Routine Inspections: What can you expect?

Whether you are a Tenant or a Landlord, you can expect that you will have regular routine inspections at your property. Some Tenants are unaware of what to expect from the inspection and what their obligations are, and some Landlords are also sometimes confused about what their obligations are in relation to the property, and what will be reported on during the inspection.

The main reasons routine inspections are carried out during a tenancy are to ensure the property is being well cared for as per the terms of the Tenancy Agreement and to visually check for repairs, maintenance or health and safety issues, on behalf of the Landlord.

What can a Tenant expect?

1. The Property Manager should give the required written notice of the inspection time. Most inspections are planned well in advance, so changing the time and or date is generally difficult for the Property Manager, except in extreme circumstances.

2. The property should be clean and well-presented for a routine inspection. For example:

•  property generally clean and tidy surfaces so the Property Manager can easily visually inspect all areas eg. clothes put away, dishes put away
• routine cleaning: including items such as dusting, sweeping/vacuuming, cleaning kitchen surfaces, bathrooms, oven, grill, hob, toilet, shower etc
• removal of any mould from surfaces
• cleaning any marks from walls, kitchen units or other surfaces
• grass, edging and weeding, and disposal of any garden rubbish if it is the Tenant’s responsibility
• other outside areas (such as decks, patios) swept and tidy
• carpets are clean and stain free (ie similar to Condition at start of Tenancy)
• pool cleaned of leaves or other debris
• pet droppings are removed

3. The Tenant has an obligation to report any maintenance issues at the property as they occur. The Property Manager will usually provide a repair request form with the inspection documentation, and if applicable, the Tenant should provide this to the Property Manager at the inspection, or otherwise inform the Property Manager of any issues by either leaving a note, or telling them when they arrive at the property. Routine inspections are the perfect time for Tenants to ask questions or point out concerns, so that the Property Manager can check them then and there, and get someone in for repairs if needed.
4. The Tenant does not need to be present for the inspection, as the Property Manager will have their own set of keys. A house inspection will usually take 15-20 minutes, and a unit will usually take 10-15 minutes.
5. The Property Manager will usually take photos of the property at the inspection. This is to record any maintenance or repairs that may be required, as well as any damage. The report and photos are only ever seen by the Landlord.
6. The Property Manager should leave a note or email the Tenant after the inspection to let the Tenant know that they have attended the Property, and also whether there is anything required of them after the inspection.
7. A neat and tidy, clean Property will be looked upon favourably by the Property Manager, and will help the Tenant to get a good reference at the end of the Tenancy.

What can a Landlord expect?

1. The Landlord should expect to be invited to at least one inspection per year so that they can see the state of the property for themselves, plus any maintenance that may be required now or in the future.
2. The Landlord must remember that as the Property Manager is not a licensed Tradesperson, Architect, Engineer, Builder, Building Fire Safety Inspector, Pool Safety Certifier, Pest Inspector or any other type of professional or tradesperson, it is recommended the Landlord arranges qualified Contractors to conduct annual Inspections of all aspects of the Premises.
3. A visual Property inspection only will be conducted at the Property. The Inspection Report provides information on matters that are readily apparent during the inspection and is not intended to advise if an item complies with Legislation or Safety Standards or if an item is in proper working order. Appliances are generally not tested.
4. The Tenant is obligated to keep the Property clean and not cause damage to the Property, however the Tenant cannot be breached for being untidy. How one person would live can be quite different to another, and Fair Wear and Tear must be factored into the equation when inspecting the Premises. However, if the Tenant causes damage to the property by being untidy, or they leave dirty dishes and rubbish lying around which brings in insects or other vermin, then the Tenant will be liable for the cost.
5. The Landlord is obligated to maintain the property in good repair and comply with health and safety laws. Also, a well maintained property is more appealing to prospective Tenants, it often rents more quickly and can attract better quality Tenants.
6. The Landlord should expect to be contacted by phone prior to receiving the report if there are any major issues to be discussed.
7. The Property Manager should provide feedback on the visual condition of the property plus any recommendations to improve or renovate the property to increase the appeal for future Tenants and increase the value. This is to enable the Landlord to budget for this rather than spending thousands of dollars straight away.
8. The Property Manager should record any repairs and maintenance that are required at the property, and will usually seek instructions regarding this in the report. The Landlord should endeavour to read the report and promptly provide any feedback or instructions requested so that this can be actioned in a timely manner.

Overall, the Routine Inspection should be an easy and stress free process for all parties. Your Property Manager will genuinely want to build solid long-term relationships with their Tenants and Landlords.