AT WHAT POINT DO YOU ISSUE A BREACH NOTICE?
The simple answer to this question is “as soon as there has been a breach”. It is not uncommon for property owners to empathise with the tenant if there is a breach and as a consequence hold off on issuing breach notices or even not send them at all. They often empathise in fear of upsetting the tenant or simply to avoid confrontation.
It is very important to utilise your time when there is an obvious breach. If you do not issue a breach notice at the time of a breach, the required documentation for the next step (i.e. tenancy tribunal application) may not be in order and will hinder your ability to seek a termination of tenancy.
Property Managers not only know legislation surrounding breaches, but know the importance of issuing breach notices and any subsequent tribunal applications necessary. They are also not overly concerned with avoiding confrontation as they tend to have the skill sets (through experience) to ensure confrontation is minimised.