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Vermin and Your Plumbing

rat eating

Mice and rats do not chew things out of a malicious spirit. Rodents need to chew all the time to prevent their teeth from getting too long. They will chew wood, electrical cabling and pipes. The damage can be serious – from fires and floods and damaged possessions.

Prevention

  • Don’t provide free bed and breakfast: clean up spilled rubbish, store pet food in sealed containers, put rubbish bags in bins with lids, and sweep up bird seed underneath feeders or around bird tables.
  • Don’t make their nest for them: don’t store unwanted clothes or cuddly toys and cardboard boxes in your ceiling.
  • ‘If you want to look for mice in your home, we recommend you look around the hot water system, under the kitchen sink and stairs.
  • ‘If you can put a pencil in a gap, then a mouse can get through. Seal up holes, particularly those around pipe work: mice travel around your home by following pipes and wiring. Use steel wool, copper mesh or plaster to fill holes and seal up the gaps surrounding hot water pipes to prevent them from entering airing cupboards.
  • Make your home ‘Fort Knox’: fix cracked or broken doors and windows and make sure that drains and drain covers are in a good state of repair.
  • Remove hiding places for mice: De-clutter your garden by getting rid of leaves, wooden planks or boards, pipes, and scraps of wood. Cut back weeds and mow areas of tall grass.
  • Be neat and tidy: clean up spills immediately, never leave out dirty dishes and vacuum regularly.

Suspect that you have rats or mice?

You may not actually see any rats or mice, but you will almost certainly see the traces they leave.

Holes

Rat holes are about 80mm in diameter while mouse holes are usually about 20mm in diameter and usually found outside in compost heaps, under sheds or in hedges. Inside buildings the rat makes nest in wall cavities or under floor boards.

Runs and Smears

Rats and mice use regular routes when they travel to and from their nesting sites, and so create pathways or runs. Indoors on hard surfaces the runs are less clearly defined, but become marked in places by black greasy smears.

Droppings

The number of droppings, their position and age may help to identify where rats and mice are abundant, and where they are moving and feeding. Common rat droppings are between 10 – 20mm long & often found in runs. Mice droppings are like very small rat droppings about the size of a grain of rice.

Signs of Damage

Signs of damage include gnaw marks, half eaten food and damaged packing. The more rodents there are, the more damage you will see.

How to get rid of rats and mice?

Rats and mice are adaptable, highly mobile and breed rapidly which produce large infestations very quickly. We recommend you employ the services of a reputable pest control contractor to rid your home or office of vermin.

If you prefer to try to fix the problem yourself, there are 2 options:

Poisons and Traps

Poisons are available for purchase from your supermarket or hardware. Put the poison in a safe and secure place out of reach of children and pets and wash your hands after use. Rodenticide or poison can take between 4 – 12 days to take effect, and may result in a localized foul smell due to the presence of dead carcasses.

Back up traps are advisable and should be placed next to walls where rats tend to travel. The trap should be baited with chocolate, biscuit or cereal.

Hint:

Most rats are wary of new objects placed in their environment and will avoid them for a period of time. We recommend that you bait the trap first before loading the spring and wait till the bait has been taken, then load the spring the next time.

All baits and traps should be handled with care and always follow the instructions on the manufactures pack.

If after 2 weeks of self-treatment there is still evidence of rodent activity, we recommend that you employ the services of a reputable pest control contractor.

If rats have eaten or chewed on your water pipes, you will need to employ the services of a reputable maintenance plumber to repair the damage. Moyle Plumbing & Gasfitting Services has had many years of experience repairing vermin damaged water pipes. We also recommend that you also have your telephone & electrical cables checked by a licensed electrician for damage caused by vermin.

Insurance and Vermin

It is unlikely that your insurance company will cover vermin damage. Repairs caused by vermin can add up & become very costly. We recommend that you contact your insurance company and inquire if and what they cover.

Source: https://www.moyleplumbing.com.au/handy-hints-blog/vermin-and-your-plumbing

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Tenants and Property Managers: Cleaning Under the New Normal

cleaning with broom and dustpan

With nothing but time, plenty of them, on our hands during this pandemic-imposed lockdown, we’ve got time to contemplate a lot of things – from the most profound to the most mundane.

