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Important changes to the Residential Tenancy Act and what they mean for you

At McGrath, we’re committed to keeping our landlords and tenants informed about legislative updates that affect their investment properties and tenancies. From 19 May, significant changes to the residential tenancy act will come into effect, and it’s important for all property owners and renters to understand how these adjustments will influence their rights and responsibilities.

Alongside these legislative changes, we’re also excited to introduce Kimberly as our new head of department. Many of our clients already know Kimberly from her role as team leader in our Lennox division, and she will now be overseeing our teams across Ballina, Alstonville, and Lennox Head. With her extensive experience and leadership, Kimberly will continue ensuring our clients receive the highest level of support as we navigate these new reforms together.

Key changes to the residential tenancy act

Two major changes are being introduced under the updated residential tenancy act:

1. Pet approvals

2. Notices to end tenancies

Both of these areas significantly impact landlords and tenants, so it’s essential to be clear on the details.

Pet approvals under the new legislation

One of the most talked-about changes to the residential tenancy act is around pets. Renters now have the legal right to request approval to keep a pet at their rental property. Under the new rules:

• Landlords must respond to a tenant’s pet request within 21 days.

• If no response is provided within that timeframe, the pet request is deemed automatically approved.

• Pet approval requests are considered urgent, meaning delays or non-response will result in tenants being allowed to proceed.

• For properties in a strata complex, additional time may be needed to allow the strata committee to review and vote on the request. Strata committees must also follow the same strict guidelines for refusal.

• Importantly, rental advertisements can no longer state “no pets”.

These changes highlight the growing focus on tenant rights within the residential tenancy act and emphasise the need for landlords to have efficient communication and management processes in place.

Notices to end lease agreements

The second major change under the new residential tenancy act relates to ending tenancies. The traditional “end of fixed term” or “no grounds” notice has now been removed. Going forward, landlords will need to:

• Provide a valid reason when seeking to end a lease.

• Supply supporting documentation to justify the notice.

• Comply with new restrictions regarding reletting the property after a tenancy has ended.

These adjustments mean landlords will no longer be able to end a tenancy without clear grounds, increasing the importance of understanding the permitted reasons and correct procedures.

At McGrath, our property management team is fully trained on these changes and ready to guide landlords through the correct processes to remain compliant while protecting their investment.

How McGrath supports you through these changes

We understand that legislative changes can feel overwhelming. That’s why our team has taken the time to study the new guidelines under the residential tenancy act in detail, ensuring we can confidently advise and support you. Whether you’re a landlord navigating pet requests or considering ending a lease, we’re here to make the process smooth and compliant.

Our approach includes:

• Keeping you updated with clear, timely communication.

• Providing professional advice tailored to your property circumstances.

• Managing all documentation and timelines to ensure compliance.

• Advocating for both landlord and tenant interests to create balanced, fair outcomes.

With Kimberly stepping into her new leadership role, our departments across Ballina, Alstonville, and Lennox Head are aligned to provide consistent, expert guidance.

Final thoughts

The upcoming changes to the residential tenancy act represent one of the most significant shifts in landlord and tenant law in recent years. With new rules around pet approvals and notices to end tenancies, it’s more important than ever to have a trusted property management team on your side.

At McGrath, we are here to support you every step of the way. Please take the time to review the information provided in our communications and attachments, and don’t hesitate to reach out if you’d like to discuss how these updates impact your specific situation.

The negotiation process here at McGrath

Negotiating the sale or purchase of a property can feel daunting. Whether you’re a first-time buyer or a seasoned investor, understanding how the negotiation process works is key to securing the best outcome. At McGrath, our approach to negotiation of sales in real estate is built on one core value: transparency.

In this article, we’ll walk you through how our process works, why transparency matters, and how you can strengthen your position when making an offer.

Why transparency matters in real estate negotiation

When it comes to negotiation of sales in real estate, transparency builds trust. Buyers want to know they’re competing fairly, and sellers want confidence that they’re achieving the best possible result. At McGrath, we ensure that every step of the negotiation process is open, clear, and consistent.

Here’s how this plays out in practice:

• All offers must be in writing – whether by email or SMS.

