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When I started my Supervisor licence work, one of my first jobs was inspecting insurance defects. I was always amazed that property managers were unaware of the basics of building defects, and often blamed the tenants for defects, which led to those defects becoming worse and more expensive. Let's look at some of the most common ones...
1. Mouldy Showers
We've all seen showers that seem to become mouldy very quickly. You clean them but the mould seems to come back within days. Property managers will tell the tenants they need to clean the showers regularly, even though the tenant has been.
The reason for this is usually that the grout or sealant has deteriorated, and water has made its way behind the tiles. If the waterproofing was not completely correctly, or deteriorated, the water may be inside the walls, with the studs becoming mouldy. This mould quickly finds its way back through to the surface.
Another reason could be a cracked tile. Cheap tiles crack easily and when this happens, the waterproofing is usually damaged as well, allowing water to penetrate.
Poor or failed fixings could also be a cause. Cheap fixtures often fail in the mechanisms behind the wall and could be leaking water inside the wall.
A basic test is to run a moisture meter over the walls when the shower is dry. If there is high moisture readings in the walls, then there is water trapped behind the tiles.
The easiest way to fix this is to reseal the shower. This is usually done by removing the existing grout and replacing it with an epoxy, which waterproofs the shower again. If the water damage is extensive, the tiles and waterproofing may have to be removed and redone, or even the frames replaced.
These issues are so common they are usually not covered by any insurance policy.
2. Cracks In Walls and Doors
Tenants would often tell us that they were being blamed for 'slamming doors too hard' and cracking the frames. However, cracks around door frames and ceiling corners are usually from foundation movement. This happens when a slab is sitting on fill and the fill has compressed over time, or is sliding slightly down the hill. It can also happen when a garage is sitting on an infilled slab and the soil has compressed. This is common where blockwork is used to retain soil on a steep slope.
Inspecting the outside perimeter of the home may show signs of slab movement where part of the ground has sunk or raised, or there is a noticeable crack in the slab.
3. Cracked Tiles
Cracked tiles are a sign of foundation movement also. If something is dropped on a tile, it will make a 'bullseye' or impact mark. With movement, the tile will have a clean crack through it. Cheap tiles can also crack very easily.
4. Broken Windows and Glass Balustrade
Have you ever had a window break and you couldn't figure out why. Or maybe 'someone' broke your glass balustrade? The truth is extremely concerning. Tempered glass used in windows and balustrade can randomly explode. This can be caused by heat, tapping on the glass, or just a random failure. Many glass companies will have a Disclosure about this issue and it is well known and common among glass installers.
It is advised to never lean on glass balustrade or large windows, or let children near them, especially on higher floors.
5. Leaking Water under the Sink
This issue seems to be the insurance industry's most costly and common issue - flexi hoses. These are steel braided water hoses that are used in kitchens and laundries. They are easily damaged, even in manufacture and transit. Over time, pressure can build up in the hose and they tear or explode, sending water through the home. When leaving the home unattended for longer than a few weeks, the water should be turned off so pressure does not build in the hoses. They should also be replaced every 1-2 years.
6. Cheap Carpet
Carpet issues are one of the most common disputes between property managers and tenants. I hear a lot of tenants complaining they the property manager is demanding replacement of carpet because it has deteriorated. The truth is, a lot of 'builders range' carpets are so terrible the supplier won't warrant them. The underlay is thin and deteriorated almost immediately, the carpet stays flat when walked on and wears out quickly, and it is usually notoriously difficult to clean. It is usually installed by apprentices who do a very quick job.
7. Bubbling Fixtures
A lot of cheap 'chrome' fixtures and door handles are not actually chrome. It is a paint that starts to bubble and peel off, especially when the home is near the beach. After a while they always look dirty and worn.
8. Marks on Painted Walls
Property managers love to point out marks left on walls. This is usually because the paint is usually very cheap, and often applied in one coat without an undercoat. A three-coat system should be used, including a sealer/undercoat. Sometimes the paint is watered down to make it spread further. There are still trades that add chalk dust to watered down paint. Brushing against the wall can easily leave a noticeable mark. In some areas, patches may appear where the paint has soaked into the plasterboard. Washing cheap painted walls also leaves marks that cannot be removed and more cleaning makes the marks worse.
One test is to run your hand or a damp cloth along the wall and see if 'paint' is left on your hands or the cloth. Another way to check is to look closely and see if there are spots that have not been covered by paint - it is difficult to miss the same spot three times.
9. Chipped/Cracked Stone Benchtops / Cooktops
This is another issue where cheap imitation stone has been used. The substrate can fall out, leaving 'chips'. If there is movement in the home, the benchtop can easily crack. The benchtop can also crack through normal use. Many cheap imitation stone benchtops are not sealed and can be marked easily.
Cheap cooktops were another item that randomly cracked with movement or even its own heat.
10. Dodgy DIYers
DIY renovation jobs have exploded in recent years. Unfortunately, most renovations are not completed correctly, and cheap materials are used. After a few years of supervising, we could spot a DIY job instantly - uneven tiles, the usual cheap 'hardware store' fixings, brush strokes in paintwork... the more you see the more you know things are not right. If your home has a lot of issues, and it seems clear that a lot of DIY work has been completed and is not to code, you may have a strong argument as to why you are not responsible for the issues.
11. Previous Tenant's Issues not Fixed
When we were supervising maintenance and insurance work, we were not surprised to return to issues that we had quoted on fixing months previously, only to find that someone had attempted a cheap repair which had failed. One of the most common issues was when we quoted to replace a shower that clearly had waterproofing failure issues, only to find that the real estate had their handiman pump silicon everywhere (which never works), and now the shower problem was much worse. Then the landlord had been sent a substantial bill for a $10 'fix'.
Worse still, where bad tenants had had their bonds refused for legitimate damage, that damage was either not repaired, or given the silicon treatment. The issues then passed onto the next tenant. When you have been in the industry for years, you can see this happening clearly. But for tenants, they are left thinking 'maybe the kids did it?'.
How to Protect Yourself
Unfortunately, most homes are renovated and even built badly with cheap materials used. When moving into a new property, take as many photos as possible, and even a walk-through video. Show marks on every wall, even the slightest dent in skirting boards, rusty cabinet hinges, mould in shower corners, cracked tiles dirt in window sills etc etc. I personally used to take over 100 photos and email them to the real estate agency, and it saved me many times.
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