We’ve helped hundreds of local landlords get their properties tenancy-ready and we find that a bit of upfront effort pays dividends for years to come. Here’s our honest, practical guide to getting it right.
Start with safety
Before you think about fresh paint or new flooring, safety comes first. This isn’t just because it’s the law (although it is), but because it’s the right thing to do for the people who’ll be calling your property home.
Smoke alarms. These must be hardwired or have a 10-year lithium battery and positioned correctly throughout the property. In New South Wales, the requirements have been tightened in recent years, so if your alarms are older than 10 years or you’re simply not sure, get them checked and replaced.
Carbon monoxide alarms. These are increasingly recommended, particularly in properties with gas appliances or an internal garage.
Electrical safety. This is one of those areas where we’d always recommend getting a licensed electrician in for a thorough inspection. Old wiring, dodgy switchboards and uncovered power points are common in older Hills homes and can pose a real risk. A safety switch (RCD) on all circuits is a must.
Plumbing deserves the same attention. Get a plumber to check for leaks under sinks, inspect hot water systems (these are often nearing the end of their life in older properties), test water pressure and make sure all drainage is flowing freely. A blocked stormwater drain or a leaking tap left unchecked can turn into a costly landlord nightmare.
Pool and spa safety is a serious legal obligation if your property has one. Pool fencing must comply with current Australian Standards and you’ll absolutely need a valid pool compliance certificate before a tenancy can commence.
Floors, fittings and fixtures
Stand in the doorway of your property and look at it through a tenant’s eyes. What do you see?
Worn, scratched or stained flooring is one of the biggest turn-offs for prospective tenants and one of the most worthwhile things to address. Tired carpet that’s seen better days? Replace it. Not only does fresh flooring photograph beautifully (important for online listings), it also signals to tenants that you’re a landlord who takes pride in your property.
Hard flooring like quality laminate, hybrid or engineered timber has become the preferred choice for most Hills rental properties. It’s durable, easy to clean, looks fantastic and tenants with allergies or pets often seek it out specifically.
While you’re at it, cast a critical eye over:
- Kitchen and bathroom fixtures. Replace taps, showerheads and toilet suites that are dripping, stained or outdated. Modern chrome fittings are inexpensive and make a huge difference.
- Door handles, drawers, hinges and locks. Sticky doors and drawers and dodgy locks are everyday frustrations. Fix them before your tenant moves in, not after they’ve complained.
- Window furnishings. Broken blinds or faded curtains give a poor impression. Crisp new roller blinds are affordable and neutral enough to suit any décor. Make sure the windows are sparkling.
- Fly screens and security screens. Check every one. Damaged screens are a common point of dispute at the end of tenancies.
Deep cleaning
We believe it’s worth investing in a professional clean before the first tenant moves in. We’re not talking about a quick once-over, we mean a thorough, top-to-bottom detail clean.
This deep cleaning should include:
- Oven, range hood and kitchen appliances
- All cupboard interiors and drawers
- Grout and tile scrubbing in bathrooms and laundry
- Windows inside and out
- Light fittings, ceiling fans and air conditioning filters
- Garage floors and external areas
We always advise landlords to create a professional entry condition report immediately after the clean, with detailed photos. This protects everyone and makes end-of-tenancy disputes far less likely.
Low-maintenance garden
A beautifully landscaped garden might seem appealing, but for a rental property, simplicity is your friend. Large lawns, elaborate garden beds with high-maintenance plants, and complex irrigation systems become a source of conflict when tenants don’t keep up with them.
Before you lease, aim for a low-maintenance, tidy garden that looks great with minimal effort:
- Remove overgrown shrubs and trees that are encroaching on the house or gutters.
- Lay fresh mulch in garden beds to suppress weeds and retain moisture.
- Ensure the lawn is mown, edged and in reasonable health.
- Check that the irrigation system (if there is one) is working properly; a timer-controlled drip system removes the guesswork for tenants.
- Clear gutters and downpipes of leaves and debris.
- Make sure the property’s exterior looks inviting from the street.
For larger blocks, it’s worth considering whether your lease agreement will specify lawn mowing responsibilities clearly. Some landlords in The Hills opt to include regular gardening in the rent, using a professional gardener, to maintain standards throughout the tenancy.
Smart, cost-effective upgrades
This is where you can really move the needle on your rental yield. Tenants are increasingly selective and certain upgrades have been shown to command higher rents and attract better-quality applicants.
Reverse-cycle air conditioning
If your property doesn’t have it, add it. If your property has one unit only, consider adding another to cover the main living areas. Reverse-cycle split systems are the single most commonly requested feature by Hills tenants. Summer out west is no joke and quality air conditioning is now considered a basic expectation, not a luxury. Properties with ducted reverse-cycle air conditioning command a meaningful premium.
Dishwasher
Most people these days expect a dishwasher as standard.
Energy-efficient lighting
Replace all halogen downlights with LED equivalents. It costs very little, looks better and tenants genuinely appreciate lower power bills. It’s also a quick win that makes your property feel modern and well-maintained.
Window treatments
Good-quality block-out blinds in bedrooms are a relatively inexpensive upgrade that tenants love, particularly in The Hills where summer mornings can be bright and warm early.
Outdoor entertaining area
Hills families and young professionals alike place enormous value on outdoor living. If your property has usable outdoor space but no defined entertaining area, consider adding a simple timber deck or concrete patio with a pergola or shade structure. Even a modest outdoor area, just somewhere to put a table and chairs and fire up the barbie, can set your property apart from competing rentals and justify a higher asking rent.
You don’t need to spend a fortune. A well-built, functional entertaining space with some outdoor lighting adds genuine appeal without breaking the budget.
Delete and declutter (or style)
That tired frilly pelmet and the three-piece leather lounge suite might have suited the house in the 1980s but not today. For photography, it’s worth bringing in some hired modern furniture. Bedding should look modern, clean and crisp.
Your legal obligations as a landlord
Beyond safety, there are a number of legal obligations worth being aware of before your first tenancy commences in New South Wales:
- Residential Tenancy Agreement. You must use the standard NSW Fair Trading agreement.
- Property condition report. This report must be completed and provided to tenants at the start of each tenancy.
- Bond lodgement. The bond must be lodged with NSW Fair Trading within 10 business days of receipt.
- Pool compliance certificate. This is mandatory before letting a property with a pool or spa.
- Landlord insurance. This isn’t a legal requirement, but something we strongly encourage every investor to have in place before a tenant moves in.
Staying on top of legislation is one of the trickier parts of being a landlord, particularly as the rules change. It’s one more reason why working with a professional property manager is worth every cent.
The bottom line
Getting an investment property tenancy-ready takes time, attention to detail and a clear head about where to spend your money for the best return. The good news is that most of what we’ve outlined above is straightforward; you need only to ensure it is done properly and in the right order.
That’s exactly where the team at Meridien Realty comes in.
We’ve been helping Hills Shire property owners maximise their investment returns for years. From advising on the right pre-tenancy improvements to organising tradespeople, preparing condition reports and marketing your property to quality tenants, we take the stress off your plate so you can focus on what matters.
If you’re thinking about leasing your property or you’re not happy with how your current investment is performing, we’d love to have a conversation. Give the Meridien Realty team a call. We’re local, we know this market and we’ll make sure everything goes smoothly.
Thinking of selling or need selling advice in The Hills?
We have buyers looking for homes in Rouse Hill, Beaumont Hills, Box Hill, Kellyville, North Kellyville and Tallawong. As established real estate agents, we’re here to help. Get in touch today by calling us on 02 8883 0777.
