Tenant ask for fly screens for all Windows

Discussion in 'Repairs & Maintenance' started by Annaelsa, 1st Apr, 2017.

Join Australia's most dynamic and respected property investment community
Tags:
  1. Annaelsa

    Annaelsa Active Member

    Joined:
    5th Mar, 2017
    Posts:
    41
    Location:
    NSW
    I just bought a rundown 3 bed house.
    I spoke to tenant before I made offer.
    The tenant said they wanted fly screens as fly kept coming in the house so she can't opened windows and the house is very hot during winter. It's only half insulation on the roof or at least air-con.

    She said the previous owner doesn't care to repair or attend any requests but only keep increase rent.

    She was not happy and started to think of moving out. She think that's why the owner want to sell.

    She said she is willing to pay more if the owner did something in the house and she would be happy to stay if I would buy the house and looking to improve the house.

    The tenant currently paid below rent appraiser by $15 per week, even market rent. The good thing about her it's that she never have problem paying rent, always paid rent ahead.
    She told me she is willing to pay $10 more per week if air con would be installed.

    From building inspection report, I initially plan to slowly improve the house. Fix rotten wooden window frame and rotten handrail,
    missing tiles, replace all door handles, fix cracked basin, replace front door as water damaged, change broken hinge of kitchen cupboard, fill up all hole, replace blind with curtain with rods, eventually paint all the rooms. Install fly screens and air-con.

    After settlement and look into the condition report in 2015 when they moved in all blinds documented as new but now are broken and the basin was not cracked, now I feel hesitate do all my initial plan and thinking of do only minimum repair and maintenance I obligated as landlords by law. This the first time I own a house.

    PM plan to make a new lease and do new inspection report also get smoke alarm check and water compliancy done by plumber.

    I appreciate if someone could help me what I need to check and get done and what I don't have to and what else I need to do. I'm quite nervous at the moment. Please help. Thank you.
     
  2. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,103
    Location:
    Sydney or NSW or Australia
    Fly screens are cheap so run with them and a quick increase (60 days written notice required). Your going into winter so ac won't be an issue until next year.

    Let them know that you are considering it but first will do the screens as these are used year round.
     
    WestOz likes this.
  3. JacM

    JacM VIC Buyer's Agent - Melbourne, Geelong, Ballarat Business Member

    Joined:
    12th Jul, 2015
    Posts:
    2,194
    Location:
    Melbourne, Australia
    Take a step back and ask yourself a more important question... if you are at the mercy of one tenant and couldn't easily get another, should you be buying the house at all? If not, look at your exit clauses quick smart.

    If the house does make sense and can attract tenants generally (not just the current tenant), I agree. Ventilation is important. Install the flyscreens.
     
    Gladys, kierank, Stoffo and 2 others like this.
  4. Marg4000

    Marg4000 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    6,380
    Location:
    Qld
    By the sounds of it the house is extremely run down.

    You will struggle to find a tenant at all, let alone a decent tenant, in those circumstances. If you have a tenant who is prepared to stay while you gradually fix things up then you are quite fortunate.

    I agree that fly screens should be fitted, but fix the rotten window frames at the same time otherwise the screens won't attach securely and will have to be refitted at a future time.
    Marg
     
  5. Xenia

    Xenia Well-Known Member

    Joined:
    16th Oct, 2015
    Posts:
    3,863
    Rental properties need to have fly screens.

    I dont want to make any assumptions, there is a lot in your post that I could read into - but won't.

    What exactly is your concern about improving your property?
    Do you think the tenant is damaging it?
     
    WestOz likes this.
  6. D.T.

    D.T. Specialist Property Manager Business Member

    Joined:
    3rd Jun, 2015
    Posts:
    9,189
    Location:
    Adelaide and Gold Coast
    Fly screens are a requirement here not sure about other states.
     
    JacM likes this.
  7. WestOz

    WestOz Well-Known Member

    Joined:
    19th Jun, 2015
    Posts:
    1,259
    Location:
    WestOz
    Hope you got it for the right price to justify costs for repairs etc that previous tight-ass owner has neglected.
    Perhaps would have been embarrassing for PM with a difficult landlord.

