 Okay, hello everyone and welcome to the Residential Tenses Authority webinar on the new rental laws for Queensland, that's the Housing Legislation Amendment Act 2021. So my name is Lynne Smith, I'm a Senior Community Education Officer and I've been with the RTA for just over 16 years in two areas, one in the education and previously in our dispute resolution area and have over 35 years experienced in with all things tenancy laws. Today I'm also joined by Sam Gayler who's from our Customer Experience Division and that covers our bonds, our contact centre and our dispute resolution area. So thanks for joining me today Sam and for our audience, what's your role, experience and how long have you been with the RTA? Well thanks for having me Lynne, good morning everyone. So I've been at the RTA for about nine years starting in the contact centre. I have done some work in the dispute resolution team and I'm currently the Senior Team Leader for Customer Experience. Great, thanks Sam. So before I do start I'd like to acknowledge the traditional owners on the land on which we are holding today's webinar and where you are joining us from as well and pay my respects to Elders past, present and emerging. Oops, went too far, got my finger triggered, happy there. Okay, so today's webinar we're going to cover off on an overview of the changes that's been introduced and also look at what starts now and what's due to start. Also just a small disclaimer there, the RTA cannot provide you with legal advice and you are encouraged to make, get your own independent advice to make those informed decisions. Today we also want to hear from you. So our webinar will start with a poll very shortly to see who is in our audience today. We will have question session before we finish so we'd love to receive your questions and please use the chat function or that little speech bubble that you see on your Zoom toolbar. Won't be doing the Q&A box but just as I said use that little chat function. I also have McKaylee from our outreach team sitting in the background to help with any technical issues, thanks for joining in too, McKaylee. We also want to hear from you on how today went and importantly what future topics you would like to know more about. So this is really important for us. So please look out for a survey at the end of the webinar. It takes honestly less than one minute to complete. So I'm just going to pull up our poll and get you to participate in that. So what we're asking is whereabouts in Queensland are you joining us today? And secondly and which group in the rental sector do you identify with? So what we do know from the past webinars that we are able to reach people right across Queensland and even for those people who join us interstate. So remember each state and territory do have their own tenancy rules and also too we also acknowledge that people's levels of experience in today's webinar is going to be different and also the types of people in our audience. So whether you're a tenant or property manager or an owner or working in the community sector. So I'll just leave that going for a moment. Okay just to give you an idea. So we look like the bulk of people obviously in southeast Queensland. So we've got 19 no 32% in Brisbane 40% in southeast Queensland. Welcome to north Queensland and central Queensland as well and we have a couple of people from interstate and the majority of our audience today we have 65% joining us that are property managers or agents and also to 23% for property owners or landlords and we do welcome we have tenants and we also have roomy accommodation providers and community housing and support workers in today's session as well. Thanks everybody for doing that. Okay I shall just close that. Okay so let's kick on. So our first topic we're going to look backwards and looking at the reform process first. So the Queensland government's aim with the rental reform is to provide better protection for landlords and tenants and improve the stability in the rental market. So again taking that step back let's look back 2018 to 19. There was a public consultation right across Queensland and Department of Housing received over 135,000 feedback responses as part of the open doors to renting reform consultation. You may have had that opportunity to participate at one of the stalls or write your own feedback at the time. It's quite a considerable campaign. So in 2019 as part of the better renting future roadmap that was released there's a further 15,000 responses received as part of that community feedback. So then we have 2020 the COVID-19 emergency response regulations and that was introduced in response to the health and economic impacts and it was a temporary regulatory measure and that was put in place to support the residential tenants is with and some of that is still was in place till 2022. So our Minister for Housing is Mr Enoch and she introduced the Housing Legislation Amendment Bill 2021 and that was in June. This impacted the tenants laws and also atomic villages however we're only covering off today on that tenancy law part. So the bill then was considered by the Community Support and Services Committee. So if you follow the image on the screen on your right hand side you will see the process and where we are up to now. The parliament then debated the bill and it was passed on the 14th of October 2021. So the bill received a cent from the governor on the 20th of October and that day it became law. So the Department of Communities Housing and Digital Economy website that has a lot of information about the rental law reform and that process and also too a copy of the Act can be downloaded or accessed from the government's legislation website. The RTA is underway to guide you and the rental sector through all the changes and we'll be doing that through a lot of different channels. So there are four main areas that we're going to be looking at and also on your screen you will see that the new amendment changes the existing residential tenses and roomy accommodation Act 2008 and the regulations and it will also repeal the COVID-19 emergency response regulation. So when does