Ray White Burwood Property Maintenance Procedure
We deal with maintenance issues and conduct regular inspections, issuing tenants with notice if they breach their terms of the lease. A schedule of routine inspections allows us to inspect the property regularly and keep an eye on any repairs or maintenance required that could increase the potential rental income of the property and make sure it remains safe for tenants to live in for the duration of their tenancy. We conduct inspections in the first three months of a tenancy this then allows us to set the future inspection schedule as per legislation and your instructions.
Tenants are obliged to report all maintenance/repairs to our office as soon as possible. To do this, they must either use the ‘Maintenance Request Form’ on our website or email their Property Manager with the request. The Property Manager will then phone the Landlord to seek their instructions on repairing the maintenance. The Residential Tenancies Act requires that the Landlord responds to maintenance requests within 14 days of receipt of notification.
If Tenants have an urgent repair, they must contact their Property Manager as soon as possible. This will minimise the potential damage and inconvenience. All urgent maintenance items are required to be attended to within 24 hours in most circumstances and wherever possible. Urgent repairs are defined by the Residential Tenancies Act 1997 as the following:
- burst water service
- blocked or broken toilet system
- serious roof leak
- gas leak
- dangerous electrical fault
- flooding or serious flood damage
- serious storm or fire damage
- failure or breakdown of any essential service or appliance provided by a landlord or agent for hot water, water, cooking, heating, or laundering
- failure or breakdown of the gas, electricity or water supply
- any fault or damage in the premises that makes the premises unsafe or insecure
- an appliance, fitting or fixture that is not working properly and causes a substantial amount of water to be wasted
- a serious fault in a lift or staircase
We have an emergency mobile phone to any other emergency repairs that require attention outside business hours. The number is 0450 000 988
If the tenant is not able to get the landlord or agent to carry out urgent repairs, the tenant can have them done and the landlord or agent will have to pay the tenant the reasonable cost of repairs or $1800 whichever is less. Receipts must be kept to prove how much was spent. The tenant has to give the landlord or agent notice of what repairs were done and what they cost. The landlord or agent has 14 days from receiving the notice to pay the tenant for the urgent repairs. Sometimes:
- Urgent repairs are going to cost more than $1800 or
- The tenant cannot afford to pay for them
- The landlord threatens not to pay if the tenant has the repairs done
In these cases, the tenant can apply to the tribunal, which must hear the application within two business days after receipt. The tribunal can order the landlord to do the repairs.
For more information, refer to the ‘Urgent Repairs’ section of your ‘Renting a Home Guide.’