Should I Help out My Tenants?

Divad on 20/06/2022 - 00:12
Last edited 21/06/2022 - 14:35

Hi Ozbargainers,

Please help me settle an argument with my SO.

We are currently renting out my apartment to two overseas students who have recently arrived in Sydney. This week they complained that the fluorescent ceiling lights in their bedrooms are too dim and have asked me to replace them with LED downlight fixtures. In my opinion, the lights are fine (no complaints from previous tenants) and if anything they only need to be replaced with new fluorescent tubes. All of which can be easily done with a quick visit to Bunnings.

Now here is where I got annoyed. The two tenants and my own real estate agent insist that I pay for an electrician / handyman to install new LED downlights at a quote of $260.

To me this is insane and a HUGE waste of money…BUT my partner (who was once an overseas student herself) is much more empathetic, explaining that they are new to living abroad and by themselves. She thinks that I should either help them out by buying new fluorescent light bulbs and change it for them or otherwise she is willing to pay for the handyman to install new LED lights.

What do you guys think? Please vote below and let me hear your opinions.

UPDATE: Hi all, I thought I might give an update for closure. I didn't expect there to be so many responses! I ended running to Bunnings and changing the lights for our tenants. I know I'm not legally obligated but I wanted to help them out just this once as they seem like decent people. I ended up replacing the fluorescence tubes with LED tubes (no new fittings required). They were much brighter which addressed their problem. Thanks Ozbargain!

Poll Options

  • 466
    Tell them to sort it out. Either pay for it themselves or go to Bunnings!
  • 258
    Be a nice landlord and go replace the lightbulbs for them!
  • 95
    Fire my real estate agent
  • 79
    You should pay the $260 to install new LED lights for your tenants
Home & Garden

Comments

  • djsweet on 20/06/2022 - 09:02
    +4

    It is extremely difficult to gauge if lighting is adequate or not when you inspect, because inspections are during the day and sometimes the electricity isn’t even connected.

    I don’t believe you have an obligation to help out, but it would be a really nice thing to do, and in the scheme of things it is pretty cheap. Having lived in inadequately lit rentals, I would help out. It’s one of those small things that make a big difference.

    • UFO on 23/06/2022 - 00:39

      $300 would make a big difference to me too! Can you help me out? I don’t believe you have an obligation to help out, but it would be a really nice thing to do, and in the scheme of things it is pretty cheap. Come on man, it's only $300!

      Some people have no clue. They think landlords are these rich greedy cash cows that have spare money for anyone that asks.
      Here's a tip… it's still $300. Why in the world would you expect someone else to just hand over that type of money for no reason other than to "be nice"?

      Get a lamp!

      • djsweet on 23/06/2022 - 09:39

        Because the house belongs to the landlord not the tenant you numpty.

  • deadcat on 20/06/2022 - 09:02
    +7

    Fluro tubes in a bedroom is some sort of awful 70s shit. Why not have them replaced with standard bayonet fittings. That way you can put some cheap LED bulbs in and if the students don't like them - they can replace with whatever LED bulb they want.

    • derrida derider on 20/06/2022 - 14:28
      +1

      If the fluoro lights are that old then they will be magnetic ballast (ie with a starter), which means the upgrade does not need any rewiring at all. Just get something like https://www.bunnings.com.au/deta-18w-1900lm-warm-white-led-t… and plug them and the new starter (included with tubes) in.

      If they're late model fluoros with electronic ballast they wouldn't be going dim (ie they either work or they don't - sorta like digital), but would need a very simple rewire to convert to LED. While any handyman could do it for legal and insurance reasons OP best get an electrician.

  • seanfoite on 20/06/2022 - 09:10
    +1

    I've been in places where the builders put in totally inadequate lighting. One bad example was a single white downlight for a whole bedroom. It was dreadful. I think you should get them to take a photo of the lighting situation and if it sucks, just do the upgrade. Sometimes its just good to be nice to tenants.

  • Clear on 20/06/2022 - 09:36
    +10

    Electrician is probably mates with the property manager and they get a cut. It's not uncommon and I sacked my last property manager for similar.

  • deme on 20/06/2022 - 09:44
    +2

    The two tenants and my own real estate agent insist that I pay for an electrician / handyman to install new LED downlights at a quote of $260.

    How many lights?

    Get your own quote, do it and relax. Look at it as $260 to improve your own investment.