this come into effect? So from the 20th of October there are two main topics domestic and family violence provisions and also some changes with the death of a sole tenant. Both of these we're going to be covering on today. The dates have been announced for minimum housing standards to start and I can reiterate now that these do not come into play until 1 September 2023 and that's for new leases and also too from 1 September 2024 for all of the tenancies. So there is time and that's one of the messages just to remember that these are not straight away these are coming in as a staged approach. So what is yet to have a start date or what we will say is we'll commence on a proclamation on a date yet to be set is the framework for negotiating renting with pets and also the changes to approved reasons to end the tenancy. Now Sam I'm just going to go throw over to you just before we start on these topics. We know there's some other changes what do they represent in the new amendments? Thanks Lynn the new amendments other than the the main topics that we'll discuss today mainly tweaks to wording in the legislation so some clarification corrections and then the introduction of new forms which we can discuss in a little while. If we are looking at the new sections how many sections have we added to our legislation? So there are four main sections that have been added and changed and then there's additional adjustments to area relating to death of a sole tenant and then there are around 59 of those minor adjustments that I mentioned. Okay so let's start now with the death of a sole tenancy amendments. These were previously captured under the RTRA Act but what we have now is a new section and just a few little tweaks so it's very similar to what we've had for a while now with the legislation so either the landlord or the agent or the tenants representative can give it was two weeks notice but it's now 14 days notice to end the tenancy. You can also have mutual agreement for an end date or you could go to the tribunal or if no one gives notice then it's going to be one month after the tenants passing. So the changes are as I said two weeks is now 14 days. Also what's been added is an opportunity to withdraw a notice so a day can be agreed upon. And can I just say look let's space it it is a very sensitive time. It's a really good communication between your tenants representative and the owner or the agent is really important. What's also been added in is for the car and park managers who have those short tenancies that's now been changed to have a two days notice being put in. So the new laws that will repeal the COVID-19 emergency response regulations covering the DFE the domestic and family violence. So you'll be most likely familiar with that process however there are a few changes and these have been based on learnings from the COVID-19 implementation. So broken this up into two parts looking at first what a tenant can do and also to what the agents and landlords responsibilities are. So firstly ending a tenant experiencing domestic and family violence can end their interest in the tenancy by giving seven days notice. Obviously they can leave early or they can leave immediately. They can also request their bond contribution to be refunded and Sam I'm going to get you to talk about that process shortly. Tenants must give the landlord or agent supporting documentation and they cannot claim and the agents or the landlords cannot claim relating costs where their interest is from the tent where their interest is actually ending due to DFE. So tenants experiencing domestic family violence are not liable for property damage caused by the domestic and family violence experience and any remaining tenants will be asked to top up the bond and they need to do so. The other option available is if the tenant wishes to stay they can change the locks and obviously they will need to provide the owner with a copy. So over to you Sam in practical terms just a couple things here. Let's step through these items. One of the ones is the owner cannot claim for the damage caused by domestic family violence. What happens if there's like other things such as like your rental cleaning or gardening? Like what's the process here? Yeah sure thanks Lynn. So you're correct the legislation says that you can't claim for damage caused due to domestic and family violence but it doesn't make any reference to other costs. So yes there is potential to claim those things. As always so we would encourage that communication with the vacating tenant. And to what's the process like the changing of the locks and also to what's that process for that remaining tenants to do that bond top up? Where does that work? So a tenant can change the locks to the property without requiring the owner's consent to ensure their safety. The owner then must not give a key for that changed lock to any person other than the tenant without the tenant's agreement or a reasonable excuse. So we might be looking there potentially at allowing tradesmen. Again that communication is going to be going to be really key on that. Topping up bond so if the the vacating tenant leaves and there's a co-tenant remaining then the managing party can require that remaining tenant to must top up the bond. Again communicating with the vacating tenant. There's some information to talk about with time requirements around the notifying but they would need to advise the the person who's vacated the tenancy that they were going to contact the remaining tenant. But we'll talk a little bit more in detail on that shortly. Yeah awesome thanks Sam. So the Act also states that the lessor agent and providers must not disclose any information on the DFE except where it's permitted. So Sam I'm going to come over to you like privacy is really important. The RTA takes privacy very high priority. When would there be an example where someone would be allowed to for this to be permitted? No worries. Some of the examples around confidentiality so where you'd be permitted to give that information they're actually identified under 308 I it's as required by law so it might be whereas there's a