Routine inspections are where small property problems get found before they turn expensive.
A loose hinge. A leaking tap. A swollen door. A damaged fence. A stain on the ceiling. Mould starting in the bathroom. A gutter overflowing outside. None of it looks dramatic at first.
Then it gets left for six months.
That’s when the bill gets annoying.
This checklist is for Perth landlords, property managers and self-managing rental owners who want a practical way to inspect a property without missing the obvious stuff.
It’s not legal advice.
It’s a maintenance checklist.
Use it before a routine inspection, after a tenant reports an issue, before a new lease starts, or when you’re checking what needs fixing between tenancies.
What A Routine Rental Inspection Should Check
A routine inspection isn’t just about how tidy the property looks.
You’re checking condition.
That means looking for damage, wear, safety issues, water problems, loose fixtures, broken fencing, early maintenance signs, and anything that could become a bigger repair later.
The best inspections are boring.
You walk through the property, check each area properly, take photos where needed, and make a list of what needs attention.
Don’t rely on memory.
Write it down as you go.
Before You Start
Before the inspection, check:
The last property condition report
Use it as the baseline. You’re comparing current condition against what was recorded before.
Previous repair notes
Check whether old issues were fixed or are still sitting there.
Tenant-reported problems
Bring the tenant’s maintenance history with you so nothing gets missed.
Access details
Make sure you can access the garage, shed, side gates, exterior areas, meter boxes, and any common areas that form part of the tenancy.
Photos
Take clear photos of anything damaged, worn, leaking, unsafe, or likely to need repair.
This makes life easier later.
Especially if there’s a dispute.
Front Of Property
Start outside.
A lot of rental maintenance problems show up before you even walk in.
Check:
- Front fence is standing straight
- Gates open, close and latch properly
- Letterbox is secure and not damaged
- Driveway is safe and not badly cracked
- Pathways are clear and not a trip hazard
- External lights are working
- Reticulation is not spraying walls, fences or doors
- No obvious damage to exterior walls
- No loose or damaged window screens
- No signs of water pooling near the house
- Gutters are not overflowing or visibly blocked
- Downpipes are connected and draining properly
Take photos of anything damaged or unsafe.
Fence and gate problems are worth catching early. They’re cheaper before a whole section starts leaning.
For fence repair work, use our fence repairs in Perth page.
Entry And Hallways
Entry areas get a lot of wear.
Check:
- Front door opens and closes properly
- Door locks work
- Door handle is secure
- Hinges are not loose
- Weather seal is intact
- No swelling or water damage around the door
- Walls are not damaged
- Skirting boards are secure
- Flooring is not lifted, cracked or loose
- Lights are working
- Smoke alarm is present and working where required
A front door that doesn’t close properly can be more than annoying.
It can become a security issue.
Living Areas
Living areas usually show tenant wear, wall damage, flooring issues and fixture problems.
Check:
- Walls are clean and not damaged beyond fair wear
- No new holes, dents or cracks
- Windows open, close and lock
- Blinds or curtains are working
- Flooring is in reasonable condition
- No water stains on ceiling
- Lights and switches are working
- Power points appear secure
- Air-conditioning remote and unit are present if supplied
- No signs of mould near windows or corners
- No loose fixtures or fittings
A small ceiling stain should never be ignored.
Even if it’s dry on the day.
Kitchen
Kitchens create a lot of maintenance calls.
Water, heat, doors, drawers, appliances and tenants all meet in one room.
Check:
- Sink drains properly
- No leaks under sink
- Taps turn off properly
- Benchtop is not swollen or water damaged
- Cabinet doors and drawers open properly
- Hinges and handles are secure
- Splashback is intact
- Rangehood works
- Oven and cooktop are clean and working if supplied
- Exhaust fan works if fitted
- No mould or damp smells inside cabinets
- Silicone around sink is intact
- No pest activity under sink or behind appliances
Look under the sink.
That’s where a lot of hidden damage starts.
