Property Manager Plumbing Christchurch

A plumbing job in a rental has more moving parts than one in an owner-occupied home. There is a tenant to contact, an owner to get approval from, a maintenance budget to stay inside, and a record to keep in case the job ends up before the Tenancy Tribunal. A plumber who turns up late, does not report back or sends a vague invoice makes every one of those harder.

We contact tenants directly to arrange access, fix the problem, and send you a job report with photos and a plain description of what we found and did, ready to pass straight to the owner.

Pricing: quotes are free, and every job gets a fixed price before we start, so there are no surprises on the invoice.

Property Manager Plumbing Jobs We Handle Across Christchurch

• Plumbing and property maintenance
• Rental property plumbing
• Tenant leak call-outs
• Healthy Homes checks
• Photo job reports
• Landlord accounts

What we handle for rental portfolios

We cover the plumbing that keeps rentals tenantable and compliant, including:

• Urgent repairs: burst and frozen pipes, no hot water, blocked toilets and overflowing drains
• Running toilets, dripping taps and leaking showers
• Hot water cylinder replacement, including like-for-like swaps at short notice
• Drain clearing and camera inspections, with footage for owners
• Pre-tenancy and end-of-tenancy plumbing checks
• Shared drainage and pressure sewer issues in multi-unit sites

Urgent repairs, tenants and Healthy Homes

Under the Residential Tenancies Act, landlords must keep a rental in a reasonable state of repair, and tenants must tell the landlord about problems promptly. A burst pipe or loss of hot water needs a fast response, and delays can leave the landlord exposed if the tenant arranges their own repair or applies to the Tribunal.

Plumbing and drainage also sit inside the Healthy Homes standards. The moisture ingress and drainage standard requires efficient drainage for stormwater, surface water and groundwater, and a ground moisture barrier under enclosed suspended floors where reasonably practicable. A leaking waste under the floor or a downpipe discharging onto the ground works against both, and we flag them in the report when we see them.

How It Works

Christchurch winters and frozen pipes

Christchurch gets around 80 ground frost days a year, and in July 2015 the council took more than 100 calls about frozen pipes in a single cold snap. Rentals with exposed pipework under suspended floors, in garages or along outside walls are the ones that freeze and split. Lagging those runs before winter is a small job that saves a mid-winter callout and a water-damaged floor.

We can check and lag exposed pipes across a portfolio in autumn as a planned programme, and note any properties where the pipes are at most risk.

Leaks, excess water charges and Selwyn meters

Christchurch City Council charges households extra for water used above a daily allowance. A running toilet or a hidden leak in the supply pipe can push a rental over it without the tenant changing anything. The council offers a remission of the excess water charge for a leak, on proof it was repaired promptly, so the repair date matters. Our invoices and job reports record the date, where the leak was and what was repaired. Where a bill points to a hidden leak, we use leak detection to find it before anything is opened up.

In Selwyn the rules are different. Most homes on council supplies in Rolleston and Lincoln are metered and pay for every cubic metre, so a leak costs money from the first day.

Repaired homes and pressure sewers

Many Christchurch rentals were repaired after the 2010 and 2011 earthquakes, and pipework that was cut, rejoined or rerouted during that work is worth a look at the start of a management agreement. A drain camera inspection gives the owner a baseline before anything goes wrong.

Some properties, especially in the east and in newer subdivisions such as those around Halswell, are on a pressure sewer with a pump tank and an alarm panel. Tenants need to know what the alarm means and who to call. Council-installed tanks are maintained by the council, while privately owned tanks need a drainlayer, and we can tell you which applies to each address.

Account pricing and reports

Jobs inside your approval limit go ahead without a phone call. Anything above it is made safe and comes back as a written quote with photos before work starts. Invoices are itemised and reference the property address, your job number and the owner.

Every job comes with a short report: what the tenant reported, what we found, before and after photos, what we fixed and anything that still needs attention. Where the cause looks like tenant damage, such as wipes in a drain, we say so plainly and include the evidence.

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Property Manager Plumbing Across Christchurch

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