Can I do my own maintenance?
Posted on 20. May, 2011 by Karen Herbert in Legislations & Laws, Repairs & Maintenance
Q: Can I, as a landlord fix tap washers and change light fittings in my rental property? My agent just billed me for a tap leak fix $177. She told me you have to have a blue card to do any maintainance on the property. Also what about smoke detector inspections by outside contractor?
A: Under the Residential Tenancies and Rooming Accommodation Act 2008 it just stipulates under section 185 the Lessor’s obligations – the lessor must ensure any law dealing with issues about the health or safety of persons using or entering the premises is complied with.
For any major repairs such as plumbing and electrical work you must have a license to complete these repairs. It is against the law for you to attempt these repairs. In regards to minor repairs such as changing light bulbs you are allowed to repair these items yourself if you feel comfortable with completing these repairs but you should investigate your insurance policy to see if you are covered if you were to have an accident and fall off a ladder whilst changing light bulb as you may not be covered. You also need to keep in mind that generally most insurance companies will not cover you for any loss or damage which occurs as a result of the landlord carrying out any repairs at their investment property.
We recommend using a licensed contractor to repair all maintenance at an investment property as you should be able to claim this as a tax deduction and you will also have a record and copies of all invoices and the contractor must provide your property manager with all of the general liability insurance and worker’s compensation prior to receiving a work order from the property manager to avoid any issues in the case of an accident.
In regards to smoke alarm inspections a landlord is able to carry out maintenance within the provisions of the fire detection licence personally to the value of $1100 that is (i.e. clearing off cobwebs, dust etc), testing (press the test button), installing alarms & battery replacements without the need for a Licence. An owner can give compliance under Australian Standards but we always recommend that you appoint the services of a Licensed BSA Contractor or ESO Contractor to perform this service.
Karen Herbert is the Principal of Position One, based in Brisbane, Australia. For further information or help with renting out and managing your property, please visit the Position One website.