  • bamzero on 20/06/2022 - 09:48
    +1

    You haven't said what light fitting it is, but you can get an LED replacement for pretty much anything, tubes included which might be a good middle ground.

    Otherwise for non essential upgrades, if you think it's worthwhile long term, offer to go halves with the tenant.

  • SlickMick on 20/06/2022 - 09:51
    +1

    Personally, it sounds like a good upgrade and I'd do it. If they are otherwise good tenants I'd do what I can to keep them happy and stay, avoiding costs of replacing them.

    But you are under no obligation to. Let them buy a lamp.

  • mbck on 20/06/2022 - 09:53

    Whos the agent so people can avoid them lol

  • Stevek1960 on 20/06/2022 - 09:59

    Just go to bunnings and buy some "Daylight" flouros, job done.

  • Porker on 20/06/2022 - 10:03
    +1

    The place is as rented, including lights. The LED lights are an upgrade which is entirely up to you - not a maintenance issue.

    This week's request is to upgrade the lighting in the bedroom. Next week it'll be to upgrade the lights in the kitchen, and then the rangehood.

    Then of course the next set of tenants may complain that the bedroom lights are too bright!

  • Seraphin7 on 20/06/2022 - 10:03
    +1

    If that's how the property was when they took at the lease, that's the way it is.

    I would consider putting brighter florescent tubes in (I assume these come in different brightnesses), but as for a complete change of fittings that is frankly a ridiculous request.

    You may wish to consider this if you feel it will improve the property, but I would certainly not be feeling any pressure to do it.

  • p1 ama on 20/06/2022 - 10:13
    +1

    To me this is insane and a HUGE waste of money…

    It's not your house, it's an investment, you need to figure out whether this is a worthy capital expenditure. Whether you think you need it or not is irrelevant. If you want to become a good property investor, you need to get rid of this mindset. The litmus test is whether people will be willing to pay for it, not whether you will be willing to.

    FWIW, you would be surprised about two things (i) how much people are willing to pay extra to rent a place that looks a little nicer, and (ii) how much less trouble there is when you are a nicer / kinder landlord.

    • RockinIt on 21/06/2022 - 19:15

      You may have missed one of the points that OP has raised. He's renting to overseas students who have recently moved to Sydney. They're not ending their leases anytime soon. Second, they're students. Whether they have disposable income or not is irrelevant, a contract is signed and rent can only be altered once or twice every year. Students rocking Balenciaga or YSL aren't going to nag over a LED light.

      This sounds like an improvement that won't realise a return for the foreseeable future.

      Besides, it wouldn't harm the students to spend more time in the library. On that note, you're right, there is less reason for trouble if you're a considerate landlord.

  • Payne on 20/06/2022 - 10:16
    +1

    Definitely don't change the fixtures. Otherwise, what happens when they move out and you get new tenants who complain that the bedrooms are too bright?

    If you really feel like you have to, ask what brightness they want and buy them a couple of bulbs (keep the receipt for tax purposes). Then if they ever want to get new ones in future, that's on them.

  • Drpepper666 on 20/06/2022 - 10:32
    +5

    Seems like a silly request, and of course you have no obligation.

    But Fluoro tubes in the bedroom, and dim ones at that, sound pretty grim and depressing. Consider it an improvement on your investment that will make it more appealing. Or don't give a (profanity) about it, really it's up to you!

  • [Deactivated] on 20/06/2022 - 10:32
    +2

    Seems strange request. For agent to think its reasonable there must be some reason.
    Maybe ask your agent why they haven't suggest suggested getting brighter flurescent tube. Maybe

    How long have they been renting for? If it is recent the last month or two I would give them the benefit of the doubt and offer to buy brighter tubes. (Maybe lights were dying when they moved in etc)

  • Nebargains on 20/06/2022 - 10:43
    +2

    Fluorescent tube lights in a bedroom? That is so weird, I'd get it removed and put in downlights, much nicer and ultimately just improving your investment.

    • 91rs on 20/06/2022 - 11:14
      +2

      Basically every apartment I've lived in in Sydney or Melbourne for the last 20 years has had this, dunno why people are finding it strange as its very common.
      Always the circular fluro-tubes not the long T8's.

      • derrida derider on 20/06/2022 - 14:34

        Ah if its those circular ones then yes, replace them. Dreadful things - ugly, dim and troublesome. Plus the right replacement tube is starting to get hard to get. Different case from a linear batten light.

