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This is a Bill, not an Act. For current law, see the Acts databases.
Western Australia Residential Parks (Long-stay Tenants) Bill 2004 CONTENTS Part 1 -- Preliminary matters 1. Short title 2 2. Commencement 2 3. Glossary of terms used in this Act 2 4. Act applies to long-stay agreements 2 5. Operation of this Act in relation to other written laws 4 6. Contracting out 4 Part 2 -- Rights and obligations of parties before and during tenancy period 7. Discrimination against tenants with children 5 8. Information for prospective long-stay tenants 5 9. Restrictions on charges payable by long-stay tenants 6 10. Restriction on letting fees payable to real estate agent 7 11. Cost of preparing long-stay agreement 8 12. Disclosure of park operator's particulars to tenant 8 13. Disclosure of tenant's particulars to park operator 9 14. Tenant's copy of long-stay agreement 9 15. Rent in advance 10 16. Security bonds 10 17. Payment of bond to bond administrator or trust account 11 18. Keeping security bond records 11 19. Cooling off period 12 20. Written receipts for rent 12 21. Requiring post-dated cheques prohibited 13 22. Rent records kept by park operator 13 23. Apportionment of rent 13 page i 355--1 Residential Parks (Long-stay Tenants) Bill 2004 Contents 24. Variation of rent under on-site home agreement 13 25. Variation of rent on the basis of current market rent 14 26. Increase in security bond 14 27. Establishment of park liaison committee 15 28. Constitution of park liaison committee 15 29. Functions of a park liaison committee 16 30. Recovery of amounts paid under a mistake of law or fact 17 Part 3 -- Long-stay agreements 31. Form of long-stay agreements 18 32. Vacant possession 18 33. No legal impediment to occupation of tenanted premises 18 34. Provision for rent variation -- on-site home agreements 18 35. Provision for rent variation -- site-only agreements 18 36. Responsibility for cleanliness 19 37. Responsibility for damage 19 38. Tenant's conduct on premises 20 39. Park operator's responsibility for cleanliness and repairs 20 40. Compensation where tenant sees to repairs 21 41. Quiet enjoyment 21 42. Locks 22 43. Park operator's right of entry 23 44. Tenant's right to remove fixtures or alter premises 24 45. Rates, taxes and charges paid by park operator 25 46. Provision for subletting the agreed premises 26 47. Tenant's vicarious responsibility for breach of agreement 27 48. Accelerated rent and liquidated damages prohibited 27 49. Terms that may be excluded, modified or restricted 28 Part 4 -- Termination of long-stay agreements 50. How long-stay agreements are terminated 29 51. Terms of continued long-stay agreement 30 52. Withholding rent in anticipation of release of security bond 30 page ii Residential Parks (Long-stay Tenants) Bill 2004 Contents 53. Failure to give vacant possession at end of fixed term 30 54. Termination by park operator for non-payment of rent 30 55. Termination by park operator for other breaches 32 56. Termination by park operator if residential park sold 33 57. Termination by park operator without grounds 34 58. Notice not waived by acceptance of rent 35 59. Termination of agreement by tenant without grounds 35 60. Termination if agreement frustrated 36 61. When is long-stay tenant entitled to compensation 37 62. Form of default notice 37 63. Form of notice of termination 38 64. Compensation for park operator when premises abandoned 38 65. Disposing of goods abandoned by tenant 38 66. Tenant's right to reclaim abandoned goods put into storage 39 67. Title acquired by purchaser of abandoned goods 39 68. Park operator's liability for abandoned goods 39 69. Disposition of proceeds of sale of abandoned goods 40 70. Duty of mitigation following breach of agreement 40 71. Recovery of vacant possession during tenancy period 40 Part 5 -- Sale of relocatable homes on site 72. Long-stay tenant's right to sell relocatable home on site 41 73. Park operator's obligations 41 74. When park operator acts as agent in sale on site 41 75. Park operator's authority to act as selling agent 42 Part 6 -- Dispute resolution 76. Breaches of agreement and other disputes 43 77. Orders for reduction of rent 44 78. Orders for vacant possession if rent not paid 46 79. Tribunal's power during fair rent proceedings 47 80. Orders for vacant possession at end of fixed term 48 81. Orders for vacant possession on other grounds 49 82. Tenant's protection against holder of superior title 51 83. Orders to terminate agreement if tenant is causing damage or injury 51 page iii Residential Parks (Long-stay Tenants) Bill 2004 Contents 84. Orders to terminate agreement for breach by park operator 52 85. Termination on grounds of hardship to park operator 52 86. Orders when premises abandoned by tenant 53 87. Disposing of proceeds of sale of abandoned goods 53 88. Park operator's claim if sale proceeds insufficient 54 89. Recovery by owner of value of auctioned goods 54 90. Determination of compensation payable to long-stay tenant 54 91. Orders exempting persons from the operation of this Act 55 92. Proceedings instituted or defended by Commissioner 55 93. Conduct of legal proceedings by Commissioner 56 94. Payment of costs and other amounts 57 95. Evidence in proceedings undertaken by Commissioner 58 Part 7 -- Other matters 96. The Department's functions 59 97. Delegation by Commissioner 59 98. Position of the Crown 60 99. Time for commencement of offence proceedings 60 100. Service of documents 60 101. Terms on which ADI holds tenancy bond amounts 61 102. Information from ADI about tenancy bond accounts 61 103. Responsibilities of bond administrator 63 104. Officials protected from liability 63 105. Regulations 63 106. Review of the Act 64 107. Transitional provisions 65 108. The Residential Tenancies Act 1987 amended 67 Glossary 68 page iv Western Australia LEGISLATIVE ASSEMBLY Residential Parks (Long-stay Tenants) Bill 2004 A Bill for An Act to regulate the relationship between operators of residential parks and tenants who live in the park for extended periods, to make consequential amendments to the Residential Tenancies Act 1987, and for related purposes. The Parliament of Western Australia enacts as follows: page 1 Residential Parks (Long-stay Tenants) Bill 2004 Part 1 Preliminary matters s. 1 Part 1 -- Preliminary matters 1. Short title This Act may be cited as the Residential Parks (Long-stay Tenants) Act 2004. 5 2. Commencement (1) This Act comes into operation on a day fixed by proclamation. (2) Different days may be fixed under subsection (1) for different provisions. 3. Glossary of terms used in this Act 10 The Glossary at the end of this Act defines or affects the meaning of some of the words and expressions used in this Act. 4. Act applies to long-stay agreements (1) For the purposes of this Act, a "long-stay agreement" is an agreement made between an individual and a park operator 15 under which the park operator for valuable consideration grants to the individual, for a fixed term of 3 months or longer, or under a periodic tenancy that has continued for 3 months and is still continuing -- (a) the right to occupy a relocatable home provided by the 20 park operator on a site in the residential park; or (b) the right to occupy a relocatable home provided by the individual on a site in the residential park. (2) This Act applies to a long-stay agreement, except to the extent that this Act specifically provides otherwise -- 25 (a) whether the agreement was made before or after the commencement of this section; and (b) despite the terms of any residential tenancy agreement, other agreement, contract or arrangement, whether made before or after the commencement of this section. page 2 Residential Parks (Long-stay Tenants) Bill 2004 Preliminary matters Part 1 s. 4 (3) This Act does not apply to an agreement under which an employee or agent of the park operator obtains a right to occupy a site or other premises in the residential park during the term of the employment or agency. 5 (4) Unless the contrary intention appears, a reference in this Act to the making of a long-stay agreement is to be read as including a reference to renewing, extending, assigning or otherwise transferring the agreement. (5) Where a continuing agreement made after the commencement 10 of this Act for a periodic tenancy is a long-stay agreement as mentioned in subsection (1) -- (a) from the end of the period of 3 months after the original agreement for the periodic tenancy was made, this Act applies to the original agreement, to the extent that it can 15 be applied, until the agreement is terminated or replaced by another agreement; (b) if the original agreement was not made in accordance with this Act -- the park operator must attempt to make with the long-stay tenant a long-stay agreement 20 complies with this Act; and (c) if the tenant refuses to execute such an agreement, either party may apply to the State Administrative Tribunal for the termination of the original agreement, or for a determination in respect of the terms of the proposed 25 new agreement, at the discretion of the State Administrative Tribunal. (6) A park operator who does not take appropriate steps to make a long-stay agreement as mentioned in subsection (5)(b) is guilty of an offence. 30 Penalty: $10 000. page 3 Residential Parks (Long-stay Tenants) Bill 2004 Part 1 Preliminary matters s. 5 5. Operation of this Act in relation to other written laws (1) The Residential Tenancies Act 1987 does not apply to a tenancy under a long-stay agreement except to the extent provided in section 107. 5 (2) The Retirement Villages Act 1992 does not apply to a lifestyle village established for retired persons or predominantly for retired persons. (3) Except as otherwise provided by this Act, the provisions of this Act are in addition to, and do not derogate from, the provisions 10 of any other written law. 6. Contracting out (1) Except as specifically provided in section 49 or by another provision of this Act -- (a) any contract, agreement, scheme or arrangement, 15 whether it was made before or after the commencement of this Act, is void and of no effect to the extent that it purports to exclude, modify or restrict the operation of this Act; and (b) any purported waiver of a right conferred by or under 20 this Act is void and of no effect. (2) A person must not enter into any contract, agreement or arrangement with the intention, either directly or indirectly, of defeating, evading or preventing the operation of this Act. Penalty: $10 000. page 4 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 7 Part 2 -- Rights and obligations of parties before and during tenancy period 7. Discrimination against tenants with children (1) A person must not -- 5 (a) refuse to make a long-stay agreement with an individual on the grounds that it is intended that a child will live on the agreed premises; or (b) advertise, or otherwise indicate an intention, to refuse to make a long-stay agreement with an individual on those 10 grounds. (2) A person must not instruct anyone else -- (a) to refuse to make a long-stay agreement with an individual on the grounds that it is intended that a child will live on the agreed premises; or 15 (b) to advertise, or otherwise indicate an intention, to refuse to make a long-stay agreement with an individual on that ground. Penalty: $5 000. 8. Information for prospective long-stay tenants 20 (1) Before a park operator makes a long-stay agreement with a prospective long-stay tenant, the park operator must give the following to the prospective long-stay tenant -- (a) a copy of the proposed agreement; (b) a copy of the information booklet prepared by the 25 Department for the purposes of this paragraph; (c) a written schedule of fees and charges showing the nature and amount of all fees and charges currently payable by a long-stay tenant to the park operator before or at the time that the agreement is made or during the 30 term of the agreement; page 5 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 9 (d) a report in accordance with the regulations giving details of the condition of the proposed agreed premises and any structures or fixtures on or in those premises; (e) a copy of the park rules; 5 (f) written information about the membership and functions of the park liaison committee (if any); (g) a copy of the prescribed Questions and Answers information sheet completed by the park operator in accordance with the regulations; 10 (h) particulars of any restrictions or conditions imposed directly or indirectly under a written law that could affect the sale of the prospective tenant's relocatable home while it is located on a site in the residential park; (i) particulars of any restrictions or conditions imposed 15 directly or indirectly under a written law that could affect any proposed assignment of the prospective tenant's rights under the proposed long-stay agreement; (j) any other prescribed information. (2) A park operator who does not comply with subsection (1) 20 commits an offence. Penalty: $5 000. 9. Restrictions on charges payable by long-stay tenants (1) A park operator must not require or receive from a long-stay tenant or prospective long-stay tenant any payment of money 25 for or in relation to entering into, renewing, extending or continuing the long-stay agreement except money for rent and a security bond. Penalty: $5 000. (2) Subsection (1) does not apply to -- 30 (a) an amount paid or payable as consideration for an option to enter into a long-stay agreement if, when the option is page 6 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 10 exercised, the amount is refunded or applied towards the rent payable under the agreement; (b) any amount that the park operator is authorised to require or receive under another provision of this Act; or 5 (c) any other payment of a prescribed class. (3) A real estate agent who provides services on behalf of a park operator in connection with letting agreed premises or entering into a long-stay agreement must not require or receive from the long-stay tenant or prospective long-stay tenant any fee, charge 10 or reward for those services. Penalty: $5 000. (4) A real estate agent who provides services on behalf of a long-stay tenant in connection with sub-letting the agreed premises must not require or receive from the sub-tenant or 15 prospective sub-tenant any fee, charge or reward for those services. Penalty: $5 000. (5) A fee, charge or reward accepted in contravention of this section is recoverable by the person who paid it as a debt due in a court 20 of competent jurisdiction. 