We, like you, are Investors and we have been hearing the rumblings around water charges and the new way it is being treated and charged out to us. As usual we did not pay attention until we received the bill the other day. “WOW we thought, I think someone is having us on.”

There was a massive increase on the face of it so we thought we better get a grip on it.

Their have been increases, and, when it is all said and done we are facing these increases. Like taxes and death, that seems to be unavoidable, but it is not as bad as it looks.

They have taken any mention of water off your council rates, so if they haven’t increased other charges on the rates, you should see a big drop off the council bill equivalent to the cost of water up until now.

That’s the good news – Don’t forget to calculate that the rates have dropped.

BUT ……

We have now received a brand new Bill from UNITY WATER.

They have been tasked to deliver everything to do with water to your investment home. They have been quite smart about it and have broken the different services into categories.

WATER USEAGE CHARGES

This is whatever is consumed in your home, via tenant’s usage, leaking toilets, old fashion shower heads, leaking pipes etc. And noted as Tier One & Tier Two charges.

What you are really doing when you supply a home to your tenant is a bit like leasing them a car. Here is the car in working order and it has a full tank – Anything over that tank you need to pay for yourself Mr and Mrs Tenant (If you have a water compliant home). The only change to that is if you have a Management Agreement which notes excess water in the special conditions – then if your property is not water compliant, we (as your agent) are be able to back charge the tenant the agreed amount which is considered excessive (An agreed limit at the start of the tenancy)

This is how you as an owner can be recompensed for that excess water when your home is not a water compliant household or you do not want to spend the money becoming water compliant. (We get that; everyone won’t be able to afford to pay to become water compliant)

Unless noted in your Management Agreement under Special Conditions, you the landlord will pay for the excess which leaves you wide open, unless you have a plumber around who is qualified to make the home water compliant. Installing water saving shower heads, dual flush toilets etc. This service costs money and in the right circumstances could be seen as a tax deductible expense against the profits from the rent. We have plumbers who will quote to have the house achieve compliance and sub sequentially carries out the work for you and provide a Certificate of Compliance. The cost is approx: $500 – $600 or even more depending on just how old and non compliant your home is. For my money, it is a one off charge that puts the onus of water usage right back on to the tenant. If your tenant uses a lot of water, they will pay, not you.  I like that.

SEWERAGE CHARGES

Well as smelly as that one is, it’s a fair one. This is charged to you the owner and is part and parcel to supply sewerage facilities to your home for your tenant.

BULK WATER CHARGES

Fair enough they are acting like wholesalers and the Bulk water charges reflect how much they pay for the water they receive from the Provider of the water. I have no argument about that. I presume they include administration costs and any downstream charges they think they need to recover, to secure the water for your home.

HOWEVER ……

Whatever way you cut this the onus falls on you the owner of the house. You are the person who gets sent the bill from UNITY WATER.

You must pay the entire bill in the recognised time frame and then send us a copy so that we can charge your tenant for the excess or the water usage or whatever is agreed. That means you will need to send us a copy as soon as possible so we can recover your expenses.

WHEW is there no end to the way the powers that be want to tie us all up in paper work.

I‘m an owner of acreage and have been paying all the costs associated with collecting, storing and delivering of water and sewerage to my own property. I have been facing the real costs associated with this for years and we have become very water conscious. (Buckets in the shower for watering plants, taps off when cleaning teeth, not running excess water to get the hot etc.)

What is happening now is just the start – Owners can limit the fallout by following the above advice – Act now, act quickly and limit your exposure or it will be like giving your tenant free heating – you can bet they will leave the heating on all winter and it will cost you a fortune.

Maximize your investment and protect yourself from litigation resulting from unaddressed maintenance issues!

When your Property Manager suggests preventative or annual maintenance, TAKE NOTE! It’s in your best interest to listen to their suggestions.

Regular inspections are carried out by your Property Managers who are trained to point out preventative and necessary maintenance. Part of our service to you is to provide you with this information and when we do its important that it is considered. This will help maximize your rental return and protect you against litigation that could result from injury or damages relating to unaddressed maintenance issues.

A recent article in the REIQ Journal outlined the importance for large corporations to address preventative maintenance to avoid expensive law suits that could result from injuries to visitors or guests, where the condition and requirement for maintenance can be seen from a visual inspection by an untrained person.

