Step 1: Do a quick review of the application to make sure that all information requested has been provided and documents uploaded. If it is not complete and you think it may be a good application, you can shortlist it and Admin support will go in and gather the remaining documents/references.
a) Is the property NRAS? Ensure all income documents have been provided for the test period?
NRAS - the tenant must provide details of all income received for the previous 12-month period. Income is tested using the following model: current month last year to the previous month in the current year. In addition to this, the income does not just relate to the applicant. All persons residing in the property who are earning income (even dependents who have part time jobs) are required to submit income details for the test period. See below under NRAS for income documents which may be required.
For any questions please contact Irene to assist with POI and NRAS.
b) Income eligibility - in general, the rent should not exceed anymore than 30% of the applicant's income? In the case of NRAS the total income does not exceed the income limits set down under the scheme
c) Has all income documents been received (payslips and proof of any other income eg.Centrelink)?
d) Has ID been provided?
e) All reference requests have been responded to? (Rental and employment - personal references are optional)
f) Do any reference emails appear to be questionable?
If it is not complete and you think it may be a good application, you can shortlist it and Admin support will go in and gather the remaining documents/references.
Make sure that the email IP address is not the same one as where the application was sent from.
Any employment reference requests with a general email address of @yahoo, @hotmail, @gmail etc. should be investigated further.
Step 2: If any references have not been received within 24 hours, resend the privacy statement and call the referee for a verbal reference. You just need to ask the same questions that are on the application. Make notes on the application as to what the referee said.
Step 3: Check the ID provided to make sure the names match the applicant and the address can be verified.
Step 4: Proof of income - required are the 3 most current pay slips and/or other income received (eg Centrelink statement). If they say their parents supporting them. Ask for a copy of bank transactions showing the funds going into the applicants account.
Step 5: Update the status/notes of the application in 2Apply notes as needed. Note if you are waiting for anything. If an application is not suitable make notes why then hide. "More Info Required" - if you have been in contact with the tenant and requested further supporting information or documents. "With PM" - you have completed processing of the application.
Step 6: If you are happy with the application and have received all documents and references, contact the landlord via phone or email summary as below.
Example of Summary a PM would send to the landlord
Application 1 - Mr Siqi Chen above 18
Lease details - $680pw, 12 months, date able to occupy 17/4/24
Current employment/income – part time. $40k per annum. Confirmed. Bank statement with $118k savings.
Current living - Sub tenant in a private share house paying $150pw. Rental reference all good. Siqi is an exceptional tenant. He kept his area clean and tidy. I was extremely impressed with the way he cleaned his bathroom and toilet area daily.his living area was always immaculate. An exceptional house proud person. I would have him back in an instance.
Applicant notes - I am a full stack engineer who is looking for a new place to call home. I am a responsible and reliable tenant who always pays rent on time and takes good care of the property. I am also a quiet and respectful neighbor who values privacy and peaceful living.
Application 2 - Miss Hoi Yee Kwok above 18 and Mr Alex Cheng, above 18
Lease details - $680pw, 12 months, date able to occupy 22/4/24
Miss Hoi Kwok Current employment/income - Student, Early childhood education (supporting docs for income confirmed)
Mr Alex Cheng Current employment/income – 58K per year. Confirmed.
Miss Hoi Kwok Current living - Uni living $540pw. (reference responded all good, no issues)
Mr Alex Cheng Current living – Rostrevor, since 2017. Through agency. Rent paid on time. Property clean and tidy. Agent would rent to them again.
Applicant notes - none provided
Application 3 - Mr Abhinav Girohtra above 18 and 1 dog
Lease details - $1,130 per week, 12 month lease, date able to occupy 22/4/24.
Current employment/income - Campus Director at Nortwest College Grenfell St. $150,000 per annum. Confirmed
Current living arrangement - Home owner in North Plympton since 2018. Previously home owner in Sturt in 2016. No prior rental reference.
Applicant notes - I don't have a rental history because I was staying in self owned property for the past 8 years. I'm looking to do renovations in the current property and sell this and because my work is in the city I want to have a feel of the city life .
Applicant notes - none provided
NRAS
To enable the applicant's income to be tested, we may require a combination of any of the following documents.
Recent payslips from current employers
Final payslips from previous employers
Centrelink Income Statements showing the benefits received & date of grant
Bank statements
Tax Assessments
Statutory declarations signed by Justice of the Peace or similar if they have not worked anytime during a ‘test period’ or have no documents to support income received (a Statutory Declaration form can be found under "Documents"
If you require further documentation, send an email to the applicant
CALCULATING ELIGIBILITY - POI (Proof of Income)
Income testing can be calculated either manually or using the Eligibility Tracker
POI sheet for manual calculation
Eligibility Tracker
Step 1: Each individual to reside in the property and earns an income, must have their income assessed.
Step 2: Using the POI sheet, write in the following information as this example:
Step 3: Starting with the first applicant, write their name at the top of the next box and then itemise each source of income and the dates in which this income was earned.
Step 4: In some cases it may be necessary to manually calculate the income by working out a daily rate of income and multiplying it by the number of days within the test period.
If this is done, the calculations must be written at the top of the POI sheet so it can be seen how you reached the figure you have.
If an applicant has been receiving Centrelink benefits and the Date of Grant is prior to the test period, the fortnightly payment being received will need to be multiplied by 26 to gain the annual income.
Also check the second page of the Centrelink statement to check for any other payments (whether maintenance, one off payments etc) as this will need to be included into the income testing period). One of Centrelink payments are to be itemised separately on the POI sheet.
Step 5: Total all calculated income
Step 6: Complete next section
Household structure - how many adults and how many children. e.g. 2 adults, 2 children would be 2A2C
Total Household Gross Income - as total
Eligibility Limit Applied - this will be the limit applied according to the household structure - refer to the NRAS income limits
Eligibility Status - Y if the gross income about is below the NRAS income limit - N if the gross income exceeds the NRAS income limit
Affordability - this is the rent ratio to income. % = Weekly rent x 52 divided by gross income x 100
Step 7: The POI must be reviewed by the property manager, admin or Business Manager to confirm it is correct.
Step 8: Attach the POI and copies of all income documents to the application in Tenant Options.