    Just because items aren't listed doesn't necessarily mean they didn't exist (did you notice all of them during 1st viewing). However even we and the best tenants can have accidents, wear & tear etc.

    No point looking back, consider it a run down business you're just taken over, invested in, knowing you can turn it around, eventually make a profit.

    Write out a plan, to do list, prioritize them (perhaps fly screens #1), start actioning them as funds permit, the more attention you give it, the quicker it happens.

    I'm with Marg, sounds like you have a tenant willing to provide you an income while accommodating works, has even offered to pay more rent, but I'd get stuff done before increasing it.

    Tenant will understand you can't afford to get everything done straight away, they just like to know something will happen.
     
    kierank, JacM and Annaelsa like this.
  8. Annaelsa

    Annaelsa Active Member

    Joined:
    5th Mar, 2017
    Posts:
    41
    Location:
    NSW
    I only heard one side story so a bit afraid after replace everything then it will broken again in some short time.

    Ex. New blinds broken within 1.5 yrs.

    Thank you for every one advices. Really much appreciated.

    Do you know any website provide estimate quote for repair and maintenance?

    I'm on tight budget so need to plan carefully.
    The house is very faraway from where I live.
    Very much rely on PM. PM charge 10% of cost of improvement or renovation but no charge for maintenance.

    In your opinion, the above all items should be clarified as maintenance?

    PM is newly appointed and just got tenant files transferred. It's different agent.
     
  9. Marg4000

    Marg4000 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    6,380
    Location:
    Qld
    As the damage existed when you bought the property, it is improvement. Surely you noticed how run down the property was when you bought it? It would have been quite obvious you were going to have to spend money on it to bring it up to a decent condition.

    Maintenance would apply if something was damaged or deteriorated after you bought. You cannot expect a new PM to wear all the extra work of organising what sounds like fairly extensive improvements.

    And as the problems existed when you bought, they are not tax deductible - they are improvements, not repairs.
    Marg
     
    WestOz likes this.
  10. dabbler

    dabbler Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    8,572
    Location:
    Sid en e - olympic city
    I was just cleaning some verticals the other day in a place where there was multiple not ideal tenants, they have had animals urinating inside etc, but the verticals are prob 15 years plus and still just need a clean & all functioning.

    Some cracked tiles in bathroom, but that is to do with whomever did the bathroom, not likely the tenant.

    So, what I am saying is, no, is not acceptable to break a basin and ruin window coverings in a few years, assuming what your saying is correct.
     
    Annaelsa likes this.
  11. Gockie

    Gockie Life is good ☺️ Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    14,742
    Location:
    Sydney
    Ok. For context, it's in Taree. I think you should bring the house up to scratch and get all the works done.

    I would make a priority list, window frames and fly screens and the safety issues and then tackle the others once they are completed.
    A handy person should be able to do all that work, you just need a honest reliable person to do it.
     
    Annaelsa likes this.
  12. Annaelsa

    Annaelsa Active Member

    Joined:
    5th Mar, 2017
    Posts:
    41
    Location:
    NSW
    Gockie, thank you very much for giving me the clear starting plan.
     
    Gockie likes this.
  13. neK

    neK Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    2,842
    Location:
    Sydney
    For what its worth, my IP was run down.
    Renovated it and increased the rent substantially ~ 18% return - based on the cost of renovation.
    Attracts better tenants and since everything is new it makes it easier to differentiate between wear and tear vs damage.
     
  14. SeafordSunshine

    SeafordSunshine Well-Known Member

    Joined:
    24th Jun, 2015
    Posts:
    993
    Location:
    Sydney
    Dear Annaelsa,
    first of all Congratulations on your purchase!
    Suggest you listen to all the good advice on here.
    Also make a plan.
    For example each year I will do XXXX( you choose what, and how much to spend)
    to improve the property, but ask ' when I can increase the rent' ?
    Keep comparing your house to other similar properties in the area.
    eg. Does the house for rent down the street have fly screens?
    Are they getting more money?
    I hope this helps!
    Cheers
     
    Last edited: 6th Apr, 2017