When your tenant vacates

It can be very stressful when you lose a tenant not only because of the potential loss of income but also, the potential work your tenant may leave behind.

What happens at the vacate inspection?

When your tenant vacates, within 3 days we attend the property and conduct a full vacate inspection. This is where we cross-reference the condition of the property with the entry condition report. This allows us to hold your tenant to account for returning the property in the same condition as it was when they moved in (or as close to as possible), less any fair wear and tear.

What is fair wear and tear?

Fair wear and tear is anything that happens through the normal use of the property.

Example 1

The tenant has put sticky hooks on the wall and when removing them, it has torn the paint.

This to us is considered ‘tenant damage’, therefore we would hold your tenant accountable to repairing the torn paint patches within reason.

Example 2

The sliding screen door is hard to open and close because the rollers are worn out.

This is not caused by the tenant but caused by wear and tear and would be considered ‘genuine maintenance’ therefore, you as the owner would need to pay for this to be repaired.

We document and photograph the full vacate inspection. Once we have finalised everything with your tenant, we will email you a copy of the report and confirmation that your property is again clean and ready for a new tenant.

It is very important to understand the purpose of this inspection and that you have reasonable expectations. If you have the same tenant for a long period of time the chances are, there is going to be wear and tear and you’re going to have to do some work as well to get the property back up to scratch.

The purpose of this inspection is not only to hold the tenant accountable but to ensure the property is clean and tidy for the next tenant so they remain an excellent tenant.

Whilst our people are excellent, they’re not qualified to detect maintenance. The vacate inspection is NOT a maintenance audit. We don’t run a full cycle of the dishwasher or cook something in the oven to make sure it is working. Please read the next point on maintenance for further information.


Some owners will have the luxury of going years without many or any maintenance requests from their tenants. We do our best to educate your tenant to report maintenance during their tenancy. However, some tenants are just more laid back and don’t want to bother you with little things.

Whilst this seems great, your next tenant may not be so easy going and you may be hit with a bunch of maintenance repairs all at the same time. The best way to overcome this is to have an annual maintenance budget. The general rule of thumb we advise is to set aside approximately 2.5% of the property’s overall value to spend on maintenance and improvements each year.


If your property is suitable for pets, it is very likely that you will receive an application from your next tenant who has pets. We know this can be scary for landlords. Please rest assured, we don’t have bad experiences with tenant’s pets, we have bad experiences with bad tenants who own pets.

If you receive an application from an excellent tenant who has pets, it is usually still an excellent application because your tenant has the means and the attitude to take responsibility for their pet.

By broadening your criteria and being open to accepting pets, you broaden your potential market and the number of potential tenants you can have rent your property. This means less time vacant and more money for you!

Landlords insurance

If you don’t already have our preferred landlords insurance, we recommend you get it now. For the cost of approximately 1 weeks rent, you are covered for loss of rent AND have coverage for accidental and malicious damage. Find out more about landlords insurance now.

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