How often do routine inspections happen in South Australia?

Under South Australia's Residential Tenancies Act, landlords and property managers can conduct routine inspections up to four times per calendar year. At Waterman Property Management, we generally carry these out every three months, which keeps us across the condition of your property consistently throughout the year without feeling intrusive for your tenant.

Before every routine inspection, your tenant must be given at least seven days written notice using the correct form under South Australian legislation. Your property manager handles all of this on your behalf, including scheduling, notices, and following up on anything identified during the inspection. After each inspection you'll receive a detailed report with photos so you always have a clear picture of how your property is being maintained.

Maintenance and small repairs

Routine inspections are the ideal opportunity to pick up on the small maintenance items that tenants may not have reported or may not have noticed themselves. Common items include replacing light globes, fixing leaking taps, and attending to minor fixtures like ceiling fans or door handles. Your property manager will also check tenant-specific areas including general cleanliness, the presence of mould in wet areas, and the condition of lawns and gardens.

If anything needs to be addressed by the tenant, a formal Notice to Remedy can be issued under South Australian tenancy legislation. Tenants are generally given 14 days to address the issues raised. If the issues aren't resolved within that timeframe, your property manager can advise you on the appropriate next steps under the Residential Tenancies Act 1995 (SA).

What we check for larger repair issues

Beyond the day-to-day maintenance items, routine inspections are also a chance to identify early warning signs of more significant and expensive repairs. Catching these early almost always means a lower repair bill and less disruption to your tenancy. At every inspection, your property manager should be checking for the following:

• All locks and security fixtures are in working order
• Water leaks in kitchens, laundries, and bathrooms
• Exhaust fans are functioning and clear of dust build-up
• Air conditioning filters are clean and units are running properly
• Weatherboards, brickwork, and tiles for cracks or signs of wear
• Dampness or wood rot anywhere in the property
• Signs of termite activity or rust, particularly in older Adelaide homes
• Condition of gutters, downpipes, and visible roof elements

For older properties across Adelaide's inner and middle ring suburbs, termite checks and moisture monitoring are especially important given the age of much of the housing stock. A small sign caught at a routine inspection can prevent a very expensive problem down the track.

What happens after an inspection?

Once the inspection is complete, your property manager will prepare a written report detailing the condition of the property, any maintenance items that need attention, and any issues that require follow-up with the tenant. At Waterman Property Management, our reports include photographs so you have a visual record of the property's condition at each inspection, which is also valuable documentation if a dispute arises at the end of a tenancy.

Any urgent maintenance identified during the inspection will be actioned promptly, and routine items will be scheduled in line with your approval and budget. Your property manager should be your eyes and ears on the ground, and a thorough inspection report is how that relationship delivers real value to you as an Adelaide landlord.