Ever wondered what property managers are actually checking during those quarterly inspections? What are they writing down on their clipboards? What catches their attention?
Understanding what property managers look for helps you prepare better and avoid any surprises. Let’s walk through a typical inspection checklist so you know exactly what’s being assessed.
The Three Main Categories
Property managers are generally checking three things during every inspection.
First, they’re looking for damage or things that need repair. Second, they’re checking safety and security features. Third, they’re assessing general cleanliness and maintenance.
Everything they look at falls into one of these categories.
Safety Checks Come First
Safety is the highest priority during any inspection. Property managers have a legal obligation to ensure the property is safe for tenants.
Smoke Alarms
This is the big one. Smoke alarms must be present, working, and properly maintained. Property managers will test every smoke alarm in the property.
Queensland has strict smoke alarm laws. There must be alarms in every bedroom, in hallways leading to bedrooms, and on every level of the property.
If batteries are low or alarms aren’t working, this is a serious issue that needs immediate attention. The landlord is usually responsible for replacing smoke alarm batteries, but check your tenancy agreement.
Security Features
Doors and windows should lock properly. This isn’t just about security, it’s about your safety.
Property managers will check that deadlocks work, window locks function, and security screens or doors are in good condition. If you’ve mentioned that a lock is sticky or a key doesn’t work properly, the inspection is when this gets verified.
Electrical Safety
Property managers look for obvious electrical hazards. Exposed wiring, damaged power points, flickering lights, or overloaded circuits are all concerns.
They’ll check that light switches work properly and that there are no signs of electrical problems like scorch marks around outlets.
If you’ve been using power boards daisy-chained together or running extension cords across walkways, expect this to be mentioned as a safety concern.
Fire Hazards
They’ll look for potential fire risks. Blocked exits, items stored near hot water systems, combustible materials near heat sources, or overloaded power points all raise red flags.
If you’re a smoker, evidence of smoking indoors might be noted, especially if your lease prohibits it.
Structural and Maintenance Issues
Property managers inspect the physical structure and condition of the property.
Walls and Ceilings
They’re checking for cracks, holes, water stains, or damage. Small nail holes from hanging pictures are usually fine. Large holes or significant damage are problems.
Water stains on ceilings or walls indicate leaks that need investigating. Mould or mildew growth is noted, especially if it suggests ventilation or moisture problems.
Peeling paint or bubbling wallpaper might indicate underlying issues with damp or water damage.
Floors and Carpets
Floors get inspected for damage, wear, and cleanliness. Carpets are checked for stains, burns, tears, or excessive wear.
Remember, some carpet wear in high-traffic areas is normal. But large stains, burns, or damage from pets might be your responsibility.
Scratches or gouges in floorboards, damaged tiles, or cracked lino are all noted. Property managers try to determine whether damage is from normal use or tenant negligence.
Windows and Doors
All windows and doors should open, close, and lock properly. Cracked or broken glass is obviously a problem.
They’ll check for damaged frames, broken seals on double-glazed windows, or torn insect screens.
Door handles, hinges, and closers should all function properly. If doors are sticking or not closing properly, this gets noted.
Plumbing
Property managers check for leaks under sinks, around toilets, and from taps. Even small drips can cause significant damage over time, so they take plumbing seriously.
They’ll check that taps turn on and off properly without excessive dripping. Toilets should flush correctly without running constantly.
Drains should empty properly without backing up or draining too slowly. Blocked or slow drains indicate problems that need addressing.
Water pressure is assessed. If it’s too low or inconsistent, there might be underlying plumbing issues.
Kitchen Inspection Points
The kitchen gets special attention because it’s a high-use area prone to damage and wear.
Appliances
Every appliance that came with the property gets checked. The stove should have all working burners and a functioning oven. The rangehood should extract properly.
If there’s a dishwasher, it should work without leaking. The fridge should maintain proper temperature.
Property managers aren’t checking how organized your fridge is, but they might open it briefly to ensure it’s functioning and not harboring health hazards like mould or rotting food.
Benchtops and Splashbacks
They’re looking for damage like chips, cracks, burns, or stains. Some marks clean off easily, while others are permanent damage.
Burns from hot pots on laminate benchtops are damage. Water stains around the sink that won’t clean off might be an issue. Cracked tiles in the splashback need repair.
Cupboards and Drawers
Cupboards and drawers should open and close properly. Damaged hinges, broken handles, or doors that won’t stay closed are noted.
They might open cupboards to check for water damage under the sink or to ensure there are no pest problems. They’re not inspecting how you’ve organized your groceries.
Sink and Taps
The sink should be clean and undamaged. Chips in ceramic sinks or damage to stainless steel sinks beyond normal wear are problems.
Taps should work without leaking. The area around the sink shouldn’t show water damage to cupboards or benchtops.
Bathroom Inspection Points
Bathrooms are critical areas because water damage can be expensive to repair.
Mould and Ventilation
This is a big one. Property managers look carefully for mould on walls, ceilings, grout, and around windows.
Some mould is normal in bathrooms, especially in humid climates. But excessive mould suggests ventilation problems or lack of proper maintenance.
They’ll check that exhaust fans work properly. If you’re not using the exhaust fan when showering, expect a reminder about preventing mould.
Shower and Bath
The shower or bath should be clean and undamaged. Cracked tiles, damaged grout, or broken shower screens are noted.
Shower heads should work properly with good water pressure. Leaking shower screens or taps need repair.
Drains should empty promptly without pooling water. Slow-draining showers might indicate blocked pipes.