  • jayboi on 20/06/2022 - 11:00
    +2

    Isn't there fluorescent tube shaped LEDs so you can simply replace the fluorescent tubes with LEDs for much less cost?

    • derrida derider on 20/06/2022 - 14:34

      For linear ones, yes. But they may be circular fluorescents.

  • Drakesy on 20/06/2022 - 11:01

    given that they should've inspected and would know what they got themselves into to it's not your issue.
    Maybe buy a couple of $15 fluorescent tubes and be done with it.

    The tenants can go jump, it wouldn't stand up at the tribunal anyway.
    Mind you Fluorescent tubes in a bedroom is not a good solution and i'd never like to have them, guessing this is a 1960's apartment?

    • AustriaBargain on 20/06/2022 - 16:40
      -1

      Expecting international students to inspect, hmmm.

      • Drakesy on 20/06/2022 - 16:59
        -1

        We live in an age of virtual inspections ;)

        • Flying Ace on 21/06/2022 - 11:55
          -1

          An inspection, let alone an online one, is hardly representative of the kind of lighting conditions you are likely to encounter after living in a place for some time.

          • Drakesy on 21/06/2022 - 11:58
            +1

            @Flying Ace: You see the fixture - you know what lighting you get.

            It's not like a fluorescent light is suddenly a surprise.

  • LFO on 20/06/2022 - 11:20
    -1

    What do you guys think?

    It is electrical work.
    What is "obvious" for some with electricity might not be the case with others.
    And probably they'll need a step ladder or "something".
    Danger of electrocution and/or falling
    If something bad happens you'll be liable.

    And, overall, it is a fully deductible expense that also adds value to your property.

    Less than three hundred bucks. Please don't be such a Scrooge!!! ;-)

    • Poor Ass on 20/06/2022 - 11:46

      add value?

      how much?

      • Herbse on 20/06/2022 - 12:04

        Next tenants/owners would much prefer to have new LED lights than see a fluorescent light from the 1980's

        • Poor Ass on 20/06/2022 - 12:06

          obviously but I wanted to see how much value LFO claims to add

      • LFO on 21/06/2022 - 10:34

        how much?

        Hard to say.
        Only your account will tell you.
        But as a ballpark figure will be of around similar value as it costs, but it will be there for longer. Remember it is an investment and, as these tenants requested, any other potential tenant would as well. Unless the place is a dump and NOT leasing is the best tax-wise alternative.

        One thing is for sure. 100% tax deductible.

        • Poor Ass on 21/06/2022 - 12:09

          hahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahahaha

          • LFO on 22/06/2022 - 17:25

            @Poor Ass: Sorry, a new, properly working keyboard might not be tax deductible.
            Sorry

            • Poor Ass on 22/06/2022 - 19:12

              @LFO: Why not

              • LFO on 25/06/2022 - 18:45

                @Poor Ass: Ask the ATO why not.

                • Poor Ass on 25/06/2022 - 21:25

                  @LFO: nah I'm asking you since you know it all and giving tax deduction advice and such

                  • LFO on 26/06/2022 - 19:10

                    @Poor Ass: And how do you know I know it all?
                    Do you know it all?

                    Remember this started with a <$300 LED light that some scrooge investor hesitated to pay for. Even when the managing agent advised to.
                    Not as a tax advisory fountain.

                    Don't take it personal.

                    • Poor Ass on 26/06/2022 - 21:11
                      +2

                      @LFO: I know you don't know jack and yes I do know more than you

                      Changing a set of lights in a bedroom ain't going to add value to a house

                      Managing agent should get fired for even taking sides with the tenant and they know well there is no obligation to upgrade the lights

                      • LFO on 27/06/2022 - 09:56

                        @Poor Ass:

                        Changing a set of lights in a bedroom ain't going to add value to a house

                        YES it will add value to the dwelling. Unless the purpose of having such house is NOT to be leased, hence having it just purely for income tax offsetting/minimization and selling later on as an empty property for full demolition..

                        YES there is an obligation from the managing agent to offer and manage a "livable" dwelling.

                        By the way, why the aggressiveness in your responses?

                        • Poor Ass on 27/06/2022 - 10:31

                          @LFO: Hahaha oh no…. I never knew bright lightening was a compulsory requirement for a livable dwelling

                          Reason for the aggressiveness is because of your cowboy comments and you claim it adds value. It does not, only makes the tenants happier.

                          Agent can make recommendations but shouldn't insist the owner to do it. There's no obligation to do it.

