The things I do when I have a tenant changeover

Discussion in 'Repairs & Maintenance' started by Depreciator, 3rd Apr, 2018.

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  1. Depreciator

    Depreciator Well-Known Member

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    I've got a flat coming vacant soon and the tenants have been in there for a couple of years. Apart from the usual cleaning stuff I'll get someone else to do, I'll do a few maintenance things myself. The sole purpose of these is to eliminate the need for tradie callouts when new tenants move in. Plumber call-out fees can be disappointing for something you could have easily done yourself.

    This is what I usually do:

    - Clean the tracks for the sliding doors and windows. I brush them with a stiff brush and vacuum them and wipe them with a rag. Apparently spray lubricants (even silicon ones) aren't ideal. I rub a bit of candle wax on the tracks.
    - Check every power point to make sure it works and isn't loose.
    - Make sure every ceiling light works and has a globe in it.
    - Test the door locks. If they are stiff or sticking, lubricate them with graphite powder. It comes in a small plastic thing with an end you cut and insert into the lock and then squeeze. It can go everywhere, so take care. Bunnings sell it. Much better than spraying WD40 into a lock.
    - Test every tap. If you need to turn it hard to shut off the water, check the washer. Every time I change a washer, I also check whether the tap needs reseating. This is very simple with the right tool and takes 5 minutes.
    - Run water in the kitchen and bathroom sinks and check to make sure there are no leaks underneath. Tenants often don't notice small leaks and before long the cupboard base will turn into Weetbix.
    - Pour water into the floor drains of the bathroom and laundry to 'charge' them. Water in those drains stops the smell from the sewer entering the room. In some cases the bath or shower will charge the floor drain, but not always.
    - Get a bit of coathanger wire and make a small hook on the end of it and put it down the shower drain to drag up hair. (I have two teenage girls at home and do this every couple of months. It's pretty unpleasant.)
    - Check the rubber pan cone at the back of the toilet pan. This is the rubber sleeve thing that joins the pipe that carries water from the cistern into the back of the toilet to flush it. It's a fresh water pipe. Those rubber sleeve can perish and water leaks onto the floor, so I always check it. They are a $4 item at Bunnings and take 5 minutes to replace.

    I think that's about it.

    Scott
     
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  2. D.T.

    D.T. Specialist Property Manager Business Member

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    Great list, I wish more people did this.
     
  3. MyDarlinghurst

    MyDarlinghurst Well-Known Member

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    Love all the list .

    Another one to add i do is pour Draino down all the sinks to stop future clogging

    Spray WD40 into the window sill of sliding windows .

    Spray Exit Mould into the shower and bathroom tiles

    Wash the window curtains
     
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  4. BarneyRubble

    BarneyRubble Well-Known Member

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    Great list.

    Personally I also always do a massive garden clean/ prune job.
     
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  5. Depreciator

    Depreciator Well-Known Member

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    WD40 is no good for window tracks.
     
  6. Depreciator

    Depreciator Well-Known Member

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    I wonder how many landlords would pay for a 'tenant ready' service at, say, $150? Maybe find a local handyman and work out a checklist. Nothing in it for you, but it might save you some headaches. It's potentially going to save your landlord some money. Depends on how you sell it, I guess.
     
  7. D.T.

    D.T. Specialist Property Manager Business Member

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    Its quite a popular thing in America according to my American PM colleague, called a 'rent ready' or 'get ready' there. Its about $500 but includes a few more things as well as what you've mentioned, like mowing the lawns, changing the locks, house clean, etc.
     
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  8. Angel

    Angel Well-Known Member

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    We change all the washers if it's been a few years. Invariably you always get that call a year later to say that one is dripping.
    Light bulbs and those little door stoppers that break easily,
    Test smoke alarms
    CLR the shower head
    Clean filter in air conditioner
    Check all ceiling fans
    Check kitchen cupboard doors and tighten hinges if necessary
    Spray runners for curtains/blinds and roller door. We have a can of something, it's probably the one that Depreciator said isn't the best.
    Spray weeds in the grass, mulch main gardens if it's been a few years.
    Repaint interior if no tenants are moving in immediately
    * My bestie phoned today from the NSW South Coast to ask me about quotes to get her townhouse repainted and carpeted. It is only a couple of miles from where I live and I momentarily thought about repainting it myself (I'm on school holidays). I quickly realised my error.

