What actually happens during a routine inspection
Routine inspections are one of the most visible parts of property management — and often one of the most misunderstood, by both landlords and tenants. Here's what actually happens, and why.
How much notice is required
Under the Residential Tenancies Act 1986, landlords (or their property manager) must give tenants at least 48 hours' and no more than 14 days' written notice before an inspection, and inspections can only take place between 8am and 7pm. We always aim to schedule at a time that works for the tenant wherever possible.
What we're actually checking
● General condition and cleanliness of the property
● Any maintenance issues that need attention — before they become bigger, costlier problems
● Signs of damage beyond fair wear and tear
● Smoke alarm function and Healthy Homes compliance items
● Any unauthorised occupants, pets, or alterations to the property
What it isn't
A routine inspection is not a spot check designed to catch tenants out, and it's not the same as an insurance-style asset audit. It's a documented, photographed record of the property's condition at a point in time — useful protection for both landlord and tenant if any dispute arises later.
Frequency
Most of our managed properties are inspected quarterly, though this can vary depending on the property and any specific concerns. Each inspection is followed by a written report to the landlord, with photos and clear notes on any actions required.
For tenants: how to prepare
● A general tidy-up is appreciated, but the property doesn't need to be spotless
● Flag any maintenance issues to your property manager ahead of time so they can be noted and actioned
● You're welcome to be present, though it's not required
Note: Landlords: ask us about our full routine inspection reporting, including photo documentation and maintenance recommendations.