• Each offer must clearly outline the price, settlement terms, deposit, and any conditions.

• Once an offer is submitted, it’s shared with all other interested parties who have asked to be kept informed throughout the campaign.

This process means no one is left in the dark, and every buyer has the same opportunity to participate. Sellers can make informed decisions knowing they’ve seen the full picture of buyer interest.

The step-by-step process of negotiation

Our negotiation process is designed to be fair, efficient, and transparent. Here’s what happens once you decide to put forward an offer:

1. Submit your offer in writing
   Your offer must include all details: price, settlement date, deposit, and conditions.

2. Sharing with other buyers
   We notify all other registered buyers of your offer, giving them the opportunity to also present theirs.

3. Competitive positioning
   This open approach ensures every buyer knows where they stand, creating a competitive yet fair environment.

4. Conclusion of negotiation
   Negotiations conclude when each buyer confirms they’ve reached their limit. At this point, the seller can confidently choose which offer to accept.

Why a strong first offer matters

One of the most important strategies in the negotiation of sales in real estate is putting forward a strong first offer. Here’s why:

• Stronger positioning: A solid initial offer demonstrates commitment and seriousness to the seller.

• Time to reassess: If another buyer comes in higher, you’ll have the opportunity to reconsider your position without being left behind.

• Confidence in negotiation: By starting strong, you stay ahead of the competition rather than constantly reacting.

The best negotiations are not about lowballing; they’re about being competitive, fair, and strategic.

Tips for buyers entering negotiation

If you’re preparing to negotiate the purchase of a property, keep these tips in mind:

• Do your research: Know the market value of similar properties so you can make an informed offer.

• Have finance ready: Sellers are more likely to accept offers from buyers who can move quickly.

• Be clear on terms: Settlement periods and conditions can be just as important as price.

• Stay engaged: Once offers are being shared, be ready to respond and adjust if necessary.

Final thoughts

The negotiation of sales in real estate doesn’t have to be stressful. By focusing on transparency and making strong, well-considered offers, you can navigate the process with confidence and clarity. At McGrath, our goal is to make every negotiation fair for buyers and rewarding for sellers, while ensuring each step is open, honest, and easy to understand.

If you’re ready to buy or sell and want expert guidance through the negotiation process, our team here at McGrath are ready to help – please reach out today.

Are you registered to bid? How to register and prepare for auction day

Buying property at auction is one of the most exciting ways to secure real estate, but it can also feel a little intimidating if you haven’t done it before. One of the most important steps is becoming a registered bidder, which is a legal requirement in New South Wales before you can raise your hand on auction day. Many buyers ask us: are you registered to bid? If the answer is no, here’s how to get organised.

To help you feel prepared, this guide explains how to register, what documents you’ll need, and how the deposit process works. Whether you’re buying as an individual, with a partner, or through a company, getting organised early ensures the auction runs smoothly and you can bid with confidence.

Registering as an individual

If you are bidding on your own, registering is a straightforward process. We recommend completing your registration before auction day to avoid last-minute delays. Ask yourself: are you registered to bid ahead of time, or are you leaving it until the last minute?

You’ll need to provide:

Proof of identification (driver’s licence or passport)

Proof of residence

A signed acknowledgement of the auction’s terms and conditions

This can be done in person at our office, or through a secure online platform. Once complete, we’ll issue your bidder number. On auction day, you simply collect your bidding card and you’re ready to go.

Registering with a partner or joint buyer

It’s common for two people to buy a property together, whether that’s a couple, family members, or business partners. If this applies to you, each person listed on the contract must also be registered. Quite often, one partner can’t attend the auction. If that’s the case, are you registered to bid on behalf of them? If not, you’ll need to be before the auction begins.

If only one of you can be there on the day, an additional form is required so the attending buyer can legally bid for the other. Completing this ahead of time avoids unnecessary stress when the auction starts.

Registering as a company

If you’re purchasing property through a company, the question is still the same: are you registered to bid under the correct entity? In this case, there are a few extra steps:

1. Provide personal identification for the individual who will bid.

2. Supply a letter from your accountant or on your company letterhead confirming you are a director authorised to act on behalf of the company.

