Post

Property Repairs

• Posted by:
• Simon Gordon

Property maintenance & repairs procedure

General repairs

 

Tenants should notify the property manager/owner if any general repairs are needed, which must then be carried out in a reasonable time. If the tenant issues a Notice to remedy breach (Form 11), the property manager/owner has a minimum of seven days to carry out the repairs.

Emergency repairs

The Act states emergency repairs are:

• a burst water service or a serious water service leak
• a blocked or broken lavatory system or fittings
• a serious roof leak
• a gas leak
• a dangerous electrical fault
• flooding or serious flood damage
• serious storm, fire or impact damage
• a failure or breakdown of the gas, electricity or water supply to the premises
• a failure or breakdown of an essential service or appliance on premises for hot water, cooking or heating
• a fault or damage that makes premises unsafe or unsecure
• a fault or damage likely to injure a person, damage property or unduly inconvenience a tenant of premises, or
• a serious fault in any staircase, lift or other common area which inhibits or unduly inconveniences residents in gaining access to or using the premises
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The property manager/owner must organise and pay for any emergency repairs. The tenant should try to contact the property manager/owner or nominated repairer. If neither can be contacted, the tenant can get a suitably qualified person to carry out emergency repairs to a maximum value of two weeks’ rent, or can apply to the Tribunal for an order about the repairs.

Payment for emergency repairs

If the tenant arranges for the emergency repairs, they must give a copy of the invoice and/or receipt to the property manager/owner who must reimburse the tenant or pay the invoice within seven days.

If the tenant has problems, or is likely to have problems about the emergency repairs, they can apply to the Tribunal for an order:

• for the property manager/owner to arrange for the repairs
• for the tenant to arrange for the repairs, or
• for the property manager/owner to reimburse the tenant or repairer.
• The property manager/owner can also apply to the Tribunal if they object to the emergency repairs or reimbursement.

Payment for general repairs

The property manager will submit the request to the owner and will liaise with the owner and tenant throughout the process

The Property manager will do the following

• Request quotations for work
• Submit quotations to the owner
• Once approval is granted arrange for funds to be allocated to pay for works
• Once work is completed communicate with tenant to ensure they are satisfied with the repairs and report back to the owner
• Seek approval from the owner to release payment to contractor