Look for an evidence-based report and a repair follow-up process, not just a ticked inspection date.
Use the right notice and timing
Tenancy Services says ordinary residential inspections may occur between 8am and 7pm, no more frequently than once every four weeks. Notice must be at least 48 hours and no more than 14 days before the inspection. Different provisions apply to boarding houses and other types of entry. Check current guidance and your circumstances before arranging access.
Read the report in four parts
Condition compared with earlier records
Look for specific observations about rooms and supplied items. Distinguish a new issue from previously recorded wear.
Maintenance
Identify leaks, damaged fittings or other problems that need investigation. Ask who will obtain a quote and what access is required.
Tenant communication
Check whether the tenant raised any issues and how they will receive updates. An inspection should support communication as well as observation.
Actions and completion
Every unresolved item needs a responsible person, a next step and a follow-up date. Keep evidence when work is complete.
Keep photographs proportionate
Tenancy Services advises care when photographing a tenant's belongings. Focus on relevant property condition, and avoid unnecessarily recording private items. Compare the report with the initial inspection and earlier follow-ups rather than drawing conclusions from a single image. A visible issue may need a contractor's assessment before its cause can be established.
Agree the ongoing process with Mellow
Mellow's long-term management includes maintenance and inspections. Ask how often inspections are proposed within lawful limits, how the schedule relates to your insurance requirements, and how urgent findings are escalated. Keep owner approvals timely so a report does not become an unattended task list. This guide covers routine residential inspections; it is not a substitute for legal advice about a particular entry or dispute.
Sources and further reading
Reviewed 30 September 2026. Confirm current terms for your own property.
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