Even well-managed investment properties experience the occasional surprise. As property managers, we regularly see breakages that seem sudden or mysterious, yet most are simply the result of how materials age, respond to heat or pressure or behave under long-term wear. These incidents can catch both tenants and owners off guard, but they’re often not caused by misuse. Understanding what can go wrong and why, helps investors manage expectations, budget for maintenance and ensure the right protections are in place.
- Glass and ceramic failures
Tempered glass and ceramic surfaces are designed to be strong, but they can still fail unexpectedly. Shower screens might shatter, oven doors can implode during heating cycles, glass splashbacks can crack behind a cooktop and even wardrobe mirrors or balcony balustrades may break without warning. Glass-ceramic cooktops are also prone to spiderweb cracks that appear overnight. These breakages are usually linked to nickel sulphide inclusions formed during the manufacturing process, rapid temperature changes or small impacts over time that create stress points. To tenants, these incidents feel dramatic and to property managers, they’re a fairly common and usually blameless occurrence. Fortunately, many of these events are covered under landlord insurance or strata.
- Plumbing and water-related breakages
Water-related failures are among the most damaging and often the most unexpected. Flexi-hoses under sinks and toilets can burst suddenly, releasing large amounts of water in minutes. Hot water systems may split at the seams or form pin-hole leaks due to internal corrosion or ageing valves. The loud banging caused by the water hammer and sudden pressure changes in the plumbing, can also weaken or crack fittings hidden behind walls. These problems are generally age-related rather than caused by tenant behaviour. Regular plumbing inspections, hot water system servicing and preventative replacement of flexi-hoses every 5–7 years significantly reduce the likelihood of major water damage.
- Structural and surface breakages
Some structural failures seem to occur out of nowhere but develop quietly over time. Large-format tiles may crack or “tent” upward as the slab beneath them shifts or expands. Porcelain toilet cisterns can fracture along hairline weaknesses that were previously invisible. Bathroom ceilings may sag or peel when moisture builds up, often from poor ventilation or minor leaks that go unnoticed. These failures often trace back to the natural movement of building materials, exposure to moisture or imperfections from earlier installation works. While they may look dramatic when discovered, they are usually considered fair wear and tear rather than tenant-caused damage.
- Mechanical component failures
Mechanical components inside a rental property can fail suddenly, often loudly and without warning. Roller door springs are a perfect example which can snap under tension and render the door unusable. Ceiling fans sometimes drop their glass light domes when the internal fittings become brittle from continuous heat and vibration. Appliances such as dishwashers, dryers or washing machines may also fail internally through normal ageing and use. These incidents tend to be mechanical wear-and-tear issues rather than accidents or negligence. Regular servicing of major systems like roller doors, fans and appliances helps, but even well-maintained components eventually reach the end of their working life.
Why this matters for investors
- Not all breakages are tenant-related
Many sudden failures are due to age, manufacturing imperfections or environmental stresses. Knowing this helps investors make fair decisions and maintain positive tenant relationships.
- Insurance and strata policies can help
Events such as spontaneous glass breakage, water damage from burst hoses, and some appliance failures may be covered by insurance, but coverage depends on the policy and what it insures. Strata insurance protects the building structure and common property, while individual or landlord insurance covers the contents, fixtures, and landlord-owned assets inside the apartment. Having both a well-structured individual policy and adequate strata insurance ensures comprehensive protection.
- Preventative maintenance reduces risk
Regular inspections and small proactive steps such as replacing flexi-hoses, servicing roller doors, checking aging appliances and inspecting plumbing pressure can prevent costly emergencies. When tenants promptly report issues, it minimises damage and allows timely repairs. Encouraging strong, responsive communication is in every investor’s best interest.
Unexpected breakages are part of property ownership, but they don’t have to be disruptive or costly. With proactive maintenance, the right insurance, and informed support from your property manager, investors can navigate these incidents smoothly.
Most repairs and maintenance on an investment property are tax deductible, helping to reduce your taxable income in the year they’re incurred. Even when making upgrades or replacements, there are opportunities to claim depreciation to maximise your returns.
For expert advice on the depreciation deductions available for the repairs and maintenance on your investment property, contact BMT Tax Depreciation on 1300 728 726 or Request a Quote.
