It can be very stressful when you lose a tenant not only because of the potential loss of income but also, the potential work your tenant may leave behind.

Please don’t stress, we have this under control and will keep you in the loop so you have peace of mind.

What Happens at the Vacate Inspection?

When your tenant vacates, within 3 days we attend the property and conduct a full vacate inspection. This is where we cross reference the condition of the property with the entry condition report. This allows us to hold your tenant account for returning the property in the same condition as it was when they moved in (or as close to as possible), less any fair wear and tear.

What is Fair Wear and Tear?

Fair wear and tear is anything that happens through normal use of the property.

Example 1

The tenant has put sticky hooks on the wall and when removing them, it has torn the paint.

This to us is considered ‘Tenant Damage’, therefore we would hold your tenant accountable to repairing the torn paint patches within reason.

Example 2

The sliding screen door is hard to open and close because the rollers are worn out.

This is not cause by the tenant but caused by wear and tear and would be considered ‘Genuine Maintenance’ therefore, you as the owner would need to pay for this to be repaired.

We document and photograph the full vacate inspection and once we have finalised everything with your tenant, we will email you a copy of the report and confirmation, your property is again clean and ready for a new tenant.

It is very important to understand the purpose of this inspection and that you have reasonable expectations. If you have the same tenant for a long period of time the chances are, there is going to be wear and tear and you’re going to have to do some work as well to get the property back up to scratch.

The purpose of this inspection is not only to hold the tenant accountable but to ensure, the property is clean and tidy for the next tenant so they remain, an Excellent Tenant.

Whilst our people are Excellent, they’re not qualified to detect maintenance. The vacate inspection is NOT a Maintenance Audit. We don’t do a fully cycle of the dishwasher and cook something in the oven to make sure it is working. Please read the next point on Maintenance for further information.


Some owners will have the luxury of going years without many or any maintenance requests from their tenants. We do our best to educate your tenant to report maintenance however, this is simply because some tenants are more laid back and don’t want to bother you with little things.

Whilst this seems great, your next tenant may not be so easy going and you may be hit with a bunch of maintenance repairs all at the same time. The best way to overcome this is to have an Annual Maintenance Budget. The general rule of thumb we advise is to set aside approximately 2.5% of the properties overall value to spend on maintenance and improvements each year.

Pets – Should I or Shouldn’t I ?

If your property is suitable for pets, it is very likely that you will receive an application from your next tenant who has pets. We know this can be scary for landlords. Please rest assured, we don’t have bad experiences with tenant’s pets, we have bad experiences with bad tenants who own pets.

If you receive an application from an Excellent Tenant who has pets, it usually still an Excellent Application because, your tenant has the means and the attitude to take responsibility for their pet.

By broadening your criteria and being open to accepting pets, you broaden your potential market and the number of potential tenants you can have rent your property. This means, less time vacant and more money for you!

Landlords Insurance

If you don’t already have our preferred landlords insurance, we recommend you get it now. For the cost of approximately 1 weeks rent, this not only covers you for loss of rent BUT they also have coverage for accidental and malicious damage. Click here to find out more.

Excellence Property Management Blog Post. Townsville Property Management

Why Routine Inspections Are So Important

The purpose of conducting Routine Inspections on your property is to ensure the tenant are maintaining their obligations of their lease to looking after the property, keeping it clean and well maintained so without them, you’re very much in the dark and this could be costing you money!

Townsville Vacancies. Townsville Property Management. Excellence Property Management

Townsville’s Vacancy Rate Slowly Recovering

Are you thinking about renting out your property but have been scared with reports of the Townsville Vacancy Rate Skyrocketing?

Excellence Property Management Blog Post. Townsville Property Management

Why Having the Right Landlords Insurance Will Save You Thousands

Landlords Insurance IS NOT Home and Contents Insurance and most Home and Contents Insurance Policies DO NOT have adequate landlord insurance coverage which means they will not cover you for lost rent or damage caused by your tenant.

Townsville Property Management. The top 8 features tenants seek out in rental properties

The Top 8 Features Tenants Seek Out In Rental Properties!

Are you thinking of renovating soon or just curious as to what tenants are looking for in this day and age?

Excellence Property Management Blog Post. Townsville Property Management

Pets – Should You Or Shouldn’t You?

We often get asked by landlords about whether we think they should accept pets on their property and the answer to this questions is always, how is this likely to affect your return on investment?

Excellence Property Management Blog Post. Townsville Property Management

How To Get Your Property ‘Ready’ For Cyclone Season

Due to the warm and tropical weather in Townsville, we’re very prone to being the target of Cyclones and they traditionally occur between November and March.

Excellence Property Management Blog Post. Townsville Property Mangement

How The Presentation of Your Property Effects Your Bottom Line

Did you know that a well presented property will achieve a significantly better return on investment?

Excellence Property Management blog post. Townsville Property Management

How To Choose The Right Property Manager For YOU

You might be frustrated with your existing agent and looking for a change OR you’re renting your property out for the first time and you need to choose a Property Manager… either way, how do you know who is right for you?

Excellence Property Management blog post. Townsville Property Mangement

The Secret to Renting a Vacant Property in a Difficult Market

Because we’re experts, we want to share with you our 4 secrets to getting your property rented in a difficult market for the best price, to the best tenant in the shortest possible time.

Excellence Property Management. Property Management Townsville blog post.

Learn How To Budget For An Investment Property

Thinking of up-sizing, making a lifestyle change or purchasing an investment property but don’t know if you can afford it?

Our Purpose

Our purpose is to provide property owners the assurance of Excellent Service in an industry where there is little to no accountability to the advice and service they receive. ‘Good’ is not good enough for you, and it’s not good enough for us.

Our Method

At Excellence Property Management, we combine our method and systems, with excellent people who are trained and educated in the industry to ensure you receive only candid advice and service. Click here to find out more!

Our Guarantees

We Specialise in EXCELLENT Residential Property Management. If we aren’t giving you an EXCELLENT service, you won’t pay!

Contact Details

Excellence Property Management
PO Box 425, Townsville, QLD, 4810
(07) 4408 8062