    Thanks for your list Scott, it contains some that we hadn't thought of.
     
  9. Paul@PAS

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

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    Add....
    • Replace smoke alarm batteries and ensure the alarm is within its use by date. If not evident or defective replace alarm with new 10year sealed unit. and take pic of barcode and date..Laws have changed. Ensure at least one battery alarm per level.
    • Test powered smoke alarms after power shutoff. Re-boot system (google it)...Usually have to power unit off holding test button for 20seconds+ while power is off then turn mains on. If AA battery backup - replace.
    • Check ALL appliances eg bulbs, operation and safety is evident. Consider changing elements ? or even appliance.
    • Check all power points (a small lamp is good) for cracks and working etc. If in doubt replace.
    • Test earth leakage safety switch cutoff/s work
    • Clear P / S traps all sinks and floor waste showers (gross but will save a call out).
    • Check HWS for leaks and also pressure relief valve
    • Water meters - Repaint if its near grass so some dimwit can see it and not blame you
    • Check all locks have keys. Often easier to produce a full set for a new tenant as invariably the former tenant didnt return one.
    • Remove, check and clean sliding door and screen door tracks or replace work rollers etc
    • Video of interior / exterior after all work is complete and is tenant ready.
    • Check WC is mounted securely. If loose or cracked remount using sand cement etc.
    • Check for missing things - Like remotes.
    • AC / garage remotes replace batteries.
     
  10. balwoges

    balwoges Well-Known Member

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    A PM's dream landlord :D
     
  11. Depreciator

    Depreciator Well-Known Member

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    Good for PMs, but also good for landlords. A couple of visits from tradies to fix things the owner could have done between tenants can easily equate to a week's rent.
     
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  12. Tom Rivera

    Tom Rivera Property Manager Business Member

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    Preach this to the world! I've been bullying my Landlords into doing this sort of maintenance themselves for years, it fills me with joy that I don't have to waste your money on trades for the simple things.
     
  13. Angel

    Angel Well-Known Member

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    Replace toilet seat if it looks like it's seen better days.
     
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  14. luckyone

    luckyone Well-Known Member

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    So for someone like me, who’s investments are all interstate, what would you say I should do? Is it worth getting a plumber out to replace all the washers in between tenants?
     
  15. Tom Rivera

    Tom Rivera Property Manager Business Member

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    All of these easy DIY things are actually quite expensive in labour if you have to pay tradespeople. Some of the items should be done between tenants (PM's will do things like check lights), but others can be left till there's a problem- like blocked drains, washers, faulty electrical, etc. The benefit of a Landlord doing these things is to avoid a professional trade call out, and if you're going to have to get a trade out to check these things it's a moot point.

    Funny you mention washers though. I had an amazing Plumber who used to come out and re-washer a whole house for about $150. Every time I had him attend a house for a washer or two, I'd get him to do the whole house. Unfortunately he only operates in Ipswich and every other Plumber I've found wants $300+ for the same work.
     
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  16. Redwing

    Redwing Well-Known Member

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    Great List @Depreciator and others above

    I've had the below list for years, found on the net, US based but still of interest

    THE BIG 5 YEAR MAINTENANCE GUIDE

    Maintenance is part of owning a home and an orderly, planned approach is the only way to go. Lay your plans by drawing up a maintenance schedule - grab pen and paper, wander around the home making notes, then hang the hammock in a cool spot and plan the next five years' activities.

    Every three months
    Check under the house for termites by learning to identify the mud tunnels they build. If you find evidence, don't disturb the tunnels - get a pest exterminator to check whether they are active or old workings.
    Test all smoke alarms and make sure fire extinguishers and fire blankets are where they should be.
    Check all lights for blown lamps and replace as necessary.
    Check taps for leaks - dripping taps indicate a worn washer, while leaks under the cover plate or up the spindle indicate worn O rings. Get a plumber to repair as soon as possible.
    Operate hot water pressure relief valve to make sure it is working.


    Every six months
    Remove spider webs and insect nests - carefully.
    Clean and wash windows and walls.
    Operate all windows and doors - ease if they are sticky (but not after long periods of very damp weather when timber naturally swells).
    Check for and remove mould from walls and ceilings. Mould is related to humidity and does not necessarily occur in the same season throughout the country. Investigate ways of decreasing the water vapour in the air, such as venting tumble-dryers outside, using an exhaust fan at shower times and improving general ventilation.
    Check for cracked glass and replace as necessary. Broken glass should be replaced immediately.

