Property Investor News | Ingoing Inspections



It is not always easy picking the right tenant but it is worth the extra work involved in getting all the necessary checks and references in place before you allow someone to move into your home.



A recent case that involved another agent illustrates the damage that can be done by tenants and also highlights the need for an ingoing and outgoing property inspection report. The tribunal in this instance relied heavily on the evidence supplied by the report and thus the landlord was able to successfully claim $5,736 for the following:

• The landlords requested that the kitchen bench top be replaced and initially claimed a sum of $1,300 as there were cut and burn marks on it. The ingoing report showed no damage to the bench top.

• The tenants had apparently installed five extra lights in one of the upstairs bathrooms and so the landlord claimed the cost of repairing, gyprocking and repainting the ceiling at a cost of $2,000. This was evidenced by comparing the ingoing report with photos provided at the end of the tenancy.

• The timber floors had also been damaged with scratches and marks which did not show up in the ingoing report and the landlord claimed a sum of $1,584 to re-sand them. The tribunal was satisfied that these scratches were considerably more than fair wear and tear and they allowed for 70% of the landlords original claim thus entitling him to $1,108.

• The tenant had installed a new wall in the garage creating an additional living space and according to the landlord it was without his consent. The landlord further argued that he wished to restore the garage to its original condition at a cost of $2,100 plus rubbish removal.

The tenant, however, argued that the landlord knew about this and although there was no written agreement the installation would be of benefit to the premises. Tenants are not entitled to make additions to property that does not belong to them regardless of whether or not it improves the property and thus the tribunal awarded the landlord the full sum plus $148 in tip fees.

• A further claim for rekeying and garden restoration was claimed.

So the tribunal ordered the tenant to pay the following sums:

– Bench top $230.00
– Removal of ceiling lights and rectification of ceiling $2,000.00
– Resanding floors $1,108.00
– Garage rectification $2,100.00
– Tip fees $148.00
– Key cutting $50.00
– Gardening $100.00

If you have any questions, or need clarification on any of the above, please contact Anna Marten, our Senior Investment Property Manager, on 9651 1666 or

Important note: Clients should not rely solely on the content of this newsletter. All endeavors are made to ensure the content is current and accurate however, we make no representations or warranties as to the accuracy, reliability, completeness, or currency of the content. Readers should seek their own independent professional advice before making decisions.