Gisborne

Urgent Maintenance

General Repairs

If something in the premises requires maintenance, leaks or needs fixing you should advise your Property Manager as soon as possible.

We require all general repairs to be lodged to our office in writing.

We will endeavour to respond to your request as soon as possible.

The landlord is not always obliged to fix every small thing in the property. They only need to keep the premises in a reasonable state of repair considering the age of the property, the amount of rent you are paying and the prospective life of the premises. They also need to comply with building, health and safety laws.

You are responsible for doing things like cleaning windows, dusting, removing cobwebs and routine garden maintenance such as watering, mowing and weeding.

Urgent Repairs

Should an emergency occur during business hours, please call us immediately on 03 9744 6334 or please refer to the after-hours emergency tradesmen below.

The law distinguishes between urgent (emergency) repairs and those which are not so urgent. Urgent repairs are:

  • a burst water service or a serious water service leak
  • a blocked or broken toilet
  • a serious roof leak
  • a gas leak
  • a dangerous electrical fault
  • flooding or serious flood damage
  • serious storm or fire damage
  • a failure or breakdown of the gas, electricity or water supply to the premises
  • a failure or breakdown of the hot water service
  • a failure or breakdown of the stove or oven
  • a failure or breakdown of a heater or air-conditioner
  • a fault or damage which makes the premises unsafe or insecure.

Please note that should you arrange for a trade to attend to an issue, and the issue is deemed non-urgent, user error or no fault of the property, you will be liable for the cost of the call out. We suggest you review the Troubleshoot section below prior to contacting a trade.

If safe and unlikely to cause more damage, can the issue wait until the next business day, or try one of the below troubleshooting tips, first:

Power outage

Call your power supplier to check the issue is isolated to your property. Turn all of your appliances off, switch all of your power points off (including hot water, fridge, lamps), switch your safety switch back on at the switch board, and turn each appliance back on one at a time.

Blocked drain

Explore using Draino or similar product to attempt to solve the issue. If possible, without flooding the area, tip a 10L bucket of water down the problematic area. Try a plunger.

Hot water

Call your water, gas and/or power supplier to check the issue is isolated to your property. Check your safety switch inside your switch board. Check the power point is on at the system. Check your pilot light is on at the system. Check your mains water tap is on.

No water

Check your mains water tap is on. Test another tap to see if the issue is isolated. Call your water supplier to ask for help.

Air conditioner /Heater

Check the safety switch inside your switch board. Check the power point at the unit. Check and clean the filter. Check the batteries in the remote control. Turn it off and on.

Oven

Reset the time. Check your safety switch inside your switch board. Call your electricity and/or gas supplier.

Toilet

Blockage, try draino (can be purchased at a supermarket or bunnings). Use a plunger. Using a bucket, tip water into the bowl (avoid doing this if overflow is likely).

Emergency Tradesman

Should an emergency as listed above occur outside of office opening hours, please contact one of our trusted tradespeople below.

  • Electrician: SJ Electrical Contracting                     0403 351 578
  • Plumbing:   AquaGas Plumbing                             0413 371 303
  • Handyman:  P&K Property Investment Services    0403 898 635
  • Greater Western Water:                                         13 44 99
  • SES:  for emergency help in floods and storms call 132 500

Other Maintenance Matters

Smoke Alarms

Should you believe for any reason the smoke alarm(s) installed are not working or the batteries are not functioning, please let us know immediately. Protect your safety by being vigilant and report to us any issues, to ensure your safety in the case of a fire.

Air conditioners

Please, regularly clean any filters and intake vents to ensure there is no build-up of dirt and dust, and that the unit is able to draw in air effectively, not hindering performance, or in the worst-case scenario, causing the unit to breakdown resulting in costly repairs and/or replacement. Please also note that if an air conditioner breaks down due to filters and vents not being kept clean, costs to rectify the damage or even replace the unit might be charged to tenants.

Fireplaces

If the property you are renting has a fireplace, this cannot be used unless you have been given permission from us in writing. Sometimes these are ornamental, or the flue/chimney has been blocked up. Using them could cause a fire to occur.

Fixtures and Fittings

If you wish to install or remove any fixtures or fittings, you must request this beforehand in writing and it must be approved by the owner.

Picture Hooks

If you wish to install any new picture hooks, please let us know in writing what type of hooks you wish to use. Please assess the type of walls that are in the property, and the type of picture hooks that are suitable. We will let you know in writing before you are permitted to install appropriate picture hooks.

Taps leaking

Please report any taps leaking either from a tap head or tap handles. This includes washing machine taps. Sometimes washing machine taps will leak only when connected to automatic washing machine hoses as the tap water pressure exposes leakage in the taps.

Lawn Maintenance

Please ensure that lawns are regularly mowed and edged, keeping them neat and tidy. Should you wish to have someone regularly mow your lawn, let us know and we would be happy to recommend a service to you. This is at tenant cost. Weeding of gardens beds, inside lawns, paths, paving and other outside areas are the responsibility of the tenant. Trimming of bushes and shrubs in and around the garden are also the responsibility of the tenant.

Pool/Spa Cleaning

Pool/spa cleaning and maintenance, unless it is agreed that the landlord will be supplying a regular cleaning and maintenance service as per your tenancy agreement, this will be a tenant responsibility.

Please note that if regular cleaning does not occur by the tenant, high costs can be incurred to bring it back to its original clean state. If this occurs, this will be at tenant cost. It is also a tenant responsibility to ensure that the pool/spa is kept topped up with water, and must not empty the pool/spa without written approval from us.

Any damage to the pool & equipment from lack of cleaning/maintenance will be charged to the tenant.

Supplying of pool treatment chemicals will be a tenant responsibility, at tenant cost.

Pool/Spa Fences and Gates

We must be notified immediately if fences and gates are not functioning correctly, and the gate fails to self-close promptly when opened. State pool/spa regulations must be up kept at all times.