This ensures the company is legally recognised as the purchaser should your bid be successful.

Paying your deposit on auction day

Once the hammer falls and you’re the winning bidder, the deposit is due immediately. Traditionally, this was done by cheque, but the process is now simpler and faster.

At our auctions, we use Macquarie DEFT Pay, which allows for an instant real-time transfer. You just provide your BSB and account details, and the funds are transferred securely on the spot. With this system, once you’re registered to bid and win the auction, your deposit is secured without delay.

Why it pays to be prepared

Asking yourself are you registered to bid is the first step toward a smooth auction experience. By taking care of the paperwork early, you can focus entirely on bidding confidently rather than worrying about last-minute details.

Whether you’re buying your first home, upsizing to a larger property, or purchasing through a company, registration is essential. Being prepared gives you an edge and helps you secure the property you want.

Final thoughts

So, are you registered to bid at your upcoming auction? If not, now is the time to get organised. Having your identification, documents, and deposit arrangements ready will make the process seamless and stress-free.

At McGrath, we’re here to guide you through every step of the auction process – from registering as a bidder to helping you place the winning bid. If you’d like more information or advice about buying property at auction in the Northern Rivers, contact our team today.

When is the best time to sell your property in the Northern Rivers?

One of the most common questions homeowners ask is: “When is the best time to sell my property?” It’s an important question because timing can have a big impact on how many buyers you attract, how much competition you face, and ultimately the result you achieve.

If you own property in the Northern Rivers, the answer isn’t always as simple as waiting for spring or autumn. Instead, selling successfully comes down to strategy, market conditions, and your personal circumstances.

Why the Northern Rivers market is different

The Northern Rivers region is a unique real estate market. Unlike other areas where demand peaks in certain seasons, the Northern Rivers enjoys consistent buyer interest throughout the year.

Here’s why:

• Tourism never stops. Visitors arrive year-round, with big influxes at Christmas, Easter, and during school holidays.

• Lifestyle appeal. Buyers from Sydney, Brisbane, and beyond are constantly drawn to the relaxed lifestyle, natural beauty, and strong sense of community.

• Tree-change trend. Since the pandemic, more people are looking to relocate permanently to lifestyle regions like ours.

Because of these factors, there’s rarely a “bad” time to sell a home in the Northern Rivers. Demand remains steady, but the real difference comes from the level of supply in the market.

Why less competition can mean a higher price

Traditionally, spring and autumn are considered the prime selling seasons. These are the months when the most properties are listed for sale. While that can mean more buyers are actively looking, it also creates more competition.

If there are dozens of similar homes on the market at the same time, your property may not stand out as much. Buyers have options, and that can sometimes dilute urgency or reduce competition at auction.

On the other hand, listing in quieter months can work to your advantage. When stock levels are low, buyers have fewer choices. This often means:

• More attention on your property.

• Greater competition between buyers.

• A stronger sale price achieved in a shorter time frame.

In other words, sometimes the best time to sell a Northern Rivers property is when everyone else isn’t.

Aligning market conditions with your goals

Of course, timing isn’t just about the market – it’s about you. Your reasons for selling should always be front and centre. Whether you’re upsizing, downsizing, or moving interstate, the right time to sell is also when it best suits your lifestyle and future plans.

That’s why working closely with an experienced Northern Rivers real estate agent is so valuable. A good agent understands local trends, knows how many competing properties are on the market, and can advise you on whether now – or later – will maximise your result.

Selling property in the Northern Rivers: key takeaways

• There’s no bad time to sell. The Northern Rivers enjoys consistent demand thanks to tourism, lifestyle appeal, and relocation buyers.

• Competition matters. Selling when stock is low can often deliver stronger prices than selling in busy spring or autumn periods.

• Your needs come first. The best time to sell is when it suits your goals, with the right strategy in place.

Final thoughts

If you’re thinking about selling your property in the Northern Rivers, don’t feel like you need to wait for spring. With the right timing and guidance, strong results can be achieved at any time of year.

Every property, market, and seller is unique – which is why it’s so important to get tailored advice.

Considering selling your Northern Rivers home? Contact our team today for a personalised strategy and expert insight into the best time to sell your property.