HANDBOOK

OF

ADDITIONAL TERMS & CONDITIONS

OF THE RESIDENTIAL TENANCY AGREEMENT

WELCOME TO STUDENT LIVING AUSTRALIA

The Management and Staff of Student Living Australia would like to welcome you to our accommodation complex. Student Living Australia have a diverse and innovative property portfolio which meets a range of student accommodation needs.

Student Living Australia assumes that all residents are mature, motivated students who seek a living environment that is conducive to academic success while allowing independence. For this reason some aspects of living in a Student Living Australia managed apartment may be different from those with which you may be acquainted.

The Handbook is designed to ensure that everybody enjoys their stay, understands the premises and the regulations and that the rules of occupancy are for the benefit of all residents.

Please take time to read this handbook which effectively ensures that you have an understanding of your responsibilities as a tenant. The rules in this handbook form part of your tenancy agreement.

We take this opportunity to encourage your participation in the activities available to all occupants in close proximity to your residence. It is our hope that you will enjoy the exciting atmosphere and lifestyle that Adelaide has to offer.

As a community we are all responsible for maintaining the environment in which we live, and as landlords and tenants, we have a corporate responsibility to maintain the property in a state acceptable to all residents.

Most of the issues in this handbook are based on common sense and are designed for your comfort, safety and security.

We hope that this handbook will prove useful to you in answering any questions you may have and assist you with the most common problems that may occur.

The Management & Staff of
Student Living Australia
30 Victoria Street (off North Terrace)
Adelaide S.A. 5000

Phone 08 8232 0022
Fax 08 8232 0023

info@studentliving.com.au

www.studentliving.com.au

YOUR FIRST MONTH IN A NEW TOWN/COUNTRY

Most students coming from the country or overseas to live and study in a new environment experience a certain amount of cultural change.

The people, the weather, the food, the buildings will be very different. It may take you a little time to get used to your new surroundings. A feeling of homesickness and/or loneliness is not uncommon or unusual.

Many new students are living away from their family and friends for the first time, so by doing your best to become involved in student activities and events you will soon make new friends and begin to feel more “at home”.

There are many different nationalities represented in the Student Living Australia managed complexes. If you are having difficulty in settling in then management is there to help you. We know a number of experienced persons from various countries who can help you if are experiencing loneliness or homesickness.

We at Student Living Australia want your stay to be a happy one. We want you to be successful in your studies and also gain independence, confidence and resourcefulness.

Student Living Australia wishes to develop an atmosphere that provides students with the greatest opportunity to maximise their success, enjoyment and experience from their time studying in Adelaide.

ABSENCE FROM YOUR APARTMENT

If you intend to be away from your apartment on holidays or for any length of time, please inform the office, in case we have to contact you in an emergency. You should also give contact numbers and/or an address of where you will be staying, to a reliable friend.

Rental fees must be paid in accordance with the Tenancy Agreement. If possible, rent is to be paid far enough in advance to cover any period of absence.

ACCESS TO OTHER APARTMENTS/BEDROOMS

Entering another tenant’s apartment/bedroom without authority will result in the same action as a member of the general public entering a tenant’s apartment/bedroom without approval. That is, offenders will be detained and charged with trespass by the appropriate authorities. To prevent trespassing and in particular theft, all students should lock their doors regardless of whether or not they are in their apartment/bedroom.

DEFT NUMBER

Each Student Living Australia lease will be allocated an “Agent or DEFT Number”.

The DEFT Number is to be used at all times when depositing rents, fees or any other charges in the Student Living Australia’s Trust Account, to enable all payments to be identified.

ALCOHOL

Student Living Australia management promotes a responsible attitude towards the consumption of alcohol.

ALL PUBLIC COMMON AREAS ARE ALCOHOL FREE

It is assumed that all tenants are intelligent, aware, mature individuals. Consequently tenants wishing to consume alcoholic beverages may do so but in a moderate and sensible manner. The abuse of alcohol will not be tolerated by Student Living Australia management. The following guidelines must be observed at all times:

Residents of legal age may consume alcohol in the privacy of their rooms/apartments.

In such circumstances the partaking of alcohol must be carried out with care, consideration and moderation.

• Alcoholic beverages may not be consumed in any public common area/s of the building.
• Incidents of misuse of alcohol (i.e. drunkenness and/or non-conformity to rules regarding alcohol consumption) may result in proceedings being taken to terminate your tenancy.

APARTMENT MOVING

A re-letting fee of up to 2 weeks rent may apply if a tenant wishes to move from one apartment to another within a building during the term of a current lease.

Free advice is available from the Office of Consumer and Business Affairs, Tenancies Branch @ Level 1, 91 – 97 Grenfell Street, Adelaide. Phone 8204 9544 between the hours of 8.30am and 4.45pm on weekdays.

BALANCED TIMETABLE

Tenants need to work out a balanced timetable. This timetable should allow all scholastic work to be completed including participation in extra-curricular activities.

Your time at university or college should be one in which you are prepared to move out of some of your routine patterns of experience, to discover new interests and talents - academic, religious, sporting, cultural or social. But do not spend too much time on any one activity, to the exclusion of others, and remember that study should be your first priority, and is not to be left for the last week before examinations.

BED BUGS

In Australia, bedbugs are most commonly found in accommodation where there is a turn-over of tourists. They are transported with people’s luggage and clothing but not on the person. The most common symptoms of bedbugs are bites and blood on the bed sheets. Bedbugs are around 5-7 mm in size, are an oval flat shape and reddish brown colour.

When residing in accommodation off campus (holiday or weekend stays), ensure you do not harbour any bugs in your luggage to bring back to residences. If you suspect bed bugs, before returning home, launder your clothes, wrap in black plastic and place in the hot sun for at least 2 days. If you suspect bedbugs, report it immediately to your property manager at info@studentliving.com.au.

BEHAVIOUR

Tenants are responsible for the behaviour of their visitors and must understand that visitors are also bound by your rules of occupancy.