    EVERY YEAR

    Spring

    'Spring clean' the house thoroughly, recycling or discarding unwanted items. If you haven't done a spring clean for a while, the first year will be the hardest.
    Replace or repair damaged insect screens and screen doors.
    Free paint-bound windows if not done quarterly.

    Summer
    Check for drummy tiles - gently drag the plastic handle of a large screwdriver over tiles - you will hear the hollow sound of poorly adhered tiles. Re-glue as necessary.
    Have wall cracks assessed if they have changed over the year and decide whether they need attention.
    Prune plants away from house, specially near underfloor vents.

    Autumn
    Arm yourself with overalls, kneepads, gloves, safety glasses, face mask, large screwdriver and a good torch. Crawl under the floor if you have timber floors and check for soundness of floor. If you can move termite shields (ant caps), the floor is not properly supported and should be packed out. Note any other work needed, such as tipped-over or sunken piers which need rebuilding, or floor framing which needs replacing due to rot or pest attack. Check for dampness under the bathroom.
    Check roof for damaged and dislodged tiles and repoint ridge and hip capping as necessary.
    Remove rust from metal railings, posts and roofs. Treat and repaint as required. Don't leave rust too long as the problem will quickly escalate.
    Check for draughts around doors, windows and skirting boards and take measures to seal the gaps.
    Check and clean chimneys and flues specially if you mainly burn softwood.

    Winter
    Remove moss and algae from paving and steps.
    Remove oil stains from concrete.
    Punch down nails protruding from a timber deck.
    Check cold parts of the house for condensation. If surfaces are wet, increase ventilation or insulate to keep warmer.

    Five to 10 year tasks to tackle

    Paint the interior of the house. Divide the number of rooms by five and allocate rooms to each of the five years. Adjust for relative size and complexity of each room. Interior painting is an ideal task during the hotter summer months as you are out of the sun and it's great drying weather.

    Paint exterior of the house. Over a period of four years you can paint the north, west, south and eastern walls, windows and doors, which is much more manageable than trying to do it in one hit. The ideal seasons are spring and autumn - the paint dries well but surfaces are not too hot. Take a holiday during the fifth year, unless you have a metal roof to paint.
    Check brickwork for missing mortar and repoint as necessary. This is slow work, and is best done during autumn and spring.

    Things to check after a major storm
    Check that the weather stripping and flashings around the house have stood up to the storm. Look for wet stains around doors and windows, below where roofs join walls and under box gutters.
    Check that your drains were working adequately - clean leaf debris and silt from the drains and silt traps if you have them, ready for next time. Increase capacity of system (larger or more pipes) if water did not get away quickly enough.

    Quick response tasks for those who move fast!
    Change a fuse or replace with plug-in circuit breaker when circuits blow. If this is a frequent occurrence have an electrician check out the circuit.
    Clear blocked drains as soon as possible to avoid flooding.
    Repair loose brick steps and paths as they can be dangerous
     
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  17. Gockie

    Gockie Life is good ☺️ Premium Member

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    I think this could be a sticky post.
     
  18. Angel

    Angel Well-Known Member

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    Realistically - yes. BUT

    The trouble with living beyond driving distance is that you are always at the mercy of the tradie. We paid for a plumber to change all the washers with new ceramic ones in our Gladstone house (first mistake) at settlement but they didn't - some washers gone again within a year and somehow the tradie charged us for another job and the PM just paid him.
     
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  19. 13774

    13774 Active Member

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    @Depreciator well now you've just upped my workload by another few hours. :eek: I'm doing the repairs caused by the previous tenants and giving the landscape some much needed TLC which of course is $$$ but attention to those minor details are just as important, great list.
     
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  20. Deborah McGregor

    Deborah McGregor Member

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    I hire an electrican 'on contract' for each property. For a fixed (annual) price he checks, cleans smoke alarms, replaces batteries, checks all lights and replaces bulbs, checks the safety switch and appliances. He also gives me a reduced call out fee for the property should any repairs come up during the lease. My owners are happy with the service as it doesn't really cost any more than just doing the usual smoke alarm compliance work. Now I am thinking that I might approach a friendly plumber and see if he can offer something similar ... Great post!
     
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