QLD Heat globe is considered specialised...

Discussion in 'Property Management' started by kitdoctor, 5th May, 2022.

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  1. kitdoctor

    kitdoctor Well-Known Member

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    Just been advised by my QLD PM that a heat globe, in my case, one that is part of a common bathroom exhaust fan unit with a light globe and two heat globes is considered a specialised globe. Unless I can install it, someone else must attend to install it. The light bulb has also blown and yes it's the tenant's responsibility to replace that. Both are reachable and wouldn't even require a chair to stand on. Both are screw-in type fittings.

    They are recommending an electrician attend, however, have offered to ask the tenant if they would replace it and then be reimbursed for the cost of the globe.

    In all honesty, after being an IP owner for more than 25 years, owning nine investments property, making a lot of sacrifices to achieve this and time and time again being dudded by tenants I've watched the residential investment property sector drift off course to the point where I believe the landlord/tenant responsibility relationship is now just ridiculous. The bar for landlords is always set high, the bar for tenants is always set low.

    The other night, for the first time in a long time I saw a property industry representative outlining that landlords are simply selling up having had enough. I'm in the same camp and can't wait to be rid of all our IPs.
     
  2. TheRayTracer

    TheRayTracer Well-Known Member

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    I'm thinking that the tenant's just don't want to pay for the heat globe. They're a bit more expensive than a normal light globe. Maybe test this theory by offering the tenant that a handyman can install the globe provided it is onsite. You are right in that they screw in just like any light globe.
     
  3. Scott No Mates

    Scott No Mates Well-Known Member

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    So swapping over to LEDs is just a ploy to make the owner pay for replacement light fittings every time one fails. :confused:

    Nothing about energy efficiency, just passing the cost onto the investor.
     
  4. kitdoctor

    kitdoctor Well-Known Member

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    No, that's QLD RTA's position that they are specialised bulbs. They're less than seven dollars at Bunnings. I'm going to offer to pay for both bulbs if the tenant will install the heat globe.

    The rub for me is these government funded (taxpayer funded) tenancy organisations that are driving the imbalance between the rights/responsibilities of landlords and tenants.

    I'm fine with providing a safe, fit for purpose etc. residential property that both contributes to the private rental pool and hopefully provides us with financial security but governments need to understand they're actually disincentivising investors. Maybe they might finally wake up to the reality the private rental market is shrinking and contributing to the lack of available rental properties and increasing rents.

    I had to laugh at Labor in 2019 and their proposed policy to tax IPs owners who held IPs in trust. They were already paying land tax in many states. Typically $5000/annum/property.
     
  5. Michael Mitchell

    Michael Mitchell Well-Known Member

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    It's a light globe, if agreement says tenants must replace globes during tenancy, they must replace. Doesn't require any specialist tools, licence, insurance, qualification to replace - just screws in like any other Edison screw bulb. Again, just like any other bulb it makes heat and light. Disregard RTA, they're not the decision makers and in many situations make things worse not better with the advice they give, they're also not sitting next to whoever they 'support' with their advice when the matter goes before a Tribunal.
     
  6. Ace in the Hole

    Ace in the Hole Well-Known Member

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    How about just ordering a couple of heat bulbs online and get them delivered to the property.
    The tenant would likely just screw then in themselves, unless they are the ones complaining about having someone install them.
     
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  7. Marg4000

    Marg4000 Well-Known Member

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    So you intend to ignore the PM’s advice regarding the legal situation?

    Maybe time for a different PM if you don’t have confidence in their advice?
     
  8. Tom Rivera

    Tom Rivera Property Manager Business Member

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    It's arguable whether a heat lamp is considered a 'specialist' light bulb or not, but I have heard that before so I won't fault the PM on it. I 100% agree with you that it's wild the tenant can't be expected to replace bulbs that are clearly designed for the average joe to swap them out.

    It's been a long time since I've had a tenant request an Elecrician to replace a light bulb, but the last time they did- I politely reminded them that it was going to cost the Landlord $100+ to install their light bulb, and surely there's another way we didn't need to go to that expense. They said their friend had told them the Landlord had to replace lightbulbs, hadn't thought about the money, apologised for the drama and replaced it.
     
  9. wylie

    wylie Moderator Staff Member

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    The only time we've had specialist light globe issues was for my parents' house. It had two wall lights that took globes that cost us roughly $15(?) over 12 years ago.

    Tenants weren't happy about paying for the gloves so we bought them. I can't recall if hubby put them in or if we paid our sparky to do it.

    In the same house, there was a two story void with a light at the top, which meant a very tall ladder. That was swapped out by our electrician.

    I think there is maybe some confusion when a light fitting takes an expensive "specialist" glove. Our heat lamps just screw in like the normal glove in the middle of the fitting. But they cost ten times the normal globe. Perhaps the tenant is just not wanting to outlay for the expensive globe?
     

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