You are undoubtedly aware of the media’s latest interest in hot-bedding being a way for tenants to meet accommodation costs.  While there is no reliable data on how prevalent it is,
hot-bedding in rentals does happen and here are some important information for landlords to be well aware of. 

 

What is hot-bedding?

Hot-bedding is a practice, often in rental accommodations, whereby multiple tenants share bed(room)s in shifts.  The agreement to hot-bed is
usually made between tenants and often without the landlord’s knowledge that appear on the surface to be very similar to an ordinary sub-letting agreement.
 More often than not, hot-bedding arrangements will involve more occupants than that is intended for a property.

 

Is it illegal?

It may be.  The Residential Tenancies Act is silent on the maximum number of people that can occupy a rental property.  However, landlords do
have the option of specifying a maximum number of occupants on the property in the tenancy agreement*.  And many do as part of their risk management
practice.  Additionally the practice of hot-bedding can potentially breach fire and safety regulations especially in apartment complexes.  

 

Why should landlords care?

You should care.  Hot-bedding can lead to consequences that are detrimental to the landlord including:

 

  • Health and hygiene of tenants such as infectious diseases and bed-mites; 
  • Safety and security of tenants, property and the neighbourhood;
  • Potential breach of body corporate rules and fire and safety regulations;
  • Wear and tear of property due to an excessive number of occupants; and
  • Potential impediment to cost recovery for damages to property.
What types of property/tenant are more likely to hot-bed? 

While hot-bedding is a risk for all landlords and to name specific tenant groups or types of property...