You probably started thinking about things that you never get to do while busy with your normal life pre-pandemic. While sitting at your kitchen table you suddenly come to the conclusion that the stove, the microwave and the oven won’t clean itself. They will need to be scrubbed for you to be able to cook food without grossing yourself out, or worst giving yourself food poisoning.

The world has come at a standstill, or so we thought. But the reality is life goes on, though under the so-called “new normal.”

There’s nothing like being stuck within the four walls of your home to make you come to the realisation that the cleaning tasks that you have been able to successfully put off before Covid-19 arrived can no longer be ignored – because there’s not a lot of things you can do.

Dust and Dirt Are Magnified During Lockdown

Pre-pandemic, we have various things to distract us from the dust, dirt and clutter that accumulate throughout our home. It’s so easy to delay taking action because we’re never in our home most of the day anyway. But in lockdown, you have nowhere else to go and you will start to notice the mess and grime around your house seem to be getting grosser and grosser.

Cleaning Remains your Maintenance Responsibility

Even amid a pandemic, cleaning continues to serve the purpose of maintaining your home and appliances.

If you live near the beach, wash the outside of your house regularly to lessen the corroding impact of salt air. Your dishwasher is probably seeing so much action than normal, cleaning it gets rid of the disgusting food residues, keep it looking shiny and avoid the potential blockage that can lead to an expensive plumbing job.

Your Property Manager is Watching You

You can’t use the pandemic or the lockdown to procrastinate on your cleaning tasks, thinking you’re the only one who will see or suffer your grubby surroundings.

Property managers continue to do their job of looking after the properties assigned to them.

During this pandemic, you may refuse physical entry for inspections and other non-essential reasons. However, you cannot decline virtual inspections, if physical inspection cannot be conducted.   

This means your property manager will continue to check your property to make sure you are abiding by your responsibilities with regards to the upkeep and maintenance of your rental property – and this includes keeping up with regular cleaning.

Cleaning is never ending

Life has returned to roughly what it was once before pandemic in almost all of Australia, but cleaning is still never-ending. You’ll find out that this health crisis has not stopped cobwebs, dust and mould.

You’re probably back to your hectic life, but take time to look around your house. You will probably discover that dust has again accumulated on your display cabinet, your kitchen counters are a little dimmer, or your oven window is no longer see-thru.

Pandemic or not, cleaning is non-stop. You have to keep up with it not only to keep your landlord and property manager happy come inspection time, but to also keep you and your family protected against any health issues that may arise from dirty living conditions.

The task of cleaning of your home seems different during lockdown with all the new rules and restrictions. But it is basically just the same – it remains a regular thing.

The lockdown may have necessitated an easing up on some tenant and landlord obligations, but landlords/property managers can send a notice to leave for approved reasons, except rent arrears caused by financial distress due to the impact of COVID-19. One of those approved reasons is neglect of the property.

Australia is fortunate that we have somewhat defeated the virus, without any full-blown cases of infection and deaths among the population.

However, COVID-19 remains a threat and will continue to be so until an effective vaccine is developed, which is not expected to happen anytime soon. This means, the public health and safety protocols for the public and businesses will remain in place.

While certain adjustments and limitations have been put in place in response to the pandemic, tenants, landlords and property managers are expected to continue fulfilling their respective responsibilities. These include, among other things, doing your part as a tenant to make sure your home is clean, especially during this time of health crisis. 

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Guide to Spring Cleaning for Rentals Properties in Australia

Though the traditional reasons for spring cleaning do not apply to modern Australian life, spring remains the perfect time to do a thorough cleaning of your home.

Sure, the tasks ahead feel daunting. But think about the exhilarating feeling afterwards from being able to see the the sun shine through sparkling clean windows and lying on clean sheets without seeing dusts or cobweb on your ceiling.

If you own your home, you can clean to your heart’s content. But, if you are renting, the property is still owned by your landlord, who may still retain a few responsibilities for cleaning and upkeep.

Check your lease

As a tenant, you don’t have the right to do whatever you want in the space you’re living in. If you’re in the dark regarding this, your responsibilities in the upkeep and cleaning of the premises are usually stated in the terms of your lease. Your lease will tell you what your limits are in terms of what part, furnishings or appliances in the home you can and cannot touch.

