Regular routine inspections are important for property managers to ensure that a rental property is well maintained, and that it remains compliant with the healthy homes standards and other legislative requirements. It is also important for property managers to check that the tenants are looking after the property, that there is no damage, and that the property is being kept reasonably clean and tidy.
What tenants may not be aware of, is that some insurance companies require the landlord or their property manager to perform regular property inspections or they may decline an insurance claim.
In most insurance policies, the requirement is for inspections to be performed every three months.
Your property manager is required to give you notice of an inspection at least 48 hours before, and not more than 14 days in advance. They need to occur between 8am and 7pm and the maximum frequency for inspections is once every four weeks. As mentioned above, typically they are done every three months unless there may be a problem with the premises or the tenancy.
Once notice has been given to a tenant of a property inspection, then the property manager has the right to enter. If a tenant cannot be in attendance, then the property manager will use their key, and tenants are encouraged to leave a note, or let the property manager know in advance of any maintenance or repairs needed.
Property managers take photos while inspecting the premises and these are also used as proof of the inspection, however care is taken not to include the tenants’ personal belongings when possible. If a tenant has concerns about what photos are being taken, they can speak to their property manager to understand why a photograph may be necessary to document the condition of the premises.
If a property is not up to scratch, or a tenant is required to fix or clean something, a reinspection may be required. Sometimes it may be necessary for a property manager to issue a 14 day notice to remedy a breach, however, often the matter is rectified through a simple request.
What are we taking photos of?
• Any cupboard where there is plumbing, such as under the kitchen, bathroom or laundry sink
- Remove any personal items that you may not want your property manager to see before the inspection
• Smoke alarms
• Any cupboard, wall etc. that backs onto plumbing
• Showers, taps and generally all plumbing fittings and fixtures
• Electrical items
• Window coverings, particularly the backs to show if there is mould present
• Oven and stove top
What we don’t do:
• We don’t typically open wardrobes or cupboards unless there is plumbing or otherwise
- however; some wardrobes may have hot water cylinders in them, or back onto a wall with plumbing, so in these cases, the wardrobe is likely to be opened and checked for water damage or otherwise
• We don’t open drawers on furniture belonging to the tenant
• We don’t walk around with white gloves on checking for dust! We are checking that the property is reasonably clean and tidy, however we understand if this morning’s breakfast dishes are on the bench, or the hamper of clean washing in the lounge needs folding
What could cause concern?
• Exceeding the maximum number of people
• Smoking inside the premises
• Evidence that the premises are being used for illegal purposes
• Pets, when pets are not allowed
• Sub-letting
• Damage
• Gas bottles inside
• Unsafe charging of lithium batteries
• Interference with smoke alarms
• Interference with means of escape from fire; which could include the blocking of exit doors with excessive personal belongings
• Evidence of excessive mould or dampness
• Unsanitary or unsafe conditions
What you can do:
• Present the property in a reasonably clean and tidy manner
• Put any ‘very’ personal belongings away, keeping in mind that we open cupboards with plumbing and that back onto plumbing
• If you are allowed a dog at the premises, please take them off site during the inspection
• Follow your property manager’s advice about reporting maintenance if you can’t be present at the inspection, pointing out any items of concern in advance so we can check them out when we’re there. This may be via an online maintenance portal, an email, or we may ask you to leave a written note on the bench. However, if something has stopped working, don’t wait for the inspection to report maintenance either
• Let us know if there is something stopping you from keeping the premises up to its usual standard so we can take this into account during our inspection
• A routine inspection is also a great time to get the kids (or messy flatmates) to tidy their rooms
Property managers are in and out of our tenants’ homes constantly and whilst we may see some ‘interesting’ things during our inspections, we have the utmost respect for our tenants’ privacy. We are people too, with families and households just like our tenants, and we are always mindful of Doing the Right Thing, a Harcourts Value, when conducting routine inspections at the properties we manage.