Keeping up with your rental property maintenance helps prevent long-term damage, reduces surprise expenses, and keeps tenants satisfied for longer leases. It also keeps you aligned with state compliance standards, which vary across regions. Whether you’re self-managing or working with an agent, this guide walks you through 10 hands-on tips on how to manage property repairs, saving you time, money, and stress all year round.
Tip 1: Understand your responsibilities as a landlord
Many disputes over repairs happen because landlords and tenants aren’t on the same page. In most states, landlords must handle structural issues, plumbing, heating, and anything that affects compliance with housing standards. At the same time, tenants are usually responsible for day-to-day upkeep, like replacing light bulbs or reporting problems promptly.
Misunderstandings arise when these lines blur, especially with long-term leases or older properties. One common misconception is that tenants must fix minor damage even when it results from property wear and tear – that’s the landlord’s job.
Here’s a comparison of landlord vs. tenant repair responsibilities across three major states:
| State | Landlord responsibilities | Tenant responsibilities |
| NSW (Source) |
Provide a livable property, keep it in good condition, and ensure it has secure locks or safety features. | General cleanliness, minor damage, notify landlord of smoke alarms, etc. |
| VIC (Source) |
Meet minimum rental standards, use 3-star water fittings, and complete Condition Reports. | Complete a Condition Report, report maintenance issues, return property in good repair, and hand back all keys. |
| QLD (Source) |
Addressing routine & emergency repairs and ensuring the property is habitable, safe and well- maintained (electrical, smoke alarms, pest control, etc.) | They should keep the property clean and report repairs promptly. They should also avoid damage beyond normal wear and tear. |
Clear documentation and regular communication are your best tools. If disagreements arise, state-based rental tribunals provide legal resolution.
Tip 2: Know which repairs to prioritise: routine, preventive, or emergency
Sorting repairs into the correct category helps you act quickly and stay compliant. Routine repairs include fixes like leaky taps or broken tiles (important but not urgent). Preventive maintenance for rentals covers annual smoke alarm testing and cleaning gutters before storm season. These help avoid future damage. On the other hand, emergency repairs for landlords, such as a gas leak or no hot water, must be addressed immediately under state law.
A blocked toilet in a one-bathroom flat is urgent, while chipped paint in a hallway isn’t. Understanding urgent vs non-urgent repairs will help protect tenant safety and keep you on the right side of regulations.
Tip 3: Build and use a seasonal maintenance checklist
Schedule key jobs like gutter cleaning before storm season and heater servicing before winter. This kind of seasonal maintenance planning keeps minor issues from becoming costly.
Use a visual or downloadable landlord maintenance checklist that follows the seasons and aligns with your calendar. You can also sync tasks with your digital calendar or property management software to get reminders when it’s time to act. Check out our home maintenance and troubleshooting guide for more structured upkeep advice.
Tip 4: Use smart tools to simplify repairs
Modern property maintenance software cuts admin time in half. Platforms like PropertyMe, Bricks+Agent, and Inspection Manager let tenants log issues with photos, trigger auto-reminders for tradies, and track job status in real-time.
With these mobile-friendly apps and software, everything stays in one feed: quotes, invoices, and messages, so you’re no longer juggling emails and sticky notes. Adopting tech built for property management, repairs and maintenance means faster fixes, clearer communication, and happier tenants.
Tip 5: Conduct regular inspections and track everything
Book routine property inspections every six months and follow a set checklist: check taps for leaks, scan ceilings for damp patches, test smoke detectors, and look over roof tiles or guttering after storms.
You can photograph each room and note any changes. For easier tracking, store your inspection notes in a digital log or print a simple logbook that you update on-site. Consistent records make it easy to defend bond claims and spot minor faults before they balloon.
Tip 6: Budget for both the expected and the unexpected
A solid property maintenance guide starts with the 1% rule: set aside one per cent of the property’s value each year for upkeep. Older weatherboard homes or coastal rentals might need closer to 1.5 %, while newer brick builds can often sit under the benchmark.
When forecasting, you should factor in age, materials, and exposure to salt or storms. Remember, many repairs, roof sealing, plumbing fixes, and safety upgrades are tax-deductible, so track invoices carefully and speak with your accountant before lodging returns.
Tip 7: Stay updated with legal and safety standards in Australia
Good rental property maintenance also means staying on top of your legal duties. Landlords must ensure working smoke alarms, secure locks, proper ventilation, and structural safety. Keep in mind that these requirements may differ slightly by state.
In some areas, Healthy Homes frameworks apply, adding insulation and moisture control rules. Consider landlord insurance and set up a clear emergency maintenance protocol to reduce risk.
Tip 8: Keep open communication with tenants
Strong communication smooths every part of the repair process. Let tenants know about repair timelines, trade access, or delays early and clearly. Use platforms like a Property Management System or a tenant portal to track updates and requests in real-time. This helps improve maintenance response times and builds long-term trust.
Proper conversations also clarify tenant repair and maintenance responsibilities. Use short feedback loops or satisfaction surveys to keep the communication flowing.
Tip 9: Always have a contingency fund readily available
As a landlord, you should keep aside 3 – 6 months’ worth of repair funds. This will help you respond fast in case of emergencies or urgent repairs. A well-maintained contingency fund supports long-term property care, protects rental income, and gives you peace of mind when the unexpected happens.
Tip 10: Hire professional contractors if necessary
Some repairs are best left to the experts. Electrical faults, plumbing issues, or structural fixes should always go to licensed professionals. DIY shortcuts might save you money upfront, but often backfire, especially if you breach housing standards and safety protocols or trigger tenant complaints.
A rule of thumb is to look for qualified personnel through local directories, trusted referrals, or a trusted property management repairs platform. A reputable contractor will do the job right and protect you from liability. This ensures that your property meets state rental codes.
Manage your property without stress with help from L’Abode Accommodation.
Managing a property isn’t always smooth sailing, but these duties don’t have to overwhelm you, not when you have the right team behind you. At L’Abode Accommodation, we support landlords and investors with full-service property management tailored to the Australian dynamic rental market.
From coordinating trusted trades for urgent repairs to handling seasonal maintenance, guest turnover, and bookings, we ensure your property stays in top form and delivers reliable returns without the usual stress. Partner with us today, and let us handle the heavy lifting for you.