lawyer involved potentially but they are really the only the only circumstances. And as you said that section 308 I is a new one and there's penalty provisions attached to that isn't there Sam? Yes there absolutely is. Okay yep sorry. No I was just going to say the confidentiality side it's 100 penalty units I believe. It's a significant and I think that's obviously speaking to the seriousness of the situation. Great so if you have started a process under the COVID-19 regulations before 20 October then you would need to continue that process. Sam the last point that we've got is that the RTA no longer requires to receive the relevant evidence for a partial refund that's new can you step me through that process? Yeah absolutely so yes you're quite right previously the evidence needed to be provided to the RTA that's now changed that's no longer required that information is required to be provided to the managing party they're talking through the the refund process then the vacating tenant potentially then advises us by ticking the box on the new form that we have. I'm sure you'll take people through that but the vacate date has then passed and then they can submit a form claiming the refund. Okay so now let's have a look at the really important information for your property managers owners and your rooming providers so if you don't agree with the partial refund you will be issued a notice of claim to respond to and you can dispute the refund. You can also submit a bond refund on behalf of the vacating tenant and that's using the new form for A. Sam when would an agent on owner do this and what happens with regards to like bond loans in this situation? Sure so possibly an agent or an owner might do this where maybe they haven't been given the correct notice maybe they weren't made aware of the situation with regards to the bond loans the RTA is unable to process refunds where there is a bond loan in this situation we would refer the customer to discuss with the Department of Housing directly. Okay and the last part there is that if you don't agree with the vacating tenant you can apply to QCAT within seven days for an application to set aside a notice ending a tenancy interest and you must inform the vacating tenant that that is your intention to apply and we'll go through what those forms look like that knows ending a tenancy interest. So continuing interest notice must also be provided to the remaining tenants and it's that you've got to strictly issue that between seven to fourteen days after the person's left and not before the seven days so the owners and agents must tell the vacating tenant when they are going to be providing this notice remember safety and confidentially is a priority in all DfE situations and there could be a situation where you may have gone off to QCAT to dispute a notice and that might be going through that process and also too there might be that notice of claim process for the bond that's still running so Sam can you explain to everyone today what this really means because this is where potentially some confusion can actually occur but they are actually two separate processes aren't they absolutely so there is a little bit to get right here I guess to make sure that we cover so if a managing party whether that be an agent or an owner wishes to have QCAT set aside that notice ending tenancy interest they must apply directly to QCAT and as you said advisor vacating tenant they're doing so if they wish to dispute the bond they must respond to the RTA so we would issue a notice of claim they must respond to that with a dispute resolution request so they must advise us that they wish to dispute they need to do both of those processes they're separate processes and they won't inform each other just as a note on that as well QCAT will look at whether the notice has been given correctly but not whether domestic and family violence has occurred the other part I'd just like to talk about briefly on the refund process so the idea is that it's agreed by vacating tenant and the managing party otherwise we send out that notice of claim to the managing party only you can't use our web services for this particular process you must use the new form the form for a but if you're wishing to dispute or respond to that then you can use web services for that awesome thanks Sam okay let's just have a look now at the new form so that you're familiar with them first one is notice ending tenancy interest this is the form that the tenant experiencing domestic and family violence and is wishing to vacate they would use this form okay this particular one is the Dfv4 report so Sam who can complete this and obviously this is going to be attached with the notice of ending tenancy interest as further evidence as opposed to the situation so who can complete the form so it's actually listed on the form but it's authorized professionals it's also listed on the notice ending tenancy interest it includes health practitioners I won't go through all of them but health practitioners solicitors social workers domestic and family violence support workers are some of the people that can complete that form right okay we have a new form for a so this is a bond refund for persons experiencing domestic and family violence so this is for that partial bond refund for the contribution part so you can access all of these forms on our website and the other form that we've got here on your screen you'll see is one that's called continuing interest notice again accessing all from our website and this is the one that's got that seven to 14 day time frame so it's very clear when that can actually be issued okay so just a reminder to other rta forms have had minor updates to reflect the amendments and that also does include the pocket guide for tenants so please make sure you always download or use the latest versions just to make sure that you are compliant next topic minimum housing standards but we have a list on our screen here um this is what we're looking at it's structurally sound properties locks on windows and doors free from vermin damp and mold and overall fixtures and fittings are in good repair just