If something in the premises requires maintenance, leaks or needs fixing you should advise your Property Manager 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 endeavor to respond to your request as soon as possible.
Emergency repairs should be reported to the office by telephone as soon as possible. Emergency items are generally those that could cause injury or damage to the property, and may include:
- Water pipes have broken or burst.
- Blocked or broken toilet (if a second toilet is not available).
- Serious roof leak or gas leak.
- Dangerous electrical fault, dangerous power point, loose live wire etc;
- Flooding, rainwater inundation inside the property, or serious flood damage.
- Serious storm, fire or impact damage (i.e. impact by a motor vehicle).
- Failure or breakdown of the gas, electricity or water supply to the premises.
- Failure or breakdown of an essential service or appliance on the premises for water or cooking.
- Hot water service failure on a weekend, or long weekend (this would not be considered an after-hours emergency if this occurs on a weeknight).
- Fault or damage that makes the premises unsafe or insecure.
- Fault likely to injure a person, cause damage or extreme inconvenience.
If your emergency repair is after hours please contact us on the office numbers below:
Oakbank Leanne Juers 8388 4002 | 0437 813 916
In the event that you cannot contact a staff member the following tradespersons are authorized to make a decision on our behalf in relation to emergencies:
Paul King -Plumber: 0407 777 257
Darryn Briers -Electrician: 0478 589 894
Garth Saunders- Handyman: 0439 046 269
If your landlord has a preferred contractor this will be outlined in your Tenancy Agreement and we ask that you consult this form.
All other repairs are considered routine repairs.
Should you believe for any reason the smoke alarm(s) installed are not working or the batteries are not functioning, please let us know immediately. Tenants must:
- test and clean (by vacuuming or dusting) smoke alarms at least once every 12 months
- replace any flat or nearly flat batteries
- advise the property owner/manager if there is any issue with the alarm (apart from batteries)
- allow the property owner/manager right of entry to install smoke alarms
- not remove a smoke alarm or the battery (other than to replace it), or do anything to reduce the effectiveness of the alarm e.g. paint or cover it
Please, regularly clean any filters and intake vents to ensure there is no build-up of dirt and dust, and that the unit 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 might be charged to tenants.
If the property you are renting has a fireplace, this cannot be used unless you have been given permission from us 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 specialized cleaning and deodorizing 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.
It is company policy that tenants do not paint any part of the property themselves. We 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 our written permission.
Fixtures and Fittings
If you wish to install or remove any fixtures or fittings, you must request this beforehand in writing and it must be approved by the owner.
If you wish to install any new picture hooks, please let us 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. We will let you know in writing before you are permitted to install appropriate picture hooks.
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. Failure to notify a leak when you are aware of it will result in an excess water invoice you will need to pay.
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 us know and we would be happy to recommend a service to you. This is at tenant cost. 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 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 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 must not empty the pool/spa without written approval from us.
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 tenant cost.
Pool/Spa Fences and Gates
We 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.