In the specific case Corkery and Ors V Kingfisher Bay Resort and Village Pty Ltd and Anor, (outlined in the July 2010 edition of the REIQ Journal) The Plaintiff (Corkery) and his family were holidaying at the King Fisher Bay Resort when he slipped and fell on an external timber stair case causing severe back and shoulder injuries. The Court took looked at 2 things when deciding on the case. Were the stairs slippery? Did it follow that the defendants being the Resort Operators were negligent?

In relation to the question, were the stairs slippery, the judge took into consideration that the stairs were outdoors and exposed to the elements, and rain, which had occurred earlier that day, and that testing by expert engineers demonstrated that the stairs were slippery and did not meet the required building standards. Although the stairs had been treated with a varnish containing some grit for slip resistance, it was clear from a visual inspection that the varnish had worn off in the middle of the stair treads and therefore provided little grip material. The judge did conclude that when the stairs were wet, as in the case when the plaintiff fell, they were slippery and therefore posed a safety hazard.

Was the resort Negligent?  The judge concluded that the “condition of the steps suggest a lack of maintenance” he noted that it was apparent that the stairs had been treated but that the defendants had not taken appropriate measures to ensure they continued to be maintained in a safe condition.

How does this affect you and your rental property?

Preventative maintenance is no less important on a smaller scale.

There are a number of cases where a tenant has suffered injury and claimed it to be as a result of lack of maintenance by the landlord. In the case of Muir v Hume [2003] QSC 191 the tenant was awarded in excess of $1 mil for injuries and losses she claimed she suffered as a result of a fall that was caused by a hole in the carpet in the property that she rented.

How do I make sure that my rental property is well maintained?

Listen and act on your Property Managers suggestions.

Regular inspections are carried out on your rental property.

The first inspection is carried out 8 weeks after a new tenant moves into your property and then periodic inspections are carried out thereafter for the remainder of the tenancy.

Your Property Manager will send you reports from all periodic inspections that are undertaken. In these reports the Property Manager will point out any maintenance that is required for the property. It is then up to you to authorise for this maintenance to be carried out.

Some repairs will need to be addressed immediately while other maintenance issues will be reported with a suggested time frame completion.

It’s our job to do the hard work for you, and our aim is to provide you with a great tenant and professional opinion. Great tenants can only be happy if the property they are renting is safe and well maintained. Ensure the longevity of a great tenant by utilising the knowledge and experience of your Property Manager, discuss and act when it comes to the regular and preventative maintenance of your investment property.

Things have been hectic and the weeks have slipped by. I am now on top of things and intend to carry on informing you where I can and keeping your knowledge right up to date.

I know just what it’s like. The Property manager or her assistant rings and says that we have some problems in your rental home.

My reaction is probably a bit like yours – “Don’t bother me with this rubbish – anyway who do the tenants think they are, they rent our home, and why are they being so demanding.”

I assure you our PM has your best interests at heart. A broken veranda board, a slippery driveway, a leaking tap, or a water cylinder that is not functioning,

All of the above and about 100 more things can and will go wrong. I have seen each one of these become an issue, some have ended up in court and locally I have heard of serious claims against the Landlord and the Real Estate Agency.

We are governed in Queensland by PAMDA legislation, which stipulates that if a tenant makes a complaint in writing we must deal with it and satisfy the law. We think that anything serious needs to be referred to you in writing ASAP, and it is you that we are guided by to OK the repairs (Subject to our 20a).

This is sometimes where the system breaks down – We ask for permission and we sometimes don’t get an answer which slows down the process.

In some cases, such as a veranda  becoming  dangerous we act swiftly on your behalf and have a  Gold Card Licenced builder make the place safe immediately or declare it unsafe and take action to prevent the tenant or his guests being injured.

Please read the article. The same things can happen to you and instead of a minor bill for rectification you may be faced with a court action that demands time and money to resolve.

Have a great week,

Cheers Tony Nash

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

There are many taxes and deductions associated with investment properties. Knowing what can and can’t be claimed makes things much easier at tax time.

What you can claim as an immediate deduction

There are a number of rental expenses that can be claimed as an immediate deduction. That means that the full deductable amount can be claimed in the same financial year that the expense occurred.

