Repairs and maintenance- when to say no?

Discussion in 'Property Management' started by JamesC, 11th Aug, 2021.

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  1. JamesC

    JamesC Well-Known Member

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    Property manager advises me that we are obligated to maintain the property and all inclusions.
    At what point can we say no for non-emergency works?
    - What if we find that an inclusion is working well but the tenant feels it doesn't meet their standards (eg a sink hose is rusted)
    - What if its a convenience item like a loose bathtub connection?
    - What if a shower door closes but not completely (by a centimetre)
     
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  2. thatbum

    thatbum Well-Known Member

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    It has to be maintained to a standard taking into account the character and age of the premises.

    Where would you draw the line?
     
  3. Michael Mitchell

    Michael Mitchell Well-Known Member

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    Hi James, this is what the legislation says, and QCAT considers what is "reasonable" if there are disputes as to standards of. As a rule of thumb, how it was advertised and how it was at the start of the tenancy is how it should be maintained throughout the tenancy. If you want to reduce the amenity by not maintaining items, an example would be replacing a failed insinkerator, and the tenant is agreeable to that and/or with a rent reduction perhaps too, that can be mutually agreed.

    upload_2021-8-11_15-31-33.png
     
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  4. Phoenix Pete

    Phoenix Pete Well-Known Member

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    Are you referring to a rusted flexi hose under the wash basin or kitchen sink? If so, I would get that replaced IMMEDIATELY otherwise the thing will burst and there will be a major flooding event. Any other supply hose or fitting that is rusted is a burst waiting to happen. Can very quickly turn into an emergency.

    A loose bath tub connection as in what? A tap? Same thing as above. Could easily burst/come apart.. which is an emergency again.

    Water will escape the shower recess thus creating a slip hazard in the bathroom, let alone probable damage to sub-floor as flooring outside the shower might not be sealed / waterproofed. Tenant or guest of tenant slips over... bang... you have a claim for compensation / law suit on your hands...
     
    Last edited: 11th Aug, 2021
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  5. Scott No Mates

    Scott No Mates Well-Known Member

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    How old is the hose? Is it likely to rupture and flood your kitchen?
     
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  6. Ronen

    Ronen Well-Known Member

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    At the point is make sense and will pass the pub test.

    As @Phoenix Pete said, your examples are actually things that might be very urgent, even for your own sake.
    But I'm getting what you mean; it's the things that might not be perfect and the tenant might start to whinge cause it's not perfect.

    I'd suggest act in reasonable manner.
    Think of what can happen if it's not fixed: if it might end up with much worse result - fix it.
    If it's just gonna be a little annoyance - up to you. If the tenant is not happy, they can move somewhere else.
     
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  7. Tom Cooper

    Tom Cooper Well-Known Member Business Member

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    In WA tenants take properties as inspected and this is backed up with a detailed Property Condition Report. There are however minimum standards as to what needs to be supplied and working, such as catches to windows, dead bolts to the front door, exterior lighting, smoke alarms and RCDs etc. Also, if the property comes equipped with something such as a TV antenna an air conditioner or an alarm system and they don’t work, then the tenant has every right to expect those items to work, unless they were informed of such prior to signing the lease. As an owner you are required to repair items that break or degrade, provided that it is not due to tenant neglect or misuse. Some tenants are however more needy or demanding than others. A good property manager will normally be able to tell you what category this fits into and be able to get the tenant into line if they are being unreasonable.
     
  8. Paul@PAS

    Paul@PAS Tax, Accounting + SMSF + All things Property Tax Business Plus Member

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    Then I would refer their claim to the insurer and allow them to see what happens with a tenant claim for liability. It will be refused. THEY are in control of the water and shower and can alleviate their evident slip hazard. If the door is defective and broken so it doesnt close then its maintenance. Not urgent. Man up tenant. If water is leaking then thats possible immediate except of course if its a simple tap drip or confined and safe. If they seek emergency repairs and its not ...THEY pay. The LL is only oligated to reimburse reasonable emergency repairs. If I was handed a $6K bill for emergency HWS replacement I wouldnt pay. The tenants brother in law could be a scammer and a plumber. Let them both deal with that problem. Common one is a locksmth because they broke a key. If lock isnt jammed and a defect then they pay. Not putting they key fully in is their problem.

