Maintenance and repair issues are one of the most typical conflicts during our management of the rental properties. Who is responsible for fixing a broken toilet? Whose duty is it to address mold issues in the rental property? Who bears the cost of maintaining outdoor yards and facilities? Today, let’s delve into the responsibility of tenants and landlords when issues requiring repair arise in rental properties and how to address these problems.
Repairs and maintenance
Before we help landlords to rent out their properties, our property management team will check and confirm with them that the overall condition of the property is good, suitable for living and meets basic housing standards. Therefore, when tenants report issues that require repair after moving in, obligations and associated costs depend on who caused the damage. For instance, if the glass window of a rental property is broken, and it’s due to the tenant accidentally breaking it while playing, then the tenant is responsible for repair and compensation. However, if the window falls out from the frame and breaks, due to ageing putty that may be fair wear and tear, then the landlord needs to cover the repair costs.
Routine repairs and emergency repairs
Repairs can generally be categorized into routine repairs and emergency repairs. How to determine if an issue falls under routine or emergency repairs? The RTA (Residential Tenancies Authority) website lists all emergency repair items, including severe burst water pipes, blocked or damaged toilets, gas leaks, interruptions to essential services like water, electricity, gas, and issues caused by natural disasters and more. If there’s an emergency repair, tenants have the right to directly contact a tradesperson for repairs up to a maximum value of 4 weeks’ rent. If the landlord cannot be reached out, professional property managers like Midas will arrange for our collaborated tradesperson to carry out the repairs, ensuring reasonable quotation has been given to protect landlords’ interest. Another option for tenants is to submit a QCAT repair order, which is a legal binding that outlines the repairs to be made and property managers/landlords must comply with the order and disclose it in the future tenancy agreements. In cases where the landlord and tenant cannot reach an agreement for routine repairs, either of them may request for RTA dispute resolution.
Practical examples
Here are some practical examples when it comes to repair and maintenance:
Case 1 – Blocked Toilet:
A blocked or broken toilet is considered an emergency repair, generally attributed to normal wear and tear. The landlord or property manager is responsible to engage a professional to clear the blockage. If it’s found that the blockage is due to a tenant’s actions, for example a child throwing toys or stones into the drain, then the tenant is responsible for the cost. Similarly, the bathroom drain can experience blockages due to the accumulation of hair over the years. Considering the interest of landlords, our team has thoughtfully provided silicone drain filters for tenants, effectively preventing blockages. RTA will also help determine the responsibility by assessing professional investigation reports.
Case 2 – Mold in the House:
The property manager will ensure that there is no sign of mold growth during the initial entry report inspection before the property is rented out. If mold growth is due to poor ventilation or inadequate cleaning by tenants, the tenant is responsible for mold removal. If the mold is caused by leaks or other structural issues, it’s the landlord’s responsibility to clean it up. Again, a professional assessment report can help determine responsibilities.
Case 3 – Yard Maintenance:
We usually discuss with landlords regarding the outdoor garden and pool maintenance costs before advertising a property. Some landlords prefer to hire professionals for regular maintenance, which might result in higher weekly rent. Our property manager will clarify with tenants that they are responsible for basic care, like lawn mowing and trimming prior to their move in. Major landscaping projects, like tree removal or large-scale pruning are the landlord’s responsibility. Regular gutter cleaning is also the landlord’s duty, we highly suggest our landlord clients to buy gutter guards from Bunnings, effectively preventing fallen leaves from blocking the gutters. For swimming pool maintenance, landlords normally cover the expenses for regular cleaning and repairs, but tenants should ensure routine cleaning has been done and pay for the chemicals.
Case 4 – Air Conditioning Maintenance:
The installation of air conditioning is not compulsory in Queensland rental properties and is often done at the request of tenants. Ducted air conditioning in apartments is usually maintained by the strata building. Landlords usually cover the costs of professional deep cleaning before a new tenant moves in and repairs due to normal wear and tear, while tenants are responsible for regular filter cleaning and maintenance.
Case 5 – Pest Control and Termite Inspection:
As our property managers are also landlords and we fully understand the importance of maintaining rental properties in good conditions. Even though termite inspection is not a legal requirement, regular inspections are strongly recommended to prevent potential risks. Pest control is usually done by landlords before a new tenant moves in, and the pest control companies often provide a guarantee period for around 6 months. If pests reappear within the guarantee period, the pest control company will return for free treatment. If a tenant stays for more than a year, they may take on the responsibility of conducting pest control. If a tenant has pets, special carpet cleaning and pest control are required upon moving out.
Midas property management has negotiated a good deal on a termite and pest control bundle promotion, costing less than $300 per year. This ensures annual termite inspections for landlord’s properties, and tenants appreciate landlords taking care of pest control. Moreover, these costs will be deducted directly from landlords’ monthly rental income and can be used for annual tax returns.
Conclusion
That’s all about the responsibility of tenants and landlords when it comes to repair and maintenance in the rental properties. If you have any questions about this topic or would like to know more about Midas property management service, please do not hesitate to get in touch with us. I hope this video has been helpful to you. See you next time!