Residents must agree to abide by a code of behaviour. Acceptable behaviour is not interfering with another person's living conditions or personal security.

Unacceptable behaviour may result in proceedings being taken to terminate your lease.

BICYCLES

In order to preserve walls, carpets, lift linings and other fittings and fixtures, bicycles are not to be placed in the lifts, taken to or kept in an apartment or bedroom.

BY LAWS

The Community Corporation By Laws (if applicable) form part of your lease agreement and a copy can be found in your Orientation kit. Please ensure you have read and understand all the contents of this document.

If you need any clarification of this or any other document you have been requested to read and/or sign please do not hesitate to ask Student Living Australia management for help.

CANDLES/INCENSE AND OPEN FLAMES

Due to risk to life and property, candles, incense and other open flame devices are strictly prohibited anywhere inside or around your apartment or bedroom. Burning of the above devices may set off the smoke detectors in your room or floor common areas and general recreational areas. Residents may be required to pay the cost of the fire brigade attending. In addition Student Living Australia may charge the resident(s) a fee.

CLEANING

Tenants are responsible for the day-to-day cleaning of their apartments including the cleaning supplies. Student Living Australia has housekeeping staff that, for a fee, will professionally clean your apartment on a weekly, fortnightly or monthly basis. If you wish to use this service please email info@studentliving.com.au for a quote or to make arrangements.

It is a condition of your occupancy to ensure your apartment is kept in a reasonably clean and tidy condition. Room inspections will be conducted at various times throughout the year after giving appropriate notice and with your consent.

You may be served with a breach notice if your apartment is not kept in a reasonable condition. You may also be charged for any cleaning costs incurred.

COMPLAINTS POLICY

At all times, Student Living Australia will perform its duties as a landlord/manager under the Residential Tenancies Act, will abide by the Equal Opportunities Act and take into account the principles of natural justice.

Every person involved has the right to express personally, or through an advocate, his or her grievance(s) without fear of reprisal and to have them investigated and resolved quickly and fairly. All complaints shall be in writing.

Assistance will be provided at all times, in matters such as publicity, telephone advice, direct communication, interview or correspondence which will ensure the complaint is handled in a fair and efficient manner.

All complaints will be treated as private and confidential.

A complaint may be withdrawn at any stage in the procedures, with confirmation of withdrawal being made in writing.

Complainants will be informed on how long the complaint will take to resolve.

The complaint will be taken seriously, quickly investigated, and at least a verbal report given back to the complainant within 24 hours of receipt of the written complaint.

Each step in the grievance process shall be recorded.

At all steps in the process attempts will be made to resolve the matter amicably.

Those involved in the matter will be informed of actions taken and the outcome of that action.

No charges apply for submitting a complaint.

The first complainant shall express in writing their acceptance of the mediated result of their complaint as will any other associated party to the complaint.

The complaints manager will have responsibility for handling the procedures, including reports on complaint handling and proactive approach to the client.

The handling of the complaints procedure is reviewed on an annual basis.

Free advice is available from the Office of Consumer and Business Affairs, Tenancies Branch @ Level 1, 91 – 97 Grenfell Street, Adelaide. Phone 8204 9544 between the hours of 8.30am and 4.45pm on weekdays.

CO – TENANCIES

A co-tenancy is created when tenants agree to enter a Residential Tenancy Agreement together and all names appear on the Tenancy Agreement. Generally, the bond is paid equally by all co-tenants and lodged with the Commissioner for Consumer Affairs.

Problems may arise during a co-tenancy, such as one (1) tenant not paying their share of the rent. The Residential Tenancies Act 1995 does not cover the rights of co-tenants and the Tenancies branch is not authorised to provide advice to co-tenants when they are in dispute with each other.

Sharing residential premises with another person creates a co-tenancy where all occupants have equal status.

Tenants sharing rented premises as co-tenants are “jointly and severally” liable under a Tenancy Agreement. This means the Landlord can pursue one or all of the co-tenants for items such as outstanding rent, cleaning, damages etc.

It is advisable that co-tenants develop adequate arrangements for the payment of rent and household bills when they enter into a Tenancy Agreement. If one (1) of the co-tenants fails to pay their share of the rent and the Landlord does not receive all rent due, the Landlord may serve notice on all tenants once rent remains unpaid for more than 14 days.

If one (1) of the co-tenants wishes to leave the premises before the expiry of a Tenancy Agreement, that tenant would continue to be held responsible should the Landlord have any claims, ie outstanding rent, damage, cleaning etc. The Landlord is not obliged to refund the bond if one (1) co-tenant vacates the premises, as the bond is held for the entire term of the lease agreement. However the remaining co-tenants can agree to pay the outgoing tenant their share of the security bond. If this occurs, a “change of Tenants Form” may be completed, removing the outgoing tenants right to claim any portion of the bond once the Tenancy Agreement ends.

Unfortunately the Tenancies Branch cannot assist in co-tenancy disputes. If you have a dispute with one (1) of your co-tenants you may seek help from a community mediation centre. For information and advice phone 08 8350 0376.

DANGEROUS SUBSTANCES AND OTHER EXCLUDED ITEMS

Residents agree not to bring into the apartment or keep therein any of the following:

• Additional space heating appliances.
• Animals of any description, including birds, fish, and reptiles.
• Appliances for making alcoholic beverages.
• Explosive substances.
• Flammable substances.
• Illegal drugs.
• Noxious substances.
• Weapons.

Student Living Australia reserves the right at any time to declare any other thing prohibited which may cause an illness or injury to a person or damage to property and resident(s) will be obliged to remove it from the apartment.

DECORATING ROOMS

Residents are permitted to reasonably decorate their apartments/rooms and floor common areas.

