Managing repairs in a rental property can be a complex task, particularly when distinguishing between urgent and non-urgent issues. To protect your investment and maintain a smooth renter experience, it is essential to have a clear strategy for handling both types of repairs. At Kay & Burton, we have established processes to safeguard the properties in our care, ensuring that repairs are addressed promptly and at the best possible price.
Understanding urgency
Repairs are classified as either “urgent” or “non-urgent.” The law defines urgent repairs as those that require immediate attention, such as burst water services, gas leaks, or failures of essential services and appliances like hot water systems, heating, or cooking facilities. These issues must be addressed without delay, either because they pose a safety risk, or because their operation is considered an essential day-to-day requirement.
Non-urgent repairs, on the other hand, include all other types of maintenance and are required to be addressed within 14 days of receiving a written request from the renter. While these repairs may not be essential or pose an immediate risk, attending to them promptly is recommended to prevent further damage and to maintain your property’s value. Your renter will no doubt appreciate your promptness as well. Attending to these repairs within the 14-day period ensures you are meeting your obligations under the Residential Tenancies Act.
Taking a proactive approach to maintenance is often the best way to minimise repair requests. Your Property Manager at Kay & Burton can guide you through regular inspections and preventative measures to keep your property in excellent condition.
Responsibilities for repairs
As a rental provider, it is your responsibility to organise and carry out repairs to your property. You are also responsible for any improvements you wish to carry out at your property as a result of fair wear and tear at the conclusion of a tenancy (painting, new carpet, gardening etc). If, however, the renter causes damage either accidentally or intentionally, they may be held responsible for covering these repair costs. Having clear communication and the correct documentation with photographic evidence can help avoid disputes and ensure that both parties understand their responsibilities.
Maintaining a preferred trades list
Maintaining a list of trusted tradespeople is an excellent way to ensure confidence in the repair process. Our Kay & Burton Property Management division has access to a comprehensive list of vetted professionals for both urgent and non-urgent matters. This ensures that repairs are managed by reliable experts who will provide the most competitive prices.
Renters’ rights and minimum standards
Tenants have the right to engage trades directly if a repair is urgent and costs less than $2500. However, at Kay & Burton, we have systems in place to ensure that our preferred trades are contacted first, regardless of the time of day.
It is also important to note that the minimum standards for rental properties are considered urgent repairs. If a property falls below these standards at any time during a rental agreement, the renter can immediately request an urgent repair to bring the property back into compliance.
The 14 categories of minimum standards include essentials such as:
- Bathrooms must have a washbasin, a shower or bath, and a reasonable supply of hot and cold water.
- Showers must be equipped with a showerhead that has a three-star water-efficiency rating.
- All rental properties must have a fixed heater (not portable) in good working order in the main living area.
- Rooms must be free from mould and damp caused by or related to the building structure.
Your Property Manager is here to assist you with understanding minimum standards and owner and renter responsibilities. Every property is unique. Discussing with your Property Manager and agreeing on a clear process of how you want to approach repairs and maintenance will ensure they carry out your instructions at all times. This approach minimises disruptions and will ensure your property is kept in top condition. For more information, please visit Consumer Affairs Victoria.