It’s hard to believe that another year has rolled by, but as we approach the end of 2021, it’s time to consider any wear and tear issues with our investment properties. Of course, any actions taken need to adhere to the rules associated with the Covid-19 level in your area: stay safe and keep well.

1 Check Up

If you or your property manager haven’t completed this recently, before you get started its recommended to begin with a full inspection of your property. This can highlight problems which need some care to avoid deterioration, and if something’s broken, it enables you to take immediate action.

Regular inspections are vital throughout the year, but an in-depth inspection is recommended on an annual basis. Either you or your property manager should keep a log of maintenance items required and records of what has been completed. It is also worth having a discussion with your tenants to understand if they have identified any areas of concern.

2 Plan Ahead

Once your inspection is complete, you are likely to have repairs and maintenance items to deal with. Don’t get overwhelmed if you end up with a long list; now is the right time to act. Not everything is urgent and some projects may not be immediately achievable depending on the investment.

Exterior house repaints or roof replacements require some significant investment. This scale of project is better planned well in advance to make sure you have sufficient funds. Create a checklist with target dates to action for yourself as a reminder to manage the immediate, annual and long-term projects.

3 Roof Repairs

The roof of your property needs to be kept healthy to ensure its longevity. Roofing materials are designed to last, but they won’t last forever. If there is loose roofing or flashings, rust, exposed areas, deteriorating silicone, don’t wait – get it fixed immediately. A roof leak can be very costly.

Pay attention to the spouting too. Clear out any leaves and blockages to make sure that the spouting drains freely. If there are damaged areas or incorrect falls, replace your spouting to fix the problems. Luckily, replacing spouting is reasonably straight-forward.

4 Regular Maintenance

In most cases there will be fittings and appliances within your rental properties that require an annual or regular service. If you ignore these, they may keep working fine in the short term, but neglect will catch up on you and something is bound to break. Now is a great time to think about carrying out the following activities:

• inspection and sweep of chimneys
• test smoke alarms
• heat pumps and ventilation systems will have filters that can be checked, replaced or cleaned to ensure they run correctly and efficiently
• exterior house wash to remove dirt, moss and mildew – it’s good to attend to driveways, decks and other services while you are at this
• wasps or ant problems? Regular pest maintenance can keep these under control.

5 Small Stuff

Small repairs often don’t get attended to and this can lead to bigger issues. They are generally easy to fix and can make a big difference for the tenant living in your property. Try to identify several items to make the most of a repair visit, or add it on to other tasks to reduce the number of visits needed.

This list can be lengthy but common items include: dripping hose taps, loose handles, fence palings fallen off, rust or corrosion appearing, loose fittings, old silicone and gaps in window putty.

6 AC And Air Flow

Many older NZ homes are far from the current design and living quality of a new home. And the introduction of the Healthy Homes standards has brought in mandatory requirements for landlords to bring these up to standard and create warmer, dryer and healthier homes. Whilst air conditioning is not a requirement, if you are reviewing the heating, consider a heat pump or some ability to offer air conditioning to cool a property. This is a great value addition to your property for the summer months.

Security stays on windows will allow occupants to leave windows open a fraction to allow air flow through the house over the summer months without having to worry about security. It also makes for fresh air and the removal of interior moisture.

7 Window Woes

Doors and windows are some of the most regularly used parts of your house as they tend to be used daily. Check doors open and close smoothly and for noises or squeaking hinges. Timber joinery can expand over winter with moisture, so summer is the perfect time to let it dry out and make sure any exposed wood is sealed and painted. Check for gaps and install draught stoppers or seals where needed.

8 Get Gardening

With some dryer weather, it is a great time to give house exteriors and gardens some attention. Spring creates a lot of growth, and an annual summer landscaping session helps keep on top of this. Trim hedges, trees and plants that require it. Look for plants which are near or hanging over the house, fences, overhead cables, or where cars are parked. Trim vegetation that is growing up against your house or baseboards to allow air and light to get to these places, to keep your house dry. Deal with weeds on your property to avoid them taking over.

Make sure surface and ground water drains properly, and either into the stormwater system or away from your house.

Doing all of this will keep your property neat and tidy which makes it more attractive.

9 Outdoor Living

Having an outdoor living space is a valued addition to any property as it effectively adds an extra “room” to a house. If space and money allow, look at adding a defined exterior living area to your property.

There are many options available, with decks and paved courtyards among the most common. Work with your existing area and constraints to plan a space. Consider how the space will connect and flow to the house and other external areas, offer shelter and protection, and provide privacy. A pergola or shade sail can be an extra step towards creating a usable space all year round.

Use trellis and hedging to help define the area, create privacy to outdoor living spaces and block wind. There are many simple and cost effective ways this can be achieved – have a browse through Pinterest to find some ideas and inspiration.

10 Up To Standard

If you have not done so already, check where your property stands against the requirements set out in the Healthy Homes standards. Remember they cover heating, insulation, ventilation, moisture and drainage, and draught stopping so these are all areas you need to think about. You’ll also need to make sure you complete the required compliance documentation.

Now is a great time to address these items before another winter comes around. The requirement for compliant documentation on new or updated tenancy agreements became compulsory from July 2020.