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I think for your PM - "change in legislation" = "we only just realised we could get sued for not doing this". Good luck.

In QLD there is only one Entry Condition Report. This is done when the property is vacant. As the tenants are continuing, the original condition report will be referred to whenever the tenants vacate. I am fairly sure this is also the case in the other states - that there is only one Entry...

The annual Electrical test seems ridiculous to me. Tenants will inform you when electrics are not working, and as an electrician cannot 'see' the wires to check that rats haven't nibbled them - it would just be a surface inspection. I have not had experience in gas heaters, which I know are...

I just noticed this. We do not do inspections at lease renewals. It would be illegal for us to do so, as we already carry out the maximum 4 inspections per year (or inspections that are no less than 3 months apart) on a routine cycle. These inspections do not align exactly with the end of...

The Smoke Alarm Solutions techs are not electricians. They do have electricians on hand to change smoke alarms when they expire, which is also free. Any work to do with the smoke alarm (such as installing a new one) is quoted from site, and their electrician prices generally are exactly the...

One more point - they must be tested and cleaned at each lease renewal too. Our office does not charge for lease renewals at all. If we had to send someone to every lease renewal with a ladder and/or stick, we would need to start charging. It would be cheaper to pay Smoke Alarm Solutions to...

In QLD leases, the tenants sign and agree to receive formal notices by email. We always post copies once we email them, however I prefer email as I can prove that it was sent, and I can show that the tenant uses that email account (if it came to court), so I know they received it. It also...

Your 'simplistic' take is correct - that is all that is required. What you are paying for is not just the man to go and test it a few times a year and replace batteries (which at $79pa including batteries and replacement alarms for expired ones is very cheap, considering an electrician callout...

We do not 'test' smoke alarms for the reasons Priscilla mentioned, however if we notice that the tenant has tampered with it, they are breached. I did a bank valuation at a property yesterday - and the tenants had put a plastic shower cap over the smoke alarm. I pulled it down, left it on the...