10. Restriction on letting fees payable to real estate agent (1) A real estate agent who provides services on behalf of a park operator or a long-stay tenant in connection with letting or sub-letting agreed premises or entering into a long-stay 25 agreement or a sub-tenancy agreement must not require or receive from the park operator or long-stay tenant any fee, charge or reward for those services except -- (a) a letting fee not exceeding 2 weeks' rent; or (b) if another amount is prescribed -- the prescribed 30 amount. Penalty: $5 000. page 7 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 11 (2) A fee, charge or reward accepted in contravention of this section is recoverable by the person who paid it as a debt due in a court of competent jurisdiction. 11. Cost of preparing long-stay agreement 5 The park operator must bear the cost of preparing the proposed long-stay agreement for execution by the parties to the agreement. Penalty: $5 000. 12. Disclosure of park operator's particulars to tenant 10 (1) When a park operator enters into a long-stay agreement, the park operator must ensure that the long-stay tenant is given written notice of the following -- (a) the full name and address of the park operator and of any person having superior title to that of the park 15 operator; (b) if the park operator or person with superior title is a body corporate -- the full name and business address of the secretary of the body corporate. Penalty: $5 000. 20 (2) If a person succeeds another person as the park operator, the new park operator must ensure that the long-stay tenant is given written notice of the following -- (a) the full name and address of the new park operator; (b) if the new park operator is a body corporate -- the full 25 name and business address of the secretary of the body corporate. Penalty: $5 000. (3) If a name or address of which the park operator is required to give notice to the long-stay tenant is changed, the park operator 30 must within 14 days give the tenant written notice of the new name or address. Penalty: $5 000. page 8 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 13 (4) However, if the residential park is managed by a real estate agent, it is sufficient for the long-stay tenant to be notified of the address of the agent, instead of the address of the park operator. 13. Disclosure of tenant's particulars to park operator 5 (1) A long-stay tenant or prospective long-stay tenant must not falsely state the tenant's name or place of occupation to the park operator. Penalty: $5 000. (2) If a long-stay tenant has given particulars of the tenant's place 10 of occupation to the park operator and the place is changed, the tenant must notify the park operator of the new place of occupation within 14 days after the change. Penalty: $5 000. (3) When a long-stay tenant vacates the agreed premises, the tenant 15 must give the park operator particulars of the tenant's next intended residential address or postal address. Penalty: $5 000. 14. Tenant's copy of long-stay agreement (1) When a long-stay tenant signs the long-stay agreement, the park 20 operator must -- (a) give the tenant a copy of the agreement; and (b) ensure that a fully executed copy of the agreement is given to the tenant within 21 days after it was first signed by the tenant or, if that is not practicable in the 25 circumstances, as soon as practicable after that. Penalty: $5 000. (2) If the park operator does not execute the long-stay agreement and give the long-stay tenant a copy of it in accordance with subsection (1)(b), acceptance of rent from the tenant by the park 30 operator gives the agreement the same effect as if it had been fully executed. page 9 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 15 15. Rent in advance (1) A park operator must not require a long-stay tenant or prospective long-stay tenant to pay more than 2 weeks' rent before or during the first 2 weeks of the tenancy. 5 Penalty: $5 000. (2) A park operator must not require a long-stay tenant to pay any further rent before the end of any period for which rent has been paid. Penalty: $5 000. 10 16. Security bonds (1) A park operator must not require or receive payment of more than one security bond in respect of a long-stay agreement. Penalty: $5 000. (2) A park operator must not require or receive payment of a 15 security bond if the amount of the bond is more than the sum of -- (a) 4 weeks' rent; and (b) if the long-stay tenant is permitted to keep a cat or dog at the park site -- an amount to meet the cost of 20 fumigating the premises at the end of the tenancy, if necessary, that is not more than $100 or, if an amount is prescribed for the purposes of this paragraph, the prescribed amount. Penalty: $5 000. 25 (3) When a long-stay tenant pays a security bond, the park operator must give the long-stay tenant a receipt that specifies -- (a) the amount paid; (b) the date on which it is paid; (c) if a pet bond is paid -- the amount of the pet bond; 30 (d) the name of the tenant; and page 10 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 17 (e) particulars of the agreed premises for which it is paid. Penalty: $20 000. 17. Payment of bond to bond administrator or trust account (1) When a park operator receives a security bond, the park 5 operator must, within 14 days, deposit an amount equal to the amount of the bond -- (a) with the bond administrator or a bond agent; or (b) into a separate ADI account held in the names of the park operator and the long-stay tenant and entitled 10 "tenancy bond account". Penalty: $20 000. (2) When a real estate agent receives a security bond as the agent of a park operator in relation to a long-stay agreement, the real estate agent must deposit an amount equal to the amount of the 15 bond into -- (a) the tenancy bond trust account held by the agent for the purposes of the Residential Tenancies Act 1987 as mentioned in Schedule 1 clause 2(3)(a); or (b) a separate trust account entitled "tenancy bond trust 20 account" that is maintained by the agent in accordance with the Real Estate and Business Agents Act 1978 Part VI. 18. Keeping security bond records (1) The park operator must keep a record of -- 25 (a) the particulars specified in the receipt given to the long-stay tenant; and (b) if the security bond amount is deposited in a tenancy bond account -- the name of the ADI or authorised financial institution with whom the account is held. 30 Penalty: $20 000. page 11 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 19 (2) The park operator must give a copy of the record to the long-stay tenant within 3 working days. Penalty: $5 000. (3) A person must not make an entry in a record that the person 5 knows is false in a material particular. Penalty: $5 000. 19. Cooling off period (1) A long-stay tenant under a site-only agreement is entitled to rescind the agreement -- 10 (a) at any time within 5 working days after the date of the agreement; or (b) if the park operator does not comply with section 8(1) -- at any time within 10 working days after the date on which the documents required under that 15 section are given to the tenant. (2) A person is not entitled to rescind a long-stay agreement under this section after taking up occupation of the agreed premises. 20. Written receipts for rent (1) When a park operator receives any rent under a long-stay 20 agreement, the park operator must give the long-stay tenant a written receipt for the rent within 3 working days. (2) The receipt must specify -- (a) the date on which the rent was received; (b) the amount paid; 25 (c) the period for which the amount is paid; (d) the name of the long-stay tenant; and (e) particulars of the agreed premises. Penalty: $5 000. page 12 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 21 (3) However, the park operator does not have to give a written receipt for rent that is paid, under an agreement between the park operator and the long-stay tenant, into an ADI account nominated by the park operator. 5 21. Requiring post-dated cheques prohibited A person must not require a post-dated cheque or other post-dated negotiable instrument in payment of rent. Penalty: $5 000. 22. Rent records kept by park operator 10 (1) A park operator must keep a record of the rent received for agreed premises. Penalty: $5 000. (2) A person must not make an entry in a record that the person knows is false or misleading in a material particular. 15 Penalty: $5 000. 23. Apportionment of rent (1) Rent payable under a long-stay agreement -- (a) accrues from day to day; and (b) is to be apportioned accordingly when the agreement 20 ends. (2) Any amount payable or recoverable as a result of the apportionment is payable or recoverable immediately. 24. Variation of rent under on-site home agreement (1) A park operator may increase the rent payable under an on-site 25 home agreement by giving a written notice to the long-stay tenant specifying the amount of the increased rent and the day from which the increased rent becomes payable. page 13 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 25 (2) The specified day must be -- (a) at least 60 days after the day on which the notice is given; (b) at least 6 months after the day on which the tenancy 5 period began; (c) if the rent has previously been increased under this section -- at least 6 months after the day on which it was last increased; and (d) if the on-site home agreement is for a fixed term -- after 10 the last day of the fixed term, unless the agreement provides that the rent may increase or be increased during the fixed term. (3) A notice of increase of rent that has been given in accordance with this section and has not been withdrawn by the park 15 operator varies the long-stay agreement to the effect that the increased rent specified in the notice is payable under the agreement from the day specified in the notice. 25. Variation of rent on the basis of current market rent If a site-only agreement provides for a review of rent on a 20 market rent basis then, when calculating the amount of rent to be payable on and after the review date, the park operator must have regard to a report obtained for the purpose by the park operator from a person licensed under the Land Valuers Licensing Act 1978. 25 Penalty: $5 000. 26. Increase in security bond (1) When the amount of rent payable under a long-stay agreement is increased, the park operator may increase the amount of the security bond payable by the long-stay tenant by giving the 30 tenant a written notice specifying the amount of the increase and the day on which it is payable. page 14 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 27 (2) The specified day must be at least 60 days after the day on which the notice is given. (3) The security bond cannot be increased to an amount that would exceed the sum of -- 5 (a) 4 weeks' rent under the long-stay agreement at the time at which the amount of the increase would be payable; and (b) if a pet bond is payable -- the maximum amount chargeable under section 16(2)(b). 10 (4) A notice of increase of the amount of security bond that has been given in accordance with this section and that has not been withdrawn by the park operator varies the long-stay agreement to the effect that the amount of the increase specified in the notice is payable under the agreement on the day specified in 15 the notice. (5) Sections 16(3), 17 and 18 apply to an amount paid under this section. 27. Establishment of park liaison committee (1) If 20 or more long-stay tenants use the residential park as their 20 sole or principal place of residence, the park operator must convene and maintain a park liaison committee for the park in accordance with section 28. Penalty: $5 000. (2) It is a defence to a prosecution for an offence under 25 subsection (1) that the park operator took all reasonable steps to convene and maintain a park liaison committee. 28. Constitution of park liaison committee (1) A park liaison committee consists of -- (a) one or more long-stay tenants of the residential park, 30 chosen by the other long-stay tenants of the park to represent the interests of long-stay tenants; page 15 Residential Parks (Long-stay Tenants) Bill 2004 Part 2 Rights and obligations of parties before and during tenancy period s. 29 (b) one or more representatives of the park operator. (2) There must be more members of the park liaison committee who are representatives of the long-stay tenants than there are members who are representatives of the park operator. 5 (3) The Commissioner may make and publish guidelines with respect to -- (a) choosing the members of a park liaison committee who are representatives of the long-stay tenants; and (b) the procedures to be observed at meetings of a park 10 liaison committee. 29. Functions of a park liaison committee (1) The principal objective of a park liaison committee is to improve the lifestyle and well-being of persons who use the residential park as their sole or principal place of residence. 15 (2) A park liaison committee's functions are -- (a) to help the park operator to prepare park rules and amendments of the rules; (b) to help the park operator to ensure that the park rules are observed; 20 (c) to help resolve disputes between residents; (d) to help resolve disputes between a resident and the park operator; (e) to develop guidelines for the standards of behaviour applicable to the residents of the residential park; 25 (f) to develop policies for the improvement and maintenance of the natural environment and the amenities of the residential park; and (g) to carry out any other function that is prescribed. page 16 Residential Parks (Long-stay Tenants) Bill 2004 Rights and obligations of parties before and during tenancy Part 2 period s. 30 30. Recovery of amounts paid under a mistake of law or fact (1) A party to a long-stay agreement is entitled to recover an amount paid to the other party under a mistake of law or fact relating to the agreement. 5 (2) A long-stay tenant may recover an amount mistakenly paid to the park operator by deducting it from rent payable by the tenant under the long-stay agreement. page 17 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 31 Part 3 -- Long-stay agreements 31. Form of long-stay agreements A long-stay agreement must -- (a) be in writing; 5 (b) include the prescribed clauses; and (c) make provision for any prescribed matters. 