September Newsletter 2026 Five things to check during a spring clean of your investment property The warmer weather is on its way, signalling it is time to stay up to date with your property maintenance. A clean and tidy property is likely to keep your tenants happier and encourage them to stay longer. It can also help prevent a small problem from turning into an expensive major issue. The good news is that all of this can be arranged by your property manager. So, just what should be on your spring clean property checklist? 1. Clean gutters and check the roof Leaves, sticks or other debris can build up on roofs over winter, creating a potential fire hazard and blocking drainage. Left unchecked, it can cause gutters to sag and potentially allow water to enter the home. Professional gutter cleaning typically costs between $150 and $500, depending on the size of the home. 2. Get air conditioner ready Tenants are often happy to pay a little extra to live in an air-conditioned property, which means it needs to be in working order. If the unit breaks down due to wear and tear or simply age, then a landlord is responsible for having it repaired. Professional maintenance includes checking air filters and airflow. A standard service typically costs $150 to $250 per unit.
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3. Tidy gardens and check pool fences Tenants generally handle routine garden maintenance, but a larger professional tidy-up once a year is a good idea, especially in bushfire-prone areas. This should include any major work, such as tree lopping and large-branch pruning. Depending on the property's size and requirements, prices typically start from $400. Spring is also a good time to check the pool is summer-ready and safety fences are compliant. 4. Check smoke alarms Landlords must ensure properties have a working smoke alarm that meets safety standards. Every state and territory has different compliance requirements; some must be hardwired. Be sure to check local regulations. Standard inspections cost between $80 and $150. Don’t forget to ensure your smoke alarm at home is in working order too. 5. Look for signs of mould and damp Winter can create the right conditions for mould, with clothes dryers more frequently used and less fresh air circulating through the home. If you have any concerns, your property manager can arrange for an inspection. Mould can be obvious or hidden behind curtains, under carpets and even inside wardrobes. Other signs include a strange smell as well as bubbling, peeling or cracking paint and lifted wallpaper.
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Why a period of vacancy can be a valuable reset for investors Extended periods without a tenant can put pressure on an investment property, as rental income stops while ongoing costs continue. Regular expenses such as mortgage repayments, council rates, insurance and maintenance still need to be covered, impacting cash flow. It may be tempting to pull stumps and list an empty investment property for sale. But Cathie Crampton, LJ Hooker’s Head of Property Management Australia & New Zealand, believes this is also the perfect opportunity to reassess and identify areas that may turn around its performance. This includes some simple, cost-effective ways to make your rental property stand out from the crowd, especially if demand is declining in your area. “This is something you may see if you own an olderstyle apartment in an area where there is a new development offering tenants all the bells and whistles,” Ms Crampton said. “In this instance, it is important to highlight the advantages of your property, such as it may be a quieter and more convenient location or perhaps it has better natural light. It isn’t realistic to compete with the new complex's facilities, but you can make sure you offer value through weekly rent, size, storage, parking or outdoor entertaining. “A vacancy is really your chance to take a step back and look at what you can do to attract a high-quality and longer-term tenant, and that starts by thinking like a tenant. Be familiar with competing properties, such as comparable rents, to make sure what you are asking reflects current market demand.” Some simple updates can improve an investment property’s performance, such as interior painting or new kitchen appliances. Other features, such as hardwood flooring, an air-conditioning unit or built-in wardrobes, can make a difference. Ms Crampton said it is important to look for features that will be appreciated by a renter, who may even be willing to pay more for them. Importantly, make sure any repairs are prioritised, such as leaky taps, damaged fly screens and broken garage remotes.
“Remember, even small, inexpensive changes can improve cash flow, strengthen the property’s overall performance and re-energise your interest in investing,” Ms Crampton said. “If the property is vacant, it is the perfect time to go ahead with any key updates but always have a chat with your property manager first.” Your LJ Hooker property manager can also conduct a rental appraisal and identify ways to enhance market appeal to boost your income. Before deciding to sell or hold onto your investment property, seek independent advice from an accountant or financial advisor.
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Disclaimer. This newsletter does not necessarily reflect the opinion of the publisher. It is intended to provide general news and information only. While every care has been taken to ensure the accuracy of the information it contains, neither the publishers, authors nor their employees, can be held liable for inaccuracies, errors or omission. Copyright is reserved throughout. No part of this publication can be reproduced or reprinted without the express permission of the publisher. All information is current as at publication release and the publishers take no responsibility for any factors that may change thereafter. Readers are advised to contact their financial adviser, broker or accountant before making any investment decisions and should not rely on this newsletter as a substitute for professional advice. © LJ Hooker Corporation Limited. *T&Cs Apply
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