General Repairs

We insist that all repairs are lodged in writing. You can lodge a repair request online or use the provided repair request forms handed to you at tenancy start. You can lodge your repair requests by fax, post or email.

Emergency Repairs

Emergency items are generally those that could cause injury to the tenant or damage to the property, and may include:

  • water pipes have broken or burst
  • an appliance, fitting or fixture that uses water or is used to supply water that is broken or not functioning properly, so that a substantial amount of water is wasted
  • blocked or broken toilet (if second toilet not available)
  • serious roof leak or gas leak
  • dangerous electrical fault, dangerous power point, loose live wire, etc.
  • flooding, rain water inundation inside the property, or serious flood damage
  • serious storm, fire or impact damage (i.e. impact damage by a motor vehicle)
  • failure or breakdown of the gas, electricity or water supply to the premises
  • failure or breakdown of any essential service on the premises for hot water, cooking, heating and laundering
  • fault or damage that causes the premises to be unsafe or not secure
  • fault likely to injure a person, cause damage or extreme inconvenience

After hours emergency repairs

Should an emergency repair be required after hours, then you need to firstly attempt to contact your property manager. Secondly, refer to your Tenancy Agreement or Trades Guide on our website for details of our recommended tradesperson.

It is always important to know if a repair is an emergency or a general repair. Getting this wrong may be costly to the tenant if the repair is conducted after hours.

Smoke Alarms

The landlord agrees to ensure that smoke alarms are installed and maintained in the residential premises; the landlord and tenant each agree not to remove or interfere with the operation of a smoke alarm installed unless they have a reasonable excuse to do so.

Routine Inspections and Photos

We will conduct a routine inspection at the property three (3) months into your tenancy and then approximately every 6 months thereafter.

The main purpose is to provide a report to the owner that you are maintaining the property, and also to check for any repairs and make any recommendations to the owner. Please see a detailed list of what we look out for below.

Routine Inspection Guide

Inside the Property

  • walls/light switches/doorways and doors are clean from marks
  • carpets are clean and stain free
  • windows and screens intact/clean
  • kitchen area clean and oven/stove top is free of burnt on food
  • shower, bathroom and toilet, laundry and all tiling is clean
  • all areas and rooms fully accessible (not locked)

Outside the Property

  • lawns are cut/edged and maintained
  • gardens tidy and presentable/weeds removed
  • rubbish/lawn clippings removed
  • no unregistered car bodies on the property
  • oil stains removed to carports, garages and driveways
  • all areas, garages, store rooms etc., all accessible
  • swimming pools/spa – water and sides/bottom are clean

Rent Reviews

The landlord cannot increase the rent during the fixed term unless the agreement sets out the amount of the increase.

The tenant must get a 60-day notice in writing if the landlord wants to increase the rent. This applies even when the agreement provides for, or permits, a rent increase.

The tenant can apply to the Consumer, Trader and Tenancy Tribunal within 30 days of getting the notice of the rent increase for an order that the rent increase is excessive, having regard to the general market level of rents for similar premises in similar locations.

Lease Renewals

The Residential Tenancy Agreement has a continuation clause, which allows a tenant to continue on under the same terms and conditions at the expiry of the fixed term (continuing basis), unless they receive correspondence stating otherwise i.e. notification of a rent increase or notice to vacate.

In most cases we will advise you of the impending expiry of the Tenancy Agreement and advice of our instructions whether a further term is to be offered and under what terms.

Landlord Mail and Contact

Any mail received addressed to the owners (owner’s name appears on your Tenancy Agreement) should be forwarded care of our office.