Now let’s not get confused between repairs and improvements. If something breaks then that’s fair enough, it should be repaired, but to replace floor coverings or broken screens after the renter has agreed to rent the property, that’s not fair!

Thought this might hit a nerve or two. Now settle down, re-visit my thread and you will see that I made a distinct quote that there is a real difference between 'repairs and improvements'

There's a growing trend for land lords to continually complain about the costs that inevitably comes with owing a property and blaming tenants. It is not only an issue of repair, but also maintenance.
Ok, Anansi, let’s take a quick glance at landlord expenses that tenants, in many cases take for granted..
1. GST on all fees, charges repairs. Now unless you are registered for GST this is money lost in additional taxes.
2. Indemnity insurance has increased up to 500% in some cases. Often as a result of a tenant suing a landlord because they tripped on torn floor coverings. And guess what, the tenant tore them.
3. Increased fire levies yet most fires in houses are caused by resident negligence.
4. Increased landlord insurance
5. Increased management fees resulting mainly from increased workload imposed on letting agents.
And the list goes on.

Because that's why you bought a rental property in the first place, not because of some altruistic reason to provide housing. To make money for yourself.

Well YOU GOT ME THERE

If maintenance of property is not something you're into, or cannot afford because you've financially so over committed yourself that a $9.95 smoke alarm becomes too much, then invest your money in a share portfolio.

One only wishes to put so much into shares.

Butcher, you sound like you could happily be a slum lord. Those days are long over.

Oh what would a thread be without a personal insult.

Continued

STG
I'm kinda shocked you'd even try and rent the place out that NEEDS screens and flooring replaced. Maybe ya shoulda done when the last tenants asked ya too.

So if all houses have shiny new screens and floor coverings, how then to you propose to house the less fortunate who can’t afford the increased rents?

HELLO! There is a rental shortage out there you know!

you're now leaping to the defence of a slum landlord who's whingeing about the costs of installing mandatory smoke detectors.
Oh CJ, why do you take these threads so personally. I have not attacked you. I have simply warned that if tenants continue to push they may not like the outcome.

Butcher, you are making a pathetic little leap of judgment with your little list insinuating I may not know the costs of maintaining a property. Investment or otherwise.

It does sound like you are overcommitted financially. Rental properties at the lower end of the market do not translate into putting up with broken screens or poor floor covering. Mosquitoes and flies do not only like to bother those who live in the top end of town. Decent floor covering is not a luxury, but an issue of health.

Repairing screens, floor coverings, electricals and curtains, as is painting, is part of MAINTENANCE. Whereas building say, a pergola or erecting a fence is an IMPROVEMENT.

It is very likely that your tenants also know the difference and did not for a minute think that you do not.

You borrowed too much money or paid too much for said property if you are going backwards financially. That is not your tenants fault but your financial ineptitude.

You can put any amount of money in a share portfolio, there is no limit. You can also borrow money to build up a share portfolio.

Having experience with both, I know that the ability to make more money in real estate in the shorter term is greater. That's why I get really nauseous with the kind of whining that you and landlords like you indulge in. Greed is good went out last century in the 80's, nevertheless it is still possible to make good money fairly and ethically now.

Treat your clients, your tenants, with respect. They are making you money.

Anansi
You really are taking my thread the wrong way.

I am not complaining about any of my tenants, in fact, all of my properties are carefully maintained with exception to one. This is an old farm house in the middle of nowhere and costs the tenants $100 per week. Perhaps the cheapest rental property in QLD and THEY LOVE IT.

The point of my thread was to warn that if tenants keep pushing for better improvements, and yes, screens are improvements if they were non funcional of non existant when they moved in, then they will ultimately pay the price.

One the other hand, if a tenant was to install screens themselves then I am sure no one would object. They could even do it in such a way that they take them with them when they leave. No problems there.

There was a recent incident where tenants were relased from their lease as the property was considered not fit. Now did they agree to a lower rent because of the state of the property in the first place?

You see, you can't have your cake and eat it.

My question remains, where do the battlers live if the lower end of the rental properties dry up due to 'big brothers' inforced laws?

Please note: I would preffer that you don't respond if you have to revert to personal attacks again.

Two things:

1. $100 for a crappy old house out in the sticks? You're lucky
anyone will rent it. Either lower the rent or make it livable - that is, it should be to a standard that you would live in yourself if you were on comparable income. Some people on benefits only get about $460 per fortnight. To rent cheap out where ever that house is, they would need to keep a vehicle running and pay for petrol. You are taking near 1/2 their benefits and whinging about spending a pittance on maintaining a property that is accumulating in value anyway.

2. For various reasons we chose and needed to spend quite a few years renting; in the past we have both owned property and rented our home out (to awful tenants through an unscrupulous agent, but nevermind). Recently we settled and bought a house again. I have felt first hand the effects of the surge of low income earning people into the market - pushed by government's withdrawal from housing services. Agents and landlords are having a field day picking and choosing who they want and in jacking the prices up regularly, for increasingly substandard property. The last house we lived in - for well over 3 years - was falling down around us, but the rents still went up.

Has anyone heard of a landlord dropping rent as the house and fixtures etc deteriorate ?

No, thought not.

Welcome to a new class of investor - as someone said previously - the slum lords.

Has anyone heard of a landlord dropping rent as the house and fixtures etc deteriorate ?

Well, in fact YES!

The old house I rent for $100 per week could fetch well over $250 per week if I spent say $3000 on it. It has power, TV reception and telephone,is situated 10Km from town, which has both a primary and high school, three pubs, two supermarkets, a hospital and medical centre, two banks and is the the middle of a mining boom. All this just 2 1/2 hours from Brisbane.

So why don't I spend this money and collect the extra rent I hear you say.

Well this will shock you but quite simple, I happen to like the tenants and I know they can't afford anything else. They fix things that need to be fixed, I provide the materials, they keep an eye on the 1700 acres and treat it as their own. They love it and they know they are welcome to stay as long as they like. We don't even have a lease, nor have I requested a bond. If and when they leave I will fix this house and build another few to take advantage of the mining boom. But I stress they are welcome to stay on at $100 per week as long as they wish. Their rent has not changed for 4 years and will not change.

Back to topic, or more so the part that you blood hounds don't get, it has nothing to do with me personally.GET IT!

I just see things unfolding before they become reality and try to point out the obvios. I live in a very modern house, wake up every morning looking at the bay, therefore none of this effects me personally. So please don't brand me as a 'slum lord' as I can assure you I am far from it.

On the other hand if you wish to keep pushing for better without wanting to pay, then good luck.