How to Get a Rental Property Inspection Checklist for Sydney

What a Routine Inspection Covers

Landlords and property managers in NSW can conduct routine inspections of rental properties up to four times per year. The inspections must be for specific purposes: assessing the condition of the property, checking for maintenance needs, and ensuring the tenant is complying with the tenancy agreement. Inspections cannot be used as an excuse to enter the property without notice or to harass tenants.

At the start of a tenancy, the landlord or agent conducts an entry inspection to complete a condition report. At the end of the tenancy, a final inspection occurs before the bond is returned. Routine inspections happen during the tenancy and are announced in advance.

Step 1: Know the Notice Requirements

The landlord or agent must give you at least seven days written notice of a routine inspection. The notice must specify the date and time of the inspection, which must occur between 8 am and 8 pm. You are entitled to be present during the inspection. If you cannot be there, you can arrange for a friend or family member to attend on your behalf.

You do not have to consent to inspections at times that are inconvenient for you, but you must propose an alternative time within a reasonable period. If you refuse all proposed inspection times without reasonable cause, the landlord can apply to NCAT for an order allowing entry.

Step 2: Prepare for the Inspection

Before the inspection, complete a self-inspection using the same checklist the agent will use. Walk through the property room by room and note any issues that have developed since the last inspection, such as:

• Water stains on ceilings or walls
• Cracked tiles or broken fixtures
• Mould growth in bathrooms or laundries
• Worn carpet or flooring beyond fair wear and tear
• Broken appliances such as ovens, dishwashers, or laundry machines

Take dated photographs of any issues. If you raised a maintenance request with the landlord or agent and it was not addressed, attach a copy of the request to your inspection notes. This creates evidence that you have been a responsible tenant.

Step 3: Understand What the Agent Can and Cannot Inspect

During a routine inspection, the agent can look at the general condition of the property, including walls, floors, fixtures, and appliances. They cannot open your personal belongings, inspect your mail, or take photographs of your personal items. They can photograph damage to the property itself, such as holes in walls or stained carpets, as evidence for future bond claims.

If you have made improvements to the property, such as painting a feature wall or installing shelves, keep receipts. The Residential Tenancies Act allows tenants to seek compensation for improvements that increase the value of the property, subject to the landlord's consent.

Step 4: Address Maintenance Issues Promptly

If the agent identifies a maintenance issue during the inspection, ask for a written timeline for repairs. Urgent repairs, such as leaking water, broken heating, or electrical hazards, must be addressed within a reasonable time. Non-urgent repairs should be completed within 14 days.

If the landlord fails to complete urgent repairs, you can apply to NCAT for an order requiring repairs. You can also arrange for the repairs to be done and deduct the cost from rent, but only after giving the landlord written notice and a reasonable opportunity to act.

Step 5: Prepare for the Final Inspection

When your tenancy ends, the agent will conduct a final inspection to determine whether any bond money should be retained. Use your move-in condition report as a reference. Clean the property thoroughly, repair any damage beyond fair wear and tear, and return all keys and devices. Attend the final inspection if possible and note any disagreements about the condition of the property on the inspection report.

Apply for your bond refund through NSW Fair Trading within 14 days of vacating. The agent has 10 days to respond. If they claim money from your bond, dispute the claim through Fair Trading within 20 days.