name something so sam just going to throw it back over to you can you let us know some of the history behind this particular section yeah absolutely uh so i'll just a brief little bit of history uh so in 2017 uh there was a an inclusion added to the current legislation as it was then uh it was part of the government's housing legislation amendment bill uh 2017 which was known as the building better futures so the inclusion was essentially introducing into the legislation the ability to have prescribed minimum housing standards added to the legislation but at that point there were no details of what that particularly related to the new introductions as we can see on the screen there talk to the specific areas that will come under the minimum housing standards okay do you know what sam we're going to stop we've got just so we can go back and address some of the domestic and family violence and the other questions it's come through so just bear with me i'm just going to scroll back through here thanks mccally for sending through some links for everybody um so as you're seeing your chat you'll see the links to the department's reform website and also where you can download the act as well so we have a question sam death of a tenant what if there's no contactable or identified relative friend or representative for the deceased person uh so i think you you mentioned in that uh essentially if there is no um official ending uh of it there's no mutual agreement uh then it would end one month uh from the from that date after the tense passing and look yeah it might be a case of um if you're looking um diana thanks for the question if you're looking for someone they might be a neighbor might know where there might be some other family people located or something like that but usually find um behind the scenes most owners and agents will find a next of kin as per their application process so hopefully um get that in place as well for all your um just on the off chains um can costs so kevin you've got a couple questions here so i just want to um bear with me there's a little trial there so can costs be claimed by the alleged perpetrator of the dfe so i'm assuming that the statements indicate that the cost cannot be claimed from the victim of the domestic and filing of domestic and family violence um or we're looking to bring like the remaining co-tent that's left behind i'm assuming again once the victim is left can you claim damage from them yeah so thank you thank you kevin for the question um if we're talking about the two co-tenants then uh they can't claim costs from each other it would be obviously related to the the tenancy there will be many different scenarios that'll come through and we'll work through a number of those uh certainly i don't think the intention is for um for costs to be claimed in that way the bond is security on the property uh you know it's uh ultimately if there was a dispute it would be able to progress through the qcat and they would make a ruling on that sort of situation okay one last question before we keep going and remember guys you can use that chat function to ask your questions we want a question from morris um is it one month after the passing for rooming and accommodation so i'm assuming this comes back to the death of a soul turn it again sam uh yeah that's a really good question i'm probably going to defer to your knowledge on that lin otherwise i can look it up and uh and i will just confirm it because i yeah i'll confirm that and um i suppose we focus a little bit now on the um journal tensor stuff so but yeah there is some we do definitely some time frames for rooming so whilst i keep going um sam i might just get you just to clarify that one for me just just really quickly as well lin uh kevin had another comment on there around the use of language uh and i think it's a really important point so thank you for that kevin we'll we'll get more i think polished uh in our language we don't want to refer to uh perpetrator as if we know the the situation um so it's a it's a really good point thank you yeah okay um let's keep going so i'll get you to um do some research on that one for me before we finish up for the morning no problem so with minimum housing standards remember the lessons general obligations is still in play under section 185 as one of the property owners main responsibilities for tenancy law so ensuring the premises are clean fit for the tent to live in not in breach of any health and safety laws and while the tense it continues they carry out repairs and we've done many webinars in the past reiterating this particular section in regards to maintenance issues because that is a common topic that we receive in our call centre as well as our dispute area so the minimum housing standards remember this does not start now i don't want to have any confusion this is a staged approach and starts one september 2023 for new tenses and all remaining tenses from one september 2024 okay let's have a look at the other topics that's coming into play so the new pet laws have not started yet so in other words a date's got to be determined first by the government so the current laws still apply so the tents will need to have the owner or agent's permission to have a pet the tensile room agreement will state if a pet has been approved yes or no and the type of pet so it's important to put down exactly that type of pet so the new laws are going to allow a framework to negotiate renting with a pet what we do know is that the tenant can seek permission and the owner or the agent can only refuse a request on identified reasonable grounds and they need to respond within 14 days these grounds are yet to be determined so just clarifying that so if a pet is allowed the owner agent may then be subject to putting down some reasonable conditions so it may be that also to fair wear and tear won't be considered with your pets and also you might be putting something down as staying out the pet needs to stay outside or that there might be some capital pest control done they cannot ask for additional money like a pet bond so just be very clear on that so to look at the