As a landlord, it is very important to carry out regular property inspections throughout each tenancy. These inspections help assess the condition of both the interior and exterior of your property, and ensure that tenants are complying with their lease agreement. We recommend conducting a minimum of two property inspections per tenancy, with additional inspections if earlier ones reveal issues that need closer attention.
The Basics (Legal Access and Reporting)
Under the Residential Tenancies Act 2004, landlords and their agents have the right to access their property, but access must always be agreed in advance with the tenant. After each property inspection, it is advisable to create a report with photographs and detailed notes. These reports are shared only with the property owner, any contractors assigned to carry out repairs, and can also be shared with the tenant upon request, ensuring tenant privacy is respected.
Repairs and Routine Maintenance Issues
The main purpose of a property inspection is to identify any maintenance issues that tenants may have missed. Relying solely on tenants to report problems is not enough, as minor issues may go unreported and later escalate into major problems.
A landlord can use inspections to catch small problems early, preventing them from becoming costly repairs. For example, a small leak, if left unchecked, can turn into a significant expense. Regular inspections provide a fresh pair of eyes (and a nose) to spot potential issues before they escalate.
Good Relationship with Tenants
Maintaining a positive relationship with your tenants is essential. Clear communication and a good rapport make tasks such as arranging property inspections and repairs much easier.
A strong tenant-landlord relationship also increases the likelihood that tenants will renew their tenancy at the end of the fixed term. This ultimately leads to long-term, reliable tenants and smoother property management.
Pre-Marketing Inspection
If your tenants have given notice and you want to start showing the property to prospective renters before they vacate, it is common practice for a landlord or their agent to conduct a property inspection beforehand. This ensures the property is presentable and in good condition when viewings are arranged, helping to attract potential tenants.
What to Look For
Depending on your approach, property inspections can be more or less detailed. However, there are key areas that every landlord should always check:
- Damp and mould: Many tenants may not realise how serious mould infestations can be. Always inspect around windows, sinks, and moisture-prone areas such as bathrooms and kitchens. Ensure all extractor fans are clean and functioning properly to help prevent mould.
- Leaks: Leaks can lead to mould, rot, and other serious problems that affect both the property and tenant health. Check inside the property as well as outside drains to ensure water is not overflowing or causing blockages.
- Fixtures and fittings: Examine all fixtures and fittings provided in the property to ensure they are in good condition and fully operational.
- The garden: If the tenancy agreement includes a garden maintenance clause, ensure it is not overgrown and is free of rubbish, which can attract pests.
- Fair wear and tear: Distinguish between normal wear and tear and actual damage. Only tenants can be held responsible for damage beyond reasonable use of the property.
- Letting agents: If you use a letting agent, they may conduct property inspections on your behalf, arrange quotes, and manage maintenance contractors. At Earnest, for example, we offer this service — you can learn more about our Property Management services or ask your agent to arrange an inspection.
If the Tenant Refuses Entry
Some tenants may feel uncomfortable allowing access to their home, especially if they do not know you or your agent well. As a result, they might be reluctant to permit a property inspection.
If a tenant refuses entry and does not offer alternative dates or times, it is important to bring this to the attention of the Residential Tenancies Board (RTB).
If you are looking for a Property Manager, contact us to see how we can help.