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I am after advice on who is responsible for this expense. I am a Landlord of a strata unit. I rent my unit. I do not live in close proximity to my unit. The current tennants have been in my property for about 3 years now. The current tennants are a male and female in their 20s. About six months after the current tennants moved in they requested that all the tap washers in the unit be replaced. As I hadn't had them replaced (that I know of for 14 years) I considered this a reasonable request and had all the tap washers replaced.
Some 12 months after this the tennants asked for two tap washers to be replaced (these had previously been replaced). Although I questioned whether it was my responsibilty I had the washers replaced. Now the tennants have requested that one tap washer be replaced (this will be the third time).
If I have it done it will cost me about $70 for a $1 washer. Since I had all the tap washers replaced about 2 years ago and have some replaced a second time 1 year ago, I am unsure of my position. I know under the regulations, as a Landlord, I am responsible for maintaining the property in reasonable repair.
I feel I fulfilled this requirement by replacing all the washers when requested to shortly after the tenants moved in and then replacing two again 12 months later when requested to by the tenants. At no time did I inspect the property and just took the word of the tenants/agents re the need for washer replacement. So I question whether I am now responsible for replacing the washers?
As I have had all the washers replaced I feel perhaps they should either incur the expense of replacing this washer or do it themselves?. As an additional question in view of the new regulations: The regulations regarding tenancy agreements specifies that upon entering into a tenancy there are 'No leaking taps anywhere'.
I am not a tradesman and not 'handy' but change all washers in my own house. As long as I fulfill this requirement ie no leaking taps at the beginning of a tenancy, does the replacement of washers subsequent to this become the tennants responsibility?
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I think you’ll find that (in NSW) you’re required to make your rental property “water efficient”, which means all plumbing fittings including showers, toilet cisterns, and taps; so be careful that you don’t walk into a minefield by balking at replacing tap washers.
Whilst tenants are expected to change light globes and the batteries in smoke detectors, plumbing codes require tap washers to be replaced by Licensed Plumbers.
I agree that this requirement seems unnecessary, but those are the rules.
This time, have a look at the “O” ring on the taps’ spindles, and also at ceramic tap washers; they’re more expensive than the usual washers but they last forever (almost) even with careless tenants.
Am no expert on taps but could there be another problem other than the washers? Could it be the taps?
The taps in my current unit, bought brand new, didn't last! Myself and other owners included have had to have taps replaced as they “died” within about 5 years of moving into the complex! So if you have had the place for 14 years, is that the age of the taps? Or are they older? That is what I would look at if I had changed washers that often in recent times before doing it again or before changing to ceramic washers as Whale suggests.
I'd be having a word with the plumber who did the original work upgrading all the taps. I don't know how long the warranty is on such work but having to renew washers every year sounds like somebody's been recycling half-worn washers.
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.
Can you clarify the age of the taps?
Good that you explored that with the plumber but I'm just not too sure about the conclusion. Because by crikey, 16 years old is a VERY old tap.
Taps are made of a number of moving internal brass parts and they all wear down over time. For a standard (not super expensive or super cheap), I'm never surprised when I see issues after 6 years. If a tap starts to leak then I would change o-rings, washer, put in new seats, grind back tap housing etc. I tend to find that once one part goes, they all do and its just best to invest it getting it done once and getting it done properly so the repair lasts the distance. If it were my house, after 16 years, I would just be replacing the taps or else I suspect, you're just going to get request after request to sort the taps out.
Obviously its your property and your decision but that's my experience anyway.
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