Who is responsible for repairs and security?
My new tenant insists I fit deadlocks to the doors and security catches to the windows — am I obligated to do this?
You are obliged to ensure your property is secure and lockable for the tenants' safety and the protection of their possessions. Tenants are often not able to insure their belongings if there are not specific security measures in place, e.g. window locks or deadlocks. Therefore it is commonly recommended that owners install deadlocks and window locks to ensure the safety of their tenant, while safeguarding the contents belonging to all parties (including the owner).
My tenant is asking me to carry out minor repairs such as changing a tap washer or replacing a light globe — can I insist the tenant carry out these minor repairs themselves?
It is not too common for a tenant to request an owner change the light globes. Check with your local LJ Hooker agent about whether this you can detail your tenant's responsibility for this in the Special Conditions of future leases. If your tenant is requesting this of you now, have the repairs made using a qualified and licensed tradesperson (using an agent to arrange this type of minor repair for you is usually more affordable). For tap washers, have the repairs arranged straight away as a leaking tap can cause excess water usage which the tenant can look to you for if there is a delay in the repair.
A few of the window locks on a second floor unit I rent out are broken. Given the height, do I have to repair the locks?
It is the owner's responsibility to ensure the premises are secure, and the very presence of window locks suggests they should function so, even though the windows are on the second floor, you must have the locks repaired.
My tenant requests maintenance but is always out. What can I do?
You should write to the tenant, explain the situation and provide a new date/time with the appropriate notice provided. Also advise at this time that the electrician will be given the keys to access the property if the tenants are not present. This is also an occasion when you can benefit from having an agent that works frequently with tradespeople - often there is a reduced charge for a call-out in which no work is completed.
My departing tenants claim they have lost the keys to the property. Can I deduct the cost of replacement locks and keys from the bond?
It is a requirement of all leases that the tenant must return all keys to the property including the ones originally given to them at the start of the tenancy. If the tenant has lost the set of keys they were provided, they are responsible for the cost of replacing them. The cost of replacement of locks and/or keys may be claimed from the bond. Note, however, that the tenant is able to dispute any claim on the bond through an application to a Tribunal so ensure your paperwork is in order, including proof the tenants were given the keys (e.g. LJ Hooker agents use a signed photocopy of all the keys that were provided to the tenant).
