Maintenance
Early Repair Requests From a New Tenant Are the Owner's Job
A tenant who reports real maintenance issues in the first few months isn't a problem tenant—they're your early warning system. Here's how to tell the difference.
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Blog
Automation, tax, and operations for hands-on landlords who run their own stack.
- Maintenance
My Winter Vacancy Checklist for an Empty Rental
Winter vacancy steps I use: dated turnover photos, a named weekly walkthrough, and a low-temp alert to catch furnace failures before pipes freeze.
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How I Budget for Unexpected Repairs and Capital Expenses on a Rental
A retired property manager shares the hybrid budgeting system that works: list major systems by age, run two separate pots, and rebuild the reserve before owner draws.
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Can You Evict a Tenant for Reporting Maintenance Issues?
No, you can't evict a tenant for reporting repairs in the UK. A retired property manager explains the law, the risks, and how to handle repeat maintenance reports.
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Don't Remove That Broken Storm Door—Repair or Replace It
If a storm door was in the unit when the lease was signed, repair or replace it. Removing it can violate local codes and hurt your tenant relationship.
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Getting a Split-System Air Conditioner Approved in Your Strata Unit
The practical path through an Australian strata committee, with the proposal details that get a yes: location, drainage, noise, and the right paperwork.
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When Termites Are Only in the Garden, Don't Walk Away
Active termites in garden timber don't always mean the house is infested. Here's how to inspect, negotiate, and protect the property before you buy.
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Tenant Sent a Repair Photo? My Same-Night vs. Morning Triage Rule
Risk-based triage for tenant repair photos: same-night emergency vs. morning call, with examples and why a written tier sheet beats guessing.
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When a Tenant's Cats Ruin Wood Floors, Here's What I Do
Cat urine soaks deep into wood. I'll walk you through black lights, enzyme cleaners, odor-blocking primer, and when replacement beats sanding.
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Pest Exclusion: When a Worried Tenant Asks for More Than Steel Wool
A retired property manager explains why steel wool in a hole is a temporary fix, and why proactive sealing beats waiting for new pests to appear.
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When a Rotting Fence Is a Shared Cost in Victoria
A rotting boundary fence doesn't automatically mean a 50/50 replacement. Here's what I learned as a landlord about repairs, upgrades, and the neighbour's share.
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Who Replaces Expired Fire Alarms and CO Monitors in a Rental?
Landlords supply detectors, so landlords track expiry dates and replace them. Here's the system I used to stay on top of smoke and CO alarms.
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Leaking Bathroom on the Building Report: Walk Away or Negotiate?
A leaking bathroom on a building and pest report scares many buyers. Here's how I assess the defect, budget for repairs, and negotiate hard without losing the deal.
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What I Do When a Contractor Patches the Same Leak for Three Years
Three years of leaking patio patches and a $7,000 balance owed? Here's the documentation, independent assessment, and contract review process I'd use before paying another cent.
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Your Tenant Bought Mulch and Wants a Refund. Here's What I Do.
A tenant spread mulch and now wants reimbursement, but the lease makes landscaping their job. I'd decline—here's why routine maintenance and prior approval matter.
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My Twin Cities Contractor Hunt: What Works, What Drives You Nuts
A retired property manager's hard-won method for finding reliable contractors for 1-5 Twin Cities units, plus the frustrations that make small landlords want to scream.
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What to Ask Your Letting Agent About a Loud Fire Door and Creaking Floorboards in an HMO
The fire door closer has adjustable screws that can stop the slam, and talcum powder can quiet floorboards. Here's what to ask your letting agent in an HMO.
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Why I Ditched Text Messages for Tenant Repairs
A retired property manager's system for triaging tenant maintenance: move requests to a portal, use three response tiers, and require photos. Stop losing work orders.
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Why Waterproofing Failures Are So Common in Australian Properties Built Since 2009
Waterproofing failures are common in Australian homes built after 2009. Learn how to spot water ingress, understand strata defects, and manage repairs before they escalate.
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How to Set a Maintenance Reserve for a Property with No Maintenance History
Learn how to estimate a maintenance reserve for a rental property with no maintenance history, using simple rule-of-thumb methods and proactive planning.
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When Reactive Maintenance Fails: The Tipping Point for Landlords
A retired property manager explains when a fix-it-when-it-breaks approach backfires, and how to shift to proactive maintenance before it costs you a fortune.
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When a Tenant Flushes a Toy Down the Toilet: Who Fixes It and Who Pays?
A retired property manager explains the right way to handle tenant-caused toilet clogs—who should do the repair, who pays, and whether it can lead to a rent hike.
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Can New Mexico Landlords Require Tenants to Replace HVAC Filters?
A retired property manager breaks down NM law: yes, you can require filter changes as routine maintenance, but you’re still on the hook for repairs. Learn how to write it in your lease and avoid costly mistakes.
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When Your Lease Says the Tenant Cleans Gutters—But the Law Says Otherwise
A retired property manager explains why a tenant might legally refuse gutter cleaning duties even if the lease assigns them, thanks to the Landlord and Tenant Act 1985.
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Can a Texas Landlord Ask a Tenant to Troubleshoot a Garbage Disposal?
A retired Texas property manager shares when you can ask tenants to fix a jammed disposal—and when you definitely shouldn’t. Avoid liability and costly repairs with this lease-first approach.