32. Vacant possession It is a term of a long-stay agreement that vacant possession of the agreed premises will be given to the long-stay tenant on the 10 day on which the tenant is entitled under the agreement to take up occupation of the agreed premises. 33. No legal impediment to occupation of tenanted premises It is a term of a long-stay agreement on the part of the park operator that there is no legal impediment to the long-stay 15 tenant's occupation of the agreed premises as a residence, or to the tenant's use of the agreed premises, for the period of the agreement, being an impediment of which, at the time of entering into the agreement, the park operator had knowledge or ought reasonably to have had knowledge. 20 34. Provision for rent variation -- on-site home agreements An on-site home agreement may exclude or limit the park operator's right to increase rent under section 24. 35. Provision for rent variation -- site-only agreements (1) A site-only agreement may provide for rent to be reviewed as 25 specified in the agreement. (2) The provision is of no effect if the site-only agreement provides for review of the rent at intervals of less than 12 months. page 18 Residential Parks (Long-stay Tenants) Bill 2004 Long-stay agreements Part 3 s. 36 (3) The provision is of no effect unless the agreement specifies, for each review to be carried out during the tenancy period, a single basis for calculating the amount of rent payable on and after the review date. 5 (4) However, different bases for calculation may be specified for different review dates. (5) A provision of a site-only agreement is of no effect to the extent that it purports to provide that the rent payable on and after a review date is not reduced if the amount calculated on the basis 10 specified in the agreement for that review date is less than the amount that was payable under the agreement immediately before the review date. 36. Responsibility for cleanliness (1) It is a term of a site-only agreement that the long-stay tenant 15 must keep the site and the exterior of the relocatable home on the site in a reasonable state of cleanliness. (2) It is a term of an on-site home agreement that the long-stay tenant must keep the site and both the interior and the exterior of the on-site home in a reasonable state of cleanliness. 20 37. Responsibility for damage (1) It is a term of a long-stay agreement that the long-stay tenant must not intentionally or negligently cause or permit damage to the agreed premises or the shared premises. (2) It is a term of a site-only agreement that the long-stay tenant 25 must notify the park operator, as soon as practicable but in any case within 3 days, of any damage -- (a) to the site or to any fittings or fixtures on the site; or (b) to the exterior of the relocatable home on the site. page 19 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 38 (3) It is a term of an on-site home agreement that the long-stay tenant must notify the park operator, as soon as practicable but in any case within 3 days, of any damage -- (a) to the site or to any fittings or fixtures on the site; 5 (b) to the exterior or interior of the on-site home; or (c) to any chattels, fittings or fixtures in or on the on-site home that are provided by the park operator for the use of the tenant. 38. Tenant's conduct on premises 10 It is a term of a long-stay agreement that the long-stay tenant -- (a) must not cause or permit a nuisance anywhere in the residential park; and (b) must not use the agreed premises or the shared premises, or cause or permit them to be used, for an illegal 15 purpose. 39. Park operator's responsibility for cleanliness and repairs It is a term of a long-stay agreement that the park operator must -- (a) provide the agreed premises and the shared premises in 20 a reasonable state of cleanliness; (b) maintain the shared premises in a reasonable state of cleanliness; (c) provide and maintain the agreed premises and the shared premises in a reasonable state of repair having regard to 25 their age, character and prospective life; and (d) comply with any other written laws that apply in relation to the buildings in the residential park or the health and safety of residents of the park. page 20 Residential Parks (Long-stay Tenants) Bill 2004 Long-stay agreements Part 3 s. 40 40. Compensation where tenant sees to repairs (1) It is a term of a long-stay agreement that the park operator must compensate the long-stay tenant for any reasonable expense incurred by the tenant in making urgent repairs to the agreed 5 premises where -- (a) the state of disrepair has arisen otherwise than as a result of a breach of the long-stay agreement by the tenant and is likely to cause injury to person or property or undue inconvenience to the tenant; and 10 (b) the tenant has made a reasonable attempt to give to the park operator notice of the state of disrepair and of his or her intention to incur expense in repairing the premises. (2) However, the park operator is not obliged to compensate the 15 long-stay tenant unless -- (a) the person who carries out the repairs holds a licence to do such work, if a written law requires the person to hold the licence; and (b) the tenant has given to the owner a report prepared by 20 the repairer as to the apparent cause of the state of disrepair. (3) Subsection (1) applies whether or not the long-stay tenant has notice of the state of the agreed premises at the time when the long-stay agreement is entered into. 25 41. Quiet enjoyment It is a term of a long-stay agreement -- (a) that the long-stay tenant has a right to quiet enjoyment of the agreed premises without interruption by the park operator or any person claiming by, through or under the 30 park operator or having superior title to that of the park operator; page 21 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 42 (b) that the park operator must not cause or permit any interference with the reasonable peace, comfort or privacy of the long-stay tenant in the use by the long-stay tenant of the agreed premises or the reasonable 5 use by the long-stay tenant of the shared premises; and (c) that the park operator must take all reasonable steps to enforce the obligation of any other tenant of the park operator not to cause or permit any interference with the reasonable peace, comfort or privacy of the long-stay 10 tenant in the use by the long-stay tenant of the agreed premises or the shared premises. 42. Locks (1) It is a term of an on-site home agreement that the park operator must provide and maintain such locks or other devices as are 15 necessary to ensure that the on-site home is reasonably secure. (2) It is a term of a long-stay agreement that the long-stay tenant will not alter, remove or add any lock or similar device to the agreed premises or the shared premises without the consent of the park operator given at, or immediately before, the time that 20 the alteration, removal or addition is carried out. (3) It is a term of a long-stay agreement that the park operator will not alter, remove or add any lock or similar device to the agreed premises or to anything that belongs to the long-stay tenant without the consent of the tenant given at, or immediately 25 before, the time that the alteration, removal or addition is carried out. (4) It is a term of a long-stay agreement that the park operator will not alter, remove or add any lock or similar device to the shared premises without first notifying the long-stay tenant and 30 providing the tenant with a means of access to the shared premises. page 22 Residential Parks (Long-stay Tenants) Bill 2004 Long-stay agreements Part 3 s. 43 (5) A long-stay tenant who breaches the term referred to in subsection (2) without reasonable excuse is, in addition to any civil liability that the tenant might incur, guilty of an offence. Penalty: $20 000. 5 (6) A park operator who breaches the term referred to in subsection (3) or (4) without reasonable excuse is, in addition to any civil liability that the park operator might incur, guilty of an offence. Penalty: $20 000. 10 (7) If an agent of the park operator, without reasonable excuse, alters, removes or adds a lock or device to the agreed premises or the shared premises without the consent of the long-stay tenant given at or immediately before the time that the alteration, removal or addition is carried out, then the agent is, 15 in addition to any civil liability that the agent might incur, guilty of an offence. Penalty: $20 000. 43. Park operator's right of entry (1) It is a term of a long-stay agreement that the park operator may 20 enter the agreed premises and any other premises occupied by the long-stay tenant under the agreement, including any relocatable home or other structure provided by the tenant -- (a) with the consent of the tenant given at, or immediately before, the time of entry; or 25 (b) at any time in an emergency. (2) It is a term of a long-stay agreement that the park operator may enter the agreed premises -- (a) on giving at least 24 hours' written notice to the long-stay tenant where the park operator requires access 30 to meet the park operator's obligations under this Act or to inspect repairs and maintenance to the site; page 23 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 44 (b) on a day and at a reasonable time specified in a written notice given to the tenant at least 7 and not more than 14 days in advance, for the purpose of inspecting the premises or for any other purpose; 5 (c) at any reasonable time for the purpose of collecting the rent under the agreement, where under the agreement the rent is payable not more frequently than once each week and is to be collected at the premises; (d) for the purpose of inspecting the agreed premises, on the 10 occasion of a rent collection referred to in paragraph (c), but not more frequently than once every 4 weeks; (e) for the purpose of carrying out or inspecting necessary repairs to or maintenance of the agreed premises, at any reasonable time, after giving the tenant at least 72 hours' 15 notice; (f) at any reasonable hour and on a reasonable number of occasions during the 21 days before the agreement ends, after giving the tenant reasonable notice, for the purpose of showing the agreed premises to prospective tenants; 20 or (g) at any reasonable time and on a reasonable number of occasions, after giving the tenant reasonable notice, for the purpose of showing the agreed premises to prospective purchasers. 25 44. Tenant's right to remove fixtures or alter premises (1) A long-stay agreement may provide that -- (a) the long-stay tenant must not affix a fixture or make a renovation or an alteration or addition to the agreed premises; or 30 (b) the long-stay tenant may affix a fixture or make a renovation or an alteration or addition to the agreed premises, but only with the park operator's consent. page 24 Residential Parks (Long-stay Tenants) Bill 2004 Long-stay agreements Part 3 s. 45 (2) A site-only agreement may provide that -- (a) the long-stay tenant must not affix a fixture or make a renovation or an alteration or addition to the exterior of the relocatable home on the site or to the exterior of any 5 other structure on the site that is not part of the agreed premises; or (b) the long-stay tenant may affix a fixture or make a renovation or an alteration or addition to the exterior of the relocatable home on the site or to the exterior of any 10 other structure provided by the tenant that is on the site, but only with the park operator's consent. (3) If a long-stay agreement includes the provision described in subsection (1)(b) or (2)(b), it is a term of the agreement that -- (a) the park operator must not withhold consent 15 unreasonably; (b) at any time while the long-stay tenant's right to occupy the agreed premises continues, the tenant may remove any fixture that he or she has, with the park operator's consent, affixed to the premises, unless the removal of 20 the fixture would cause irreparable damage to the agreed premises; and (c) if the tenant's removal of a fixture causes damage to the agreed premises, the tenant must notify the park operator and, at the option of the park operator, repair 25 the damage or compensate the park operator for any reasonable expenses incurred by the park operator in repairing the damage. 45. Rates, taxes and charges paid by park operator It is a term of a long-stay agreement that the park operator must 30 bear the cost of all rates, taxes or charges imposed in respect of the agreed premises and the shared premises under any of the following written laws -- (a) the Land Tax Act 2002; page 25 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 46 (b) the Local Government Act 1995; (c) any written law under which a rate, tax or charge is imposed for "water services", as defined in the Water Agencies (Powers) Act 1984, except a charge for water 5 consumed. 46. Provision for subletting the agreed premises (1) A long-stay agreement may provide that the long-stay tenant -- (a) may assign his or her interest under the agreement or sub-let the agreed premises; 10 (b) must not assign his or her interest under the agreement or sub-let the agreed premises; or (c) may assign his or her interest under the agreement or sub-let the agreed premises only with the written consent of the park operator. 15 (2) If a long-stay agreement does not include a provision of a kind described in subsection (1), the agreement is taken to include the provision described in subsection (1)(c). (3) Where a long-stay agreement includes or is taken to include the provision described in subsection (1)(c), it is a term of the 20 agreement -- (a) that the park operator must not unreasonably withhold consent; and (b) that the park operator must not make any charge for giving the consent except for reasonable incidental 25 expenses. (4) However, the operation of a provision of a long-stay agreement that purports to permit the assignment of the long-stay tenant's interest under the agreement is subject to the operation of any other written law that prohibits or regulates such an assignment. page 26 Residential Parks (Long-stay Tenants) Bill 2004 Long-stay agreements Part 3 s. 47 47. Tenant's vicarious responsibility for breach of agreement (1) It is a term of a long-stay agreement that the long-stay tenant is vicariously responsible for any act or omission of another person who is lawfully on the agreed premises or the shared 5 premises, if the act or omission would have constituted a breach of the agreement if done or omitted by the tenant. (2) However, subsection (1) does not extend to a person who is lawfully on the agreed premises or the shared premises but whose authority does not derive from the permission, express or 10 implied, of the long-stay tenant. 