Performing maintenance yourself

In Victoria there's no risk of breaching for the landlord "inspecting" the premises to carry out maintenance work. Unless of course you're there unwelcome every other week. But that's too much to go into right now.

I allow owners to do their own maintenance, but any electrical and plumbing work must be carried out my licensed tradesperson. Also anything structural that may be a risk should it not be carried out properly.

 

Do you mean they can only use the tradies you recommend and not able to get their own quotes or just not do it themselves?

 

They're always able to use their own tradespeople, get their own quotes etc. but for electrical and plumbing work they must be licensed.

 

Ah Ok, thanks for clarifying, I assume it was a my/by typo.

 

Does change a old mixer tap also need plumber?
Recently tenant called me say vanity is old and leaking badlly soI went to Bunning buy a $89 mixer tap (reasonable quality with ceramic seal) with some thread tape and a set of multi grip and half hour of work. Tenant is happy and I don't need to pay $300 to 400 for plumber to just change a tap.
I am curious what PM will say about this?

 

Not everyone knows how to do that.
Most people I know probably dont know what thread tape is - imagine if they skipped it and poor tenant had water leaking everywhere. Who would cover their things being damaged?

 

Technically any plumbing work requires a licensed plumber to attend.

Personally though, if it's a small repair as above and you knew how to do it properly, I wouldn't be too concerned. But if something should happen and the item fail, your insurance may not cover you.

 

Sounds like this thread where the poster was confused as well Contractors license may be required for work done to rental properties

 

Hi Azazel

I am an agent in QLD and an ex employee of the Residential Tenancies Authority (RTA) who govern the QLD rental legislation. There are no rule changes that I have heard of in relation to this. It is just the standard 24 hrs notice required to attend to maintenance at the property and nothing states that an agent must attend also. The Entry Notice (RTA Form 9) is the legal notice that needs to be sent to tenants prior to entering the property. It is on this form that states the time frames and also the name and contact number of the people entering so yes your agent is correct in advising your contact details, however as you can see on the form there is nothing stated that prohibits a landlord from attending to their own maintenance or stating that an agent must attend. Agree however with comments above in relation to licensing for specific trades ie electrical/plumbing. Here is the link to the Entry Notice as it states the rules relating to it if you wanted to have a look for yourself also. Entry notice (Form 9) | Residential Tenancies Authority

 

Depends on which state.
NSW supposed to be a plumber - I think...

 

This will also affect your abilty to charge water usage in some states as you would need to get a new plumbing certificate for water efficiency - save two cents to miss out on reimbursement of costs - hmmmm.

 

Thanks My Property Pro.
My IP is in QLD so that makes life easier.
One time I got a call out from one tenant complaining terrible rotten smell from ceiling and his family can't breathe under. I have to rock up to there and search and found a decomposed possum in the roof void. I don't think tenant want to go through all the paperwork process and wait for few days until I found a certified "dead possum disposal specialist" come around to the house.
After climbing up the manhole, one pair of disposable gloves, few plastic bags, half bottle of disinfectant, and two rolls of tissue, they can breathe and happy.

 

Yes exactly! I have dealt with this very same issue on quite a few occasions and agree that it is much quicker and easier to attend to this yourself if you are close by and able to attend.

 

I'm happy to change a tap in Brisbane for $200

 

I read somewhere that if you have evidence that you have installed 9L/min taps and showers heads and have the proof you have done that (have kept the packaging etc) then the cert is not req. Not sure how true it is. I changed a shower head this week on a compliant property, I just showed the tenants the packaging and said this is a water compliant shower head. And it was exactly the same one as the old one anyway.

 

Hmm, the certification doesn't cost much.
And I could see a tenant ending a tenancy owing money and disputing it.

 

As a landlord I've been doing my own repairs on my IP's for over a decade and thats through multiple different real estate companies. If a PM tried to tell me I couldn't do my own repairs I would change real estate company. A bad real estate company will try and tell you you have to use their tradesman so they can get some commission out of it. I do most of my own plumbing too but leave the electrical work for electricians in case somebody gets electrocuted. I once had a PM tell me I had to get the batteries in my smoke alarms changed by an electricican, the PM said it was law an electrician had to do it but I made some enquiries and it was a load of rubbish, you can do it yourself.
The tenants always know Im the landlord but one thing as a landlord I never do is discuss anything with the tenants about contractual stuff, I tell them to channel any enquires through the PM. Once I had tenants who were very difficult with me visiting the property and demanding this and that, its simple, give them the boot, they were out at the end of their lease agreement.
You have the power to change PM and also kick tenants out!

 

I've done maintenance work myself when it was managed by and agent and self managed.

when it was self managed, after a while the tenants start to not bother you so much with the minor stuff as they don't want you around.