What we do for landlords and property managers
Most of our rental work falls into a few categories. Some is planned, like compliance upgrades between tenancies. Some is reactive, like a tenant reporting a dead power point or a tripping safety switch. Either way, we aim to make it easy for the agent, fair on the tenant and clear for the owner.
- Smoke alarm checks, replacements and upgrades to meet current rules
- Safety switch installation and testing
- Repairs to power points, lights, switches, fans and appliance circuits
- Fault finding when a tenant reports a problem
- Electrical safety inspections at the start or end of a tenancy
- Switchboard upgrades on older rental homes
- Photos and written reports for the owner and agent
Smoke alarms in rental properties
In Queensland, rental properties have had to meet the upgraded smoke alarm rules at each new lease or lease renewal since 1 January 2022. That means photoelectric alarms that comply with AS 3786-2014, interconnected with each other, either hardwired or powered by a 10-year non-removable lithium battery, and installed in every bedroom, in hallways connecting bedrooms and on every storey. There are also requirements to test and clean alarms before a new tenancy or renewal.
NSW has its own rules, including a requirement for working smoke alarms on each level and regular checks by the landlord or agent. If you have properties on both sides of the border, it’s worth knowing the rules are not the same.
We install and upgrade smoke alarms to suit the property and give you documentation for your records. We test each alarm, check the interconnection works and note the alarm expiry dates, so the owner knows when replacements will fall due.
Safety switches
Safety switches (RCDs) cut the power quickly if they detect current leaking to earth, which can prevent a serious shock. Queensland electrical safety rules require rental homes to have safety switches protecting power point circuits, and we strongly recommend protecting lighting circuits too. Many older rentals only have one RCD, or none.
We can install safety switches, test existing ones and record the results. Where the existing board can’t take new safety switches, we’ll explain the options, which may include a switchboard upgrade.
Repairs and tenant requests
When a tenant reports an electrical problem, the property manager needs someone reliable who will contact the tenant, turn up when agreed and report back clearly. That’s how we work. We call or message the tenant to arrange a suitable time, respect their home while we’re there and leave the place tidy.
Once the job is done, we send the agent a short report covering what was reported, what we found, what we fixed and anything else we noticed that the owner should know about. If the repair is bigger than expected, we contact the agent for approval before going ahead, unless there’s an immediate safety risk that needs making safe.
Tenant-friendly scheduling
Tenants have busy lives, and a good relationship between tenant and agent makes everything easier. We give reasonable notice, keep to the time we’ve arranged and let the tenant know if anything changes. Where the power needs to be off for a while, we explain how long and what will be affected, so nobody comes home to a defrosted freezer.
If you’re a property manager, you can give us the tenant’s contact details and leave the scheduling to us, or book the time yourself and have us work to it. Whichever suits your process.
For agencies with several properties, we can also help plan compliance work across the portfolio, such as working through smoke alarm upgrades ahead of lease renewals, so the work is spread out rather than rushed at the last minute.
Between tenancies
The gap between tenants is the best time to catch up on compliance and maintenance. With the property empty, we can upgrade smoke alarms, add safety switches, replace worn fittings and complete an electrical safety inspection without disrupting anyone. It’s also a good time to look at simple upgrades that tenants value, like extra power points, LED lighting or ceiling fans.
Where to check your obligations
Landlord obligations change from time to time, and they differ between Queensland and NSW. We can tell you what we see on site and what the electrical standards require, but for the full picture of your legal obligations, check with the relevant authority. In Queensland, the Residential Tenancies Authority at rta.qld.gov.au and the Electrical Safety Office are the places to go. In NSW, NSW Fair Trading at fairtrading.nsw.gov.au covers residential tenancies.
Our post on landlord electrical obligations in Queensland is a useful overview. Property managers can also see how we work with agencies on our property managers page.