General Repairs
If something in the premises requires maintenance, leaks, or needs fixing you should advise your Property Manager at Property Manager at Raine & Horne Gladstone as soon as possible. We require all general repairs to be lodged to our office in writing and you can lodge the request through via email. We will endeavour to respond to your request as soon as possible.
Urgent Repairs
Should an emergency occur during business hours, please call us immediately on 07 4972 4044 and you will be transferred to our after hours staff member. The law distinguishes between urgent (emergency) repairs and those which are not so urgent. Urgent repairs are:
(a) a burst water service,
(b) an appliance, fitting or fixture that uses water or is used to supply water that is broken or not functioning properly, so that a substantial amount of water is wasted,
(c) a blocked or broken lavatory system,
(d a serious roof leak,
(e) a gas leak,
(f) a dangerous electrical fault,
(g( flooding or serious flood damage,
(h serious storm or fire damage,
(i) a failure or breakdown of the gas, electricity or water supply to the premises,
(j) a failure or breakdown of any essential service on the residential premises for hot water, cooking, heating, cooling or laundering,
(k) any fault or damage that causes the premises to be unsafe or insecure.
Smoke Alarms
Should you believe for any reason the smoke alarm(s) installed are not working or the batteries are not functioning, please let your Property Manager Raine & Horne Gladstone know immediately. Protect your safety by being vigilant and report any issues, to ensure your safety in the case of a fire.
Air conditioners
Please, regularly clean any filters and intake vents to ensure there is no build-up of dirt and dust, and that the air conditioner is able to draw in air effectively, not hindering performance, or in the worst-case scenario, causing the unit to breakdown resulting in costly repairs and/or replacement. Please also note that if an air conditioner breaks down due to filters and vents not being kept clean, costs to rectify the damage or even replace the unit may be charged to tenants.
Fireplaces
If the property you are renting has a fireplace, this cannot be used unless you have been given permission from Raine & Horne Gladstone in writing. Sometimes these are ornamental, or the flue/chimney has been blocked up. Using them could cause a fire to occur.
Strict No Smoking Policy
All properties have a strict ‘no smoking inside’ policy. If tenants still choose to smoke inside the property, they will be responsible for specialised cleaning and deodorising of the inside of the property to reduce and eliminate unpleasant smoke odours. This can easily run into the hundreds of dollars and is charged to the tenant.
Tenant Painting
It is Raine & Horne Gladstone recommendation that tenants do not paint any part of the property themselves. Raine & Horne Gladstone have found in the past that some tenants have not painted the property to a professional standard, resulting in a professional painter being called in to rectify work. It is a recommendation that any painting can only be carried out by experienced, professional painters with Raine & Horne Gladstone’s written permission.
Fixtures and Fittings
If you wish to install or remove any fixtures or fittings, you must request this beforehand in writing to your Property Manager and it must be approved by the owner.
Picture Hooks
If you wish to install any new picture hooks, please let your Property Manager at Raine & Horne Gladstone know in writing what type of hooks you wish to use. Please assess the type of walls that are in the property, and the type of picture hooks that are suitable. Raine & Horne Gladstone will let you know in writing if you are permitted to install appropriate picture hooks.
Taps leaking
Please report any taps leaking either from a tap head or tap handles. This includes washing machine taps. Sometimes washing machine taps will leak only when connected to automatic washing machine hoses as the tap water pressure exposes leakage in the taps.
Lawn Maintenance
Please ensure that lawns are regularly mowed and edged, keeping them neat and tidy. Should you wish to have someone regularly mow your lawn, let your Property Manager at Raine & Horne Gladstone know and we would be happy to recommend a service to you. This is a cost to the tenant. Weeding of gardens beds, inside lawns, paths, paving and other outside areas are the responsibility of the tenant. Trimming of bushes and shrubs in and around the garden are also the responsibility of the tenant.
Pool/Spa Cleaning
Pool/spa cleaning and maintenance, unless it is agreed that the landlord will be supplying a regular cleaning and maintenance service as per your tenancy agreement, this will be a tenant responsibility.
Please note that if regular cleaning does not occur by the tenant, high costs can be incurred to bring it back to its original clean state. If this occurs, this will be at tenant cost. It is also a tenant responsibility to ensure that the pool/spa is kept topped up with water and the tenant must not empty the pool/spa without written approval from Raine & Horne Gladstone.
Any damage to the pool & equipment from lack of cleaning/maintenance will be charged to the tenant. Supplying of pool treatment chemicals will be a tenant responsibility, at the tenants own cost.
Pool/Spa Fences and Gates
Raine & Horne Gladstone must be notified immediately if fences and gates are not functioning correctly, and the gate fails to self-close promptly when opened. State pool/spa regulations must be up kept at all times.