This lease is legally binding, which means you have to follow it to the letter.

You may be in violation of your lease if you fail to abide by these terms, or if you don’t take general care of the property. You may face fines or eviction if you don’t do your part in keeping the home clean and safe.

Spring cleaning in rental properties

What are the responsibilities of the tenant and of the landlord?

Renters often take on the task of cleaning and small maintenance. Major maintenance, such as structural repairs or inspections, is usually undertaken by the landlord. But each task is different for a given situation, so coordination is important between the renter and the landlord.

Just remember that the rule of thumb is: landlord and tenants should never do anything that would damage or put at risk each other’s possessions.

Spring cleaning tasks for landlords

The change of season to spring is the perfect opportunity to clean the outside of your property – and inspect it at the same time to see what damage the past seasons have done to it. Doing this would save you a lot of money down the road.

Check if the gutters have accumulated debris like leaves and other organic materials over the autumn and winter seasons. Also check the roof and ceiling for damage ot break that little critters can use to get inside the property.

Inspect the window screens whether they are damaged or need cleaning. Check for cracks or damage in caulks and sealants. If you see that the interior windows need cleaning, kindly remind the tenant to take care of it.

Spring cleaning for tenants

One of the benefits of renting is that you have fewer responsibilities for the upkeep and maintenance of the property. However, you are still responsible for making sure your space is always clean and properly maintained.

Your responsibilities maybe fewer, but there is still work to be done. Inspect the HVAC system for dust and debris and replace the filters. Clean the bathroom fan. Also, replace the batteries in smoke and carbon monoxide detectors.

Spring is the perfect weather to do all the deep cleaning tasks around the house. Here are a few tasks that should be on a tenant’s spring cleaning to-do list:

  • Dust from to bottom, taking special care in hard-to-reach places that are neglected during the daily cleaning tasks.
  • Clean the walls that may have been scruffed by moving furniture, by children or by general use.
  • Wash window screens and sills.
  • Vacuum low-traffic areas such as under the furniture, the floors of closets, and other hard to reach spots.
  • Clean carpets with a vacuum or carpet cleaner. Talk to your landlord about paying part of the cost for hiring a professional carpet cleaner.

Bottom line, both tenants and landlords have the responsibility of maintaining the property. Tenants should make sure that the home is regularly cleaned and maintained to protect their rental bond and save them a lot of work during the end-of-lease cleaning. And landlords shouldn’t fail to remind tenants on how important it is clean and properly maintain the property.

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Gutter cleaning: Who is responsible, landlords or tenants?

gutter with dry leaves

“I need a gutter clean. But is the landlord or responsible for clearing gutters during a tenancy, and why?”

Kaylee Ferguson, Department Manager for The Property Exchange in Subiaco, WA, explains where responsibility falls for gutter cleaning:

“During a tenancy, the landlord/owner is responsible for cleaning the gutters,” she said.

“This [gutter cleaning] is a maintenance item that the owner is required to undertake as part of their upkeep on a property.”

Kaylee recommended a gutter clean every year to avoid any resultant damage occurring to the property.

Why should I have my gutters cleaned?

The gutters on your rental property collect rainwater from the roof. They carry it away from the foundation of the property through downspouts.

Over time, gutters can become clogged with leaves, insects, nests, sticks and other obstructions – particularly over the winter months when storms can affect nearby trees.

Regular maintenance and gutter clearing are essential for a couple of reasons. When debris builds up, it stops your gutters from functioning the way they should.

If you haven’t given much thought to your gutters, don’t worry. You’re not alone! Gutter cleaning is pretty easy to put off. It’s not an easy chore to do, let alone an enjoyable one – but it is important.

When should I have my gutters cleaned?

It’s relatively easy to know when your gutters need a clean. A well-built gutter will be able to handle most normal periods of rainfall. If you notice that your gutters are beginning to drip or overflow, it’s a sign that they need a clean (or a professional inspection).

You may also notice that birds will hang around your roof if they spot pooling water that’s caused by blocked guttering.

As a general rule, it’s worth having your gutters cleaned once a year. The best time to look at them is in autumn or winter, once the trees surrounding your home have shed their leaves.