48. Accelerated rent and liquidated damages prohibited (1) A long-stay agreement is void and of no effect to the extent that it provides that, if the long-stay tenant breaches the agreement, this Act or another written law, the tenant is liable to pay -- 15 (a) all or part of the rent remaining payable under the agreement; (b) rent of an increased amount; (c) an amount by way of penalty; or (d) an amount by way of liquidated damages. 20 (2) If a long-stay agreement provides that, if the long-stay tenant does not breach the agreement, this Act or another written law, the tenant is or may be granted a reduction in rent, or a rebate, refund or other benefit, then -- (a) the agreement is taken to have been varied from the 25 commencement of the tenancy; and (b) the tenant is entitled to the reduction, rebate, refund or other benefit in any event. page 27 Residential Parks (Long-stay Tenants) Bill 2004 Part 3 Long-stay agreements s. 49 49. Terms that may be excluded, modified or restricted A long-stay agreement may exclude, modify or restrict the operation of any or all of the following provisions of this Act -- 5 (a) section 11 (cost of preparing long-stay agreement); (b) section 32 (vacant possession); (c) section 33 (no legal impediment to occupation of tenanted premises); (d) section 36 (responsibility for cleanliness); 10 (e) section 37 (responsibility for damage); (f) section 38 (tenant's conduct on premises); (g) section 39 (park operator's responsibility for cleanliness and repairs); (h) section 40 (compensation where tenant sees to repairs); 15 (i) section 42 (locks); (j) section 43 (park operator's right of entry); (k) section 44 (tenant's right to remove fixtures or alter premises); (l) section 45 (rates, taxes and charges paid by park 20 operator); (m) section 46 (tenant's right to assign or sublet the premises); (n) section 47 (tenant's vicarious responsibility for breach of agreement); 25 (o) section 72 (long-stay tenant's right to sell relocatable home on site). page 28 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 50 Part 4 -- Termination of long-stay agreements 50. How long-stay agreements are terminated (1) If a long-stay tenant or park operator gives a notice of termination of a long-stay agreement in accordance with this 5 Act, the agreement is terminated when both of the following events have happened -- (a) the period of notice, or any shorter or longer period agreed between the tenant and the park operator, has ended; 10 (b) the tenant has given vacant possession of the agreed premises to the park operator. (2) A long-stay agreement for a fixed term is terminated when both of the following events have occurred -- (a) the fixed term has ended; 15 (b) the long-stay tenant has given vacant possession of the agreed premises to the park operator. (3) In any other case, a long-stay agreement ends when -- (a) the State Administrative Tribunal terminates the agreement under Part 6; 20 (b) a person whose title is superior to the title of the park operator becomes entitled to possession of the agreed premises; (c) a mortgagee of the agreed premises takes possession of the premises under the mortgage; 25 (d) the long-stay tenant abandons the agreed premises; (e) the long-stay tenant gives vacant possession of the premises under a written agreement with the park operator to end the long-stay agreement; or (f) the rights under the agreement of the park operator or 30 the long-stay tenant are ended by merger. page 29 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 51 51. Terms of continued long-stay agreement If a long-stay agreement continues beyond the day on which it would upon its terms have ended as a result of the passage of time or the happening of an event, the same terms as last applied 5 before that day continue to apply unless the terms are modified by the State Administrative Tribunal under Part 6. 52. Withholding rent in anticipation of release of security bond A long-stay tenant must not fail or refuse to pay any rent due under a long-stay agreement with the intention that the park 10 operator will recover the amount of the rent from the security bond paid by the tenant. Penalty: $5 000. 53. Failure to give vacant possession at end of fixed term Failure by a long-stay tenant under a long-stay agreement for a 15 fixed term to give vacant possession of the agreed premises to the park operator at the end of the fixed term does not constitute a breach of the agreement. 54. Termination by park operator for non-payment of rent (1) If a long-stay tenant does not pay rent in accordance with the 20 long-stay agreement, the park operator may give to the tenant, in accordance with this section -- (a) a notice of termination; or (b) a default notice and, if the rent is not paid in full on or before the specified day in the default notice, a notice of 25 termination. (2) The following provisions apply where the park operator gives a notice of termination to the long-stay tenant under subsection (1)(a) -- (a) the day specified in the notice of termination must be at 30 least 7 days after the day on which the notice of termination is given to the tenant; page 30 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 54 (b) if the park operator makes an application to the State Administrative Tribunal under section 78 in relation to the notice of termination, the park operator must withdraw the application if the rent and the amount of 5 the filing fee for the application are both paid in full more than 24 hours before the time set down for hearing the application. (3) The following provisions apply where the park operator gives a default notice to the long-stay tenant under subsection (1)(b) -- 10 (a) the day specified in the default notice must be at least 14 days after the day on which the default notice was given to the tenant; (b) if the park operator also gives the tenant a notice of termination under subsection (1)(b), the day specified in 15 the notice of termination must be at least 7 days after the specified day in the default notice; (c) if the park operator makes an application to the State Administrative Tribunal under section 78 in relation to the notice of termination, the application may be heard 20 and determined even if the rent is paid in full before the time set down for hearing the application. (4) A notice of termination under subsection (1)(a) or (b) must -- (a) specify the amount of rent outstanding; (b) specify the day on which the park operator requires the 25 long-stay tenant to give vacant possession of the agreed premises to the park operator; (c) tell the tenant that, if the amount is not paid in full on or before the specified day, the park operator is entitled to terminate the agreement under this Act; and 30 (d) comply with section 63. (5) A default notice under subsection (1)(b) must -- (a) specify the amount of rent outstanding; page 31 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 55 (b) specify the day on or before which the park operator requires the amount to be paid; (c) tell the long-stay tenant that, if the amount is not paid in full on or before the specified day, the park operator is 5 entitled to give to the tenant a notice of termination under this Act; and (d) comply with section 62. (6) However, the day specified in a notice of termination given under subsection (1)(a) or (b) may be -- 10 (a) a day earlier than the last day of the fixed term of a fixed term tenancy; or (b) a day earlier than the last day of a period of a periodic tenancy. 55. Termination by park operator for other breaches 15 (1) If a long-stay tenant breaches a term of the long-stay agreement (except a term for the payment of rent) the park operator may give a default notice to the tenant. (2) The default notice must -- (a) describe the breach and state when it occurred; 20 (b) specify a day on or before which the breach must be remedied; (c) tell the long-stay tenant that, if the breach is not remedied on or before the specified day, the park operator is entitled to terminate the agreement under this 25 Act; and (d) comply with section 62. (3) The day specified in the default notice must be at least 14 days after the day on which the notice is given to the long-stay tenant. 30 (4) If the breach is not remedied on or before the day specified in the default notice or within any further time agreed between the page 32 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 56 park operator and the long-stay tenant, the park operator may give a notice of termination to the long-stay tenant. (5) The notice of termination must -- (a) state the grounds for giving the notice; 5 (b) specify the day on or before which the park operator requires the long-stay tenant to give vacant possession of the agreed premises to the park operator; and (c) comply with section 63. (6) The day specified in the notice of termination must be at least 10 7 days after the day on which the notice was given to the long-stay tenant. (7) However, the day specified in the notice of termination may be -- (a) a day earlier than the last day of the fixed term of a fixed 15 term tenancy; or (b) a day earlier than the last day of a period of a periodic tenancy. 56. Termination by park operator if residential park sold (1) A park operator may give a notice of termination to a long-stay 20 tenant on the grounds that the park operator has entered into a contract for the sale of park premises and is required under the contract to give vacant possession of the agreed premises. (2) The notice of termination must -- (a) state that the park operator intends to terminate the 25 long-stay agreement under this section; (b) specify the day on or before which the park operator requires the long-stay tenant to give vacant possession of the agreed premises to the park operator; and (c) comply with section 63. page 33 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 57 (3) The specified day must be -- (a) for an on-site home agreement -- at least 30 days after the day on which the notice is given; and (b) for a site-only agreement -- at least 60 days after the 5 day on which the notice is given. (4) However, the specified day may be -- (a) a day earlier than the last day of the term of a fixed term tenancy; or (b) a day earlier than the last day of a period of a periodic 10 tenancy. (5) A park operator must not knowingly give a notice of termination that falsely claims or falsely implies that grounds exist for terminating the agreement under this section. Penalty: $10 000. 15 57. Termination by park operator without grounds (1) A park operator may give a notice of termination to a long-stay tenant to terminate the long-stay agreement without grounds. (2) The notice of termination must -- (a) state that the park operator intends to terminate the 20 long-stay agreement under this section; (b) specify the day on or before which the park operator requires the long-stay tenant to give vacant possession of the agreed premises to the park operator; and (c) comply with section 63. 25 (3) The specified day must be -- (a) for an on-site home agreement -- at least 60 days after the day on which the notice is given; (b) for a site-only agreement -- at least 120 days after the day on which the notice is given; and page 34 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 58 (c) in any case, if the agreement is for a fixed term, not before the end of the fixed term. (4) However, the specified day may be a day earlier than the last day of a period of a periodic tenancy. 5 (5) Unless the State Administrative Tribunal otherwise orders under section 79, a notice of termination under this section is of no effect if -- (a) an application for an order under section 77(1) fixing the maximum rent for the agreed premises has been made 10 but has not been heard and determined; or (b) an order under section 77(3) is in force in respect of the agreed premises. 58. Notice not waived by acceptance of rent A demand for, any proceeding for the recovery of, or 15 acceptance of, rent by a park operator after the park operator has become aware of a breach by the long-stay tenant of a term of the long-stay agreement (except a breach of a term for the payment of rent) or has given the tenant notice of termination under this Act does not operate as a waiver of the breach or of 20 the notice. 59. Termination of agreement by tenant without grounds (1) A long-stay tenant may give a notice of termination to the park operator to terminate the long-stay agreement without grounds. (2) The notice of termination must -- 25 (a) tell the park operator that the long-stay tenant intends to terminate the long-stay agreement under this section; (b) specify the day on which the tenant intends to give vacant possession of the agreed premises to the park operator; and 30 (c) comply with section 63. page 35 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 60 (3) The specified day must be -- (a) at least 21 days after the day on which the notice is given to the park operator; and (b) if the long-stay agreement is for a fixed term -- not 5 before the end of the fixed term. 60. Termination if agreement frustrated (1) This section applies if agreed premises or shared premises -- (a) are partly or wholly destroyed but not as a result of a breach of the long-stay agreement; 10 (b) become uninhabitable or unusable for the intended purpose otherwise than as a result of a breach of the long-stay agreement; (c) cease to be lawfully usable for the intended purpose; or (d) are compulsorily acquired by an authority under a 15 written law. (2) The rent payable under the long-stay agreement is abated appropriately. (3) Either party to the long-stay agreement may give a notice of termination to the other. 