Information for prospective tenants
This page explains the arrangements and conditions that apply to residential tenancies at Sky Island. It is provided in full so that applicants can assess the property before arranging a viewing.
It does not replace the tenancy agreement. The tenancy is governed by the general tenancy agreement (RTA Form 18a) and its terms.
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The tenancy
Tenancies are for a fixed term. The term, the rent and the availability date are stated on the listing for each property. A bond equivalent to four weeks' rent is lodged with the Residential Tenancies Authority.
The residence is available furnished or unfurnished. Where it is let furnished, an inventory forms part of the agreement.
Whether a further term will be offered is determined before the end of the current term, and notified in writing.
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Utilities
Water is included in the rent at no additional charge. Supply is from a bore on the property, further filtered and softened on site.
Electricity use will be charged to the tenant. Each unit on the property is separately metered for this reason.
Gas - where applicable - is bottled LPG, supplied as is. One full bottle and one partially full bottle are provided at the commencement of the tenancy. Replacement bottles are ordered and paid for by the tenant.
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Internet
The hotel Wi-Fi is available to residents at no charge. Coverage and speed vary across the property and are not guaranteed. It is provided as a courtesy but does not form part of the agreement.
A private NBN connection is available. A tenant can arrange a plan with the provider of their choice.
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Shared property and on-site guest accommodation
The residence forms part of a property that also operates as a small bed and breakfast and may have other tenanted units. Accommodation adjoins the residence, and the owners live on site. Owners and guests are present on most days. This also allows the owners to respond quickly to any maintenance issues.
The property is quiet, and the grounds and common areas are maintained throughout the year, as the guest accommodation depends on both. The residence has its own private frontage and its own entrance. Applicants should note that it does not carry exclusive use of the wider property, and that other people are regularly present.
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Conduct
The following apply to all occupants, visitors and guests on the property, without distinction.
Quiet hours are 9 pm to 8 am.
Parties, events and gatherings that disturb other residents or guests are not permitted, in the residence or in the shared areas.
Guest privacy. Residents are asked not to pass in front of other residences; alternative routes are available.
Parking is in the allocated space, so that access for other occupants and for emergency vehicles remains clear.
Smoking is not permitted indoors.
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Shared areas
The observation deck and the guest lounge are shared spaces. Residents and their occasional visitors are welcome to use both, on the same terms as everyone else: shared with whoever else is there, and within the quiet hours above.
Neither is available for functions or group gatherings. The same condition applies to guests.
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Occupancy
The maximum number of occupants is specified in the tenancy agreement at signing, and is set by reference to the rated capacity of the on-site wastewater treatment system.
Additional adult occupants, subletting and assignment of the lease require the lessor's written consent.
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Pets
The property is advertised on a no-pets basis. It adjoins bushland and a nature reserve with protected wildlife, and paying guests are accommodated on site.
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Grounds and terrain
The grounds are unfenced, and the land falls steeply towards the road. The driveway is steep and there the footpath ramps up to the dwellings.
This is stated so that prospective tenants can assess the property's suitability and safety. It is a description of the property and not a restriction on who may apply.
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Wastewater system
The property is served by an aerated wastewater treatment system, which depends on bacterial action to function.
Wipes, sanitary products and plastics must not be flushed, including products labelled as flushable.
Bleach, sanitiser and antibacterial cleaners should be used sparingly. They damage the bacterial culture the system relies on, which then takes time to re-establish.
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Heating, cooling and bathrooms
Reverse-cycle air conditioning provides both heating and cooling.
A wood heater may be installed. It is available to residents following instruction in its correct operation. Smoke from incorrect use can activate the interconnected smoke alarm.
Each ensuite has a shower. The two-bedroom apartment has a bath open to the main bedroom; the spa pump is not in service and the bath is not represented as a working spa.
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Applications
Viewings are arranged by appointment through the enquiry form on the listing.
Applications are assessed on financial capacity, references, rental history and suitability for the tenancy. All applicants are assessed consistently against the same criteria.
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Commencement of the tenancy
A general tenancy agreement (RTA Form 18a) is signed. The bond is lodged with the Residential Tenancies Authority; tenants are welcome to lodge it directly.
An entry condition report (Form 1a) is completed with dated photographs. The tenant records their own assessment of the condition of the premises on the same report, which forms the reference point at the end of the tenancy.
Smoke alarms are tested and cleaned within the 30 days before the tenancy starts. This is a lessor obligation and is not passed to the tenant.
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Rights and obligations under Queensland law
The tenancy is governed by the Residential Tenancies and Rooming Accommodation Act and administered by the Residential Tenancies Authority. The standard terms of the agreement apply in full.
These include at least 48 hours' notice before entry for an inspection; rent increases no more than once in any 12 months and on two months' written notice; and the obligation to maintain the premises to the minimum housing standards.
The conduct requirements set out above concern behaviour on a shared property and sit alongside those statutory rights rather than above them. Any matter raised formally by either party is dealt with in writing through the RTA's process.