The Ultimate Residential Property Maintenance Checklist For NZ Landlords

November 17, 2023

Yes, your tenants are responsible for maintaining your property in good condition, but the bulk of the responsibility still falls on you as the landlord. Our team of property managers deal with maintenance issues on a daily basis and know what it takes to keep a property in top shape. Follow this residential property maintenance checklist to keep your tenants happy, stay in compliance with the law, and ensure your investment is in fantastic condition.


Interior Maintenance Checklist

From floors to ceilings, here are the items you should regularly check and maintain inside your rental property.

Walls, Floors and Doors – General Interior Maintenance Checklist:

✅ Check walls for signs of holes or scuffs and touch up any marks or stains.
✅ Make sure the carpets are clean, vacuumed and in good condition – look out for worn or permanently stained carpets.
✅ Interior doors open and close smoothly, locks work properly, and doorknobs are secure.
✅ Windows are in working order with no cracks or gaps that could cause drafts, leading to increased heating bills and mould.


Appliance Maintenance Checklist

As a landlord, you are responsible for furnishing the property with appliances that are in working order.
✅ Fridge and freezer aren’t overcooling or undercooling.
✅ Stove and oven are heating properly.
✅ Washing machine doesn’t ‘jump’ or leak, and the dryer heats up adequately.


Plumbing and Electrical Maintenance Checklist: Preventing Costly Repairs

Avoid severe structural damage caused by water leaks and electrical faults by following this checklist:

✅ Check for leaks in faucets, showers, and under sinks.
✅ Look out for puddles near washing machines, under sinks, hot water cylinders, and dishwashers.
✅ Test flush toilets, ensuring they don’t run or drain slowly.


✅ Check that all outlets are working properly and safely – no sparks, shocks, or loose connections.
✅ Inspect the mains power and fuse box for signs of wiring issues.
✅ Make sure all light fixtures and switches are in working order.
✅ Alarm systems are in working order.


Heating and Cooling Maintenance Checklist

You are legally required to provide effective and safe heating for your tenants. So, make sure the following are regularly checked, repaired or replaced:

✅ Ensure that insulation layers are free from mould, moisture, or any spaces in between.
✅ Check the HVAC system and have it serviced if needed.
✅ Heating vents are unblocked and free from any obstructions like furniture.
✅ Insulation is compliant with the minimum R-value set for your region. Check the R-value for your zone here.


Gardens, Roofs and Exteriors Maintenance Checklist

Maintaining the exterior of your rental property is just as important as maintaining the interior.

✅ Lawns and garden areas are well kept and mowed.
✅ Trim bushes and tree branches near the house to prevent damage from falling debris.
✅ Check the roof for damage, leaks or missing tiles.
✅ Lookout for blockages or damage in the gutters.
✅ Walls are checked for cracks and holes.
✅ Deck is clear of mould, lichen or slippery moss.


How can having a property manager make property maintenance easier for landlords?

That is a HUGE checklist to go through! In fact, landlords who manage their properties by themselves are reported to spend an average of 10 hours per month on maintenance tasks. That’s valuable time that could be spent elsewhere. Hiring a property manager like Harper Properties can make your life as a landlord so much easier. Here’s how:

✅ Comprehensive inspections are carried out regularly to detect and fix issues before they escalate.
✅ Access to qualified and reliable local contractors for maintenance and repairs.
✅ Compliance with all relevant legislation.
✅ Dealing with tenant maintenance requests so you don’t have to manage emergency plumbing issues while on holiday.
and here’s the most significant benefit:
✅ Peace of mind knowing your property is in good hands and being well taken care of.

Harper Properties can take care of your investment, so you don’t have to go through a hefty residential property maintenance checklist yourself. All you have to do is sit back, relax, and collect your rental income. As a matter of fact, landlords who hire property managers are reported to experience a 15% increase in rental income – how’s that for a worthy investment?

And the best part: no letting fees, maintenance fees, or add-ons, just $45 per inspection and a competitive 8.5% rate!


FAQs about Property Maintenance Landlords Should Know

What Maintenance Jobs Are A Landlord’s Legal Responsibility in NZ?

As a landlord in New Zealand, you have certain legal responsibilities when it comes to maintaining your residential property. They include:

  • Following the Residential Tenancies Act 1986, which requires you to maintain the property in a “reasonable state of repair”. Click here to see what that means.
  • Complying with the Healthy Homes Standards, which has minimum standards for insulation, heating, ventilation, moisture and drainage, and draught-stopping.

Harper Properties takes the pressure of compliance from your hands with our end-to-end property management services. Book a meeting with your local property manager to talk specifics.


How often can a landlord inspect the property in NZ?

According to Tenancy Services, you can inspect your property once every four weeks, maximum. If your property is a residence, you can visit between 8 a.m. and 7 p.m. and if it’s a boarding house, between 8 a.m. and 6 p.m. Tenants need to be notified at least 48 hours before the inspection.


How long does a landlord have to fix something in NZ?

In New Zealand, a 14-day notice to remedy can be issued by landlords and tenants to handle property damages or problems. If either party doesn’t fulfil their repair duty, the other can serve this notice, providing 14 days for the task completion.
Harper Properties can take over complete control of all maintenance issues for you, whether it’s emergency repairs or regular inspections, so you don’t have to worry about missing any deadlines.


Recap Of The Residential Property Maintenance Checklist

  • Regularly inspect and maintain interiors such as: walls, carpets and flooring, doors and windows, and ensure all main appliances are in working order.
  • Check plumbing and electricals to avoid structural damage through water leaks and fire hazards. Proper heating, insulation and ventilation are legally required, so make sure you follow local R-values and the HVAC system is well-maintained.
  • Don’t forget about the exterior! Trim bushes and trees near the house, keep lawns mowed, decks clear of mould, and roofs and gutters in good condition.

If you don’t have time to go through the property maintenance checklist yourself, hire Harper Properties to take care of all your property management needs for just $45 per inspection and a competitive 8.5% rate! Get in touch for a quick rental appraisal.