When decorating the following guidelines apply:

• Decorations must not obstruct fire detection or safety equipment (for example nothing should be attached to smoke detectors or sprinklers).
• Decorations must not obstruct access to any part of common areas and must not contravene any Occupation Health & Safety guideline.
• Do not use nails, screws, glue or other adhesives that will damage paintwork, walls or other surfaces.
• Do not fix sticky stars, blu-tack or other adhesive decoration to the wall or ceiling or elsewhere in your room or apartment.
• Murals are not permitted to be painted on any surfaces.
• Decorations in common areas should be acceptable to all residents. They should therefore not be sexually explicit and must not contain material that could cause offence to another resident.
• Decorations must be removed and any damage made good prior to the end of a lease.

Repairs for any damage to the apartment as a result of decorations (including any inscription, hoarding and signage) will be charged to tenants, and this includes cleaning charges for non-removal of decorations or the adhesives (including blu-tack) used to affix them.

DEPARTURE GUIDELINES

The guidelines below are to be followed when departing your Student Living Australia managed apartment, townhouse, unit or room;

Phone Telstra on 13 22 00 or ConnectNow on 1300 554 323, (or the company you have your telephone connected with) and request disconnection of your telephone and a final account to be sent. Telstra must be advised at least 1 week prior to your departure. Also advise Telstra of your new postal address. You will responsible for all Telstra charges accrued past your termination day if you fail to effect disconnection of the service.

Phone AGL on 13 12 45 or ConnectNow on 1300 554 323 (or the company you have your electricity connected with) and advise them of your departure date and request a reading of your electricity meter and a final account to be sent. AGL must be advised at least 1 week prior to your departure. Also advise AGL of your new postal address. You will responsible for all AGL charges accrued past your termination day if you fail to effect disconnection of the service.

Phone ORIGIN Energy on 13 24 61 or ConnectNow on 1300 554 323 (or the company you have your gas connected with “if applicable”) and advise them of your departure date and request a reading of your gas supply meter and a final account to be sent. Origin must be advised at least 1 week prior to your departure. Also advise Origin of your new postal address. You will responsible for all Origin charges accrued past your termination day if you fail to effect disconnection of the service.

You must ensure that all floor coverings are left in a reasonable state of repair and cleanliness at the expiration of your lease. Should you need to arrange for the professional cleaning of the floor coverings Student Living Australia recommends Statewide Carpet Cleaning. You can call them on 1300 550 185 or 0439 367 191 (Mr Gianni Rossi).

Student Living Australia can arrange for the complete professional clean of you apartment, including the floor coverings. Please contact us on 8232 0022 for a quote.

Inspection of your unit will be carried out after all your belongings have been removed.

The costs to repair any damage will be deducted from your Security Bond. This could include painting of marked walls or doors, replacing marked or damaged bench tops, removal of carpet stains, internal window cleaning, cleaning of window dressings, oven cleaning, fridge cleaning, replacement of sink plugs, broken light fittings, cleaning or repair to fabrics on sofa and/or office chairs, broken electrical items, damaged furniture, missing kitchen utensils, missing crockery, cutlery or electrical items etc.

All keys, access cards, operational handbooks, residential handbook and the operations kit are to be handed back to our office. Charges will apply for any items not returned. These items will be collected at the time the inspection is done.

DISCRIMINATION

The Anti-Discrimination Act makes discrimination unlawful on several grounds including, sex, race, age, sexual activity, impairment, religion, political belief or activity.

If you think you have been subjected to any form of discrimination please contact Student Living Australia management for advice.

DRUGS, ILLEGAL SUBSTANCES

Drugs and illegal substances are strictly forbidden. If a tenant uses the premises, or causes or permits the premises to be used for an illegal purpose, then steps will be taken through the Residential Tenancies Tribunal to terminate your tenancy.

Police and your parents will also be alerted. If you feel you are becoming addicted to drugs (or know somebody in the complex that is) please do talk to management. We are here to assist in every way possible. If we cannot help directly, we can put you in touch with people who can help.

ELECTRICAL EQUIPMENT IN ROOMS

Residents are not permitted to install additional electrical equipment (e.g. heaters, washing machines, refrigerators, deep freezers, cooking equipment and light fittings) in their room.

To prevent overloading electrical circuits and to conserve energy, please limit electrical equipment in rooms to the following:

• computers
• televisions and sound systems
• desk lamps and clocks (clock radios)
• electric blankets
• personal grooming items
• other small appliances

These items must be maintained in good and clean operating condition and must be tested.

Use of extension cords and adaptors must comply with accepted safety standards. Excessive use of power boards is very dangerous and is therefore prohibited. Double adapters are prohibited. Appliances with open heating elements such as hot plates and electric bar heaters are prohibited.

Networking of computers or other appliances between apartments, between rooms or between rooms and common areas that requires cabling to run along wall, floor ceiling surfaces or any common area, is not permitted.

ELECTRICITY

Electricity is not included in your rent. Each apartment is individually metered and invoiced by the supply company on a quarterly basis.

It is the responsibility of the tenants to have the electricity connected or disconnected, and for the payment of all accounts.

EMERGENCIES

DIAL 000 FOR FIRE, POLICE OR AMBULANCE

Tell the operator who you need – fire, police or ambulance. Then wait to be connected.

When reporting an emergency by calling 000, the telephone number and address you are calling from may be given to the emergency service so they can respond quickly. If you don’t want the number or address details passed on, then you must call the service required, directly.

For non-urgent calls to Police please call – 131 444

ALL CALLS TO 000 ARE VOICE RECORDED. The voice recordings may be disclosed to emergency service organisations and as otherwise authorised by law.

EMERGENCY EVACUATION (LARGE COMPLEXES)

If a fire does occur alarm bells will ring, and the evacuation alarm will sound in each room throughout the complex. This will be followed by instructions for evacuation. The magnetic door release systems will automatically close the relevant smoke doors.

The lift will also automatically travel to the Ground Floor and is not available for use during an alarm period. Tenants are asked to move in an orderly fashion to the nearest fire stairs and exit the building.