                          Nothing personal

                          • LFO on 28/06/2022 - 14:09

                            @Poor Ass:

                            It does not, only makes the tenants happier.

                            And happy tenants stay longer and bring higher rents.

                            Look, it a matter of your target audience. Quality tenants, paying top dollar, will want quality housing.

                            On the other hand, riff-raff tenants will prefer a run down property, dark and gloomy, probably with fluorescent (flickering?) lighting to feel bad and depressed whilst drinking and smoking and, of course, pay a very low and cheap rent … 'cause they are poor and that is all they can afford.

                            Your pick. And I am very sure of your choices.

                            • tonka on 28/06/2022 - 14:45

                              @LFO: You are so on point, for decades now I have seen these riff-raff you speak of congregating under the flourescent lighting in schools offices, shops, restaurants and libraries and kitchens all over Australia, drinking and smoking all crowding for position so they can be the most exposed and achieve the best depression. Until recently, flourescent lighting was the higher standard, much more expensive than a bayonet and reserved for areas that needed brighter lighting. The idea that it's not bright enough for a bedroom, does not hold up, the norm for bedrooms is soft, warm lighting. Bright lights there could equally distress the next tenant.

                              • LFO on 29/06/2022 - 11:14

                                @tonka:

                                Bright lights there could equally distress the next tenant.

                                Yes, good point!!. In particular for a bathroom as the OP stated. Not everyone wants to see every wrinkle and spot. Of course, other do want bright lights.

                                Don't despair, dimmer lights to the rescue!! ;-)

                            • Poor Ass on 29/06/2022 - 00:12

                              @LFO: I know the the type of tenants but changing just lights ain't going to add value to the house or score you higher rents alone.

                              • LFO on 29/06/2022 - 11:15

                                @Poor Ass: Not a light alone but every bit counts.
                                And adds value.

                                Yes, not alone. But a $1,000 is made of ten thousand 10 cents.

    • shutuptakemymoney101 on 20/06/2022 - 17:58
      +2

      This weeks it's lights, next week it will be something else.

  • echelon6 on 20/06/2022 - 11:45
    -6

    fk em - theyre probably rich kids of ccp party member parents

    • Poor Ass on 20/06/2022 - 11:46

      lol I thought they stop giving out passports to them

    • Drakesy on 21/06/2022 - 13:24

      Geezus when did this place become Ozracist?

      • Poor Ass on 22/06/2022 - 19:14

        How's that racist?

        • Drakesy on 22/06/2022 - 19:29

          What @echelon6 said?

          • Poor Ass on 22/06/2022 - 20:08

            @Drakesy: Wasn't referring to a race but to a political party

            • Drakesy on 22/06/2022 - 20:27

              @Poor Ass: So close

              The racist part is where they assumed the international students were Chinese where there was no mention in the original post….

              • tonka on 22/06/2022 - 20:35

                @Drakesy: No they said probably, as in probability, a mathematical concept completely justified considering the population of China. Much higher probability than say Monaco, Madagasca etc.

              • Poor Ass on 22/06/2022 - 20:48

                @Drakesy: That's not racist

                Even if they said probably Chinese students as most of them like bright lights that still wouldn't be racist

                • Drakesy on 22/06/2022 - 20:55

                  @Poor Ass: He racially profiled an international student as Chinese and associated with the ccp
                  Yes that's racist

  • alxr0101 on 20/06/2022 - 11:48
    +1

    Once your two overseas student tenants start putting in extra triple bunks, add a second kitchen in the lounge area, whack up more dividing walls and run a "herb" garden in the laundry and bath, this really does impair the quality of lighting.

    You need to show some compassion for the two tenants, two extra families and their dogs,cats and other hangers on.

    Your real estate agent has the right idea, it's all your fault.

    • UFO on 21/06/2022 - 12:45
      +2

      I'd be very interested to know if agent and tenants are same nationality.

  • John Kimble on 20/06/2022 - 11:51
    +2

    They can buy and swap them out themselves, or buy their own desk lamps.

  • lonewolf on 20/06/2022 - 11:52

    Are downlights common in a bedroom?

    • kaleidoscope on 20/06/2022 - 12:06

      all places i have lived so far either had down lights or oyster lights.

      • lonewolf on 20/06/2022 - 12:08

        ok, all the places i knew of i guess maybe older houses. like mine (12 years old) just have the normal light socket on the ceiling with a light shade / cover.

        My understanding of downlights are the ones that are inside the ceiling and flush with the ceiling basically?

