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Reporting maintenance

Reporting Maintenance

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 Newcastle 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 02 4949 2300 or please refer to the after-hours emergency tradesman on your lease agreement with Raine&Horne Newcastle.

Emergency Tradesman

Electrician – Barrack Electrical 0400232172

Plumber – Ecoflow Plumbing 0431740225

Locksmith – Newcastle Locksmiths 0249637666

SES - 132500

Hunter Water – 1300657657

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 Newcastle know immediately. Protect your safety by being vigilant and report any issues, to ensure your safety in the case of a fire.

A tenant can choose to replace a removable battery in a smoke alarm, but they will need to notify their landlord or agent when they have done so.

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 Newcastle 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 thousands of dollars and is charged to the tenant.

Tenant Painting

It is Raine&Horne Newcastle company policy that tenants do not paint any part of the property themselves. Raine&Horne Newcastle 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 policy that any painting can only be carried out by experienced, professional painters with Raine&Horne Newcastle written permission.

Fixtures and Fittings

Yes, as a tenant in New South Wales, you can make changes to your rental property, but certain conditions apply.

You are allowed to make changes if your lease permits it or if you obtain written consent from your landlord or agent. Landlords cannot unreasonably refuse requests for minor alterations, such as installing fly screens, curtains, or picture hooks. However, for more significant modifications, like structural changes, you must seek explicit written approval.

Additionally, if the property is part of a strata scheme, you may need to obtain approval from the owners' corporation for certain alterations. Always ensure that any modifications comply with local and state regulations.

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 Newcastle 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 Newcastle.

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 Newcastle 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.