Immediate deductions you may be able to claim include the following:

• Repairing part of the guttering or windows damaged in a storm or repairing part of a fence damaged by a fallen tree.
• Maintaining plumbing, repairing electrical appliances or appliances as well as painting or cleaning something that is otherwise in good working condition.
• Interest on a loan that has been used to:
• Purchase a rental property or purchase land to build a rental property.
• Purchase a depreciating asset for the property, for example an air conditioner
• Finance renovations
• Make maintenance repairs or repair damage to the property

Expenses that need to be claimed over a number of years:

Some expenses need to be claimed over a number of years. These include most borrowing costs and the cost of depreciating assets and structural improvements.

Borrowing costs may include:

• stamp duty charged on the mortgage
• loan establishment fees, fees for valuation required for loan approval and lenders mortgage insurance
• title search fees charged by your lender, costs of preparing and filing mortgage documents and mortgage broker fees

These amounts are only deductable immediately if they are less that $100 in total. Usually, they are deductible over five years or over the term of the loan, whichever is less.

Major renovation costs and costs to repair major damage, defects or deterioration upon purchasing a property can’t be claimed as an immediate deduction. These costs generally must be claimed as either a deduction for decline in value over the asset’s effective life, or as a capital works deduction over 25 or 40 years.

What you cannot claim

While there may be substantial tax benefits with rental properties, it’s important to remember that not everything can be claimed.

Below the ATO lists common expenses that cannot be claimed:

• deductions for rental properties that are not genuinely for rent
• travel expenses where you may see your rental property, however the main purpose of the trip is a personal holiday
• stamp duty charged by your state/territory government on the transfer of the property title or leasehold interest (except in the ACT, where stamp duty is claimable)
• insurance premiums where under the policy your loan will be paid out in the event that you die, become disabled or unemployed
• borrowing expenses on the portion of a loan you use for private purposes
• solicitors fees for the purchase of a property and the preparation of loan documents
• legal costs associated with resisting land resumption or defending the title of your property

For more information , visit the ATO website or consult with a qualified professional tax agent.

Reference: ATO website

Tony’s comment

Make no mistake- This is the most important time of the year for your investment and the cash flow for the next financial year.

By now if you are reading these articles you know that Sandy and I are Investors too.

Cash flow at this time of the year is aways on your mind. I believe it is how much you are prepared to get into the detail that makes the difference. If you don’t prepare your accounts properly for the accountant you will miss out on some deductions.

Make sure that you claim everything you can, because depending on your income  you may get 25% to 47% back for all legitimate expenses. Have you included some home office expenses, how about the mileage and expenses related to go to your rental property. That air conditioner that you put in last year, do you have the dockets for it, plus the installation costs. What about the insulation that was installed before the government changed its mind. I know on one of my properties we have spent money on  repairs after the tenant left,$4000.00- anew pump $1600.00, fixing the effluent system $350.00, new face to the dishwasher $350.00, advertising to get a new tenant $500.00, Lawn mowing and garden maintenance $1000.00 and that’s just off the top of my head and that’s $7450.00 lets say at 25tax rebate that’s a whopping $1862.00 that the Government will pay us back, and of course we have agents expenses, accountant expenses etc etc.

NO WONDER WE WONDER WHERE THE MONEY IS.

Have a good week cheers Tony

PS These are my own personal comments only. You should get advice directly from your accountant, but ask him to work with you to get everything that you legally can. Heavens knows you can spend it on better things than what the tax man can.

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

The Property Managers do an amazing job, however in times like these there are quite a number of tenants looking to rent, and the million dollar question is……

Will they end up being the tenant from hell?

We all see them on TV (the tenants from hell!), thankfully in our experience it doesn’t happen very often, but unfortunately there will be times when we are going to end up with a tenant that does damage to our property. The Real Estate Company checks references and they look at state and nation wide registers which alert us to the really bad eggs, but there is always an exception to the rule….the good tenant that went bad, something has gone wrong, they are in to drugs or alcohol or goodness knows what, and we are left out of pocket.

As Investors the cash flow is always the thing that is hardest to maintain, and when we get a tenant who absconds without paying for damages, in excess of their bond, it will be left up to us to pick up the pieces and get the property back on the market.( It happened to us just recently…. we were lucky we did recover some costs, but in reality we were out of pocket!).

Landlord Insurance is something that we take on every property. We always think this way, we are really only worried about the very bad and malicious tenant, and how would we cope if the place was trashed and we needed to spend 30- 40 thousand dollars to fix it?

In all honesty, we would struggle, so what we do, is take out a landlords insurance. The insurance is an expense and as such can be a deduction depending on how much tax you are paying as it is subsidised by the government ( I like that!). So really, it is a price worth paying, for the peace of mind that it gives us.

