The Plan? Compliance and Maintenance for landlords
- Posted By Shelley Bays
Proper maintenance is pivotal to the success of an investment property, yet it’s often one of the most challenging aspects of property ownership and also one of the most undervalued. Whether you’re a seasoned investor or new to property ownership, understanding maintenance responsibilities, compliance requirements, and preventative care can feel overwhelming but is crucial to ensure your investor is well cared for.
Property maintenance encompasses everything from routine repairs and regular upkeep to emergency responses and long-term preservation of your asset’s value.
It’s a shared responsibility between property owners, tenants, your property management company and strata management agency (is applicable) each playing a crucial role in maintaining the property’s condition and ensuring its longevity.
What is Property Maintenance?
Maintenance includes regular repairs and maintenance of a properties systems, structures, and equipment. The maintenance of rental properties consists of a wide range of tasks, from regular cleaning, routine maintenance and landscaping to more complex repairs and upgrades.
Some tasks are the owner’s responsibility—which can be managed by the owner or a professional property manager—while others are the tenants or strata managements responsibility.
Property management maintenance requires careful planning, budgeting, and coordination and includes preventive and corrective measures. Preventive maintenance can involve (but is not limited to) pest control, regular inspections, cleaning and servicing of appliances to prevent breakdowns and prolong the life of the property.
Conversely, corrective maintenance involves timely repairs or replacements being arranged when tenants raise an issue.
A Property Manager's Role in Property Maintenance
Experienced property management companies can proactively manage all repairs and maintenance while also ensuring qualified, trusted trades perform the work and that it complies with relevant regulations and standards.
A good property manager protects the longevity and value of a property through:
Routine Inspections
Routine inspections are carried out to identify any issues with the property and ensure that everything is in working order. They should be done regularly—in NSW, they can be carried out up to four times in 12 months and should cover all areas of the property.
During routine inspections, the property manager checks for signs of wear and tear, damage, or other issues that may need attention. They also ensure all equipment and appliances are in good working order.
Emergency Repairs and Maintenance Requests
Emergency repairs must be carried out immediately to prevent further damage to the property and ensure the safety of the occupants. Examples of emergency repairs include burst pipes, electrical faults, and gas leaks (refer to RTA for full list of urgent repairs)
The tenant is responsible for notifying their property manager about the emergency, and the property manager is responsible for ensuring the emergency repair is carried out promptly and efficiently by one of their trades.
Preventative Maintenance
Preventative maintenance is the process of carrying out regular maintenance tasks to ensure the safety of tenants and prevent issues from arising in the future. It can involve (but is not limited to) cleaning gutters, servicing heating and cooling systems, checking fire alarms, and checking for leaks.
Most preventative maintenance is the responsibility of the tenants, who have agreed to leave the property in its current condition (considering general wear and tear) when they start their tenancy. So, ensuring gutters are clear, lawn and garden maintenance, wall damage, etc., is usually the tenant’s responsibility.
Other preventative maintenance, such as checking the fire alarms are working, servicing heating and cooling systems and checking for leaks is the responsibility of the property owner.
Making the Most of Your Resources
Smart resource management is about more than just money – it’s about using your time, contractors and materials efficiently. Start by prioritising what needs to be done and when. Some maintenance tasks are urgent, while others can be scheduled during quieter periods or grouped together for cost efficiency or are more seasonal such as servicing your cooling system before Summer or cleaning your gutters before Autumn
When planning your maintenance schedule, consider the following:
- Which tasks need immediate attention
- Where you can find reliable, cost-effective contractors
- How to minimise disruption to your tenants
- Ways to combine multiple maintenance tasks
- Opportunities for preventive maintenance to avoid costly repairs
- Seasonality of the maintenance item
Property Maintenance Responsibilities of Tenants
Tenants have certain responsibilities when it comes to maintaining the property they are renting. These responsibilities are based on NSW laws and regulations.
Indoor Maintenance Tasks
Tenants are responsible for keeping the inside of the property clean and tidy. This includes regular cleaning of the floors, walls, and windows and keeping the kitchen and bathroom areas clean. Tenants should also ensure that any appliances provided by the landlord are used correctly and kept clean.
In addition to cleaning, tenants are responsible for reporting any damage or promptly raising a maintenance request. This includes issues such as leaks, broken windows, and malfunctioning appliances.
Outdoor Maintenance Tasks
Tenants are also responsible for maintaining the outdoor areas of the property (unless otherwise stipulated in their tenancy agreement). This includes keeping the garden and lawn areas tidy, ensuring that any rubbish is disposed of correctly, and reporting any damage or maintenance issues to their property manager.
Navigating Legal and Safety Requirements
Keeping your investment property safe and legally compliant isn’t just about ticking boxes – it’s about protecting your tenants and investment. Understanding your legal obligations might seem daunting, but breaking them into manageable areas makes compliance straightforward.
Minimum Standards
Landlords must provide rental properties that are in a reasonable state of cleanliness and fit for the tenant to live in. The minimum standards set clearer expectations for landlords and tenants and apply to all rented residential properties. To be fit to live in, the property must, at a minimum:
- be structurally sound
- have adequate natural or artificial lighting in each room, except storage rooms or garages
- have adequate ventilation
- be supplied with electricity or gas, and have enough electricity or gas sockets for lighting, heating and other appliances
- have adequate plumbing and drainage
- have a water connection that can supply hot and cold water for drinking, washing and cleaning
- have bathroom facilities, including toilet and washing facilities that allow users' privacy.
Landlords need to ensure their rented properties meet these minimum standards to be fit to live in.
The property could have other issues that may make it unfit for a tenant to live in, even if it meets the above seven minimum standards. Before the property is rented out, the landlord or agent should take steps (such as making repairs) to make sure the property is fit to live in.
These standards must be maintained throughout the tenancy.
Essential Building Requirements
Your property needs to meet specific building codes that ensure everyone’s safety. Think of these as your property’s safety foundation, covering crucial areas like:
- Fire safety systems and smoke alarms
- Electrical wiring and installations
- Structural integrity and maintenance
- Emergency exits and access points
- Safe balconies and windows
Regular professional inspections are your best defence against compliance issues. These check-ups help you spot potential problems early, saving you from costly repairs and legal headaches later on.
Health and Wellbeing Standards
Creating a healthy living environment in your investment goes beyond meeting minimum standards – it’s about maintaining a property where people genuinely feel safe and comfortable. Key focus areas include:
- Indoor air quality and ventilation
- Clean and safe water supply
- Effective pest prevention
- Proper drainage and waterproofing
- Adequate natural light and ventilation
When managed effectively, a comprehensive maintenance strategy protects your investment, enhances tenant satisfaction, reduces costly emergency repairs, and helps maintain steady rental income. However, getting this balance right requires careful planning, clear communication, and a thorough understanding of everyone’s responsibilities by an experienced property maintenance team.