Remember fire prevention is better than detection. Tidy rooms and kitchens that are free from litter, rubbish, flammable materials and sources of ignition are very good fire prevention methods to follow.

FIRE FIGHTING EQUIPMENT

Fire fighting equipment (where applicable) has been installed throughout the apartment buildings as have Exit signs indicating a number of fire escapes. Tenants should make sure they know where the fire equipment and exits are located. Do not touch any of this equipment unless a fire has started.

FURNITURE, FIXTURES & FITTINGS

Tenants are asked not to remove from their apartment any item of furniture or equipment provided by Student Living Australia and/or the owners.

The furniture, equipment and items provided in the apartments are to be used for the purposes for which they are made. The tenant is liable for damage to this property. All damages will be charged to the tenant and/or deducted from the security deposit.

The installation of other furniture into a tenant’s apartment is not permitted unless a written application is submitted and approved by management of Student Living Australia. Every request will be looked at independently, and will take into account the size of the apartment and furniture required.

GAMBLING & GAMING

Regulations are very strict in Australia. You are NOT permitted to indulge in any form of gambling in unlicensed premises - therefore this is not permitted in any part of a Student Living Australia managed property.

GARBAGE

Please refer to the flyer in your orientation kit with regards to rubbish removal and garbage collection in your suburb.

It is a requirement of your stay that you remove all rubbish daily from your apartment. This will ensure we maintain a high level of cleanliness and hygiene throughout the complex and avoid pest infestation.

GUESTS & UNAUTHORISED OCCUPANTS

Tenants may invite short-term guests to stay in their room provided the Student Living Australia office is notified of the visit.

Tenants are reminded that they are completely responsible for the behaviour of their guests in and around the building. It is most important that your visitors do not disrupt the peace, privacy and quiet enjoyment of other tenants.

Where tenant/s have a lease over a bedroom, guest/s are not allowed to co-habit or sleep in any common area of the apartment i.e. the lounge room etc.

AFTER HOURS EMERGENCIES: 0401 76 76 88

HAZARDOUS MATERIALS

Hazardous materials must not be used or stored in the apartment because of the safety risk to you and other residents.

Examples of hazardous materials include flammable liquids such as petroleum or paint thinner, automotive or industrial batteries, chemicals, charcoal fluid, propane, fuelled camping lanterns, kerosene, corrosive materials like acid, and explosives.

If a material is deemed hazardous, it will be removed and disposed of immediately by the appropriate material handlers, associated costs will be borne by the tenant.

INFECTIOUS ILLNESSES

In consideration of your co tenants and other building residents it is requested that Management be advised if a tenant or a guest has an infectious illness.

INSPECTION REPORTS

At the commencement of the lease term an Inspection Report will be completed by the tenant, and at a different time, by a representative of Student Living Australia with each party receiving a copy.

This Inspection Report will be used at the end of the lease term to assess any damage to the apartment, its furniture and/or equipment. The cost of repairing any damage, or replacement of items, may be claimed from the security bond.

You can also expect a number of other inspections of your apartment throughout the year, and, as we respect your privacy, management will give written notice prior to the event. (7 – 14 days)

Should you wish to be present at the inspection; every effort will be made to co-ordinate the inspection schedule.

INSPECTIONS – WHAT WE LOOK FOR & HELPFUL HINTS

Although we do not expect the unit to be ‘sparkling clean and tidy’ we do expect a certain standard. As a guide you should pay special attention to the following areas:

• All wet areas, (bathrooms, laundry, toilets) to be free of mildew and soap build up. All floors to be, washed swept and vacuumed.
• Kitchen benches to be wiped down, microwave to be wiped out, hot plates to be wiped over and oven to be either wiped out or cleaned depending on its condition.
• Skirting boards, window ledges, all unit furniture are wiped over with damp cloth.
• Any excessive marks on walls are to be washed off. “Sugar Soap” can be used or “Chux Scuff” eraser.
• Windows, sliding glass doors and tracks to be free from dust build up.
• Vacuuming of the carpet areas.

By using a damp cloth, bucket of hot water and a spray cleaner such as “Spray ‘n Wipe”, it does not take long to do. “Harpic” is a good product to use in the toilets. The glass shower screens can be cleaned with a window cleaner and wiped cleaned with paper towelling. If you shower screen is ‘really bad’ a cream cleanser and non scratch scourer will help. There is also a product called “BAM” for stubborn areas in the kitchen or bathroom.

If you purchase a “Chamois” you can use it after you have showered to wipe down the shower enclosure, both tiles and glass.

“Spray ‘n Wipe”, with Baking Soda is a good product to use on kitchen splash backs, to dampen a cloth and wipe over cupboards, to clean the sinks, and to use in the bathrooms, and bedrooms.

“Chux” make a product that is called “Wall Eraser” and is very good for removing scuff marks off of walls and on lino.

If you wish to use an environmental product, free of chemicals, these can be found at the supermarket.

INSURANCE

Tenants are advised to take out insurance cover on personal belongings and items such as sound systems, laptops, DVD players, ipods, bicycles, clothing, etc as they are not covered by Student Living Australia or the owners policies.

Any large complex is vulnerable to petty thieving, and Student Living Australia managed complexes are no exception. We suggest you keep your door closed/locked at all times when not in your apartment.

INTERCOM

Some Student Living Australia managed apartment complexes have an intercom system.

The central intercom panels are located on the ground floor. If a visitor knows which apartment you are in, they can call you by pushing the button with the appropriate code/apartment number.

Push the ‘unlock’ key button on your intercom phone in your apartment to unlock the front door and you visitor can access the premises and the lift. The visitor then enters the lift, and presses the correct level that you live on.

Please remember - YOU are responsible for the behaviour of all your guests.

INTERNATIONAL STUDENT HEALTH COVER

International students on a study visa are required by law to pay for Overseas Student Health Cover. (OSHC) Details of your OSHC are to be supplied to management at check-in time.

INTERNET

Most Student Living Australia managed apartments have a separate internet connection. If not then internet may be accessed through the phone line.