Bedrooms
Bedrooms are usually simple, but still worth checking properly.
Check:
- Doors open and close properly
- Robe doors slide or swing properly
- Wardrobe rails and shelves are secure
- Windows open, close and lock
- Flyscreens are fitted and not damaged
- Blinds or curtains work
- Walls are not damaged
- Flooring is in reasonable condition
- No ceiling stains
- No mould around windows
- Lights are working
- No loose power points or switches
If one bedroom is much hotter, damper or smellier than the others, note it.
It might be ventilation, moisture, window sealing or something in the roof space.
Bathroom
Bathrooms need close attention.
Small moisture issues get expensive if they sit too long.
Check:
- Taps turn off properly
- Shower head is secure
- Shower screen or curtain is in working order
- No leaking around shower base
- No cracked tiles
- No missing grout
- Silicone is intact around wet areas
- Exhaust fan works
- Toilet flushes properly
- Toilet is secure and not leaking
- Vanity is not swollen or water damaged
- No mould on ceiling or walls
- No damp smell
- Drains clear properly
Don’t just look at the tiles.
Check the vanity base, corners, silicone, ceiling and exhaust fan.
That’s where the problems usually show up.
Laundry
Laundries are easy to rush.
Don’t.
Check:
- Taps are not leaking
- Washing machine taps turn properly
- Trough drains properly
- No water damage inside cupboards
- Dryer vent or exhaust is clear if fitted
- Floor waste is clear
- No mould or damp smell
- Door opens and closes properly
- External door and screen are working if fitted
- No signs of water pooling
A slow laundry drain can turn into a bigger issue if it keeps getting ignored.
Toilets
Check:
- Toilet flushes properly
- Cistern refills correctly
- No water running constantly
- Toilet is secure to the floor
- No leak at the base
- Seat is secure
- Exhaust fan works if fitted
- No damp smell
- Floor around toilet is not swollen or damaged
A toilet that keeps running wastes water and annoys tenants.
Usually an easy fix if caught early.
Garage, Carport And Storage Areas
These areas often get skipped.
That’s where damage hides.
Check:
- Garage door opens and closes properly
- Remote works if supplied
- Side access door works
- Locks and handles are secure
- No obvious roof leaks or ceiling stains
- No signs of pests
- Shelving is secure if supplied
- Floor is safe and not badly cracked
- No water pooling
- Stored items are not blocking access to meters or services
For strata or commercial properties, also check bin areas, storerooms and shared access points.
Rear Yard And Exterior
Backyards are where a lot of property maintenance gets delayed.
Check:
- Rear fence is stable
- Side gates work
- Clothesline is secure
- Patio or pergola looks stable
- Paving is not badly lifted
- Reticulation is working and not causing damage
- Garden beds are not built up against walls or fences
- No tree branches hitting roof, gutters or fence
- External taps work and don’t leak
- Drainage looks normal after rain
- No obvious damage to sheds or outbuildings
Garden beds against timber fences are a common problem.
So is retic spraying fences, doors, walls and gates for years.
Fences And Gates
Fences deserve their own check.
They’re one of the most common rental maintenance issues.
Check:
- Fence is standing straight
- No loose Colorbond sheets
- No broken timber palings
- No leaning sections
- No loose rails
- No damaged posts
- No rust around screws or rails
- Gates open and close properly
- Latches line up
- Hinges are secure
- No storm damage
- No gaps that affect security or pets
A small gate repair now is easier than a full fence dispute later.
Gutters, Drainage And Water Issues
You don’t need to climb the roof during a routine inspection.
But you should look for signs of water problems.
Check from the ground:
- Gutters are not visibly full of leaves
- Gutters are not sagging
- Downpipes are connected
- Water is not pooling near walls
- No staining below gutters
- No overflow marks on fascia
- No ceiling stains inside
- No damp smell in rooms
- No mould around ceilings or windows
- No bubbling paint near wet areas
If there’s a roof leak or gutter issue beyond basic maintenance, refer it to the right trade or our sister roof repair company.
