Let me speak for the PM's
We had this discussion some time back and it isn't about trying to squeeze more money out of owners.
The logistics of testing the smoke alarms properly pushes the role of the property manager into the role of a handyman.
Best practice, a pm should test the smoke (probe it with a stick or like) and sight it to ensure it has not been tampered with and is in a clean condition.
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What a property manager should not do is to physically get up, use a tool to open the smoke alarm and change the battery.
I know that some people's views in here are that this is so easy to do and property managers should be able to do this.
Fact: not all property managers know how to do this simple task - don't laugh - they don't. Most property managers do not carry around cordless drills or screwdrivers - most will have their notepads/folders, jailers set of keys, mobile phone, camera and pen.
Should property managers service the smoke alarms?
No.
What should you do as a landlord when you receive this letter?
Ultimately, the property is yours, you get to decide what you want to do with it.
1. nominate your own preferred smoke alarm service company.
2. advise your property manager in writing that you will be responsible for it yourself. (I have some clients I strongly advise against this because I know they want to save on the service cost but they have no idea even to open the cover!)
or
3. Accept what the agent is arranging for you - I know it's another unwanted expense in this game, but you can at least claim it against the income.
Why did the agent send you the letter in the first place?
The agent has been put in the spotlight by the new legislation because (in Qld) when there is a new lease or a current lease is re-newed, smoke alarms have to be serviced. If you are an interstate owner - you cannot physically service it yourself. The property managers can't do it for you. Only option is a third party service provider. You still have the rights as the owner to choose which service provider you want to use.
Why should you use a third party service provider for this issue?
It's tax deductible and it should become part of your asset protection strategy. No doubt a lot of owners in this forum have the investment properties in their names...think of a scary worst case scenario....and prepare for it
About the litigous side and having to prove in court of law? or your insurer? Both you do not want to encounter. If a professional assessor proves the fire was contibuted to by a faulty smoke alarm and you have no track record of service? Relying on a property managers - usually very sparce routine inspection report with a tick in the relevant box? (Oh, and by the way, chances that the property manager who did the inspections - is no longer with that agency.) You'd be nuts!
Where property managers go wrong
I would blame your property managers for not educating you on the changes in a way that you would understand how the changes impact your circumstance. Don't be too hard on them, most of them don't know either.
And/or provide you with alternate avenues of action that will still comply.
Where property managers stand once they have notified you of your choices?
Well, they've wiped their hands clean in any future event a fire caused by faulty/poorly serviced smoke alarm does cause damage to person or property or both.
"Your Honour, we have advised the client in wiriting of their required obligations under the .....Act and provided them with an option. They have declined our recommendations....." If they then pull out a copy of the letter they sent you....at this stage you are
sooo on your pat malone.
P.s. each time a lease is due for renewal, you will keep receiving a letter advising that smoke alarms need to be serviced as part of the lease renewal process.
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http://www.rta.qld.gov.au/zone_files/fact_sheets/smoke_alarms.pdf
www.propertymanagementhq.com.au