For internet connection contact your preferred provider.

Internet connection is NOT included in your rent.

KEYS

Keys to your apartment will be issued at check in time. Keys are not to be duplicated. If your key is lost or stolen, the manager will need to assess if lock needs to be replaced. If this situation occurs it will cost you between AU $120.00 and AU $250.00 (depending on the lock type) for a replacement lock. If keys only need to be replaced they will cost between AU $25.00 for a standard key and AU $120.00 for a “master keyed system” each.

Keys to your mail box will be issued at check in time. Keys are not to be duplicated. If your key is lost or stolen, the Manager will need to assess if lock needs to be replaced. If this situation occurs it will cost you AU $120.00 for a replacement lock. If keys only need to be replaced they will cost AU $25.00 each.

Do not, under any circumstances, lend your keys to another person. This compromises the integrity of the security of the complex and can put the safety of all residents at risk.

Your keys are to be returned, undamaged, at the expiration of your lease or the above charges may apply.

LAUNDRY

Under Section 7.3.14 of the Community Titles Act - Use and Enjoyment of the Community Lots it states:

You “must not hang or allow to be hung any item of clothing, washing or other like or similar item from or upon any Lot balcony (if any) or window of any Community Lot so as to be in any way visible from the outside of the community lot”

Anyone found to be hanging washing on or upon the balcony will be found in breach of By-Law 7.3.14 and also Balcony By-Law 31.3.2. More information on this matter can be found in your Building By-Laws.

LOCKOUTS & EMERGENCIES

For all after hours lockouts or emergencies, please phone 0401 76 76 88.

Any noise, disturbances or unusual behaviour should be reported using the above mobile number, as it happens, so the problem can be addressed immediately.

FOR ALL AFTER HOURS LOCKOUTS THERE IS A $120.00 CHARGE

After hours applies prior to 9:00am and after 5:30pm each business day (Monday – Friday)
every Saturday, Sunday and all public holidays.

MAIL

Mail is delivered to your mailbox each business day just prior to lunch. Please collect you mail daily. If you intend to be away for more than a week we ask that you have a friend collect your mail for you.

MAINTENANCE

Student Living Australia contracts maintenance staff to repair any damages or problems that may occur in your apartment. The tenant is liable for any damage or loss caused by negligence or misuse and may be charged for associated repair costs.

MEDICAL CENTRE

Please consult the flyer insert in your Orientation kit for your nearest Medical Centre.

MICROWAVE OVEN

Before cooking food or liquids in your microwave oven, please check that the following safety precautions are taken:

Do not use any metallic cookware in the microwave oven. This includes metallic containers, dinnerware with gold or silver trimming, skewers or forks etc.

Do not operate the microwave when it is empty as this will damage the oven walls.

Do not heat air-tight or vacuum-sealed bottles, jars or containers they will explode. Remove all lids and pierce skins or bags etc.

Do not heat eggs, nuts in shells or tomatoes, as they will also explode.

Always keep the inside of the microwave oven clean. Splatted food particles or oils stuck to the inside of the oven can cause damage to the interior coating and decrease the efficiency of the oven.

Do not use harsh abrasives when cleaning the oven. Use a soft moist cloth with detergent.

Do not place hot containers (or cooking pans/saucepans) directly on the bench tops.

Tenants will bear the cost of any repairs or replacement of damaged microwave ovens.

MODIFICATIONS TO BUILDINGS AND ROOMS

Residents are not normally permitted to make or cause to be made any alteration to their room or any part of it or any other part of the apartment, including painting.

Any alterations undertaken without prior written Student Living Australia approval will be removed and repaired and a claim may be made against the Tenant.

MOVING IN

Where tenants or their visitors wish to deliver or move goods or furniture to and from the premises, they must first notify Student Living Australia of such delivery, or move and comply with the directions given to them in order to ensure minimum interference with persons using entrances, lifts and common areas.

Goods or furniture must not be left on the public common property at any time and, if so left, it may be removed by Student Living Australia at the tenant’s risk and expense.

In some cases, the caretakers of some of the buildings need to be notified so as “protective blankets” can be placed around the walls of the lift. Your Student Living property manager can advise you if this is a requirement under the By Laws of your building.

NOISE

“Unreasonable noise” will not be tolerated.

This is defined as sound which interferes with the ability of residents to study, sleep or quietly enjoy their living environment. The playing of music should be contained so as not to intrude upon the activities of others.

Musical instruments like guitars and drums as well as amplifiers cannot be used within the apartment.

Please be especially quiet during the examination period. When under stress people become sensitive to noise. If you are fortunate enough to complete your exams early, remember your longer suffering colleagues.

PASTORAL CARE

One of the main advantages of living at a Student Living Australia managed complex is that you are given every encouragement to achieve a high result.

We can assist in directing you to the relevant person or department within your institution when choosing courses and subjects, dealing with tutors and lecturers, preparing for examinations, claiming special consideration due to sickness or family troubles and appealing against academic decisions.

PERSONAL PROBLEMS

If you run into any difficulties of a personal or academic nature, please do not hesitate to approach Student Living management. Do not leave a problem until it is too big or too late - one of the advantages of living in a community is that there is always someone to help. Confidences are kept, and you can be assured of a sympathetic ear, regardless of the nature of your problem.

PEST CONTROL AS A RESULT OF RESIDENTS’ LIVING PRACTICE

Where infestations of pests are found to have been introduced by resident, this may result in charges being levied for the costs of the eradication of the pests.

It is the responsibility of residents to adhere to good housekeeping practices. For example residents should ensure that food is not left out or uncovered, and that used dishes are properly cleaned in a timely manner, and that garbage is disposed of daily.

PETS

No pets of any kind (including birds, fish or reptiles) are permitted in any Student Living Australia managed apartment, building or room.

Local Council “By Laws” prevent pets of any kind entering or being kept in the Apartment.