However, you may need to clean your gutters more than once a year. Do you have pine or eucalyptus trees near your property? These trees shed throughout the year, and often during the hot summer months. If leaves start blocking your gutters during summer, you could have a fire risk. Clearing debris is essential if you live in a bushfire-prone area.

Property owners: DIY safety tips for gutter cleaning

Gutter cleaning and maintenance can keep your investment property safe from potential storm damage. Regular cleaning will help to extend the life of your gutters and prevent further damage to the building structure.

  • Safety first: Accessing your gutters can be dangerous. Ensure you use proper safety equipment to avoid the risk of falling and sustaining an injury. If you use a ladder to access your gutter, ensure it’s stable. Consider having someone assist you with cleaning and maintaining the gutters. Having someone stand below to help secure the ladder can be a big help.
  • Use the right tools: Your local hardware store should have plenty of options to help you clean your gutters. Invest in a good pair of gardening gloves to protect your hands while you clean. Think about grabbing items like a cylindrical brush to scrub the gutters, or a gutter scoop to remove debris.
  • Assess the condition of your gutters: There are a few red flags to look for once you’ve cleared the debris from your gutters. Can you see any holes, cracks or broken brackets? If so, consider arranging for a roof repair specialist to inspect and repair your roof. Unchecked issues can potentially damage other parts of your home.

Source: https://www.rent.com.au/blog/responsible-gutter-cleaning

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Routine Inspection Guide

We will conduct a routine inspection at the property within the first 3 months of an initial lease commencing. If we are satisfied with the standard of the property, we will schedule 3-6 monthly inspections as necessary.

The purpose of a routine inspection is to provide a report to the owner that the residents are maintaining the property in good order, and also to check for any repairs that may be necessary. Please note, however, that it is the responsibility of a lease holder to report any repairs or maintenance through our on-line resident portal. We appreciate you taking the time to report such items!

Another reason for conducting routine inspections is to make any recommendations to the owner that will enhance the property where possible, thereby offering a safe and inviting home for our residents.

So let’s get to it!

What we look at inside

  • Walls / light switches / skirting boards /doorways and doors are clean from marks
  • Ceilings are free of mould
  • Carpets are stain free
  • Windows and screens are clean
  • Light fittings and ceiling fans are clean and free of dust and light bulbs are working
  • Kitchen are is clean and the oven / stove top is free of burnt on food and stains
  • Shower, Bathroom and toilet are clean, particularly, shower tiles, shower glass screens and door free of scum build up

What We look at outside

  • The lawns are cut and edged
  • Gardens are tidy, weeds removed, hedges trimmed to a reasonable height
  • Rubbish / lawn clippings removed
  • Oil stains removed from carports, garages and driveways
  • Swimming pool / spa – water and sides / bottom clean not GREEN

If you have an approved pet

  • Any droppings are picked up and removed
  • Any pet damage is repaired
  • Ensure your dog/s are properly restrained for the inspection please

 

Thank you for helping us to maintain the property and your home to the best that it can be.

Please let us know if you would like some further information on cleaning tips or ECO friendly products that are available now.

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National Water Week

National Water Week is popping up again in the third week of October. The theme for 2018 is ‘Water for me, Water for all’, and is aimed at encouraging young people and the wider community to think about how we use water on a day-to-day basis and how we can protect it so we have it in the future.

Water usage is a particularly topical conversation in Australia, and more specifically, in Queensland at the moment, where drought is plaguing our shires. Currently 58.1% of the state is a drought-declared shire. Additionally, with a drier-than-average spring approaching, it is become more and more vital that we save water in all ways that we can.

We have compiled some tips from the Queensland Government Water Initiative to help you save water in your own home…

Bathroom

Up to 16 per cent of household water is flushed down the toilet. The following tips can reduce the amount of water used and in turn help reduce your water bills.

  • Don’t flush needlessly. Use the half-flush option on dual flush systems and never flush items other than toilet paper down the toilet.
  • Replace your older-style toilet suite with a 4-star WELS Scheme dual-flush system. This can save up to 8 litres of water with every flush.
  • Use tank water to flush. Talk to your plumber about having your rainwater tank internally plumbed to your toilet.

