Preparing for Vacate and Managing Wear & Tear
The end of a tenancy is one of the most crucial aspects in the property management cycle – it’s when the condition of the property, tenant relations, and owner expectations all come together. Sometimes it goes exactly as planned, and other times, it can throw a real curve ball at the end of the tenancy! Preparation is key and providing tenants and owners with as much information as possible will increase the chances of everything running smoothly.
How can a tenant prepare for their vacate?
When a tenant notifies us that they are vacating the property, we provide them with a vacate checklist. This checklist details the cleaning requirements, the rent owing to their vacate date, and when keys need to be returned. We are also required by legislation to provide the tenant with an opportunity to attend the final inspection, so this is also offered at the same time. What about recommended contractors for end of lease cleaning? There are hundreds of cleaning companies offering end of lease cleaning in Perth and it is difficult finding one that will do a great job and at a great price. It is worth asking your property manager if they have any suggestions or have seen a cleaners work as of late and if they would refer them. Our advice to tenants would be to check their Google business reviews before engaging their services and if you do proceed, check their cleaning once it has been completed. There have been multiple occasions where the cleaner hands the keys back to the tenant and the tenant drops the keys to our office without checking the quality of work inside the house. While the cleaners are still at the property, it’s a good idea to go through and ensure you are happy with everything. It’s beneficial to engage a cleaner who will also return free of charge to clean anything that may have been missed and is reported at the final inspection.
So what happens when a tenant vacates?
The property manager will conduct a final inspection within 14 days of the tenant vacating, however, at Celsius we aim to have this completed within 7 days – even sooner if there is a new tenant already lined up! The final inspection will contain photographs and comments regarding the condition of the property and will mostly detail any tenant related concerns to finalise the tenancy. However, it is a good opportunity to report any maintenance to the owner that may have popped up in the last few months, or even some recommended cosmetic upgrades if required. If minor cleaning items have been raised at the final inspection and there is time between the tenancies, it is good practice to allow the vacating tenant to return to rectify this. Whilst an owner is not obliged to allow them back, if the tenancy overall has been positive and the items remaining are only small, it is worth considering.
Wear and Tear vs Damage
This is one we get asked often! Wear and tear is defined as any damage that may occur over time or due to age or normal use of the property. Therefore, this can vary depending on the age of the property, the condition it was handed to the tenants, and the length of the tenancy agreement. Small chips on walls/door frames or surface scratches on floors start to become common after the first few years. We understand the importance of choosing a role model tenant at the start to ensure the property is well maintained throughout the tenancy, however, wear and tear is inevitable and will occur. LGIRS have a very useful table on their website with examples of wear and tear and how this differs to tenant damage –
Most assets inside a property also have a lifespan and depreciation value, and as they start nearing the end of their lifespan, the less value it holds and the less we can claim from a tenant. For example, if the property was freshly painted before the tenants moved in as well as brand new carpet installed, and 12 months later there are deep chips in the walls and iron burn marks on the carpet, it would be expected that these areas are patched/painted and carpet replaced to be brought back to the same standard as the start of the tenancy. Whereas, if there have been multiple tenants over 10 years and the walls had small chips and scuff marks from general use and some wear marks on the carpet from high traffic areas or furniture, it may be time to consider a full patch/paint and new carpet.
Property refresh between tenancies
Our property managers at Celsius are always happy to provide owners with suggested cosmetic upgrades and this is something we can coordinate quotes for leading up to a change of tenancy. Whether it be a patch/paint, floor replacement, new appliances, or new blinds – we’ve got contractors that can assist and be scheduled in between tenancies. Not only will it refresh your investment property and be more appealing to future tenants, its also a tax deduction and helps to maintain property value.
If you would like Celsius Property to manage your investment contact Taryn Blackburn on (08) 6144 0700.