last topic here on ending a tenancy again this is not started yet this is one of those ones a date that needs to be determined by the government so the new grounds have been added to end a tenancy and that's going to include the end of a fixed term an owner may wanting to be looking to undertake significant repairs or renovations change of use sale of the property and one that will be also introduced for the tenants will be the ability to end the tenancy due to the property not being good repair or complying with those minimum housing standards again can I just say it's not started yet so the same reasons and terms that have been in place currently still do apply so I know Sam that we do get a lot of questions currently that's just coming through since legislation has been passed about periodic tenancies how will this kind of work in ending one of those it is an interesting question and understandably yes there's a lot of interest around that so as you said the this part of the bill is not yet commenced and we'll work through some of those various questions as we move closer to that implementation date the provision of new reasons to end a tenancy so that there are additional reasons added such as undertaking repairs selling the property will hopefully make it make it clearer as to what why the tenancy is ending but with regards to ending a periodic tenancy it may continue if there isn't one of these allowed reasons to end the tenancy bearing in mind though that if the tenant is not meeting their obligations then there's the usual breach process to follow in that yeah awesome thanks Sam okay just quickly where to from here so remember this is a staged approach not everything's going to start now and the RTA is going to continue to support you and the rental sector with information and resources particularly keeping you informed as we await the start date for that new framework for pets and those approved reasons to end the tenancy so please bear with us as we get those dates and then we will be able to inform you with more information so just quickly looking at our future education that we've got so for Gladstone region viewers you will soon be able to oh you will soon be receiving an invitation to attend a virtual information session for both agents and landlords so please look out for that invitation later in November before the session later in November and we do also know too that you most of you have already probably signed up for our monthly news but if you know someone else who would benefit from being kept up to date with tensed information and particularly as we go through the new legislation please get them to sign up through our website as well our podcasts Talking Tendencies are regularly released on various topics and we're also going to be continuing with our monthly webinars and that's on tenancy laws and other various tenancy topics just to make sure we keep you better informed and compliant with the Queensland Tenancy legislation okay Sam so I think we have some more questions coming through so again please use that little chat function and we can come back to you with your answers to your questions Sam have you had a chance to help Maurice in relation to? I have yes I've run away it might seem like I was still here but I was running away on another screen 14 days is the timeframe for room accommodation so thank you for the question Maurice Awesome thank you Sam so Paula is asking a question how do we keep our staff safe is there potentially dealing with a violent person trying to increase the bond and checking the property for any damage that can be claimed that was not due to the violence so I suppose that kind of comes down to your own business practices Paula of what you've actually got in place it's probably a little bit beyond the RTA's role from that regard obviously you know if anything does occur you know you'd obviously talking with the local police as well but again we would look at your own business practices from that regard just to keep the staff safe so Kevin's back on board again with us thanks Kevin so regarding locks on windows is it for coming cans our homes for all windows to have security grills do security grills override the necessary for a device on a window which obviously I'm going to assume there's a security screen match a lock on a window it's a good question yeah we we can't really get into specifics in that kind of regard other than requirements if there is a lock if there is if there's a lock with a key then the keys need to be provided to to all of the tenants which is talking a normal tendency I guess if we're talking about the changing of of locks where there's domestic and family violence the requirements would still still apply in that regard so I'm not sure whether they override the necessity the necessity we don't define what what constitutes at this point safe and secure but it may be something that there's clarity on with minimum housing standards yeah and as it it just says a window locks on doors and windows and that's all we can be guided by thanks Kevin. Tony thank you for your comment in relation to the wait times for the new laws. Avin is asking whether requirements for ending based on government statutory requirements so I'm just not quite sure Avin what you're actually asking there you're looking at whether a tenant is ending their government support services or things like that I'm not quite sure but maybe if you can clarify a little bit more there we can probably try and get back to you for that one the Dana is asking just to clarify the end of a fixed term contract should we give any reason to tenants for not renewing the contract so for example I want to rent my property to someone else some in the act when it does the new when we do have a start time frame the end of a fixed term is one of the reasons that you can actually end a tenancy correct yes yep absolutely yeah um Dana is also asking how to deal with a cat smell carpet I suppose yeah it comes down to even though these legislation and clap up I'm right here Sam even though these legislation changes are coming in it still doesn't stop the other part of the