    I think you are trying to find issues. Emergency repairs concern water supply, major leaks etc , hotwater, power and use of premises safely eg roof leak etc. Even then securing the premises eg due to storm damage may be a SES callout to secure the site then follow up later. You cant get a tiler out at night. Its nota 24/7 hotel or cruise ship with maintenance staff waiting outside. Maintenance in general terms is NOT emergency repairs and if general maintenance it should be done in a reasonable time if its found to be a maintenance issue the LL is responsible for. eg tenant drives into the garage door and damages it then its not a emergency and its also their problem. They can lodge a claim so the LL property is fixed under their car policy. How they get the car out is their problem. Call the fireys or a whambulance.

    Corrosion itself isnt a defect. It may be indicator of need to maintain in due course to avoid a more immediate issue later. Could be surface corrosion. I dont know of too many rusted copper pipes or stainless steel. What hoses rust ??
     
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  9. JamesC

    JamesC Well-Known Member

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    Yep, rusty braided flexi hoses.

    The plumber stated it was a broken plumbdinger.
     
  10. thatbum

    thatbum Well-Known Member

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  11. JamesC

    JamesC Well-Known Member

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    Would you advise on immediately replacing them if there was a speck of rust on it??
     
  12. Michael Mitchell

    Michael Mitchell Well-Known Member

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    They are cheap, replace every 3-5 years. If in doubt, just do it.

    upload_2021-8-11_23-39-32.png
     
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  13. thatbum

    thatbum Well-Known Member

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    Yes. Rust means water on the metal. There shouldn’t be any water on the metal.

    If you can see a speck of rust on the outside metal, you’re in serious danger zone.
     
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  14. Phoenix Pete

    Phoenix Pete Well-Known Member

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    My responses above were for the owner to get the picture that by getting these repairs done now, while they are minor and relatively cheap to repair, then he eliminates the risk of these things becoming an emergency or more extensive repair and therefore costing the owner wayyyyyyyyy more than what they would cost now to rectify.
     
    Last edited: 12th Aug, 2021
  15. jared7825

    jared7825 Well-Known Member

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    Probably would have been more effective to just get these repaired on the spot by the plumber rather then separate trips. Both should be changed out/replaced, cheap insurance
     
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  16. Tom Rivera

    Tom Rivera Property Manager Business Member

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    Broken plumbdinger means water getting out under the bath and sitting where it shouldn't be- causing rot, attracting termites, etc. Definitely needs to be fixed.

    I wouldn't necessarily send a Plumber out in a hurry just to replace a flexiline with a speck of rust, but would definitely go ahead while on site. It's cheap and easy, and will eventually prevent an expensive flooding incident.

    The shower door is a bit more subjective. If it's allowing water to escape during the course of reasonable showering, and it's nothing more than a simple adjustment to fix, then you'd get that done too. If it required an entire new screen (e.g. $800) you might feel differently.
    ____________________________________________________________________________

    These items don't really affect the Tenant or the Property Manager, they affect your asset and hip pocket. Why wouldn't you want to do the cheap easy maintenance now to avoid an expensive mess in the future? They're a bit of no brainer (especially the first two).

    A better example might be something like standard of paint finish- if you've got some peeling paint on your external weatherboards and the PM says you're obligated to 'maintain' them by getting the house painted, then you've got yourself a debate!
     
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  17. skater

    skater Well-Known Member

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    Part of being a LL is maintaining your property. If there's an issue, that is wear & tear, just fix it.
     
  18. Marg4000

    Marg4000 Well-Known Member

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    The heading of this thread concerns me.

    It appears that you are reluctant to address each matter that arises impartially, instead looking for a reason you can refuse.

    Timely maintenance and repairs actually save you money in the long term.