        • kaleidoscope on 20/06/2022 - 12:12

          My understanding of downlights are the ones that are inside the ceiling and flush with the ceiling basically?

          Correct. They consume less power, gives more light out (in general) and most are user replaceable as they are plugged to a gpo socket on the ceiling unlike hardwired.
          In my experience, 1 downlight in a bedroom is not enough as its like a point source and it'll leave a big shadow behind objects. So a min of 2 is preferred ( i have 5 in my master bedroom and 3 in home office room).

  • gromit on 20/06/2022 - 11:54
    +2

    Would be more understanding if this was a office area, for a bedroom the best I would be willing to do would be a new tube, anything beyond that is up to them. If they are using their bedrooms for study then they can get a desk lamp.

  • Herbse on 20/06/2022 - 12:03

    Isn't the work tax deductible against your normal job's income tax?

    • Quantumcat on 20/06/2022 - 12:35
      +7

      That doesn't make it free, just provides a discount

  • kaleidoscope on 20/06/2022 - 12:08

    they are new to living abroad and by themselves

    Not your problem. Arrange for an inspection yourself through the agency and see if they are too dim. If they are then may be replace them, otherwise ask them get hold of table lamps from Bunnings and sort it out.

  • AEKaBeer on 20/06/2022 - 12:14
    +7

    One landlord to another, just do it, and while you're at it upgrade the rest of the lights in the place as well. It will improve the look of the place and help with future rentals.

    • duchy on 20/06/2022 - 14:30

      I second that! Capital improvement under $300 is fully tax deductible. EOFY is close. I wouldn’t bat an eye and would do it.

      • Poor Ass on 21/06/2022 - 12:11
        +1

        but that would go against the horrible landlord mentality where you don't spend a single cent

    • UFO on 21/06/2022 - 12:45
      -1

      In a rental market this tight, OP doesn't need "help with future rentals".
      Any prospective renter isn't going to refuse a place because of a light fitting.

      As long as its functional, it serves no purpose whatsoever to replace lighting that works perfectly fine.
      Waste of money and waste of landfill.

      • AEKaBeer on 21/06/2022 - 13:18
        +1

        As someone with places that have been through both busy and quiet periods between rentals, I can assure you the little things do make the difference when people are choosing between place A and B, or in 2020-2021 A, B, C, D, E, F……, Z, A1, A2.

        Anyway, in the OP's case if they chose not to re-sign in 12 months and he misses 1 week of rental while bringing in another tennant then he's lost the difference anyway. Small price to pay to keep someone on as long as possible.

        • Yola on 21/06/2022 - 17:12

          With at least 1 week rental gap and the costs of releasing it usually adds up to 1 month of lost rent.

  • DeeTrance on 20/06/2022 - 12:57
    +1

    I recently spent $2k on electrical repairs and upgrades for our tenant. I replaced all lights with brighter LEDs,put in addition power points, new smoke alarms, electrical compliance and testing etc.

    Do it for the good Karma because one day someone will do something nice for you in return. Plus it's your property after all, it's not like the tenants will take these away with them.

    • Poor Ass on 21/06/2022 - 12:13

      Karma has nothing to do with… It's an investment property and you just spent money to improve it.

    • UFO on 21/06/2022 - 12:43
      -2

      Poor business practices right there!

      You think dropping $2k on upgrades for tenants is good for "karma"?
      You are being taken advantage of, and you think karma actually exists… I would LOVE to rent off of you, I'd clean you up!

      • ProlapsedHeinous on 22/06/2022 - 13:51

        silly logic, you upgrade your house to make it more attractive to tenants. nothing wrong with that.

  • coresome on 20/06/2022 - 12:57

    IMO this falls under 'modifications', not just replacing the bulbs - so proper handyman needs to do it. Tenants dont really have rights to do that.

    • berry580 on 20/06/2022 - 21:30
      +1

      They are requesting the landlord to modify the property.
      They can make all the demand they want, landlord has nil obligation.

      • coresome on 20/06/2022 - 21:50

        Undestood. Just nullifies the option to have the tenants sort it out themselves.

    • duchy on 21/06/2022 - 19:17

      It's either repair, maintenance or capital improvement. There's no modification. In this case, it is a capital improvement. A capital improvement occurs when the condition or value of an item is enhanced beyond its original state.

      New light is a plant and equipment asset fully deductible in the current FY as it's less than $300 AUD.