PRIVACY POLICY

An individual’s right to keep personal information private is highly important.

How we collect your information

How we use your information

We will limit the use of your personal information to:

• Conducting our business of providing accommodation and associated services and performing our internal administration and operations,
• Maintaining records for the proper administration of the apartment complex,
• Advising you of matters which are relevant to your application to be offered a place of residence,
• Maintaining our relationship with you as a resident of a Student Living Australia managed property,
• Complying with legislative and regulatory requirements and otherwise fulfilling our legal obligations.

We may use your information to offer you services or products that we believe may meet your needs or otherwise be of interest to you as a Student Living Austrtalia resident. If you would rather not receive any of this information, you can notify us at any time be emailing us on info@studentliving.com.au.

Who will use your information

• We will not share your personal information with any company or person, other than:
• Select organisations with which Student Living Australia deals in connection with the operation the apartment complexes that may offer you services or products which may be of benefit to you,
• Regulatory bodies, government agencies, law enforcement bodies, tribunals and courts as required by law.

Student Living Australia binds our associated companies, employees, agents, contractors and external advisers and other organisations with which we deal to the same standard of confidentiality as Student Living Australia itself promises in this policy, so that they cannot provide this information to anyone else.

Sensitive information

We only collect sensitive information about you with your consent. We will only use sensitive information which you choose to provide to relating you’re:

• Racial or ethnic origin, religious beliefs or affiliations, for the purposes of allocating accommodation and maintaining our relationship with you,
• Health, if you are involved in a medical emergency.

Your information is secure

• Your information may be stored in a hardcopy or electronically in our systems.
• We maintain physical security over our paper and electronic data storage, premises, computer and network security, which meet current industry standards to ensure that your personal information is kept secure and confidential.
• We will not retain any of your information for any longer than it is required by us, except to fulfil our legal obligations.
• With your help, we will keep your personal information accurate, complete and up to date.

You can access your information

• You can access most of the personal information we hold about you and request corrections or updates.
• This right is subject to some exceptions, for example, you may not obtain access to information relating to existing or anticipated legal proceedings or which might threaten the privacy of others.
• We will promptly respond to any request for correction or updating of your personal information.

Contacting us about your information

If you would like to gain access to or correct or up date your personal information or you think we have failed to comply with the standards that are set out in this policy, please contact us by e-mail info@studentliving.com.au

PROXIMITY/ACCESS CARDS & FOBS

A number of Student Living Australia managed properties have this computerised access system.

The access/proximity card is issued when you check in and allows the tenant access to the front door of the building, the apartment, and in some buildings the individual bedroom.

The access card should be carried by tenants at all times when moving around the building. To activate the front door, slowly place the access card in the electronic reader, which will activate the green light. You then have 3 seconds to enter the door. The same process is used when entering your apartment and rooms.

When you activate your access card and you see a green and amber light flashing this means the access card maybe faulty or damaged. This is a warning so contact your property manager at info@studentliving.com.au before it completely fails.

If the lights flash amber and red, this means that the date and time set on the access card may be incorrect. Please contact the property manager as soon as possible at info@studentliving.com.au to have your card re-coded.

Should you lose your card, you must report it to Management immediately. Standard “SAFLOCK” branded cards will be replaced at a cost of AU $25.00 each (plus any after hours call out fee).

For “AUSTRONIC” branded access cards (Bent Street apartments) replacement cards will cost AU $120.00 each. (plus any after hours call out fee).

For “TOWER APARTMENTS” access fobs, replacements will cost AU $120.00 each. (plus any after hours call out fee).

Access cards & fobs are to be returned at the expiration of your Licence to Occupy or the above charges will apply.

PUBLIC HOSPITAL

Please consult the flyer insert in your Orientation kit for your nearest Hospital.

RENTAL PAYMENTS

RENT IS DUE ON OR BEFORE THE

1ST OF EACH MONTH - PAYABLE MONTHLY IN ADVANCE

Student Living Australia recently decided to move their banking to Macquarie Bank Limited. Their prime motivation for the move was to increase flexibility and convenience for you when making your rent payment. Macquarie Bank, through DEFT Payment Systems has a wide range of payment options.

With the DEFT payment system you pay your rent over the phone or internet, 24 hours a day, 7 days a week. You are also given the choice to make payments by credit card or direct debit from your bank, building society or credit union transaction account.

Payments can be made by visiting www.deft.com.au or calling 1300 30 10 90. Student Living Australia staff will provide you with a copy of the DEFT Payment Systems Conditions of Use.

To pay your rent by credit card there is no need to register before making payments, though a surcharge may apply.

Alternatively, to pay your rent directly from your transaction account, your details need to be registered online at www.deft.com.au by simply selecting the Online Direct Debit Registration option and following the step by step instructions provided.

Registration is quick and easy – in a few moments you can start making payments using both the phone and internet payment methods. If you do not have access to the internet and would prefer to complete a registration form please contact us or call DEFT on 1800 672 162. Alternatively you may visit the Student Living Australia office and the staff will guide you through the registration process

Also for your convenience, both the phone and internet payment options allow you to schedule recurring weekly, fortnightly, monthly or quarterly rental payments in advance. So you can ‘set and forget’ your rental payments.

If you have any questions or if you would like to learn more about alternate payment options, please go to www.deft.com.au or contact the Student Living Australia office on 8323 0022 to arrange a meeting with your property manager.

At the time of making your payment you will be asked for your DEFT Reference Number. This number will be given to you on the 1st October by a Student Living staff member. To proceed with your payment please enter (insert number). Please keep this handy for all future payments.

Once payment has been made, you will be given a transaction receipt/confirmation number, which you should record as proof of you payments.

For more information on DEFT Payment Systems, see the ‘Easy way to pay your rent – Credit card and Customer Initiated Direct Debit’ brochure.

Please feel free to contact us to discuss the above payment options.

