Storm Season in Brisbane - A Maintenance Plan for Rental Property Owners

Storm damage rarely comes with notice. For an investment property, what matters most is what was done in the weeks before, because that decides how quickly a problem is contained, how safe the tenant is and how little it costs.

The season is already under way, so here is a practical plan.

What the outlook says

Queensland’s severe weather season runs from October to April, and the BoM’s outlook for this season sits against a backdrop of a strong El Niño and record warm global temperatures. The bureau expects at least one severe cyclone this season, with cyclones continuing to move south, alongside heatwaves and lower than average rainfall in parts of the state.

A drier outlook for some regions does not mean a quiet season for Brisbane. Brisbane and the Gold Coast were on track for their wettest October in six years, with more showers and thunderstorms forecast. The BoM has also said the east coast carries the highest risk of severe thunderstorms from October to December, particularly in southern Queensland.

Five checks to book before the next storm

Gutters, roofing and large trees are generally an owner’s responsibility, so treat them as scheduled maintenance, not repairs.

• Gutters, downpipes, and roof. Clear leaf debris, check that downpipes drain away from the building, and have a licensed tradesperson look at loose sheeting, tiles and flashing. Tenants should never be asked to go on the roof.

• Trees. Have an arborist look at overhanging limbs and dead branches. Check your local council’s rules before pruning or removing large trees, as some are protected and requirements differ across Brisbane, Moreton Bay, Logan, Ipswich and Redland.
• Drainage and ground. Look for blocked stormwater drains, water pooling near the building and anywhere water can reach the sub-floor.
• Fences, sheds, carports and pergolas. Check the fixings, as these are among the first things wind takes.
• Loose items. Ask tenants to secure outdoor furniture, trampolines and bins before a forecast storm. Check that any owner-supplied outdoor items are anchored or can be stored.

Set up your emergency plan before you need it

Queensland has clear rules, and knowing them before a storm saves time and money.

• What counts as an emergency. The Act’s list includes a serious roof leak, flooding or serious flood damage, serious storm, fire or impact damage, a burst water service and a dangerous electrical fault.

• Who can arrange the repair. If the tenant can’t reach the emergency repair contact within a reasonable time, the tenant or the property manager can arrange repairs up to a maximum value of four weeks’ rent. On a property renting for $600 a week, that is $2,400.
  
• How quickly you must pay. If the tenant pays, the managing party must reimburse them within seven days. A property manager who pays can deduct up to four weeks’ rent from the rent before passing the rest to the owner.
• Nominate a repairer and a contact. The managing party can put its phone number in the tenancy agreement as the first point of contact for emergency repairs. Agree who that is, and which tradespeople can be called, before the storm.

The practical step is a pre-agreed spending limit with your property manager, so a trade can be sent straight away rather than waiting for approval while water is coming in.

After a storm: what good management looks like

• Safety first. Tenants should stay clear of damaged areas and fallen powerlines. The aim is to make the property safe before anything else.

• Contact the tenant. A quick check-in confirms they are safe and gets photos of any damage, so the problem can be sorted into emergency or routine.
• Get a trade there. After a major event, tradespeople are typically in short supply. Owners with pre-arranged trades and approvals reach the front of the queue.
• Keep a record. Note the date, the damage, who attended and what was done. It helps with maintenance planning and with any later conversation with the tenant.
• Follow up. Water that gets in often shows up weeks later as ceiling stains or mould, so check the property again after a few weeks.

What to do now

• Book a gutter and roof check, and arrange any tree work. 

• Confirm the emergency repair contact and the trades your property manager will use.
• Agree a spending limit for urgent work.
• Ask your property manager when the property was last inspected, and what the photo report showed.

If you are a LongView client, your property manager can help you work through this list. If you are not yet with LongView and would like to talk about how your Brisbane property is managed through the season, we’d be glad to hear from you.