Repairs Versus Maintenance
Repairs vs Maintenance: Keeping Your Rental Property in Great Shape
At Emily Green Property, we believe that good property management is about more than just collecting rent, it’s about protecting your investment, keeping tenants happy, and making smart decisions. One of the most misunderstood areas for property owners is the difference between maintenance and repairs. Although they may seem similar, knowing when something is maintenance and when it’s a repair can save you time, money, and avoid headaches down the track.
What do we mean by “Maintenance”?
Maintenance refers to the ongoing, routine tasks you should consider doing to keep the property in good condition, prevent deterioration, and avoid minor issues from turning into major problems. Maintenance is proactive.
Examples of maintenance include:
- Checking gutters and downpipes and cleaning them regularly
- Servicing heating, ventilation, and air conditioning systems
- Painting exterior trim and woodwork
- Ensuring plumbing fittings are not leaking, even small drips
These are things that should happen on a schedule, nothing urgent, but extremely helpful in extending the life of the property and avoiding costly emergency repairs.
What are “Repairs”?
Repairs, by contrast, are reactive, they are required when something breaks, becomes unsafe, or fails. Repairs are usually urgent (or at least not optional) and must be addressed quickly, especially if they affect the safety, security, or functionality of the property. Time frames for repairs, under legislation, range from 28 days for general repairs to 24 hours for urgent repairs.
Examples of repairs include:
- Burst or leaking pipes
- Faulty electrical wiring or power outages
- Broken windows or doors
- Roof leaks
- Oven or cooktop not functioning
- Faulty locks, broken safety features
These are issues that cannot wait, they should be fixed as soon as possible to prevent further damage, tenant harm, or breach of laws/regulations.
Why the Distinction Matters
- Controlling Costs
Regular maintenance is generally much cheaper than waiting for something to break, when the fix is often more extensive. Catching small issues early helps avoid larger repair bills. - Happy Tenants
Tenants want to live somewhere that feels cared for. When maintenance is performed well and often, tenants are more comfortable, safer, and more likely to stay longer. If everything is falling apart, they’ll get frustrated, and that can mean higher turnover and vacancy. - Legal and safety obligations
Property owners are legally obligated to ensure the property is safe. That means repairs for things that are hazardous must be done promptly. Some maintenance standards are also required by law (e.g. smoke alarms, electrical safety). - Protecting your investment
A well maintained property holds its value, looks better, attracts better tenants, and avoids depreciation caused by neglect. - Budgeting and planning
Maintenance can be planned and budgeted over time. Repairs often come as surprises. If you have a maintenance schedule, you can spread out expenditure rather than being hit by large repair jobs.
Managing Maintenance vs Repairs
Here are some practical steps we recommend to property owners (and property managers) for handling maintenance and repairs well:
|
Tip |
Why It Helps |
|
Schedule regular inspections (e.g. every 3 months) |
Enables you to spot maintenance issues early, seals failing, leaks, wear and tear etc. |
|
Keep a maintenance calendar |
Plan tasks like Air Con servicing, gutter cleaning before winter, and repainting before wear becomes visible. |
|
Have trusted tradespeople |
So when a repair comes up, you know who to call, with known costs and reliability. |
|
Differentiate urgent vs non‑urgent issues with tenants |
Clear expectations help avoid panic and ensure safety issues are addressed quickly. |
|
Maintain good documentation |
Photos, inspection reports, invoices help track when maintenance or repairs were done; they help with insurance or legal compliance. |
|
Prioritise repairs that affect safety or functionality |
These must come first. Non‑urgent cosmetic things can wait, but safety cannot. |
What to Do When
Let’s look at a few real‑life examples:
- Scenario A: The bathroom grout is discoloured; small chips in tiles are showing. This is maintenance, cleaning, maybe re‑grouting or replacing a few tiles before mould or water damage starts.
- Scenario B: A pipe under the sink bursts. That’s a repair, you need to act fast to stop water damage, etc.
- Scenario C: Paint peeling on external walls over time. That’s maintenance. But if water is seeping in because flashings have failed, then that’s a repair plus maintenance.
How Emily Green Property Helps You Get It Right
At Emily Green Property, we see property management as “Imagine smarter property” in action. Our approach includes:
- Regular inspections (every three months) so maintenance issues are found early.
- Transparent reporting and owner portal where you can see invoices, upcoming maintenance or repair needs.
- Prioritising safety and compliance. If something breaks that affects safety, we treat it as a repair and act swiftly.
- Helping property owners budget for maintenance so that when repairs do come up, they’re not overwhelming.
Maintenance vs repairs isn’t a pedantic distinction, it’s essential to managing your rental property smartly. Keeping up with maintenance will protect your asset, reduce stress, lower repair costs, and foster better relationships with tenants. Repairs you can’t avoid, but how well you respond to them, and how much you’ve prevented through maintenance, makes all the difference.
If you’re a landlord and want help coming up with a maintenance schedule, reach out. We’d be happy to help you imagine a smarter property strategy Why Choose Us Booklet | Emily Green Property