For any other queries:

• Call DEFT Payment Systems toll free on 1800 672 162 for enquiries regarding your registration.
• For any tenancy matters, including repairs or enquiries about your rent, please continue to contact us as usual.

RULES OF OCCUPANCY – HANDBOOK

This Handbook and the rules, regulations, requirements and notices form part of your Lease/Contract. Please read these rules and if you have any questions or need a translator, please do not hesitate to email the manager on info@studentliving.com.au.

RUNNING A BUSINESS

Residents are not permitted to conduct a business of any description in their room, apartment or common areas of the complex.

SECURITY BOND AND REFUNDS

Your security bond is refundable at the end of your tenancy agreement provided that all the furniture and equipment is accounted for, there is no damage to the property for which the resident is liable, the apartment is reasonably cleaned, carpets and floor coverings are reasonably cleaned and that rent and any sundry charges are fully paid.

If these conditions are not met a claim may be made from your bond.

In the event there is a shortfall in the bond then the tenant is liable for that shortfall and an application to the Residential Tenancies Tribunal will be made to recover the monies owing.

The refund of your security bond can be collected from the Office of Consumer and Business Affairs located at Level 1/91-97 Grenfell Street, Adelaide City during office hours - Monday to Friday from 8.30am to 4.30pm. Phone: 08 8204 9555.

You must have your “Security Bond Refund Form” with you and signed by both the manager of Student Living Australia and yourself.

Refunds can be by way of a cheque or Electronic Funds transfer (EFT).

All rent must be paid up to your termination day. No rent or sundry payments will be deducted from your security bond unless prior arrangements have been made.

Guide To Getting Your Bond Back

• Stove: Clean the grill, oven, drip trays, stove top, tiles behind the stove and side of the stove
• Refrigerator (if provided): Clean inside and out, defrost, turn off, leave doors open and clean the outside of the unit
• Clean all bench tops, tiles, exhaust fans and kitchen sink
• Windows and windowsills to be cleaned thoroughly
• All cupboards inside and out to be left clean and all personal items removed
• Marks to be removed from walls – especially around electric switches
• All floors to be washed and all skirtings to be dusted/vacuumed
• All carpets to be left in a reasonable state of repair and cleanliness. Student Living recommends you have your carpets professionally steam cleaned.
• Cobwebs to be removed
• Lawns to be mowed, edges trimmed – except in communal garden properties (if applicable)
• No rubbish to be left in the garden area, garage, or rooms
• Bathrooms, toilets, bathroom cabinets and shower recess to be scrubbed, and grouting to be free of all soup, residue and mildew
• Laundry trough, basins and tiles to be left clean
• Driveways, carports and all concrete areas to be free from oil and grease stains (if applicable)
• Sliding window and door tracks to be cleaned
• All items on the furniture inventory to be accounted for and in a clean state
• Any damage that is tenants’ responsibility to be repaired
• All keys, access cards, remote controls and handbooks to be returned
• RENT PAID UP TO DATE
  

SECURITY POLICY

Student Living Australia strives to provide its residents with a safe and secure environment and has security and emergency measures in place to that end. There are several ways in which residents can further increase their level of security.

Although Student Living Australia supports a community atmosphere and lifestyle on the apartment, residents nonetheless should remain vigilant in ensuring that external building doors, floor doors and room doors are kept locked at all times.

Do not, under any circumstances, lend your access cards or keys to another person. This compromises the integrity of the security of the complex and can put the safety of all residents at risk.

Residents are not allowed to prop doors open for any length of time. Residents should not allow people that they do not know from following them into a building.

Residents should immediately notify Student Living Australia or security if they notice any suspicious people or behaviour in or around the property or are subject to any illegal acts, including theft.

We also advise tenants not to walk through the back streets late at night particularly if you are alone and to use a taxi (Yellow Cabs 13 2227, Suburban Taxis 13 1008) or public transport during these times.

SMOKE DETECTORS & ALARMS

Most apartments/bedrooms have been fitted with fire and smoke detection.

Please do not touch the smoke detectors, as this will register on the computer in the fire control room and alarms will be activated. Vacuum your smoke alarms regularly to ensure spiders and dust do not accumulate in the fittings, which can cause them to activate.

Costs associated or incurred with false alarms will be charged to the tenant responsible. False alarms may cost in excess of AU $450.00 with a minimum charge of $50.00

SMOKING

ALL Student Living Australia managed properties are NON SMOKING.

This includes all apartments, indoor common areas and fire stairs.

This rule applies to every person entering the building including tenants, management, staff and Visitors. This rule will be strictly enforced.

STUDENT LIVING AUSTRALIA STAFF

Trained staff are available 24 hours a day, seven days a week. Our staff will not only assist with questions and queries regarding the complex, but also information on South Australia, Adelaide city & surrounds, including medical information, travel, tourist activities and shopping locations.

TERMINATING A TENANCY OR BREAKING A FIXED TERM LEASE

Your Residential Tenancy Agreement is a legally binding contract and cannot be easily broken.

Terminating a lease or breaking a lease must be done in accordance with legislative requirements and the process as set out below.

Where a tenant/student believes he/she cannot stay in the apartment or continue to pay the rental fee, he/she must notify Student Living Australia as soon as possible.

You should always submit your “Notice to Terminate” in writing. There is no set amount of notice that a tenant needs to give, however it is in the best interest of the Tenant to give as much notice as possible. As a guide, 4 weeks notice would be considered reasonable.

The tenancy may only be terminated early if both parties, i.e., the Landlord and the Student/Tenant agree to a variation or application for hardship is made to the Residential Tenancies Tribunal. (You are encouraged to seek advice from the Tenancies branch)

Where the agreement is for a fixed period and the tenant, for any reason, leaves before the expiry date, the owner or the landlord may claim for loss of rent, the advertising costs to find a new tenant and other costs, including any letting fees, associated with the lease being broken.

A student/tenant who breaks a lease early must pay the following:

The rental fees until another student/tenant is found and commences his/her residency or until the Tenancy Agreement ends – which ever occurs first.