Safety And Compliance Items
Keep this section practical.
You’re not replacing a licensed safety inspection, but routine checks should still pick up obvious issues.
Check:
- Smoke alarms present where required
- Smoke alarms tested according to property management process
- RCDs checked according to property management process
- No loose handrails
- No broken steps
- No obvious trip hazards
- No exposed wiring
- No loose power points
- No broken glass
- Pool gate closes properly if applicable
- Common-area lighting works if applicable
If something looks unsafe, don’t leave it for the next inspection.
WA Property Condition Report Note
In WA, the property condition report is the baseline document for the rental property’s condition at the start of the tenancy.
Your routine inspections should be checked against that baseline.
That doesn’t mean every scuff is automatically damage. Homes get lived in. Fair wear happens.
But if something has changed, broken, leaked, moved, stained, cracked, swollen, rusted, rotted or become unsafe, it should be recorded clearly.
Use photos.
Use plain notes.
Don’t write vague things like “needs fixing” if you can write “rear gate latch no longer lines up; gate does not close securely.”
That kind of detail helps everyone.
What To Do When You Find A Maintenance Issue
Don’t let inspection notes sit in a folder.
Sort them into three buckets.
Urgent
Things that affect safety, security, water leaks, access, or further damage.
Examples:
Water leak
Broken external lock
Gate won’t secure
Loose handrail
Electrical concern
Bad drainage issue
Fence section unsafe after storm
These need action quickly.
Soon
Things that aren’t emergencies but will get worse.
Examples:
Leaning fence
Slow drain
Loose hinge
Small wall damage
Minor water staining
Rust starting on gate hardware
Door sticking badly
These are worth booking before the next inspection.
Monitor
Things to keep an eye on.
Examples:
Small scuffs
Minor wear
Older fittings still working
Fading paint
Small cracks that haven’t changed
Not everything needs fixing immediately.
But it should still be noted.
We Handle Rental Maintenance Jobs
If your inspection turns into a repair list, PMPWA can help.
We handle practical rental property maintenance across Perth, including:
Handyman repairs
Fence repairs
Gate issues
Door and lock problems
Wall patching
Small carpentry repairs
Fixture and fitting repairs
General make-good work
Small maintenance jobs before or after a tenancy
For property managers and strata managers, see our property maintenance for Perth property managers page.
Rental Inspection Checklist FAQs
How often should a rental inspection be done?
Follow the inspection schedule allowed under the tenancy and your property management process. Many landlords and property managers run routine inspections during the tenancy to check condition, maintenance issues and tenant-reported problems.
What should I look for during a rental inspection?
Look for maintenance issues, damage, water stains, mould, broken fittings, doors and locks, fence problems, gutters, drainage, flooring, walls, wet areas and safety concerns. Use the checklist above so you don’t rely on memory.
Is a routine inspection the same as a property condition report?
No. The property condition report records the property’s condition at the start of the tenancy. Routine inspections check how the property is being maintained during the tenancy and whether repairs are needed.
Should landlords take photos during inspections?
Yes, where appropriate and allowed. Photos make it easier to record maintenance issues, compare condition over time, and explain repairs to owners, tenants or contractors.
What maintenance issues should be fixed quickly?
Water leaks, security issues, unsafe fences, broken gates, loose handrails, blocked drains, electrical concerns and anything likely to cause further damage should be handled quickly.
Can PMPWA fix items found during an inspection?
Yes. PMPWA handles rental maintenance work across Perth, including handyman jobs, fence repairs, gate issues, wall patching, small repairs and general property maintenance.
Need Repairs After An Inspection?
If your inspection has turned into a repair list, send it through.
Photos help. So does the property address, access details, tenant availability and anything time-sensitive.
PMPWA can help with the small jobs that stop becoming small when they’re left too long. Contact us today.