 

A standard shower can use 20 litres of water per minute, and accounts for up to 24 per cent of household water use.

  • Install a water-efficient shower head. A WELS Scheme 3-star rated shower head will use no more than 9 litres of water per minute.
  • Take a shorter shower. Shorter showers not only save water but help reduce the amount of energy associated with heating the water.
  • Insulate your hot water pipes. This means you won’t need to wait as long for the hot water to flow through—saving you both water and energy.
  • Make sure your hot water system thermostat is not set too high.
  • Use a bucket to catch water while the shower warms up. You can then reuse this water on your garden.

Laundry

Selecting the right washing machine is the best way to save water and energy. Choose a washing machine with a 4-star WELS Scheme rating or better; you could use up to 50 per cent less water.

  • There are a number of other ways you can save water in the laundry.
  • Try not to use your washing machine every day. Instead, sort clothes and wash bigger loads less frequently.
  • Pre-treat stains to limit the need to rewash.
  • When adjusting warm water tap flow, always turn the hot water down rather than the cold water up.
  • Use small amounts of water if washing clothes by hand and reuse this water in your garden.
  • Make sure that everyone picks up and sorts the clothes they wear each day so clean clothes don’t get washed by mistake.
  • Divert grey water from your washing machine for immediate use on your garden (except vegetables).

 

Kitchen

Water use in the kitchen contributes up to 13 per cent of total household consumption. There are many ways to save water in the kitchen.

  • Use the dishwasher with a full load. Running a full load in a water-efficient dishwasher uses less water than washing dishes by hand.
  • A 5-star WELS Scheme rated water efficient dishwasher uses as little as 7 litres of water.
  • Scrape your dishes and soak your pots and pans to remove food rather than rinsing them under running water.
  • If you have two sinks, half-fill the second sink with rinsing water. If you only have one sink, rinse the washed dishes in a pan of water.
  • Rinse vegetables in a bowl and then use the water on your garden.
  • Don’t use running water to defrost food. Place your frozen food in the fridge to thaw overnight.
  • Store drinking-water in the fridge—running the tap until it’s cool wastes up to 15 litres a minute.
  • Encourage children to empty water bottles onto the garden or pot plants instead of down the sink.

 

Pool

As pool and spa owners, you can reduce water consumption in several ways.

  • Use a pool cover. A properly fitted pool cover can stop up to 97 per cent of evaporation and reduce the amount of chemicals required to treat the water.
  • Check your pool for leaks. A tiny leak could result in a large amount of water loss.
  • Build your pool in an area that is shaded during the hottest parts of the day. This will reduce evaporation and help avoid the sun’s harsh rays while you swim.
  • Maintain the correct chemical balance in your pool and clean it regularly. Top up your pool with rainwater runoff.

 

For more great tips visit: https://www.qld.gov.au/environment/water/use/home.

 

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Spring Sales Season! Are You Ready?

It’s spring. The sun is shining, the flowers are in bloom, the birds are chirping, the grass is green, and you are feeling considerably more cheerful as the cold months have come to an end. With the bloom of the jacarandas comes a reinvigoration in the property market for those on a house hunt. Not only does spring give you a great excuse to declutter and commence a spring clean, but it also provides the perfect environment for an open home.

If you are considering selling your property this spring and wondering how you should prepare your home to sell in the property sales boom, we’ve compiled some useful tips to ensure you’re ready!

Bedside table due for decluttering

Declutter

Probably the easiest and cheapest alteration you could make to your home is to declutter it.
Reducing the number of personal items filling your home not only allows for a cleaner feel but it also allows visitors to envisage themselves living in the property, not to mention the wonders it does for your closet and cupboard space!

 

 

Image of owner cleaning kitchen floor with mop

Embrace the spring clean

Ensure your windows and mirrors are sparkling, wash the curtains and blinds, have your carpets professionally cleaned, polish tap fittings, hardwood floors and door knobs, rake the lawn and trim the bushes. Attention to detail is vital in making your home look its best (and only requires a bit of one-on-one time with the dustpan and brush)!

Image of flower on the bed side table

Set your home apart from the rest

The finer details might not be glaringly obvious to a buyer; however, these small touches are a cost-effective way of setting your home above other options on the market.