Read on and make your own decision…It could be the best thing you do this year!

Landlord insurance is a policy to cover a property owner from financial losses connected with their investment property. It is one of the best ways to protect your investment. While every landlord /agent endeavors to secure the perfect tenant there will most likely be times when this is not reality. Things can go wrong even when good tenants are in place, with landlord insurance these problems can be minimized.

Landlord insurance provides you with protection from loss or damage, in certain circumstances, to give you peace of mind about your investment property. This type of insurance does not provide you with building insurance. Most general coverage offered through landlord insurance may include:

Coverage from the loss and damage done by your tenants

Coverage for malicious damage to your property from a tenant or their guest.

Coverage from the loss of rent (usually up to 12 months) if the home becomes uninhabitable because of your tenants actions.

The loss of rent if the tenant defaults.

As with all insurance policies, be sure to know what your individual plan offers and does not offer before accepting it.

Question for Your Provider

What is the basic cost of the policy?

What does the basic policy include?

What is not included?

What additional covers are available?

What items may be excluded from a claim?

What is the maximum payout per incident?

What is the maximum payout per policy?

Ways to Save on Landlord Insurance

Landlord insurance is an inexpensive type of insurance in most situations. Your location, security features and other factors will play a role in the cost of the policy. You can save money on these policies by taking the time to limit the cover to just what is needed. Work with your insurance provider to get the lowest possible rate.

Beware Before Signing

There are not too many risks to consider with a reputable company, but it is worth taking the time to read through your renters’ insurance contract and know what it says throughout. Do not make the mistake of believing something is covered if it is not. Also know how the insurance company requires you to make a claim. Know as much about the policy as you can before agreeing to it.

Additional Coverage to Consider

Landlord insurance is a way to help you protect your investment but it may not provide enough protection. You may need to consider insurance on the building itself to cover the cost of such aspects as fire and flood. The right type of insurance is important to have on all angles.

Reference: Insurance Zone

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

Minimising the time your investment property is vacant equals a higher investment income at the end of the year.

When a tenants lease is up for renewal, the first thought that crosses many owners minds is “should I go for a rent increase.” While going for that increase is any owner’s perogative, keep in mind the risk of losing a good long term tenant.

As interest rates begin to rise owner investors may feel like their wallets are shrinking, and in an effort to cover cost may consider increasing the rent on their property. Before making the decision the financial considerations should be balanced against the importance of keeping a good long term tenant in the property.

In times of economic uncertainty it is important to consider that tenants also have financial obligations of their own. Raising the rent too high to meet mortgage repayments may also force a tenant to search for a place with a lower rent.

While small bumps in rental price of say $5-10p/w are often received well by long term tenants, especially if it is the first bump in a few years, a large increase of say $20-25p/w can often result in a tenant moving out. As it usually takes anywhere between 2 and 6 weeks to find a new tenant for the property, owners need to consider whether having the property vacant and generating no income for this long is worth the increase in rent.

Good tenants care for a property as if it were their own. In turn this can equal money the owner doesn’t have to spend maintaining the property. This, coupled with the security that comes with knowing you have a set amount of rent coming in over a long period can also offer peace of mind to the owner.

Considering the above doesn’t mean an owner should never raise the rent on their property; it does mean owners should think carefully before significantly increasing the rent. Often it may be worthwhile rewarding a good long term tenant by keeping rent increases to a minimum. Market conditions, supply and demand, and economic climate are all factors which will reflect rentals prices and in turn should be considered at the time of lease renewals and rent increases, or in more unfortunate time’s decreases.

We request instruction from our landlords in advance with a suggested rent and a term of 6 or 12 months. We ask our landlords to send back their instructions as promptly as possible to ensure leases are drawn up and sent out in plenty of time i.e.: prior to the expiration of the current lease.

The residential Tenancies Authority website listed below gives up to date information on required notice periods for Landlords/Agents and Tenants

www.rta.qld.gov.au

There are many specialized jobs which fall under the Property Management banner, from leasing through to maintenance through to trust accounting. Our Property Managers are trained in all areas; however we have specific tasks for each Property Manager in our offices.

The first and most important step in Property Management is securing a good tenant.

Some Landlords decide that if they have a good tenant they are able to manage their own property, and although for some this may work, at some point most will require the service, expertise and knowledge of a professional Property Manager.

