How we work with property managers
Every job starts with a work order. We contact the tenant directly to arrange access, confirm the time with them and let you know when it’s booked. Once the work is done, you get a short report with what we found, what we did, photos where useful and any recommendations for the owner.
If we find something beyond the original work order, we don’t just go ahead. We report it with a written quote so you can get the owner’s approval first.
Smoke alarm compliance
Queensland’s smoke alarm laws require photoelectric alarms that comply with AS 3786-2014, interconnected with each other, and either hardwired or powered by a 10-year non-removable lithium battery. They must be in every bedroom, in hallways connecting bedrooms to the rest of the home and on every storey. These requirements have applied at sale and at new or renewed leases since 1 January 2022.
We install and upgrade smoke alarms to these requirements and provide the documentation you need for your files. Our article on QLD smoke alarm laws covers the detail. Rules in NSW are different, so for properties across the border we work to the NSW requirements.
Safety switches and electrical safety
Landlords have obligations to keep rental properties electrically safe. In Queensland, residential rental properties generally need safety switches on power circuits, and older properties sometimes have only one RCD or none at all.
We check and install safety switches and carry out electrical safety inspections between tenancies or at the owner’s request. The report sets out what’s safe, what needs attention and what’s recommended, in plain language the owner can understand. Our article on landlord electrical obligations has more background, and the Electrical Safety Office (electricalsafety.qld.gov.au) is the best source for current rules.
Common rental property jobs
Most of our property management work is routine maintenance and repairs, such as:
- Smoke alarm replacement and compliance upgrades
- Tripping safety switches and power faults
- Broken power points, switches and light fittings
- Oven, cooktop and hot water system faults
- Ceiling fan and exhaust fan replacements
- Outdoor lighting and storm damage repairs
See our rental property electrical page for more detail on the residential side.
Commercial rentals
For managers looking after shops, offices and industrial units, we handle tenancy make-good works, emergency lighting testing, test and tag and fault repairs. Commercial tenancies often need work done after hours or around trading, and we arrange that directly with the tenant.
Dealing with tenants
How your contractors treat tenants reflects on your agency. We confirm appointments in advance, turn up when we say we will, wear clean workwear, protect floors and leave the property tidy. If we can’t keep an appointment, we let the tenant and you know as early as possible.
Storm damage and urgent repairs
Storm season on the Gold Coast and in Northern NSW brings a spike in electrical callouts, from water in outdoor lights and power points to damaged overhead service lines and tripping safety switches. When a tenant reports no power or a safety concern, we prioritise making the property safe.
For urgent jobs, we make the situation safe first and contact you with what we found and what the permanent repair involves. Where the damage is part of an insurance claim, our report and photos can support the owner’s claim. See our emergency electrician page for urgent work and our storm season safety article for advice to pass on to tenants.
Invoicing and approvals
We invoice to the owner or agency as your process requires, referencing the work order number and property address. For larger work, we quote first and wait for approval. That keeps your trust accounting simple and avoids surprises for owners.
To get set up, send us your agency’s contractor requirements and a sample work order. We’ll provide our licence and insurance details from our licences and insurance page for your contractor register.