Riverina summers are hot and dry, and the bushfire season runs through them. For landlords, the weeks before Christmas are the best time to check that an investment property is safe, compliant and comfortable to live in. Trades book out quickly in December, and a problem found now costs less to fix than one found during a heatwave or over the holiday shutdown.
Here is a practical summer checklist for owners of investment property in Wagga Wagga and the surrounding Riverina.
1. Cooling and Shade
Air conditioning carries the heaviest load of the year from December to February. Have split systems and ducted units serviced before the first run of hot days, and make sure filters are clean. A service booked in November is far easier to arrange than an urgent repair mid-heatwave.
Shade does a lot of the work too. Check that blinds, awnings and outdoor shade sails are in good repair. Well-shaded windows reduce the strain on cooling and help keep the home comfortable for your tenant.
Landlord tip: Ask your property manager whether the tenant has reported any cooling issues during spring. Small faults tend to become breakdowns once summer arrives.
2. Pool Safety and Compliance
If your investment property has a swimming pool or outdoor spa, summer is when it gets the most use, and pool safety carries strict obligations in NSW.
Before a new lease is entered into, a property with a pool must be registered on the NSW Swimming Pool Register and have a valid certificate of compliance (or a relevant occupation certificate). A copy must be given to the tenant. Certificates of compliance are valid for three years, so check the expiry date now if a lease renewal or new tenancy is coming up.
During the tenancy, the barrier must stay in working order:
- Gates self-close and self-latch from any open position
- Fencing has no gaps, loose panels or damage
- Nothing climbable sits near the fence, such as pot plants, chairs or barbecues
- The CPR sign is in place and legible
If the pool sits on common property in a strata scheme, the owners corporation is responsible for the certificate.
3. Bushfire Readiness
Properties on the urban fringe or near bushland and grassland need extra attention through summer.
- Gutters: Clear leaves and debris, which can catch embers.
- Vegetation: Trim trees and shrubs away from the house and roofline, and keep grass short.
- Flammable material: Remove woodpiles, rubbish and stored materials from against the walls.
- Access: Make sure driveways and paths are clear for emergency vehicles.
The NSW Rural Fire Service has free resources to help households prepare a bush fire survival plan. Sharing these with your tenant is a simple, practical step.
4. Smoke Alarms and Electrical Safety
In NSW, landlords must make sure smoke alarms in a rental property are working, and must check them every year. If a tenant reports that an alarm isn’t working, including a flat battery, it must be repaired within two business days. Hard-wired alarms must be repaired or replaced by a licensed electrician.
Summer is a sensible time to complete the annual check before the holiday period, when access can be harder to arrange. It is also worth testing safety switches and having any electrical faults looked at by a licensed electrician.
5. Gardens, Lawns and Water
Hot, dry weather is hard on gardens, and a neglected garden is one of the most common issues at a routine inspection. Make your tenancy agreement’s garden responsibilities clear, and help where you can:
- Mulch garden beds to hold moisture through the heat
- Check taps, hoses and any irrigation are working
- Consider hardy, low-water plants when replacing garden beds
A garden that is easy to maintain is more likely to stay in good condition between inspections.
6. Storm and Insurance Check
Summer storms can bring hail, strong winds and heavy rain. Check that roofing, flashing and downpipes are in good order, and that large branches don’t overhang the roof.
It is also a good time to review your landlord insurance. Make sure the policy reflects the property’s current value and covers storm damage, and keep your maintenance records on file in case you need to make a claim.
7. Plan for the Christmas Break
Many trades close for two to three weeks over Christmas and New Year. A little planning avoids delays:
- Approve any outstanding repairs before December
- Make sure your contact details are up to date so your property manager can reach you
- Confirm your tenant knows the emergency repair contacts for the holiday period
Why It Matters
A well-maintained property protects your asset, keeps good tenants happy and helps reduce vacancy. In a tight rental market like Wagga Wagga, tenants who are comfortable and have repairs handled promptly tend to stay longer, and that is one of the most effective ways to protect your return.
Frequently Asked Questions
When should I service the air conditioning in my rental? Before summer, ideally in October or November. Servicing before the first heatwave reduces the chance of a breakdown when demand for trades is highest.
Do I need a pool certificate to lease my property in NSW? Yes. Before a new lease is entered into, the pool must be registered and have a valid certificate of compliance or relevant occupation certificate, with a copy given to the tenant.
How often do I need to check smoke alarms in a rental property? At least once a year. Faulty alarms, including flat batteries, must be repaired within two business days of being reported.
Who is responsible for the garden in a rental property? It depends on the tenancy agreement. Tenants are generally responsible for day-to-day upkeep, while landlords are responsible for larger work such as tree maintenance. Your property manager can clarify what applies to your property.
What happens if something breaks over Christmas? Urgent repairs still need to be handled. Make sure your property manager has your current contact details, and that your tenant has the emergency repair contacts.
Get Your Investment Property Summer-Ready
The PRD Wagga Wagga property management team can arrange a pre-summer check, coordinate trades and make sure your property is compliant before the holidays.
📲 Contact Scott Jones on 0414 218 522 to find out how PRD Wagga can manage your investment.
prdwagga.com.au
This article is general information only. Please confirm current requirements with NSW Fair Trading, your local council or a qualified professional. Images may be digitally enhanced.
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