One very important point to consider is Routine Inspection Reports. Our office conducts regular routine inspections on all of the properties we manage. We consider factors such as cleanliness, condition of carpet, walls, fly screens, windows and shower screens. Items which may be missed can become major issues when the “good tenant” vacates the property. If any issues arise at the time of the routine, they can be managed and resolved promptly. We take photos and send written reports (usually via email) to our landlords at every routine inspection.

Would you consider selling your own property?

Most people would not consider selling their own property; such a large transaction requires the services and expertise of a professional who is licensed to manage the sale of such an important investment. The same applies for Property Management, your investment property is a valuable asset, and money you think you may save in management fees can be swallowed up by one small thing going wrong.

Even good tenants require problems to be resolved and dealt with in a reasonable time frame whilst following the law. Just like with the sale of a property it is also worth considering having a third party to act between the landlord and the tenant for your investment. Emotions can come into play when as the landlord it is your money and investment that is being dealt with, just as the tenant can be emotionally involved when they consider your investment to be their home. In these situations it is always beneficial to have a third party professional.

The following are some essential points to consider:

WHY DO YOU NEED A PROPERTY MANAGER IF YOU HAVE A GOOD TENANT?

• Maintenance
• Routine Inspections
• Review Rents
• Renew Leases
• Collect rent
• Exit Reports
• Secure another good tenant!

If you would like to speak to one of our Business Development Managers, regarding our Property Management services please contact our office on 07 5452 4545 for further information.

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

The following is taken from the Governments media release.

The changes announced by the Government include:

• The establishment of a new household Renewable Energy Bonus Scheme to replace the Home Insulation Program and the Solar Hot Water Rebate.
• The changes announced today will ensure the Government continues to help householders and business contribute to Australia’s efforts to transition to a low carbon economy.

The changes announced today put householders back in charge of the environmental products installed in their home. These changes will benefit good green businesses and are bad for the shonky operators who have begun exploiting this market.

A new household Renewable Energy Bonus scheme

A new household Renewable Energy Bonus Scheme will assist households save money on power bills and reduce their carbon emissions.

This new Scheme will replace the Home Insulation Program and the Solar Hot Water Rebate Program both of which have been discontinued as of close of business today. The Government’s focus is on the safety of households and tradespeople who will both benefit from the operation of this new scheme.

Under the household Renewable Energy Bonus scheme households will be able to receive a rebate for the installation of ceiling insulation or a solar hot water system or a heat pump. $1000 rebates will be available for ceiling installation and solar hot water systems and $600 rebates for heat pumps systems. The new rebate for solar hot water systems and heat pumps will be available for systems installed after today.

This scheme will institute several key changes to the delivery of ceiling insulation including:

• Householders – rather than installers – will claim the $1000 rebate directly through the Medicare system.
• Introducing a new registration scheme requiring all installers to reregister, pay a cash bond, show evidence of meeting the training and skills requirements and provide certified quality assurance and occupational health and safety plans.
• Introducing a strengthened compliance regime in concert with State and Territory occupational health and safety and fair trading authorities.

It is intended that the insulation component of the Renewable Energy Bonus scheme will come into operation by 1 June.

The Government’s objective remains to see insulation installed in up to 1.9 million homes, including those already installed under the discontinued Home Insulation Program, to be completed by 2011. The Government will also be commissioning an external assessment of the proposed implementation arrangements for the household Renewable Energy Bonus scheme and will continue to provide oversight to the scheme during its operation. This assessment will consider whether the arrangements and planned timelines proposed for the scheme’s implementation are sufficient to meet the Government’s expectations of safety.

In relation the discontinuation of the Home Insulation Program, installers will have seven days to claim outstanding rebates for work completed prior to close of business today. The Government is prepared to consider appropriate transitional arrangements for legitimate industry participants and a hotline will be available.

The Government attaches particular priority on the impact of this announcement on workers. Workers will have immediate access to assistance under the Government’s Compact for Retrenched Workers, meaning they will get immediate access to high level support, including access to retraining support and help in finding another job as quickly as possible. A hotline will be available for them too.

The Government will continue to roll out an existing electrical safety inspection program of all homes that have had foil insulation installed under the Program. The Government will also be prepared to check as many houses as necessary which have insulation installed under the Home Insulation Program.

