Part of owning an investment property is covering repairs, both routine and emergency repairs. A leaky roof, a burst pipe, a broken down dishwasher–these can add up to a lot of unexpected costs, all of which first time investors may be unprepared for. To make sure you’re correctly using your resources, you, as the landlord and property manager, should be aware of your responsibilities when it comes to rental property repairs.
Emergency repairs
When it comes to emergency repairs, the property owner or manager (acting on the owner’s instructions) is always responsible. You must respond to a tenant’s request within 24 to 48 hours. If you do not respond, your tenant is allowed to organise by themselves a repair of up to a maximum value of two weeks’ rent.
According to the Residential Tenancies Authority of Queensland, these are some examples of emergency repairs:
- a burst water service or a serious water service leak
- a blocked or broken toilet
- a serious roof leak
- a gas leak
- a dangerous electrical fault
- flooding or serious flood damage
- serious storm, fire or impact damage
- a failure or breakdown of the gas, electricity or water supply
- a failure or breakdown of an essential service or appliance on the property for hot water, cooking or heating
- a fault or damage that makes the property unsafe or insecure
- a fault or damage likely to injure a person, damage property or unduly inconvenience a tenant
- a serious fault in a staircase, lift or other common area of the property that unduly inconveniences a tenant in gaining access to, or using, the property
If the tenant is the one to pay the repairer, they will need to give all the receipts to the property owner or manager, who must reimburse the tenant back within seven days.
Routine repairs
In Queensland, the Residential Tenancy Authority states that the primary obligation of the lessor is to provide the tenant with a property that is clean and fit to live in and, at the same time, giving regard for the safety and health of the tenant. Regular repairs and maintenance will provide your tenant with a clean and fit property as well as ensuring your investment is meeting the best standards.
Some important routine repairs and maintenance work to add to your to-do list are storm and fire preparations, termite inspections, pest control, air conditioner maintenance and gardening maintenance.
Devise a maintenance plan to reduce costs
A common problem with maintenance work and routine repairs is tenants not getting a timely response from property owners or managers regarding requests. As landlord or property owner, you can authorise your property manager to spend up to equivalent to two weeks’ rent without prior approval. This will result in fewer disputes and complaints and ensures your property is well-maintained.
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Communication
As always, communication is vital. Make sure all lines of communication are open and everything is put into writing. Provide your tenant with adequate notice regarding the type of work to be carried out, what time and the tradespeople involved in the process.