20 (4) The notice of termination must -- (a) state that the person giving the notice intends to terminate the long-stay agreement under this section; (b) specify the day on which the agreement is to be terminated; and 25 (c) comply with section 63. (5) If the park operator gives the notice of termination to the long-stay tenant, the specified day must be at least 7 days after the day on which the notice is given. page 36 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 61 (6) If the long-stay tenant gives the notice of termination to the park operator, the specified day must be at least 2 days after the day on which the notice is given. (7) However, in either case the specified day may be -- 5 (a) a day earlier than the last day of the fixed term of a fixed term tenancy; or (b) a day earlier than the last day of a period of a periodic tenancy. 61. When is long-stay tenant entitled to compensation 10 (1) A long-stay tenant is entitled to compensation for loss incurred as a result of the termination of the long-stay agreement -- (a) under section 56 (termination by park operator if residential park sold); (b) under section 57 (termination by park operator without 15 grounds); or (c) under an order under section 85 (termination on grounds of hardship to park operator). (2) A long-stay tenant under a site-only agreement is entitled to compensation for loss incurred as a result of the termination of 20 the agreement under section 60 (termination if agreement frustrated). (3) The amount payable is the amount agreed between the long-stay tenant and the park operator or, if the parties cannot agree, the amount determined by the State Administrative Tribunal on an 25 application under section 90. 62. Form of default notice A default notice must -- (a) be in writing signed by the park operator; (b) identify the agreed premises; and 30 (c) include the prescribed information (if any). page 37 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 63 63. Form of notice of termination A notice of termination must -- (a) be in writing; (b) be signed by the person who is giving the notice; 5 (c) identify the agreed premises; and (d) include the prescribed information (if any). 64. Compensation for park operator when premises abandoned If a long-stay tenant abandons the agreed premises, the park operator is entitled to compensation by the tenant for any loss 10 (including loss of rent) incurred by the park operator as a result of the abandonment. 65. Disposing of goods abandoned by tenant (1) Goods that are or were owned by, or under the control of, a long-stay tenant may be treated as abandoned goods if they 15 remain on the agreed premises for 2 days or more after the termination of the long-stay agreement. (2) The park operator may remove and destroy or otherwise dispose of abandoned goods if -- (a) the goods are perishable foodstuffs; or 20 (b) the cost of the removal, storage and sale of the goods is or is likely to be more than the estimated value of the goods. (3) If abandoned goods cannot be dealt with under subsection (2), the park operator must store them appropriately in a safe place 25 for at least 60 days. (4) Within 7 days after storing the abandoned goods, the park operator must -- (a) send a notice to the long-stay tenant or former long-stay tenant in accordance with the regulations; and page 38 Residential Parks (Long-stay Tenants) Bill 2004 Termination of long-stay agreements Part 4 s. 66 (b) arrange for the notice or a summary of the notice to be published in a newspaper circulating generally throughout Western Australia. (5) If the abandoned goods are not reclaimed within 60 days after 5 the day on which they were put into storage, the park operator must as soon as practicable arrange for the goods to be sold at public auction. 66. Tenant's right to reclaim abandoned goods put into storage A person who has a legal right to goods put into storage under 10 section 65(3) may reclaim the goods at any time before they are sold under section 65(5) on payment to the park operator of an amount equal to the costs reasonably incurred by the park operator in removing the goods from the agreed premises and putting them into storage. 15 67. Title acquired by purchaser of abandoned goods If abandoned goods are sold in accordance with section 65(5) then, unless the purchaser of the abandoned goods has actual notice of any interest in the goods of any person except the former long-stay tenant, the purchaser acquires a good title to 20 the goods in defeasance of any such interest. 68. Park operator's liability for abandoned goods If the park operator is found liable to the long-stay tenant for abandoned goods that were destroyed or otherwise disposed of, but the park operator establishes that he or she dealt with the 25 goods in reliance on a statement of the Commissioner to the effect that, in the Commissioner's opinion, there are reasonable grounds for believing that section 65(2) applies to the goods, then the park operator is entitled to be paid an amount equal to the amount of the liability out of the Rental Accommodation 30 Fund. page 39 Residential Parks (Long-stay Tenants) Bill 2004 Part 4 Termination of long-stay agreements s. 69 69. Disposition of proceeds of sale of abandoned goods When abandoned goods are sold under section 65(5), the park operator is entitled to retain out of the proceeds of the sale an amount equal to the sum of -- 5 (a) the reasonable costs of removing, storing and selling the goods; and (b) any amount owed to the park operator by the long-stay tenant under the long-stay agreement. 70. Duty of mitigation following breach of agreement 10 The rules under the law of contract relating to mitigation of loss or damage upon breach of a contract apply to a breach of a long-stay agreement. 71. Recovery of vacant possession during tenancy period A person must not enter the agreed premises during the tenancy 15 period for the purpose of recovering possession of the premises or part of them from the long-stay tenant, whether the entry is effected peaceably or otherwise, except in accordance with an order of the State Administrative Tribunal. Penalty: $20 000. page 40 Residential Parks (Long-stay Tenants) Bill 2004 Sale of relocatable homes on site Part 5 s. 72 Part 5 -- Sale of relocatable homes on site 72. Long-stay tenant's right to sell relocatable home on site (1) It is a term of a site-only agreement that the long-stay tenant is entitled to sell a relocatable home owned by the tenant while it 5 is in place on the agreed premises, unless the agreement expressly provides that on-site sales are prohibited. (2) The long-stay tenant is entitled to display a "for sale" sign, but must comply with any term of the site-only agreement or the park rules that reasonably restricts the size and placement of the 10 sign. (3) Before offering the relocatable home for sale, or displaying a "for sale" sign, the long-stay tenant must tell the park operator of the tenant's intention to offer the home for sale while it is on the agreed premises. 15 (4) If the long-stay tenant is permitted under the site-only agreement to assign the tenant's rights under the agreement to a third party, the tenant must also tell the park operator whether the tenant intends to assign those rights to the purchaser of the relocatable home. 20 73. Park operator's obligations If the park operator has been told of the long-stay tenant's intentions in accordance with section 72(3) and (4), the park operator must not unreasonably restrict potential buyers -- (a) from inspecting the relocatable home; and 25 (b) if the tenant intends to assign his or her rights under the agreement -- from inspecting the shared premises. Penalty: $20 000. 74. When park operator acts as agent in sale on site (1) A park operator may act as a selling agent for a long-stay tenant 30 who wishes to sell a relocatable home on the agreed premises if page 41 Residential Parks (Long-stay Tenants) Bill 2004 Part 5 Sale of relocatable homes on site s. 75 the park operator and the tenant make a written agreement for the park operator to do so. (2) The park operator is entitled to be paid a reasonable commission by the long-stay tenant when the relocatable home is sold. 5 (3) The selling agency agreement between the park operator and the long-stay tenant must specify the amount of the commission to be paid, or the method of calculating the amount. (4) However, no commission is payable if the relocatable home is not sold or if it is sold otherwise than as a result of the agency of 10 the park operator under the selling agency agreement. 75. Park operator's authority to act as selling agent (1) When a park operator acts as a selling agent under a selling agency agreement, the park operator is not required to hold -- (a) a licence of an agent under the Real Estate and Business 15 Agents Act 1978; or (b) a dealer's licence under the Motor Vehicle Dealers Act 1973. (2) However, when the park operator receives any money under the selling agency agreement (except commission payable to the 20 park operator under the agreement) the park operator must -- (a) deposit the money in a separate ADI account opened in the name of the park operator and the long-stay tenant and entitled "sale trust account"; and (b) when the sale is completed, pay the proceeds at the 25 direction of the tenant after deducting in accordance with the selling agency agreement any amounts owing to the park operator by way of expenses or commission. (3) The Real Estate and Business Agents Act 1978 section 68(2), (3), (4), (5) and (6) apply to the sale trust account as if a 30 reference in those subsections to an agent and to a trust account were a reference to the park operator and to the sale trust account respectively. page 42 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 76 Part 6 -- Dispute resolution 76. Breaches of agreement and other disputes (1) This section applies in relation to a party to any of the following -- 5 (a) an agreement for an option to enter into a long-stay agreement; (b) a long-stay agreement; (c) a selling agency agreement. (2) The party may apply to the State Administrative Tribunal for 10 relief if -- (a) a breach of the agreement has occurred; or (b) any other dispute has arisen under or in connection with the agreement or in connection with any payment to be made under or in connection with the agreement. 15 (3) On hearing an application under subsection (2) or another provision of this Part, the State Administrative Tribunal may give such directions and make such orders as it considers appropriate. (4) Without limiting subsection (3), the State Administrative 20 Tribunal may do any or all of the following -- (a) restrain any action in breach of a long-stay agreement; (b) require any action in performance of a long-stay agreement; (c) revoke or alter a park rule, or give directions modifying 25 the operation of a park rule in relation to a long-stay tenant; (d) order the payment of any amount payable under a long-stay agreement; (e) order the payment of compensation to a long-stay tenant 30 or prospective long-stay tenant for loss arising from a failure of the park operator to comply with section 8(1); page 43 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 77 (f) order the repayment to a party to a long-stay agreement of an amount paid by the party to the other party under a mistake of law or fact; (g) order the payment of compensation for loss or injury 5 (except personal injury) caused by a breach of the agreement; (h) determine the amount of rent payable under a long-stay agreement, having regard to the terms of the agreement; (i) authorise the payment to the tribunal of an amount of 10 rent payable under the agreement until the agreement has been complied with, or an application for compensation has been determined; (j) order that rent paid to the tribunal is to be paid out, towards the cost of remedying a breach of the 15 agreement, or towards the amount of any compensation, or otherwise as the tribunal considers appropriate; (k) make such other orders as the tribunal considers appropriate. 77. Orders for reduction of rent 20 (1) A long-stay tenant may apply to the State Administrative Tribunal for an order reducing the amount of rent payable for the agreed premises on the grounds -- (a) that since the long-stay agreement was entered into, or was last renewed or extended, there has been, without 25 any default on the part of the tenant, a significant reduction in the size or quality of the agreed premises, or in the number or quality of the chattels provided with the agreed premises, or in the extent or quality of the shared premises or the facilities provided as part of the 30 shared premises; or (b) that in determining the amount of rent payable for the agreed premises the park operator was wholly or partly motivated by a desire for the tenancy to be terminated. page 44 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 77 (2) The application may be made whether or not the long-stay tenant has paid or agreed to pay the amount in question. (3) The State Administrative Tribunal may order that the amount of rent payable for the agreed premises is reduced if satisfied 5 that -- (a) the grounds of the application are made out; and (b) the amount is excessive in the circumstances. (4) When deciding whether or not to make the order, the State Administrative Tribunal must have regard to -- 10 (a) the amounts of rent generally payable for comparable premises in the locality or a similar locality; (b) the estimated capital value of the agreed premises at the date of the application; (c) the amount of the outgoings to be borne by the park 15 operator in respect of the agreed premises; (d) the estimated cost of any services provided by the park operator or the long-stay tenant under the long-stay agreement; (e) the value and nature of any chattels provided for the use 20 of the tenant with the agreed premises or as part of the shared premises; (f) the standard and nature of the facilities and amenities that are available for the use of the tenant as part of the shared premises; 25 (g) in the case of an on-site home agreement -- the standard of accommodation and amenities provided in the agreed premises and the state of repair and general condition of the agreed premises; (h) any other relevant matter. page 45 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 78 (5) When the State Administrative Tribunal makes the order, it must -- (a) specify the maximum amount of rent payable by the long-stay tenant for the agreed premises; 5 (b) specify the day on and after which the reduced amount is payable, being a day not earlier than the day on which the tenant applied for the reduction in rent; and (c) specify the minimum period for which the reduced amount is payable. 