Whilst 'surfing' the property sites I found a guide to regular property maintenance... THE BIG 5 YEAR MAINTAINENCE GUIDE Your property is generally 'worth' more than your car, so you need to keep it in good working order. Just wondering what others opinions were on your property maintenance plans i.e.: (1) Seasonal Maintenance Calendar (2) Monthly, Semi-Annual and Annual Maintenance (3) Maintenance Inspections Checklist For example, do you repaint, recarpet, change window dressings every 3-6 years or have a plan for each property for up to 10 years? You may have one low maintenance tenant for 10 years, or a multitude of low maintenance tenants for up to 10 years, or, you may be on the other end of the spectrum and have high maintenance tenants requesting small issues be repaired/maintained regularly A service by your garage door supplier is generally required every 2 years to maintain the warranty. With your Hot Water System it is advisable to check the pressure every 3 months or so by opening the relief valve on the side of the system until a constant stream of water flows from it – if this flow occurs in a matter of seconds the system is working correctly, if not you may need a plumber to investigate. A newish or renovated house with Natural stone bench tops may require sealing with approved products on a regular schedule. Air conditioner and reticulation systems may require regular/annual servicing to pro-long lifespan and ensure the work. Vertimowing or aerating the lawn may be required every few years to remove excessive thatch RCD’s and Smoke alarms are now installed, do you have a testing regime in place. AS/NZS recommends that each RCD be tested every three months. Do you have a wooden deck, or a pool, how about annual or pre-seasonal maintenance? Do you have tiled roofs, how about Inspect roofing for missing, loose, or damaged tiles or leaks, gutters to be cleaned etc High heel shoes can exert over 8,000 pounds of pressure per square inch on the floor under the heels, in some cases any damage resulting on laminate or hardwood floors may not be covered by warranty Do you carry out audits on your properties in regards to expected equipment lifecycles or do you have a regular maintenance program? We’ve had property managers that continue recommending to continuing to repair an oven, or an in wall air conditioner when it was quite obvious that the whole unit should have been replaced Another factor which can affect the quality of tenant applying for a property is cosmetic maintenance. Touching up the paint job on interior walls when the property is between tenants is a simple task, and is reasonably inexpensive if landlords do it themselves. It may also enable you to add extra dollars to the rent that you charge the next tenant. The same approach applies to replacing aging fixtures and appliances, over the longer term you may replace carpets during a vacancy period also A spruce-up between tenants is an opportunity to improve the performance of a rental property. A nicer place will generally attract more tenants for you to choose from and the possibility to achieve a higher rent. You want your property to be in great shape to attract good tenants prepared to pay a premium rent and you want them to look after it. Aside from obvious maintenance issues like fixing broken locks, handles and light fittings, there are many simple jobs you can do to rejuvenate your property in a short amount of time. New carpets, paint, bench tops or curtains to creating a small outdoor area and an older house may require you to install insulation. Any upgrades will be noticed and welcomed by prospective tenants. A spruce-up is generally superficial work that is easy and quick to do and doesn't require any structural or building changes. Some landlords may not be prepared for or prepared for vacancies or budgeted for necessary work. A safety buffer per property is necessary as if you are unprepared this will not only sting you in the hip pocket but will likely cause a longer period of vacancy while you organise everything. Downtime = lost rent Do you have a checklist for your home for monthly, quarterly or annual maintenance work? Dividing your tasks into seasons is also an idea to spread them out across the year so a little work regularly doesn’t feel like such a burden. Examples: Check smoke alarms on April fool’s day each year – as per DFES Annual termite inspection on an anniversary date Get your garage door mechanism serviced on the annual renewal of your vehicle registration. Organise a service of your air-conditioning system or units during spring. Clean filters every 3-6 months. Organise your hot water system check/maintenance just before winter. Check taps for leaks at the beginning of every season. Reticulation servicing at the start of summer Clean out gutters before winter rains and cut-back branches ready for storms. Check exterior paint just before summer. Check balustrade and handrail fixings every December before the party season starts. I realise it comes down to priorities, budgets etc… but I was wondering if anyone has their own Master Plan? Something similar to the Defence Force Housings Schedule may be a good idea. (1) Drains and gutters (2) Emergency repairs (3) Lawns, gardens and trees (4) Light bulbs (5) Mould (6) Pool laws and pool maintenance (7) Smoke alarms If a property does not receive ongoing general maintenance, and if repairs are not acted upon straight away, there are several consequences. It’ll likely cost more and take longer when maintenance or repairs are eventually undertaken, and the value of a property in disrepair is significantly lowered, decreasing both its investment and rental income potential. Many landlord insurance providers expect homeowners to maintain their property to the standards of the relevant Tenancies Act, and failure to do so could result in claims being denied.