stock-standard light fixtures - and truth be told, they can often be a sight for sore-eyes and/or can emit unflattering florescent light. While it's impractical and can be costly to change every light, it's worth looking at updating the light fixtures in the most-used rooms, like the living area and the main bedroom.

Be sure to choose a fixture that goes with your personal décor style and that emits good light (softer light does far more for the aesthetic of a room than those bright, florescent white light). Don't forget to budget for a professional electrician to install the light if rewiring is required - this will ensure that no damage is done, which can cost you the security deposit. And remember to keep the original light in a safe place to put back in before you move out.

If you're worried that changing out the light fixtures will damage the property and cost you the deposit, then rather spend your money on lamps - a few stylish lamps in a room, like the lounge, can do wonders to update the look and feel. And with so many options available nowadays, it's an easier and cost-effective way to bring your own style into your rental property.

Make small updates

As mentioned, your landlord is not likely to change the kitchen cabinets, knock out wall or retile the bathroom. That, however, doesn't mean you can't make small décor changes that will leave a big impact, such as changing door handles and cabinet knobs - it's a great way to give a room an update also injecting your own personal style.

Don't forget to make a list of all the items you switch out and to keep the originals in a safe place, so that you can restore it to its original state when moving. We even recommend chatting to your landlord before making these updates, as they might be happy for you to make these minor changes and leave them when you move out (and might even be open to paying for them).

Dress your windows right  

Transforming a space starts with the right window-dressing - it can help create a cosy-look and feel as well as help you put your own personal stamp on your rental property. While your landlord might not be open to you removing those vertical blinds that makes your home feel like a 1980s office space, it doesn't mean that you have to use them as your primary window-dressing.

Instead, opt for curtains that come in a neutral shade that matches the rest of the room's decor. If your lease allows and your rental comes with curtain rods installed, consider lifting them and installing them a bit higher from the window frame - this will create depth that will make the room feel bigger and more impressive (make sure you hang extra-long curtains). Please ensure that you get permission from the managing agent or your landlord to do this.  Soon, your rental will truly feel like a home.

Lay down a rug

The floors in most rental properties' are generally tiled or even carpeted in a highly durable colours and materials - in other words, not flattering or complimentary to your personal décor style. Luckily this is easily fixable with a loose rug. Not only is this a great way to bring your own style and colouring into your home, but you can also take it with you when you move again. Plus, you need not worry that your deposit will be impacted at all by adding your own personal touch.