Inspections, Maintenance, Instruction Manuals & Special Instructions

INSPECTIONS – Inspections for the purpose of assessing the tenants overall care of the premises and routine maintenance check, may not, by law, be conducted more than every 13 weeks or as more commercially applied every 3 months. Entry is defined as stepping beyond the letter box.  There is no doubt that we conduct these inspections religiously and we will report to you in writing.  Where a tenant has been in the home for more than 12 months and have had a perfect track record and the home has been free of visual safety related maintenance issues, we do give the tenant the courtesy of only intruding on them every 4 months. The inspection is not allowed to be intrusive and we may really only examine areas visible to us as we walk through the home. The tenants’ overall care of both home and garden is assessed. We look for any maintenance issues that the tenant may not have mentioned such as leaking taps, etc. We are also very mindful of issues that may affect safety such as lifting pavers, loose balustrades etc. In today’s day and age where litigation is so rife it is vital to ensure the tenant or an invitee is not provided with reasonable cause to pursue a claim against the landlord for an injury suffered as a result of neglected maintenance issues within the home they rent.   Please note we are not licensed or qualified tradespeople and can only comment on matters that are easily visible.

MAINTENANCE – Non-urgent maintenance that we discover at our routine inspections will be mentioned in the written inspection report and we will await your instructions. Essential and more pressing maintenance issues that are reported to us by the tenant or we discover will be handled immediately in accordance with your instructions.  The Residential Tenancies & Rooming Accommodation Act requires maintenance to be attended within a reasonable time frame. Unattended maintenance can result in an increased repair cost  – unfortunately problems do not go away by themselves, they just get bigger. It also results in irate and frustrated tenants who sometimes seek rent reductions through a legal process for being deprived of features they are paying for.  Please note we do not charge any additional fee for attending to maintenance and we do not mark up the invoices from any tradesperson.

INSTRUCTION MANUALS – Please provide us with instruction manuals for any appliances including stoves, dishwashers, air cons, and alarm and irrigations systems.  Tenants are not always able to figure out timers on stoves, different settings on air cons, etc. and this would then require a callout (at your expense) from a professional to explain.

SPECIAL INSTRUCTIONS – Features of your home (especially timber floors/stainless steel
appliances/septic systems and grease traps) may require cleaning with specific products or special methods. Please ensure we have been advised of any other special requirements for example:

· all smoking to be conducted outdoors only

· gutters to be placed on regular cleaning plan

· septic/grease traps to be serviced/pumped

· all furniture standing on polished floor areas are to have protective cushioning on legs etc.