legislation requirements under section 188 for which is the tenant is to return the property in the same condition less fair wear and tear now I am actually removing myself in relation to the DFE situation just in relation to dealing with like if there is pet damage or like in Dana's situation she's asking about a cat smell um you know obviously the carpets if they've got smell in it obviously needs to be rectified and that would go back to the tenants cost to rectify that you agree Sam yeah it it the fundamentals don't change they're still required to return the property as close to the original condition as when they first moved in fair wear and tear accepted um if if it's you know a cat um we know that you know a cat smell can be uh can be a real thing then their requirement if it wasn't there at the start of the tendency is it not be there at the end of the tendency and that potentially becomes a claim on the bond if that's not rectified yeah um so I'm just going back Morris obviously you're doing roomy accommodations so thanks for joining us today um you're 17 a that's the information statement pop it guide that needs to be handed to a tenant um for general tendencies there isn't actually a requirement there's a requirement though under the r18 to actually give information certain information to the tenant that's covered with the residential services accreditation act as well um I think what you find there Morris is watch this space um we will look at that but if you are doing room accommodation and you opt into general tendencies which is one of the requirements which is one of the options that you do have available then you would actually be required to give that 17 a Amanda's asking some questions Sam about minimum housing standards vermin and pest control that lovely pest control one that comes up now and probably in the future as well uh is it the eyes of responsibility throughout the 10c or just at the commencement yeah so uh vermin pest control will depend on the reasons for the vermin or the pest being there so if it was down to a tenant's actions for instance then that would be the tenant's responsibility uh if it was not down to the tenant's actions it uh it's down to the condition of the property for instance and that's where it's going to tie into the minimum housing standards then that would be the owner's responsibility so just a quick little question here from Amanda um in really oops sorry a few things popped in there so uh privacy coverings yes that means your curtains or your blinds things on your windows um will need to be provided robin's also asking just in relation to minimum housing standards gain their sam locks on windows do they need to be key locks or normal locks and I don't think that's actually been stated it has it no I don't believe so um yeah we'll we'll hopefully have more information on that as we progress through it yeah um dina you've come back in relation to um pets um pets and everything at this stage can a landlord ask for compulsory bond clean and pest control uh no you cannot ask there's no you cannot ask for bond clean that comes back to the same section I was I mentioned before the tenant is to return the property and stay in condition less fair wear and tear so what we're talking about is that if the place was clean at the start to a certain standard or to a certain um condition and that's evident then the tenant will need to return the property in the same condition less fair wear and tear um is the two months no ground standing for ending a tenancy sam if we're looking at the the current then yes that's um that's the current process but the the changes that will be coming in the without grounds will be removed so that we need to be a specific reason for ending the tenancy look I'm a little bit conscious of time we have um hit our time today but um does it just from norella thanks norella for joining us does change of use include when an owner wants to live in a rental property or is that another reason that tenancy can end yeah I believe that's certainly related to the proposed changes that may be one of the specific reasons there's proviso provisions around that as well though that you can't just say for instance that you're going to sell the property and then the the tenant leaves on that basis and then you suddenly change your mind the next day there are some checks and balances around that to ensure that that things are being done fairly yeah fair enough thanks everyone for your questions um look again um just to let you know a copy of our webinar will be available within the week um so look out for that on our website if you do need to share that with your team or with other people just to get them up to date so our website has a lot of information our forms and resources in the game please make sure you are using the latest version of our rta forms um that's at our website at rta.qld.gov.au and also too you can contact our friendly contact center staff 1300 300 6301 we're here Monday to Friday 8 30 a.m to 5 p.m thanks again for joining me this morning Sam um and I look forward to having you join me next time or um yeah thank you Lynn look I really really appreciate the opportunity to uh to jump on here and and have a talk about this and hopefully help inform the sector as you said remember if people have questions please phone our contact center if you need help yeah and just a couple questions just coming in last as well is that um we will have more information in relation to the minimum housing standards the the framework for the pets and also the ending of the tenancy this is actually going to be coming through once we know more information and a bit more finer details we will be showing that with the with you and the rental sector so again thanks on behalf of Sam and myself remember that survey is going to come up shortly um when the webinar closes so please take that opportunity to provide us with some feedback and particularly what topics you want to know more about survey takes about one minute to complete so I really would appreciate that so that we know so again on behalf of Sam myself thanks for joining us today