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[superjames]

I have just started renting out a small unit to some tenants and am new to the wonderful world of being a landlord.  A few weeks after moving in, the tenants have contacted me through the real estate agent requesting the following repairs:

• one of the electricity power points doesn't work
• one of the lights doesn't seem to work
• the fan thingy above the stove is missing a couple of grill thingies

As I understand it, landlords are required to ensure the property is in a reasonable state of repair.  This property is a new unit in generally excellent condition and seems to me clearly to be in a reasonable state of repair.  The repairs seem to be pretty minor and unless there's some other problem it seems a bit unreasonable for me to have to spend a few hundred dollars fixing these things. 

 

Is this approach correct?  Any guidance from the rental / strata gurus would be much appreciated! Thanks

Topic

[Whale]

Sorry – but as unfair as it may seem, you are required to make all of those repairs. The rationale is that, with the exception of the “grill thingies” (sic), there could be an electrical fault in the Unit that may result in an injury to your tenant and/or a guest, and then, as you've been made aware of the problem you'd be in real strife!

[Tricky Leaks]

I agree, You have to fix it.

[considerate and fair]

Hi superjames, as a new landlord you could also consider your tenants may also think it unreasonable if you don't repair. As you say the repairs are minor and should cost you only a few hundred dollars which possibly you can claim?

In your shoes I would keep good tenants happy, these tenants clearly are concerned with keeping your property in good repair, bad tenants would not even notice.

Cheers,

CBF

[FlatChatFan]

superjames said:

I have just started renting out a small unit to some tenants and am new to the wonderful world of being a landlord.  A few weeks after moving in, the tenants have contacted me through the real estate agent requesting the following repairs:

• one of the electricity power points doesn't work
• one of the lights doesn't seem to work
• the fan thingy above the stove is missing a couple of grill thingies

As I understand it, landlords are required to ensure the property is in a reasonable state of repair.  This property is a new unit in generally excellent condition and seems to me clearly to be in a reasonable state of repair.  The repairs seem to be pretty minor and unless there's some other problem it seems a bit unreasonable for me to have to spend a few hundred dollars fixing these things. 

 

Is this approach correct?  Any guidance from the rental / strata gurus would be much appreciated! Thanks

If it is a new unit I suggest having a building inspection (if you did not get one before you purchased), and get back to the developer/builder quickly so that hopefully, even the “minor” problems are fixed to new condition.

As you will see from other forums, once a few years goes by, you have next to no chance of getting the builder/developer to repair anything.

If your unit is in NSW, recent changes to law has meant that your tenants have more rights so it is good 'insurance' to have the inspection and know if there are any major problems as well as the 'minor' ones.

[struggler]

You say it's new but in “generally excellent condition”?  

An owner is responsible for just about the same items whether they live in it or not.  In general, if you had to repair or maintain if you lived there, you have to when you don't!  People pay top dollar for rents these days.  They have every right to expect everything in working order and for repairs to be carried out.

I agree with CBF's comments above.  If you have a tenant that finds a problem and promptly relays it, you have a tenant who cares about his/her home and therefore cares about yours.  Much better to have someone in your place that points out any problems than one who moves out without letting you know, when the problems have become much bigger over time and therefore more expensive. 

You should attend to anything electrical as soon as possible.  And since you are new to “landlording”,  I hope you have landlord insurance.

[superjames]

Thanks for the answers.

 

I was also honoured and suprised to see this post in the sydney morning herald on saturday!  I'm famous!

[Jimmy-T]

Welcome to the Flat Chat community – be warned it can be addictive!

The opinions offered in these Forum posts and replies are not intended to be taken as legal advice. Readers with serious issues should consult experienced strata lawyers.

[jonmobrien]

superjames, despite being “famous” now, your original post was extremely lacking in any detail and your follow-up post shed no further light on your situation.

 

To have “just started renting out a small unit”, did you

a) buy a new unit off the plan and rent it out straight away as an investment property?

b) buy an existing unit second-hand and rent it out straight away as an investment property?

c) you have owned and lived in this unit but just moved out and started renting it out as an investment property?

 

If a) then it is a given that there will always be many (hopefully minor) defects that the first occupant will pick up, and you simply get the developer to repair as per your defects-period in your purchase-contract.

If b) then there have simply been a few minor issues passed over to you in your purchase, and your purchase contract would allow for minor issues (unless you found cement rot and the roof was about to collapse you have no real claim – you've had opportunity for yourself and a professional to inspect it before buying it).

If c) then are you claiming there was absolutely zero issue with every single power point and light? Even if so, its not a brand new unit, things fail. Deal with it.

Regardless of a, b, or c, they are minor very cheap problems. An electrician, or even just a handyman should be able to fix all those issues for about $100. Getting replacement fan thingy grill thingies is probably the hardest one, finding “spare parts” for the right model. Maybe a handyman can just dodgy one up for you. Depending on a, b or c – are the grills missing a) from the developer (if a new building, he's probably got left over grills sitting in the basement wondering which unit he missed putting them in – very common), b) were they already missing from the previous owner? They might have taken them out to clean them when selling the unit and then accidentally packed them in with their removalist boxes, they might just give them back to you, or c) if you lived there, do you know of they were in there or you didn't really do much cooking?

 

Either way, if you have a tenant that pays rent well, looks after your unit (and a tenant who actively wants everything working is usually a good sign that they take care of the unit themselves!), then pay $100 or so and keep them happy, and they will keep YOU happy 🙂

 

PS. I bought a new unit off the plan, unit looks beautiful, but the developer imported everything (and I mean everything) on the dirt-cheap from China, and then declared bankruptcy after the sale so no claims could be made against him. We had to replace every single power point and light switch as they were flimsy fragile plastic that just snapped after a bit of use, had to replace the intercom and security system, the gas stove, the garage roll-a-door, the roof-top planter boxes had to be emptied and properly water-proofed, the lift needs to be almost totally replaced because of water damage, some wiring had to be re-done correctly, etc, etc, etc. I would be so happy to only have to replace one power point, fix one light, and put in a couple of grills…

 

Cheers,

Jono.

[FlatChatFan]

jonmobrien said:

superjames, despite being “famous” now, your original post was extremely lacking in any detail and your follow-up post shed no further light on your situation.

To have “just started renting out a small unit”, did you …

[see full posting above …]

Cheers,
Jono.

Hey Jono, what a great answer.  I look forward to reading a lot more from you in Flat Chat. 

[Author]

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