A re-letting fee (normally equal to 2 weeks rent – but can be less).

Any advertising costs associated with the re-letting of the premises. (As per the Residential Tenancies Tribunal Formula)

Any costs associated with cleaning or repairs to the premises.

If the rental fees or any other costs are not paid, they will be claimed from the security bond.

Should the amount of the security bond be insufficient to cover the rental fee or any other fee or costs charged, the student/tenant will be liable to pay the difference

Under these circumstances, the owner or the landlord has an obligation to re-let the premises as soon as possible so as to reduce the amount of financial stress to the person requiring the early termination.

If you plan to renew, or extend your lease or tenancy agreement, you should discuss this with Student Living Australia at least 1 month before the expiration of your lease or tenancy agreement.

Free advice is available from the Office of Consumer and Business Affairs, Tenancies Branch @ Level 1, 91 – 97 Grenfell Street, Adelaide. Phone 8204 9544 between the hours of 8.30am and 4.45pm on weekdays.

TELEPHONE

Most Student Living Australia managed apartments have a telephone outlet.

In some cases a telephone may never have been connected to your premises. If this is the case then the tenant will need to pay the charges to have a line connected. This can cost up to AU $300.00.

To arrange connection contact either Telstra - Ph: 13 22 00 or ConnectNow on 1300 554 323. Please advise your property manager on info@studentliving.com.au of your landline number, should you have the phone connected. You may either purchase a handset or you can rent one from Telstra.

Management does not reveal the telephone number of tenants to outsiders. We ask that all tenants follow this practice to protect the privacy of other tenants.

TRANSLATORS

If for any reason you require the assistance of a translator please contact management or one of our administrative staff.

USING LESS GAS, WATER AND ELECTRICITY

Using less energy also helps protect our environment by reducing the amount of carbon dioxide release into the air.

There are a number of important things you can do to reduce the amount of energy you use:

• Dress for the weather:You will save money on your energy bills if you only turn the heater or
  cooler on in extreme weather.

• Make saving energy a habit: Using less energy, by taking shorter showers for example, will add up over time and you will notice your energy bills going down.

How to save energy (and money) in your home

Lighting

• Use natural light as much as possible – open curtains and blinds.
• Turn lights off when you leave a room.
• Use lower wattage globes.
• Fluorescent lights use a ¼ of the energy of a globe. If you are replacing light fittings, particularly in areas of high use, consider using fluorescent lights.

Heating

• Put on a jumper and hat or use a rug while watching TV, studying or reading.
• Sunshine is the cheapest form of heating and it’s free.
• Don’t heat rooms that are not being used.
• Block up any draughts in the room, for example, under the door.
• Close doors, windows, curtains and blinds when using the heater.
• Don’t use heaters for long periods for example, all night. If you need to keep a room warm for this length of time consider using a low wattage oil-filled column heater with variable settings.
• Choose a heater that is the right size to warm the room.

Cooling

• Wear less clothes and rest during the heat of the day.
• Sit outside in the evening while your home cools down.
• Close curtains and blinds during the heat of the day.
• Open windows in the evening to allow any cool breeze to move through your home.

Bathroom

• Have short showers.
• Don’t leave hot water running unnecessarily.
• Report leaking washers as soon as possible. A tap that drips 30 times a minute will waste 200 litres of water a month.
• Don’t use the shower to warm up during winter.

Laundry

• Use the sun and wind as much as possible for drying.
• Use cold water for washing as much as possible.
• Use ‘suds save’ option if it’s available on your machine.
• Fully load the washing machine and dryer to reduce the number of loads.
• Clean the lint filter after every load.
• Use the medium heat setting on the dryer rather than high.

Kitchen

• Make sure there is a space around the fridge for air to circulate.
• Don’t open and close the fridge door any more than necessary.
• Make sure the fridge door seals tightly.
• De-frost the fridge regularly to stop ice building up.
• Fridges work more efficiently when stocked.

More information and free advice on saving energy in your home is available by contacting the Energy Information Centre on 8204 1888 or visit the website www.energy.sa.gov.au

VACUUM CLEANERS

Most Student Living Australia Apartments have been supplied with vacuum cleaners. To avoid difficulties, the bags need to be replaced and filters cleaned on a regular basis. This will ensure your cleaner will work efficiently and prevent it from overheating.

VOICEMAIL/MESSAGE BANK

If you have your phone connected you can access the Telstra Voicemail facilities for a small fee per month. (Charged by Telstra) You can record your own personal message/greeting, which is activated if your line is engaged or if you are absent.

Instruction details on how to activate your voicemail can be found in the front of the Telstra White Pages.

WATER CONSERVATION POLICY

Australia is one of the driest continents on earth and conserving water is very important. From time to time the our region is affected by drought and water restrictions are imposed by SA Water, and are available on SA Water website www.sawater.com.au.

Residents are requested to be responsible in their use of water. You can assist water conservation by taking short showers, limiting your use of water in cooking and dish washing, and by ensuring that all taps are properly turned off after use.

WATER SUPPLY CHARGE

You will be charged a water supply charge. This charge is approximately AU $40.00 per apartment per quarter.

This amount will be invoiced for the full term of your lease at the commencement of the lease and only if the Landlord has instructed Student Living Australia to do so.

WORKPLACE HEALTH & SAFETY

Under the Workplace Health and Safety Act, Student Living Australia managed complexes are recognised as a workplace and, as such, puts responsibilities on both management and tenants.

As tenants you must not be negligent in terms of causing or contributing towards an accident e.g. preventing easy access or exit from the building by leaving personal articles blocking the exits, or interfering with any fire safety notice or equipment.

Support Reference Guide

Information contained in this handbook is correct as at the date printed.

The Information contained in this handbook is subject to change and Student Living Australia reserves the right to amend, modify or cancel without notice the content of any matter within this publication.

Student Living Australia will attempt to inform tenants of any changes, which may affect their stay.