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General Repairs
If something in the premises requires maintenance, leaks or needs fixing you should advise your Property Manager at Property Manager at Raine & Horne Robina/Mudgeeraba as soon as possible. We require all general repairs to be lodged using the PropertyMe portal. Please provide photos and a detailed descritption of the maintenance that is needed for the property. Infromation to access the PropertyMe portal will be emailed to you at the beginning of your tenancy, otherwise please contact your Property Managers to gain access.
Urgent Repairs
Should an emergency occur during business hours, please call us immediately on 07 5630 3775 or please refer to the after-hours emergency tradesman on your lease agreement with Raine & Horne Robina/Mudgeeraba.
Emergency Tradesman
The tenant should contact the property manager or the nominated repairer listed on their General Tenancy Aggreement about the problem. It is a good idea to put the request in writing as evidence of notification.
If they cannot be contacted, the tenant can arrange for a qualified person to carry out emergency repairs to a maximum value of 2 weeks rent.
Emergency 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, fire or impact damage
· a failure or breakdown of the gas, electricity or water supply
· a failure or breakdown of an essential service or appliance on the property for hot water, cooking or heating
· a fault or damage that makes the property unsafe or insecure
· a fault or damage likely to injure a person, damage property or unduly inconvenience a tenant
· a serious fault in a staircase, lift or other common area of the property that unduly inconveniences a tenant in gaining access to, or using, the property.
All other repairs are considered routine repairs.
Smoke Alarms
Should you believe for any reason the smoke alarm(s) installed are not working or the batteries are not functioning, please let Raine & Horne Robina/Mudgeeraba know immediately. Tenants must:
· test and clean (by vacuuming or dusting) smoke alarms at least once every 12 months
· replace any flat or nearly flat batteries
· advise the property owner/manager if there is any issue with the alarm (apart from batteries)
· allow the property owner/manager right of entry to install smoke alarms
· not remove a smoke alarm or the battery (other than to replace it), or do anything to reduce the effectiveness of the alarm e.g. paint or cover it
Air conditioners
Please, regularly clean any filters and intake vents to ensure there is no build-up of dirt and dust, and that the air conditioner 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 may 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 Raine & Horne Robina/Mudgeeraba in writing. Sometimes these are ornamental, or the flue/chimney has been blocked up. Using them could cause a fire to occur.
Strict No Smoking Policy
All properties have a strict ‘no smoking inside’ policy. If tenants still choose to smoke inside the property they will be responsible for specialised cleaning and deodorising of the inside of the property to reduce and eliminate unpleasant smoke odours. This can easily run into the hundreds of dollars and is charged to the tenant.
Tenant Painting
It is Raine & Horne Robina/Mudgeeraba company policy that tenants do not paint any part of the property themselves. Raine & Horne Robina/Mudgeeraba have found in the past that some tenants have not painted the property to a professional standard, resulting in a professional painter being called in to rectify work. It is a policy that any painting can only be carried out by experienced, professional painters with Raine & Horne Robina/Mudgeeraba’s written permission.
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 your Property Manager at Raine & Horne Robina/Mudgeeraba 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. Raine & Horne Robina/Mudgeeraba will let you know in writing if 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. Failure to notify a leak when you are aware of it will result in an increased water invoice that you will need to pay.
Lawn Maintenance
Please ensure that lawns are regularly mowed and edged, keeping them neat and tidy. 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. Should you wish to have someone regularly mow your lawn and/or attend to the gardens, let your Property Manager at Raine & Horne Robina/Mudgeeraba know and we would be happy to recommend a service to you. This is a cost to the tenant unless stipulated in your General Tenancy Agreement.
Pool/Spa Cleaning
Pool/spa cleaning and maintenance, unless it is agreed that the owner will be supplying a regular cleaning and maintenance service as per your General 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 Raine & Horne Robina/Mudgeeraba.
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
Raine & Horne Robina/Mudgeeraba 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.