The Government will also establish a new Home Insulation Program Review Office to handle all complaints and inquiries and immediately address risks created by unscrupulous operators and will appoint an independent reviewer to conduct a review of the Home Insulation Program design, implementation and delivery.

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

The following is taken from the Residential Tenancies Authority website which can be viewed here.

When a tenant gives notice of their intention to leave

The minimum notice period a tenant needs to give the landlord or Property Manager if they want to move out when giving a notice of intention to leave (form 13) is:

• seven (7) days for an unremedied breach
• seven (7) days for non-compliance with a Queensland Civil and Administrative Tribunal (QCAT) order
• the same day for non-livability
• 14 days for compulsory acquisition
• 14 days without grounds (no reason) under a periodic agreement
• 14 days or the end of the term (whichever is later) without grounds under a fixed term agreement.

If the tenant doesn’t give the correct amount of notice and use the correct form, they may be subject to a claim for compensation from the lessor/agent.

When a lessor/agent gives a notice to leave

The minimum notice period a lessor/agent must give a tenant if they want them to leave when giving a notice to leave (form 12) is:

• seven (7) days for unremedied rent arrears
• 14 days for an unremedied breach
• seven (7) days for non-compliance with a QCAT order
• the same day for non-livability
• two (2) months for compulsory acquisition
• four (4) weeks for a sale contract signed when the tenants are on a periodic agreement
• two (2) months without grounds (no reason) under a periodic agreement
• two (2) months or the end of the term (whichever is later) without grounds under a fixed term agreement.

Giving the correct notice is vital for both tenants and Lessors/Agents. For more information about starting, during or ending a tenancy please visit the RTA website here.

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au

No power

• Have you contacted your electricity supplier? There may be a fault in the street.
• If renting a unit/apartment – Have you checked with a neighbour? If in a block of Strata Title apartments, it may be the Owners Corporation that needs to be contacted for action.
• Have you checked your fuse box? There may have been an overload and the safety switch has been activated and needs resetting.
• Have you checked that one of your appliances is not faulty? Unplug all appliances in the house. Reset the safety switch in the meter box. Plug in the fridge and turn on the power point, check the safety switch. If the safety switch clicks off then you know that there is a fault with the fridge and you will need to get it repaired.
• Otherwise disconnect the fridge and plug in the stereo and continue checking all appliances until the faulty appliance is located. If our electrician attends to your repair request and finds the fault is with one of your appliances, then you will be charged for the service fee.

Faulty Power points

• Is power point loose or sparking? DO NOT touch or attempt to fix a faulty power point switch, phone/email your property manager immediately.

No hot water

• Is it Gas or Electric?
• Have you arranged for the connection of your Gas or Electricity?
• Have you checked the fuse in the meter box? Has someone turned off the fuse by mistake? Or has the safety switch been tripped?

Lights are not working or power points are not working

• Have you checked your fuse box? If there has been an overload the safety switch may need resetting.
• Have you replaced the light bulb?

Stove element is not working

• Have you checked the connections to make sure they are not loose or dirty? Sometimes pulling the element out and cleaning them and putting back in again can fix the problem.
• Check if power is connected or check fuse box for a tripped switch or blown fuse.

Garbage disposal is not working

• DO NOT attempt to disassemble the unit
• Is it turned on at the switch underneath the sink?
• Have you attempted to reset the safety switch? This is normally a little red or black button underneath the bottom of the garbage disposal unit. You may have to get on your hands and knees to find the switch. This switch can be activated by an overload and simply needs to be reset.
• Is there a blockage in the sink/blades? IMPORTANT – Before putting hands down the sink to check for blockages – make sure unit is turned off at the wall and unplugged.

Kitchen/bathroom sink is blocked

• Have you tried using some Draino to try and free the blockage?
• Have you tried pouring boiling water down the sink to free up old soap & hair?
• Have you removed old food from the kitchen waste & poured boiling water down the drain? Do not put fat and oil into the drain as these will clog up the pipes.

Dryer is not working

• Check power is on.
• Have you checked to see if the filter needs cleaning out? Dryers can automatically shut down due to overload of lint in the filter.
• Check the dryer is not overloaded.

If you have exhausted this list, the problem is not written here, or you don’t feel you have the confidence to DIY then you should get in touch with your property manager to organise a repair.

Brought to you by Tony Nash – RE/MAX Property Associates Sunshine Coast
Phone Tony and his team today on  07 5452 4545
www.rentaladvice.com.au