10 78. Orders for vacant possession if rent not paid (1) This section applies where -- (a) a park operator has given a notice of termination to a long-stay tenant under section 54(1)(a) or (b) on the grounds that the tenant has not paid rent in accordance 15 with the long-stay agreement; and (b) the tenant does not give vacant possession of the agreed premises to the park operator on the day specified in the notice of termination. (2) The park operator may apply to the State Administrative 20 Tribunal for -- (a) an order terminating the long-stay agreement; and (b) an order requiring the long-stay tenant to give vacant possession of the premises to the park operator. (3) An application cannot be made -- 25 (a) before the notice of termination is given to the long-stay tenant; or (b) more than 30 days after the day specified in the notice of termination as the day on which the park operator requires the tenant to give vacant possession of the 30 agreed premises to the park operator. page 46 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 79 (4) If, under section 54(1)(a), the park operator gave to the long-stay tenant a notice of termination only, then, on hearing the application, the State Administrative Tribunal may make the orders if -- 5 (a) the notice of termination was given in accordance with this Act; (b) the day on which the orders are made is at least 21 days after the day on which the notice of termination was given to the tenant; and 10 (c) the park operator was not required to withdraw the application under section 54(2)(b). (5) If, under section 54(1)(b), the park operator gave to the long-stay tenant both a default notice and a notice of termination, the State Administrative Tribunal may make the 15 orders if -- (a) the notices were given in accordance with this Act; and (b) the day on which the orders are made is at least 21 days after the day on which the default notice was given to the tenant. 20 (6) The State Administrative Tribunal must specify in an order the day on which the order takes effect. (7) The day specified in the order must be at least 7 days after the day on which the order is made. (8) However, the day specified in the order may be -- 25 (a) a day earlier than the last day of the fixed term of a fixed term tenancy; or (b) a day earlier than the last day of a period of a periodic tenancy. 79. Tribunal's power during fair rent proceedings 30 For the purposes of section 57(5), the State Administrative Tribunal may, on the application of the park operator, authorise page 47 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 80 the park operator to give a notice of termination to a long-stay tenant under section 57(1) if the tribunal is satisfied that the park operator is not wholly or partly motivated to give the notice of termination by an application made by the tenant for 5 an order under section 77, or by the making or effect of an order that is in force under section 77. 80. Orders for vacant possession at end of fixed term (1) This section applies where -- (a) the fixed term under a long-stay agreement for a fixed 10 term has ended; (b) there is no agreement between the long-stay tenant and the park operator to continue the tenancy as a periodic tenancy; and (c) the tenant has not given vacant possession of the agreed 15 premises to the park operator. (2) The park operator may apply to the State Administrative Tribunal for -- (a) an order terminating the agreement; and (b) an order for the long-stay tenant to give vacant 20 possession of the premises to the park operator. (3) The State Administrative Tribunal may make the orders. (4) The State Administrative Tribunal must specify in an order the day on which the order takes effect. (5) The day specified under subsection (4) must be at least 7 days 25 after the day on which the order is made. (6) However, the State Administrative Tribunal may suspend the operation of the order for a further period of not more than 30 days, having regard to the relative hardship that would be caused -- 30 (a) to the owner by suspending the orders; and (b) to the long-stay tenant by not suspending the orders. page 48 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 81 81. Orders for vacant possession on other grounds (1) This section applies where -- (a) a park operator has given a notice of termination to a long-stay tenant (except a notice of termination under 5 section 54), or a long-stay tenant has given a notice of termination to the park operator; and (b) the tenant does not give vacant possession of the agreed premises to the park operator on the specified day. (2) The park operator may apply to the State Administrative 10 Tribunal for -- (a) an order terminating the agreement; and (b) an order for the long-stay tenant to give vacant possession of the premises to the park operator. (3) An application must be made within 30 days after the specified 15 day. (4) The State Administrative Tribunal may make the orders if -- (a) the notice of termination was given in accordance with this Act; (b) where the notice was given on the grounds that the 20 long-stay tenant has breached the long-stay agreement -- the State Administrative Tribunal is satisfied that the grounds are made out and that the breach is in all the circumstances such as to justify terminating the agreement; and 25 (c) if the notice was given for any other reason -- the tribunal is satisfied that terminating the agreement is justified in all the circumstances. (5) However, the State Administrative Tribunal may refuse to make the orders if satisfied -- 30 (a) that the park operator was wholly or partly motivated to give the notice by the fact that the long-stay tenant had complained to a public authority about the park page 49 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 81 operator's conduct in relation to the agreement, or taken steps to secure or enforce his or her rights as a tenant under the agreement; (b) if the notice was given by the owner on the grounds of a 5 breach by the tenant -- that the tenant has remedied the breach, but when making the decision the tribunal must take into account any previous breaches of the agreement by the tenant; or (c) if the notice was given by the owner under section 60(3) 10 on the grounds of frustration of the agreement -- that the consequences of continuing the agreement would not be unduly burdensome to the park operator. (6) If the State Administrative Tribunal makes the orders, it may suspend the operation of the orders for not more than 30 days if 15 satisfied that it is desirable in the circumstances to do so having regard to the relative hardship that would be caused -- (a) to the park operator by suspending the orders; or (b) to the long-stay tenant by refusing to suspend the orders. (7) Where the park operator gave the notice of termination to the 20 long-stay tenant, and the State Administrative Tribunal is satisfied that the tenant had, within the 6 months before the notice was given to him or her, complained to a public authority about the park operator's conduct in relation to the agreement, or taken steps to secure or enforce his or her rights as a tenant 25 under the agreement, the burden is on the park operator to prove that the park operator was not to any extent motivated by that fact when giving notice to the tenant. (8) When the State Administrative Tribunal makes the orders, the tribunal must specify the day on which the orders take effect. 30 (9) The specified day must be no later than 7 days after the day on which the order is made. (10) The Limitation Act 1935 does not apply to an application under this section. page 50 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 82 82. Tenant's protection against holder of superior title (1) The State Administrative Tribunal must not make an order for recovery of possession of agreed premises unless the tribunal is satisfied -- 5 (a) as to whether or not a person has possession of the agreed premises as a long-stay tenant under a long-stay agreement or as a former tenant holding over after the termination of a long-stay agreement, not being the immediate tenant or former tenant of the applicant for 10 the order; and (b) if so, that the tenant or former tenant has had reasonable notice of the application. (2) A person who has possession of the agreed premises as described in subsection (1) may apply to the State 15 Administrative Tribunal for an order vesting a tenancy of the agreed premises in the person. (3) An application under subsection (2) may be made within a reasonable time after the person has notice of the proceedings for the recovery of possession, or notice of the making of the 20 order for recovery of possession, as the case may be. (4) The State Administrative Tribunal may make an order vesting the tenancy in the applicant on such terms and conditions as the tribunal thinks appropriate. 83. Orders to terminate agreement if tenant is causing damage 25 or injury (1) A park operator may apply to the State Administrative Tribunal for an order terminating a long-stay agreement on the grounds that the long-stay tenant has intentionally or recklessly caused or permitted, or is likely intentionally or recklessly to cause or 30 permit -- (a) serious damage to park premises; or page 51 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 84 (b) injury to the park operator or to an agent of the park operator, or to any other person lawfully on park premises. (2) The State Administrative Tribunal may make the order if 5 satisfied that the grounds are made out. (3) If the State Administrative Tribunal makes the order, it must also order the long-stay tenant to give vacant possession of the agreed premises to the park operator. (4) An order under this section takes effect immediately. 10 84. Orders to terminate agreement for breach by park operator (1) A long-stay tenant may apply to the State Administrative Tribunal for an order to terminate the long-stay agreement on the grounds that the park operator has breached a term of the agreement. 15 (2) The State Administrative Tribunal may make the order if it is satisfied that -- (a) the grounds are made out; and (b) the breach is in all the circumstances such as to justify terminating the long-stay agreement. 20 (3) The State Administrative Tribunal must specify in the order the day on which the long-stay tenant is to give vacant possession of the agreed premises to the park operator. 85. Termination on grounds of hardship to park operator (1) A park operator may apply to the State Administrative Tribunal 25 for an order under subsection (2). (2) The State Administrative Tribunal may make an order terminating a long-stay agreement if satisfied that the park operator would, in the circumstances of the case, suffer undue hardship if required to terminate the agreement under any other 30 provision of this Act. page 52 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 86 (3) When making an order, the State Administrative Tribunal must specify in it the day on which the long-stay tenant is to give vacant possession of the agreed premises to the park operator. 86. Orders when premises abandoned by tenant 5 (1) The park operator may apply to the State Administrative Tribunal for a declaration that a long-stay tenant has abandoned the agreed premises. (2) The State Administrative Tribunal may make the declaration if there are reasonable grounds for believing that the long-stay 10 tenant has abandoned the agreed premises. (3) If the State Administrative Tribunal makes the declaration, the tribunal -- (a) must specify in it the day on which the long-stay tenant is to be taken to have abandoned the agreed premises; 15 and (b) may specify the amount of compensation to which the park operator is entitled under section 64. 87. Disposing of proceeds of sale of abandoned goods (1) Where the proceeds of the sale of abandoned goods exceed the 20 amount to which the park operator is entitled under section 69, the park operator may apply to the State Administrative Tribunal to determine the amount of the balance. (2) If the amount specified in the determination is paid to the State Administrative Tribunal, the receipt of the tribunal for the 25 amount is sufficient discharge to the park operator of the park operator's liability in respect of the proceeds of the sale. (3) Amounts paid to the State Administrative Tribunal are payable to the Rental Accommodation Fund. page 53 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 88 88. Park operator's claim if sale proceeds insufficient (1) Where the proceeds of the sale of abandoned goods are insufficient to meet the costs of removing, storing and selling the goods, the park operator may apply to the State 5 Administrative Tribunal for an order under subsection (2). (2) The State Administrative Tribunal may make an order for the payment to the park operator of an amount equal to the difference between the proceeds of the sale and the reasonable costs of removing, storing and selling the goods if -- 10 (a) the park operator has obtained a written statement from the Commissioner to the effect that, in the opinion of the Commissioner, section 65(2) does not apply to the goods; and (b) the tribunal is satisfied that the amount of the costs 15 exceeds the amount of the proceeds. (3) The amount specified in the order is payable to the park operator out of the Rental Accommodation Fund. 89. Recovery by owner of value of auctioned goods (1) If money is paid into the Rental Accommodation Fund from the 20 proceeds of the sale of abandoned goods, a person who had a legal right to the goods before they were sold may apply to the State Administrative Tribunal for the amount to be paid to him or her. (2) The State Administrative Tribunal may order the amount to be 25 paid to the applicant out of the Rental Accommodation Fund if satisfied that the applicant is entitled to it. 90. Determination of compensation payable to long-stay tenant (1) A party to a long-stay agreement may apply to the State Administrative Tribunal for a determination of the amount of 30 compensation to which a long-stay tenant is entitled under section 61 in relation to the agreement. page 54 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 91 (2) When determining the amount of compensation to be paid to the long-stay tenant on the termination of a site-only agreement, the State Administrative Tribunal may have regard to the following -- 5 (a) the cost of removing the relocatable home from the agreed premises, including the costs incurred in disconnecting