Set out fresh flowers or freshly clipped lilac branches, integrate towels, throws and pillows in complementary colours throughout your house, offer an outside mat for guests to clean their shoes, fill the sink with ice to chill bottled water for visitors or set out individually wrapped treats in cellophane or ribbon. Each of these small gestures are not only cost-effective but will ensure your guests feel at ease in your home.

Use a Real Estate Agent

 

As buyers and sellers spring into action, the property sales race is likely to be very tight. Utilising a real estate agent will help you to be at the front of the pack. At Arrive we have an amazing team of professionals ready to value your house, suggest a niche method of marketing tailored to perfectly suit you and you home, and to offer you a suite of services to mold your house into an irresistible property.

If you are interested in finding out more on how to sell your home this spring, please feel free to contact us at Arrive. We have a number of professionals with a wealth of skills and knowledge, ready to help you in your sales journey!

Contact

Arrive Team: 3374 3737

Trent Ray – Sales Agent: trent@arrivehome.com.au

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How to Paint over a Patched Wall

Painting over a wall patch so it looks invisible isn’t easy—ask anyone who’s tried it. It needs to be done carefully in order to look good.

As a property manager or landlords, we have all seen this too often:

    1. Paint ripped off when tenants are trying to remove double sided tape wall hooks
    2. Doorknob smashing hole in the wall.
    3. Cracked Walls
    4. Nail Holes

Can you repair this by just painting over the spot? Well, it depends. Will anyone ever looks at it? Sorry, but it will be painfully obvious what you did. So this depends on how critical the observer is. If I was your landlord and I saw a poorly done patch when you were moving out, I’d mutter a few obscenities under my breath, then quietly mention to you about how you just forfeited your bond unless you have it fixed.

The problem is that paint won’t match that well. The colour difference will be obvious. Plus, due to the hole in the surface, there will be small shadows that will be quite obvious, so you will need to fill in the surface so it is smooth, BEFORE painting. Anyway, if you tried to paint in just that small area with a brush, one would easily see the texture differences from painting with a brush compared to what was an original roller applied paint surface.

However, maintaining the rich colour and smooth finish of your home’s interior doesn’t mean you have to repaint the whole room to fix the dents, dings, scratches and marks that can, over time, mar your walls’ surfaces.

By using the proper technique and the right colour, you can touch up select spots of your wall paint, and keep your walls looking flawless and freshly painted again.  however, in most cases, it’s easier just to repaint the entire wall.

How Nice Would it Be to Work With Us?

Paul De Groot
Project Manager
Premiere Painters & Contractors Group
M:0438 783 739
www.premierepainters.com.au
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Can I Do My Own Maintenance At My Investment Property?

Too many Landlords believe that they are saving money by attending to maintenance themselves, however, often the “quick fix” is not always the best solution nor outcome for both Tenant, Lessor and Agent.

Public Liability issues can come about if the repair is not performed correctly or worse, someone gets injured by the inexperienced repair.

In most cases now, it is against the law to carry out Electrical or Plumbing issues, unless you are a qualified contractor.

Utilising a managing agents list of preferred contractors, has many benefits.

Advantage of Letting Your Property Manager Handle Maintenance

In most cases their Contractors are:

  • Licenced
  • Insured
  • Competitively priced
  • Reliable
  • Have completed a Contractors Agreement prior to attending your property, which indemnifies both you, the Lessor and us the Agent of any liability, in the event that a mistake is made

Many expert Property Managers have educated their contractors in;

  • how to present their time and labour onto an invoice
  • How to liaise with a Tenant to arrange easy access
  • Prepared to collect keys from the office if the tenant cannot be at home
  • Call the office is the suspected cost will be more than $150
  • Provide photos if issues if required
  • Recommend replacement over repairing if warranted
  • Will return to fix for free is the problem repaired reoccurs
  • Are the eyes and ears in so far as the state of the maintenance?
  • Report back to the office with anything untoward with the Tenancy.

For peace of mind and a small investment, it is recommended utilising qualified tradespeople to maintain your investment property and in most cases, these are a tax deduction.

For more information on property maintenance, contact Karen on Arrive.

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