Toilet
The toilet should flush properly, refill correctly, and not run continuously. Leaks at the base or around connections are serious because they can cause floor damage.
The toilet seat should be undamaged and firmly attached. Cracked cisterns or bowls are obviously problems.
Vanity and Basin
The vanity should be in good condition with working drawers and cupboards. The basin should be undamaged with no cracks or chips.
They’ll check under the vanity for leaks or water damage. Taps should work without dripping.
Bedroom Checks
Bedrooms get inspected but usually have fewer issues than kitchens and bathrooms.
General Condition
They’re checking walls, floors, and windows just like in other rooms. Built-in wardrobes get opened to check for damage or mould.
The room should be reasonably tidy. You don’t need to make your bed like a hotel, but the room shouldn’t be a disaster zone.
Carpets and Flooring
Bedroom carpets often show the most wear. Property managers understand that carpet in bedrooms will show some wear, especially in main bedrooms.
But stains, burns, or damage from pets are different from normal wear. They’ll note anything that seems beyond what’s expected.
Living Area Assessment
Living rooms and common areas are checked for overall condition and cleanliness.
Walls and Fixtures
Walls are checked for marks, holes, or damage beyond normal wear. Light fittings should work and be undamaged.
Ceiling fans should operate properly on all speeds. Broken or noisy fans need repair.
Floor Coverings
Carpets, rugs, or hard flooring should be in good condition. Heavy furniture placement can leave marks in carpet, which is normal. But damage from neglect or misuse is different.
Windows and Treatments
Windows should be clean and undamaged. Blinds, curtains, or shutters that came with the property should be present and working.
Broken cords on blinds, torn curtains, or damaged shutters are noted for repair.
Laundry Area
If you have a laundry, it gets inspected too.
Washing Machine and Dryer
If these came with the property, they should be working properly. Property managers might ask if they’re functioning okay.
The area around machines should be clean and dry. Water leaks from washing machines can cause significant damage.
Tubs and Sinks
Laundry tubs should be clean and undamaged with working taps. Drains should empty properly.
The area should be well-ventilated to prevent moisture and mould problems.
Outdoor Areas
External spaces are part of the inspection too.
Gardens and Lawns
If you’re responsible for garden maintenance (check your lease), this will be assessed. Lawns should be mowed regularly. Garden beds should be reasonably maintained.
Completely neglected gardens with knee-high grass or dead plants everywhere might breach your agreement. But you’re not expected to be a professional gardener.
Patios and Decking
These areas should be clean and well-maintained. Swept surfaces, no excessive dirt or debris, and outdoor furniture in good condition.
Damaged decking boards, broken pavers, or cracked concrete are structural issues that get noted.
Fences and Gates
Fences should be in good repair with no significant damage. Gates should open, close, and latch properly.
If you have pets and there’s fence damage that could let them escape, this is a safety concern.
Exterior of the Building
The outside of the property is checked for damage. Cracked windows, damaged weatherboards, or broken gutters are noted.
You’re not usually responsible for external maintenance, but property managers check so necessary repairs can be arranged.
What About Cleanliness?
This is what tenants worry about most, but it’s often less critical than other issues.
Property managers expect reasonable cleanliness. They’re not grading you on your housekeeping skills. They’re checking the property is being cared for.
Dust on surfaces or some dishes in the sink aren’t major issues. But excessive dirt, grime, or unhygienic conditions are problems.
Common Issues That Get Flagged
After doing hundreds of inspections, property managers see the same issues repeatedly.
Mould in bathrooms from poor ventilation is extremely common. Unreported maintenance issues that have worsened over time are another frequent problem. Minor damage that tenants hoped wouldn’t be noticed always gets spotted. Gardens that have been completely neglected often appear in inspection reports.
Pet damage when pets aren’t allowed or haven’t been approved is a serious breach. Smoking damage indoors when it’s prohibited by the lease is another common issue.
What Usually Passes Without Comment
Normal wear and tear is expected and usually not mentioned in reports. Slight carpet wear in hallways, small scuff marks on walls, or minor scratches on floors are all normal.
Your personal decorating style isn’t judged. If you like bold colors or lots of furniture, that’s your business. As long as you haven’t damaged the property, how you live is up to you.
Reasonable levels of everyday mess like some toys on the floor, a few dishes in the sink, or clothes in the bedroom aren’t problems.
Using This Checklist
Before your next inspection, walk through your property with this checklist in mind. Look at each area through the property manager’s eyes.
Test smoke alarms yourself. Check that everything locks properly. Look for any damage or maintenance issues. Ensure cleanliness is at a reasonable standard.
If you spot problems, either fix them yourself if appropriate or report them to the property manager before the inspection. Being proactive shows you’re a responsible tenant.
The Bottom Line
Property managers are looking for safety issues, damage beyond normal wear and tear, and signs that the property is being properly maintained.
They’re not trying to catch you out or find problems. They’re ensuring the property is being cared for and remains safe and functional.
Understanding what they’re checking helps you prepare appropriately and avoid any surprises. Most tenants find that once they know what to expect, inspections become much less stressful.
Need Help Preparing?
At Sapphire Estate Agents Queensland, our inspection process is thorough but fair. We’re looking for genuine issues, not nitpicking over minor details.
If you’re unsure about anything on this checklist or want clarification about what we look for during inspections, just ask. We’re happy to help you understand expectations.
Questions about what we check during inspections? Contact Sapphire Estate Agents Queensland for clarification.