telephone, gas, electricity, water or other services; (b) the cost of towing or carrying the relocatable home for 10 the distance from the residential park to the other site, or for 500 km, whichever is shorter; (c) the cost of erecting the relocatable home on another site, including the costs incurred in connecting telephone, gas, electricity, water or other services; 15 (d) the cost of establishing the relocatable home at the new site, including any costs reasonably incurred in landscaping the site to a standard comparable to that of the previous site. 91. Orders exempting persons from the operation of this Act 20 (1) A park operator or a long-stay tenant or prospective long-stay tenant may apply to the State Administrative Tribunal for an order under subsection (2). (2) The State Administrative Tribunal may order that a provision of this Act does not apply, or applies in a modified manner as 25 specified in the order, in relation to -- (a) the long-stay agreement or proposed long-stay agreement; or (b) the park premises or any part of them. 92. Proceedings instituted or defended by Commissioner 30 (1) The Commissioner may take part in proceedings under this Act with a view to enforcing or protecting the rights under this Act page 55 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 93 of a party to a long-stay agreement (in this Part called the "original party") if -- (a) the Commissioner is satisfied that there is a cause of action and that it is in the public interest to take part in 5 the proceedings; (b) the Commissioner has obtained the written consent of both the original party and the Minister; and (c) if the long-stay agreement has ended -- the original party made a complaint to the Commissioner within 10 3 months after the day on which it ended. (2) For the purposes of subsection (1), the Commissioner may -- (a) institute proceedings on behalf of the original party; (b) defend any proceedings brought against the original party; or 15 (c) assume the conduct of proceedings that have already been commenced by or against the original party. (3) The original party cannot withdraw his or her consent without the consent of the Commissioner. (4) The Minister may make his or her consent subject to conditions. 20 93. Conduct of legal proceedings by Commissioner (1) In proceedings undertaken by the Commissioner under section 92, the Commissioner has, on behalf of the original party, in all respects the same rights in, and control over, the proceedings as the original party would have had in the conduct 25 of the proceedings, including the right to settle any action or part of any action. (2) The Commissioner may conduct the proceedings as the Commissioner thinks fit, without consulting or seeking the consent of the original party. page 56 Residential Parks (Long-stay Tenants) Bill 2004 Dispute resolution Part 6 s. 94 (3) Where the Commissioner assumes the conduct of proceedings already commenced by or against the original party, the State Administrative Tribunal -- (a) must, on the application of the Commissioner, order the 5 substitution of the Commissioner for the original party as a party to the proceedings; and (b) may make other orders or give directions as it thinks fit. (4) If any party to the proceedings alleges another cause of action, or if the original party has another cause of action, then, on the 10 application of the Commissioner, the State Administrative Tribunal -- (a) must order that the proceedings for the other cause of action are to be heard separately; (b) must order that the original party is in his or her own 15 right a party to the proceedings for the other cause of action; and (c) may make other orders or give directions as it thinks fit. 94. Payment of costs and other amounts (1) Any amount (excluding costs) recovered by the Commissioner 20 in proceedings to which the Commissioner is a party under section 92 belongs and must be paid to the original party without deduction. (2) Any amount awarded against the original party is payable by and recoverable from the original party. 25 (3) The costs of the proceedings must be borne by or paid to and retained by the Commissioner, as the case requires. (4) Any amount that the Commissioner becomes liable to pay as a result of the operation of this section is charged to the Consolidated Fund, and the Consolidated Fund is appropriated 30 accordingly. page 57 Residential Parks (Long-stay Tenants) Bill 2004 Part 6 Dispute resolution s. 95 95. Evidence in proceedings undertaken by Commissioner (1) In proceedings to which the Commissioner is a party under section 92, a statement purporting to be signed by the Commissioner to the effect that the Commissioner is satisfied 5 that there is a cause of action and that it is in the public interest to institute or assume the conduct of the proceedings, as the case may be, on behalf of the original party is proof, in the absence of evidence to the contrary, that the Commissioner instituted or assumed the conduct of the proceedings in accordance with 10 section 92. (2) In proceedings to which the Commissioner is a party, a statement purporting to give the consent of the original party, or the consent of the Minister, to the institution, defence or assumption of the conduct of the proceedings by the 15 Commissioner is sufficient proof, in the absence of evidence to the contrary, that the consent was given for the purposes of section 92(1)(b). page 58 Residential Parks (Long-stay Tenants) Bill 2004 Other matters Part 7 s. 96 Part 7 -- Other matters 96. The Department's functions (1) Without limiting the Consumer Affairs Act 1971 section 17, the Department has the following functions -- 5 (a) the investigation of and conduct of research into matters relating to the interests of parties to long-stay agreements generally or any particular party or parties; (b) the publication of reports and the dissemination of information on matters relating to the interests of parties 10 to long-stay agreements; (c) the giving of advice to persons on the provisions of this Act or any other law relating to or affecting the interests of parties to long-stay agreements; (d) the investigation, upon the complaint of a party to a 15 long-stay agreement or otherwise, of an offence against this Act or of an infringement of a party's rights arising out of any long-stay agreement and the taking of action by negotiation, prosecution of an offence or otherwise; (e) the making of reports to the Minister on matters referred 20 to the Department by the Minister and any other matters of importance investigated by the Department for the purposes of this Act. (2) The Consumer Affairs Act 1971 section 24 applies to information acquired under this Act, and for that purpose the 25 first reference in subsection (2) of that section to "this Act" is to be read as a reference to the Residential Parks (Long-stay Tenants) Act 2004. 97. Delegation by Commissioner The Commissioner may by notice in the Gazette, delegate any 30 of the Commissioner's functions under this Act, (except this power of delegation) to the holder of a specified office in the page 59 Residential Parks (Long-stay Tenants) Bill 2004 Part 7 Other matters s. 98 public service of the State or to any specified officer of an agency or instrumentality of the Crown. 98. Position of the Crown This Act binds the Crown. 5 99. Time for commencement of offence proceedings Proceedings for an offence against this Act may be commenced within 2 years after the day on which the offence is alleged to have been committed. 100. Service of documents 10 (1) A document that is required or permitted to be given to a person under this Act may be -- (a) given to the person personally; or (b) sent by post addressed to the person at the person's last known place of residence, employment or business. 15 (2) The park operator may give a document to a long-stay tenant for the purposes of the long-stay agreement by giving it to -- (a) a person who is apparently 17 years of age or older and who is apparently residing on the agreed premises; or (b) the person who ordinarily pays rent under the 20 agreement. (3) If it is not practicable to give a document to a person personally, and the person's address is unknown, the document is to be treated as having been given to the person if a copy of the document is published in a daily newspaper circulating 25 throughout Western Australia. (4) If there are 2 or more park operators or 2 or more long-stay tenants who are parties to a long-stay agreement, the document may be given to the park operators or the tenants for the purposes of the long-stay agreement by giving it to any one of 30 them. page 60 Residential Parks (Long-stay Tenants) Bill 2004 Other matters Part 7 s. 101 101. Terms on which ADI holds tenancy bond amounts A tenancy bond paid into an ADI account is held by the ADI on the following terms -- (a) interest at a rate not less than the prescribed rate accrues 5 on the amount for the period during which the amount is held; (b) the ADI must pay an amount equal to the amount of interest accrued at the prescribed rate into the Rental Accommodation Fund in accordance with the 10 regulations; (c) if interest accrues on the amount at a higher rate than the prescribed rate, the ADI must pay the difference between the amount of interest accrued at the prescribed rate and the amount of interest accrued at the higher rate 15 to the long-stay tenant in accordance with the regulations; (d) the ADI may deduct from an amount paid under paragraph (b) or (c) an amount not exceeding the prescribed fee; 20 (e) the bond amount must be paid out in accordance with the regulations. 102. Information from ADI about tenancy bond accounts (1) The Commissioner may, by notice to the manager of an authorised financial institution, require the manager to give to 25 the Commissioner such information as the Commissioner requires in relation to a tenancy bond account, including information as to the balances of and amounts of interest paid on the account. (2) A notice -- 30 (a) must be in writing; (b) must specify the time at or within which the information is to be given; page 61 Residential Parks (Long-stay Tenants) Bill 2004 Part 7 Other matters s. 102 (c) may require the information to be -- (i) given in writing; (ii) certified as correct by a registered auditor specified in the requirement; 5 (iii) given at or sent or delivered to a place specified in the notice; (iv) sent or delivered by any means specified in the requirement; and (v) given on oath or affirmation or by statutory 10 declaration; and (d) state that the manager or other officer is required under this Act to give the information. (3) A person must not, without reasonable excuse, refuse or fail to 15 comply with a requirement. Penalty: $15 000. (4) A person must not give information in response to a requirement that the person knows is false or misleading in a material particular. 20 Penalty: $15 000. (5) It is a defence in proceedings for an offence against subsection (3) for the person to show that -- (a) the notice under subsection (2)(a) did not state that the person was required under this Act to give the 25 information; or (b) the time specified in the requirement did not give the person sufficient notice to enable compliance with the requirement. (6) A person is not entitled to refuse to give the information on the 30 grounds that the information could tend to incriminate the person or render the person liable to a penalty. page 62 Residential Parks (Long-stay Tenants) Bill 2004 Other matters Part 7 s. 103 (7) Despite subsection (6), information given under this section is not admissible in evidence in any proceedings against the person except proceedings for an offence against subsection (4). 103. Responsibilities of bond administrator 5 The bond administrator must -- (a) pay into the Rental Accommodation Fund amounts of tenancy bond paid to the bond administrator under this Act; (b) keep records in relation to each amount showing the 10 name and address of the park operator and the long-stay tenant for whom the amount is held; and (c) pay out the bond in accordance with the regulations. 104. Officials protected from liability No liability attaches to the Commissioner or to a delegate of the 15 Commissioner, or to an officer of the Department for act or omission of the Commissioner, the delegate or officer if the act or omission was done in good faith and in the performance or purported performance of a function of the Commissioner or the Department under this Act. 20 105. Regulations (1) The Governor may make regulations prescribing all matters that are required or permitted by this Act to be prescribed, or are necessary or convenient to be prescribed, for giving effect to the purposes of this Act. 25 (2) Without limiting the generality of subsection (1), regulations made under that subsection may -- (a) require the parties to a long-stay agreement to record on an inspection sheet, before the commencement, and after the termination, of the tenancy, their opinions of the 30 state of the premises and prescribe the form of such page 63 Residential Parks (Long-stay Tenants) Bill 2004 Part 7 Other matters s. 106 inspection sheets and the manner in which the parties record their opinions; (b) prescribe the matters for which a park operator is entitled to charge long-stay tenants a fee that is 5 additional to any amount payable under the long-stay agreement; (c) prescribe the maximum amount that is payable in respect of a matter prescribed under paragraph (b); (d) require the provision of information by the owner to the 10 long-stay tenant or prospective long-stay tenant at the time of entering into the long-stay agreement; (e) provide for payment out of security bond accounts of security bond amounts and amounts of accrued interest, and for the repayment or distribution of the amounts 15 paid out; and (f) prescribe the matters to be provided for in park rules, and may regulate the manner in which the provision for those matters is to be made. (3) Regulations made under subsection (1) may -- 20 (a) impose a penalty not exceeding $5 000 for offences against the regulations; and (b) provide for penalties not exceeding $500 for each separate and further offence under the Interpretation Act 1984 section 71(2). 