  • TheKas on 20/06/2022 - 13:04
    +1

    OP I think the reasonable and courteous thing to do is ask you tenants to send a photo of the light's nameplate and then you buy a LED light with higher lux level that the current one and replace it. Show them how you did it and tell them to replace it themselves or the other lights if and when needed.

    • Drakesy on 21/06/2022 - 13:25

      You generally can't retrofit LEDS into Fluorescent light tubes.
      But agree if it is one of the rare occasions.

  • djones145 on 20/06/2022 - 13:09

    happy SO happy errr life-O

  • idonotknowwhy on 20/06/2022 - 13:17
    +2

    People call me every week trying to give me free LED lights lol

    • John Kimble on 20/06/2022 - 20:11

      Username checks out? Or do you know why?

      • idonotknowwhy on 24/06/2022 - 13:51

        Yeah I guess they just care about the environment

  • sheepzpal on 20/06/2022 - 13:34
    +2

    lol they are cheap to upgrade but this landlord sounds cheaper

  • Dack Smith on 20/06/2022 - 13:40
    -7

    Another case of foreigners being nasty and wanting more from the average Australian.

    You should say no, they are overseas students from elsewhere and are not entitled to anything unless paid more specifically.

    Doesn’t matter if your partner thinks otherwise, she seems to be another overseas student herself and not sure if she is genuine.

  • Hahuh on 20/06/2022 - 13:43
    +1

    The MOST I would do is pay for the light. No way in hell am I installing something else. They inspected the place. What on earth do they want? They'll ask you for a new flatscreen next.

  • voiletmay on 20/06/2022 - 13:51

    I honestly can't believe this. If they want extra lighting they should just buy lamps. I have heaps around my house as I like brightness as I like to be able to see (LOL). I also have super bright LED circular ceiling lights in most rooms aswell (other than where there is a ceiling fan with a light on the bottom) and yes they are much better than a standard flourescent tube or two.

    But if it is really important to your wife, then do it. No harm really. But don't do the LED tubes (ugly) do the round ones as they look better and provide much better light. Problem with that is they will want the ceiling repainted LOL!!

  • portard on 20/06/2022 - 14:30
    +1

    You'd probably be doing yourself a favour in the long run (appeal to future tenants) by getting rid of ugly fluorescent tubes in bedrooms.. however in this case I assume the tenants inspected the place and were happy with it so this kind of falls on them

    I wouldn't say you're at all obliged to pay the $260 to install new fixtures, but making upgrades to your property doesn't hurt, as others have said its not like they can run away with lights lol

  • bigbadboogieman on 20/06/2022 - 14:33
    +5

    You probably also need to fire your real estate agent.

  • sovereign01 on 20/06/2022 - 14:35
    +9

    I love how half Ozbargain whinges about unscrupulous scummy landlords and the other half are unscrupulous scummy landlords.

    It really is a no brainer to do stuff like this.

    Replacing shitty old fluorescent lights with more modern fixtures:
    Is not expensive
    Is tax deductible
    Likely adds more value to your house than they'll cost - Owners dramatically underestimate the impact of good lighting on capturing buyer interest/first impressions IMHO.
    Builds rapport and respect with tenants
    Better for the environment
    Lowers ongoing costs for tenants
    More cost effective way to improve house for yourself if you ever intend to move back in.
    Just respectful in a space where many are not

    I always accept reasonable repair/improvement requests from my tenants, it's cheap insurance to keep them happy, you vacancy rate low and your overall yield high.

    Anecdotal - A friend owns an investment property in the same area targeting the same market as I do, he is unscrupulous, does not repair things until he borderline legally has to, makes absolutely no improvements no matter how minor.
    He whinges about damage, tenant turnover and low quality applicants. In the comparable property I've averaged 3~4 years in each tenant, never had any damage done or late rent etc.
    I absolutely guarantee he's losing out massively just based on repairs over bond withheld, rental advertising fees and lost weeks rent but "doesn't want to waste money"

    • UltimateAI on 21/06/2022 - 23:13
      +1

      Yes spot on. It's always the cheap skate landlords that get the "Karen" tenants and spend so much time\stress rotating through Real Estate Agents, dealing with bond claims, increased vacancy rates due to lost rent. Always someone else's problem. You see this time and time again. What's even funnier is these cheap skates believe they are being financially prudent….lol.

      Forgot to mention, their Tenants treat their places like crap, and wear and tear can not be recovered from the bond.

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