5 maintenance tips for landlords

In Australia, it is not uncommon for rental price rises to overtake both average wage rises and house price rises. For example, the national average price of rent between 2002 and 2012 increased by 75.8 per cent for houses and 91.8 per cent for other dwellings (mostly apartments). House prices went up by 69 per cent and average earnings by 57 per cent in the same 10 year periodⁱ.

When leasing a property in Australia, the onus is on owners to make sure the property meets the standards of their State’s Tenancies Act and properties should be habitable and in good conditionⁱⁱ. The best times to schedule maintenance are when the property is vacant, just before a tenant moves inⁱⁱⁱ; and when the lease is renewed. Landlords need to make sure the locks are intact and doors are secure^iv. The tenant must look after the property by keeping it clean and free from damage; however, the landlord should also expect “fair wear and tear”, which is normal deterioration from daily use^v.

Help, it’s an emergency!

A tenant must notify the landlord of the need for an emergency repair, but if they cannot be contacted, the tenant can contact a nominated repairer, who should be listed on the tenancy agreement^vi. Otherwise, the tenant can pay a repairer (as a guide, not more than the value of two weeks’ rent) and get the money back from the property owner^vi.

Emergency situations include:

a serious water leak
a blocked toilet
a serious roof leak
a gas leak
a dangerous electrical fault
serious flood damage
serious storm, fire or impact damage
breakdown of the gas, electricity or water supply
no hot water, cooking or heating
any damage that makes the property unsafe or insecure
damage which could injure a person
a serious fault in a staircase or lift that restricts a tenant from gaining access^vi.

Drains, gutters, mould

If a drain or gutter becomes blocked due to fair wear and tear (e.g. tree roots), it is the landlord’s responsibility. If it was caused by something the tenant has done, the tenant pays^vii. If mould has been caused by a roof leak, the owner should get it removed^viii. If a tenant caused the mould (eg. by allowing steam to build up in the bathroom without using ventilation), the tenant will probably be liable.

Smoke detectors

The landlord must install smoke alarms and test and replace flat batteries within 30 days before the tenancy begins^ix. The tenant must test and clean each alarm every year and replace the batteries.

Pests

The property should be in a clean and safe state when the lease is signed, so look for signs of pest droppings and mention these in the property condition report that is completed at the start of a tenancy. Who pays for pest control depends on when the infestation occurred. If pests move in because of a tenant’s uncleanliness, the tenant should pay. You should check if the previous tenants had cats or dogs, as fleas could breed in the carpet and may not appear for a couple of months. In NSW, the landlord pays to remove possums, termites, and birds^x.

Who mows the lawn?

Tenants should look after mowing, edging and weeding, but this should be specified in the tenancy agreement^xi. Any plants, hedges or lawns that need specialist upkeep – and tree lopping – are the landlord’s responsibility. The tenant is not responsible if plants or lawns die because of compliance with strict laws on water restrictions. The state of lawns and gardens should be included on the property condition report and maintained to the same standard by the tenant, allowing for fair wear and tear.

Tenancy laws can differ in each state, so check your local Residential Tenancies Act legislation. The ATO website and Property page explain what repair expenses you can claim for rental properties, or phone 132 861.

ⁱShelter WA 2014, National Shelter, Housing Australia factsheet, viewed 8 April 2015,
http://www.shelternsw.org.au/publications-new/factsheets-new/226-housing-australia-factsheet/file

ⁱⁱMartin, C. 2012, Tenants Rights Manual, State Library New South Wales, Information about the law in NSW: Health and safety viewed 20 March 2015,
http://www.legalanswers.sl.nsw.gov.au/guides/tenants_rights_manual/during_tenancy/health_safety.html

ⁱⁱⁱTenants Union of NSW, Residential Tenancies Act, Factsheet 01, viewed 20 March 2015,
http://www.tenants.org.au/factsheet-01-residential-tenancies-act

^ivGovernment of Western Australia, Department of Commerce, Rental property security standards, viewed 20 March 2015,
http://www.commerce.wa.gov.au/consumer-protection/rental-property-security-standards

^vNSW Fair Trading, 2013, ‘Getting your bond back,’ 5 November, viewed on 7 May 2015,
http://www.fairtrading.nsw.gov.au/Tenants_and_home_owners/Renting_a_home/Ending_a_tenancy/Getting_your_bond_back.html

^viResidential Tenancies Authority, Queensland, ‘Emergency repairs’, viewed 8 April 2015,
https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintenance-and-repairs/Emergency-repairs

^viiResidential Tenancies Authority, Queensland, ‘Drains and gutters’, viewed 8 April 2015,
https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintenance-and-repairs/Drains-and-gutters

^viiiResidential Tenancies Authority, Queensland, ‘Mould’, viewed 8 April 2015,
https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintenance-and-repairs/mould

^ixResidential Tenancies Authority, Queensland, ‘Smoke alarms’, viewed 8 April 2015,
https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintenance-and-repairs/Smoke-alarms

^xNSW Office of Fair Trading 2014, ‘Pests and vermin’, viewed 8 April 2015,
http://www.fairtrading.nsw.gov.au/ftw/Tenants_and_home_owners/Renting_a_home/During_a_tenancy/Pests_and_vermin.page

^xiResidential Tenancies Authority, Queensland, ‘Lawns, trees and gardens’, viewed 8 April 2015,
https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintenance-and-repairs/Lawns-gardens-and-trees

Original article – http://www.allianz.com.au/home-insurance/news/5-maintenance-tips-for-landlords

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