25 106. Review of the Act (1) The Minister must arrange for a review of the operation of this Act to be carried out as soon as practicable after the end of the period of 5 years beginning on the commencement of the Act. (2) The Minister must then, as soon as practicable -- 30 (a) prepare a report based on the review; and (b) arrange for the report to be laid before each House of Parliament. page 64 Residential Parks (Long-stay Tenants) Bill 2004 Other matters Part 7 s. 107 107. Transitional provisions (1) Where a long-stay agreement was made before the commencement of this Act for a fixed term that ends after that commencement -- 5 (a) if the agreement was made in writing -- the agreement has effect according to its terms as if this Act had not been made; and (b) if the agreement was made orally -- the agreement has effect subject to this Act. 10 (2) Where a long-stay agreement was made before the commencement of this Act for a periodic tenancy that is continuing at the time of that commencement, and the agreement is not terminated in accordance with this Act within 3 months after that commencement -- 15 (a) the park operator must attempt to make with the long-stay tenant a long-stay agreement that complies with this Act; and (b) if the tenant refuses to execute such an agreement, either party may apply to the State Administrative Tribunal for 20 the termination of the original agreement, or for a determination in respect of the terms of the proposed new agreement, at the discretion of the State Administrative Tribunal. (3) A park operator who does not take appropriate steps to make a 25 long-stay agreement as mentioned in subsection (2)(a) is guilty of an offence. Penalty: $10 000. (4) Where, immediately before the commencement of this Act, a person held an option to make, renew or extend a long-stay 30 agreement, or to assign or otherwise transfer rights under a long-stay agreement, the option may be exercised, at the discretion of the person, as if this Act had not been made. page 65 Residential Parks (Long-stay Tenants) Bill 2004 Part 7 Other matters s. 107 (5) Where this Act applies to a long-stay agreement that was made before the commencement of this Act -- (a) if any proceedings instituted in relation to the agreement under the Residential Tenancies Act 1987 before the 5 commencement of this Act have not been completed, that Act continues to apply to the proceedings as if this Act had not been made; (b) proceedings may be brought subject to and in accordance with this Act in respect of a cause of action 10 that arose in connection with the long-stay agreement before the commencement of this Act and that was not, immediately before that commencement, the subject of proceedings under the Residential Tenancies Act 1987; (c) a notice of termination given in relation to the 15 agreement under the Residential Tenancies Act 1987 before the commencement of this Act has effect and may be enforced as if this Act had not been made; (d) any process begun before the commencement of this Act by which the rent payable under the agreement may be 20 increased may be continued and completed, and has effect to increase the rent, as if this Act had not been made, but subject to any order or determination of the State Administrative Tribunal under Part 6; (e) no civil or criminal liability is incurred as a result of the 25 application of this Act to the agreement for anything done or not done before the commencement of this Act; and (f) any amount of bond money held, at the commencement of this Act, in relation to the agreement under the 30 Residential Tenancies Act 1987 is to be treated as if it were held under this Act. page 66 Residential Parks (Long-stay Tenants) Bill 2004 Other matters Part 7 s. 108 108. The Residential Tenancies Act 1987 amended (1) The amendments in this section are to the Residential Tenancies Act 1987*. [* Reprinted as at 22 January 1999. 5 For subsequent amendments see Western Australian Legislation Information Tables for 2003, Table 1, p. 328-9.] (2) Section 5(5) is repealed. (3) After Schedule 1 clause 3(2)(a) the following paragraph is inserted -- 10 " (aa) money payable to the fund under section 87(3), 88(3) or 103(a) of the Residential Parks (Long-stay Tenants) Act 2004; ". 15 (4) After Schedule 1 clause 3(3)(a) the following paragraphs are inserted -- " (aa) money to be paid out of the fund under section 68 of the Residential Parks (Long-stay Tenants) 20 Act 2004 or under an order under section 88(3) of that Act; (ab) in reimbursement of the costs and expenses incurred for the purposes of the Residential Parks (Long-stay Tenants) Act 2004 by the bond administrator, bond 25 agents, the Department and the Commissioner in carrying out their respective functions; ". (5) Schedule 1 clause 3(3)(b) is amended by inserting after "this Act" -- 30 " or the Residential Parks (Long-stay Tenants) Act 2004 ". page 67 Residential Parks (Long-stay Tenants) Bill 2004 Glossary Glossary [s. 3] In this Act, unless the contrary intention appears -- "abandoned goods" means goods that may be treated as abandoned 5 goods under section 65(1); "ADI", which stands for authorised deposit-taking institution, has the meaning given to that term in the Banking Act 1959 section 5 of the Commonwealth; "ADI account" means an account with an ADI (authorised 10 deposit-taking institution); "agreed premises" means -- (a) in relation to an on-site home agreement -- the site, the on-site home, any other structures on the site that the long-stay tenant is entitled to use or occupy under the 15 agreement, and any fixtures, fittings or chattels that are provided under the agreement for the exclusive use of the long-stay tenant; and (b) in relation to a site-only agreement means the site, any structures on the site that are provided by the park 20 operator and that the long-stay tenant is entitled to use or occupy under the agreement, and any fixtures, fittings or chattels that are provided under the agreement for the exclusive use of the long-stay tenant; "authorised financial institution" has the definition given to that 25 term in the Residential Tenancies Act 1987 Schedule 1 clause 1; "bond administrator" means the chief executive officer of the Department in his or her capacity as bond administrator under the Residential Tenancies Act 1987; "bond agent" means a public officer appointed by the bond 30 administrator to be his or her agent for the purposes of the definition of "authorised agent" in the Residential Tenancies Act 1987 Schedule 1 clause 1; "caravan park" means -- (a) a caravan park (including a lifestyle village) that is 35 operated or required to be operated under a licence issued page 68 Residential Parks (Long-stay Tenants) Bill 2004 Glossary under the Caravan Parks and Camping Grounds Act 1995; (b) a caravan park (including a lifestyle village) operated by a local government under the Caravan Parks and Camping 5 Grounds Act 1995; (c) a caravan park (including a lifestyle village) that is operated by a public sector body; "Commissioner" means the Commissioner for Fair Trading appointed under the Consumer Affairs Act 1971; 10 "default notice" means a notice under section 54(1)(b) or 55(1), as the case requires; "Department" means the department established under the Public Sector Management Act 1994 section 35 that is principally assisting the Minister to whom the administration of the 15 Consumer Affairs Act 1971 is for the time being committed by the Governor; "lifestyle village" means a caravan park, or an area within a caravan park, that includes long-stay sites that are occupied, or intended to be occupied, solely or principally by individuals having a 20 particular interest or quality in common; "long-stay agreement" -- (a) has the meaning given to that term in section 4(1); and (b) except in section 4(1) and section 107, means a long-stay agreement to which this Act applies under section 4 as 25 modified by section 107; "long-stay site", in relation to a residential park, means -- (a) if the residential park is operated by a person who is licensed under the Caravan Parks and Camping Grounds Act 1995 -- a site that is permitted to be used as a 30 long-stay site under a licence issued under that Act; or (b) in any other case -- a site that the park operator is willing to rent to a tenant for a fixed term of 3 months or more, whether or not the site is rented for such a term at any particular time, and whether or not the site includes an 35 on-site home; page 69 Residential Parks (Long-stay Tenants) Bill 2004 Glossary "long-stay tenant" or "tenant" means the grantee of a right of occupancy under a long-stay agreement as mentioned in section 4(1)(a) or (b); "make", in relation to a long-stay agreement, has a meaning affected 5 by section 4(4); "manager", in relation to a financial institution, means the manager or other officer for the time being in charge of the financial institution; "notice of termination" means a notice to terminate a long-stay 10 agreement given in accordance with this Act; "on-site home", in relation to an on-site home agreement, means the relocatable home provided under the agreement by the park operator; "on-site home agreement" means a long-stay agreement under 15 which the long-stay tenant has the right to occupy a relocatable home provided by the park operator; "original party", in relation to legal proceedings, means a party to a long-stay agreement on whose behalf the Commissioner is acting in the proceedings as provided in section 92; 20 "park operator", in relation to a residential park, means the grantor of a right of occupancy under a long-stay agreement as mentioned in section 4(1)(a) or (b), or the grantor's successor where the succession is subject to the interest of the tenant; "park premises", in relation to a residential park, means all or any 25 part of the land and structures within the boundaries of the park, including premises occupied exclusively by the park operator or an agent or employee of the park operator, vacant sites, vacant on-site homes, agreed premises and shared premises; "park rules", in relation to a residential park, means -- 30 (a) the rules for tenants prepared by the park operator (if any); and (b) the rules for tenants prepared by the park liaison committee under section 29(2)(a) (if any); "period of notice", in relation to the termination of a long-stay 35 agreement under a notice of termination, means the period beginning on the day on which the notice is given and ending on the specified day; page 70 Residential Parks (Long-stay Tenants) Bill 2004 Glossary "pet bond" means an amount paid as a security bond under section 16(2)(b); "public sector body" has the meaning given to that term in the Public Sector Management Act 1994; 5 "real estate agent" means a person who holds or is required to hold a licence under the Real Estate and Business Agents Act 1978; "registered auditor" means a person who is registered, or taken to be registered, as an auditor; "relocatable home" means a vehicle or building that is fitted or 10 designed for use as a residence (whether or not it includes bathroom or toilet facilities) and that is or can be parked, assembled or erected on a site in a residential park; "rent", in relation to a long-stay agreement, means an amount paid or payable under the agreement by the long-stay tenant in respect of 15 the tenancy period or a part of the tenancy period; "Rental Accommodation Fund" means the Rental Accommodation Fund established under the Residential Tenancies Act 1987 Schedule 1 clause 3; "residential park" means a caravan park (including a lifestyle 20 village) in which there are long-stay sites; "retired person" has the same meaning as it has in the Retirement Villages Act 1992 section 3; "security bond" means an amount payable by a long-stay tenant as security for the performance of his or her obligations under the 25 long-stay agreement, including an amount of pet bond (if any); "selling agency agreement" means an agreement between a long-stay tenant and a park operator as mentioned in section 74(1); "shared premises", in relation to a residential park, means -- 30 (a) the common areas, structures and amenities in the park that the park operator provides for the use of all long-stay tenants or makes accessible to all long-stay tenants; and (b) any fixtures, fittings or chattels in or on the common areas or structures; 35 "site", in relation to a residential park, means an area of land in the park that is set aside for the use of one relocatable home, except page 71 Residential Parks (Long-stay Tenants) Bill 2004 Glossary such an area that is a lot in relation to a survey-strata scheme under the Strata Titles Act 1985; "site-only agreement" means a long-stay agreement under which the long-stay tenant has the right to occupy a relocatable home 5 provided by the long-stay tenant on a site in the residential park; "specified day" means -- (a) in relation to a notice of termination given under section 54(1)(a) or (b), 55(4), 56(1) or 57(1) -- the day specified in the notice as the day on which the park 10 operator requires the long-stay tenant to give vacant possession of the agreed premises to the park operator; (b) in relation to a notice of termination given under section 59(1) -- the day specified in the notice as the day on which the tenant intends to give vacant possession of 15 the agreed premises to the park operator; (c) in relation to a notice of termination given under section 60(3) -- the day specified in the notice as the day on which the agreement is to be terminated; (d) in relation to a default notice given under 20 section 54(1)(b) -- the day specified in the notice as the day on which the park operator requires the outstanding amount of rent to be paid; and (e) in relation to a default notice given under section 55(1) -- the day specified in the notice as the day on or before 25 which the breach must be remedied; "statutory licensee" means a person who holds or is required to hold a licence under the Caravan Parks and Camping Grounds Act 1995; "tenancy" means a tenancy under a long-stay agreement; 30 "tenancy bond account" means -- (a) in relation to a park operator -- an ADI account held under section 17(1)(b); or (b) in relation to a real estate agent -- a trust account referred to in section 17(2)(a) or (b); page 72 Residential Parks (Long-stay Tenants) Bill 2004 Glossary "tenancy period", in relation to a long-stay agreement, means the whole period during which the agreement is in force, whether the agreement is for a fixed term or creates a periodic tenancy; "working day" means any day except a Saturday, Sunday or public 5 holiday.
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