Top Tips for Investment Property Maintenance in Perth

How Investment Property Maintenance Perth Affects You

 

1. Proactive Prevention: The Cornerstone of Investment Property Value Maximisation

Investing in property in Perth is a significant undertaking, and to ensure its long-term profitability and value, meticulous maintenance is not merely an option—it’s an imperative. At Smart Realty, led by the distinguished Licensee Mahi Masud, we understand that the true measure of success in property management and sales lies in safeguarding and enhancing your asset. Our approach to investment property maintenance is built on a foundation of proactive, preventative strategies. We firmly believe that addressing minor issues before they escalate into costly disasters is the most prudent and financially sound path for any discerning Perth property owner. This philosophy is deeply ingrained in our operations, which is why we never compromise by taking shortcuts or outsourcing any aspect of our service. Every task, from the initial inspection to ongoing repairs and renovations, is meticulously handled by our dedicated, in-house team of experts. This unwavering commitment to internal control ensures a consistent, high standard of care that directly translates into maximising your property’s appeal and rental yield, or its ultimate sale price.

Mahi Masud’s personal involvement is a hallmark of the Smart Realty difference. He doesn’t merely oversee operations; he is actively engaged, ensuring that every property under our management receives the precise attention it deserves. This hands-on leadership guarantees that potential problems are identified and rectified early, preserving the property’s condition and, by extension, your investment. We understand that for many, a rental property represents a significant portion of their wealth. Our mission is to protect and grow that wealth through unparalleled maintenance practices. Our all-inclusive property management model is designed with transparency and trust at its core. You can be assured that there are no hidden fees or unexpected charges. What you see is what you get: comprehensive care that covers all essential maintenance aspects. This clarity provides peace of mind, allowing you to focus on your investment goals without the constant worry of unforeseen expenses or substandard upkeep.

Furthermore, our stringent adherence to the Residential Tenancy Act 1987 is not just a legal obligation; it’s a deeply embedded principle that benefits everyone involved. This robust compliance framework provides a vital layer of protection, shielding both property owners and tenants from potential risks and disputes. By ensuring that all rental properties are managed in accordance with these regulations, we minimise the likelihood of legal entanglements and promote a harmonious landlord-tenant relationship, which is crucial for tenant retention and consistent rental income. With a proven track record spanning over 19 years, having managed more than 1,200 properties and facilitated over 550 successful home sales, Smart Realty has consistently demonstrated its ability to deliver outstanding results. We are a proud and accredited member of the REIWA, a testament to our commitment to industry best practices and ethical conduct. This extensive experience, combined with Mahi Masud’s personal dedication and our team’s expertise, positions Smart Realty as the definitive number one choice for property management and real estate sales in Perth.

Understanding Perth’s Unique Environmental Demands

Perth’s enviable lifestyle comes with a distinct climate that directly impacts property maintenance requirements. Elevated levels of ultraviolet (UV) radiation and the pervasive coastal air present unique challenges that necessitate a tailored approach to upkeep. Ignoring these environmental nuances can lead to accelerated wear and tear, diminished aesthetic appeal, and ultimately, a reduction in your property’s market value. At Smart Realty, we don’t just manage properties; we understand them. Our team is intimately familiar with the specific demands of the Perth environment and integrates this knowledge into every maintenance plan.

Mitigating the Impact of Intense Australian UV Radiation

Perth boasts some of the highest UV levels in Australia, a factor that significantly affects not only the comfort of your tenants but also the longevity and appearance of your property’s exterior. The relentless sun can cause paint to fade, sealants to degrade, and even compromise the integrity of building materials over time. This is not a cosmetic issue; it’s a functional one that directly impacts the property’s resale value and desirability.

Our proactive maintenance schedules specifically account for Perth’s intense UV damage. As a general guideline, we advise budgeting for exterior repainting every 5 to 7 years. However, this is a baseline. Depending on the property’s orientation, exposure, and the quality of the initial paint job, more frequent touch-ups and refreshers for paint and sealants are often essential. We advocate for the use of high-quality, UV-resistant paints and sealants. These products offer superior durability and protection, effectively creating a barrier against the sun’s damaging rays. By investing in these premium materials, you are not just maintaining the aesthetics; you are extending the lifespan of your exterior surfaces and preventing the more costly repairs that arise from neglect. Our experienced team will conduct regular inspections to identify areas where this protection is weakening and recommend timely interventions, ensuring your property remains visually appealing and structurally sound against the harsh Perth sun.

The Critical Role of Seasonal System Servicing

Modern investment properties are equipped with essential systems, most notably air conditioning and heating, which are vital for tenant comfort and property desirability. However, these systems operate under significant strain, particularly given Perth’s contrasting summer heat and cooler winter periods. Inadequate maintenance of these systems can lead to reduced efficiency, increased energy consumption, and, more critically, premature failure, resulting in substantial repair or replacement costs for the owner.

We champion a schedule of seasonal system servicing as a non-negotiable aspect of investment property maintenance. Our expert technicians meticulously service air conditioning units before the onset of summer. This includes cleaning filters, checking refrigerant levels, inspecting for leaks, and ensuring optimal performance. An efficiently running air conditioner provides essential comfort for tenants during the hot Perth months, contributing to higher tenant satisfaction and retention rates. Conversely, heating systems are serviced before the arrival of winter. This preventative servicing ensures that the heating is functional, safe, and efficient, providing warmth and comfort for your tenants throughout the cooler months. By consistently servicing these critical systems, we not only extend their operational lifespan but also minimise the risk of costly breakdowns during peak usage periods, thus safeguarding your investment and preventing tenant dissatisfaction. This diligent approach is part of our all-inclusive property management, meaning these vital checks are integrated without any additional, hidden fees.

1. Structural Integrity: Safeguarding Your Investment from the Elements

The enduring appeal and value of any investment property in Perth are fundamentally linked to its structural integrity. This is not merely about aesthetics; it’s about the fundamental soundness of your asset, protecting it from the damaging effects of weather and time. At Smart Realty, we view structural maintenance as paramount, employing a systematic and diligent approach that prioritises the long-term stability and safety of your property. Our expertise extends to identifying and addressing potential vulnerabilities before they manifest into significant issues.

Mahi Masud’s personal oversight ensures that every property under our management is subject to rigorous inspections that go beyond the superficial. We are committed to the highest standards, which means no shortcuts, no outsourcing of critical assessments, and no compromises on quality. Our in-house team of property professionals is equipped with the knowledge and experience to thoroughly evaluate a property’s structural condition, from its foundations to its roof. This comprehensive evaluation allows us to implement a proactive maintenance strategy that minimises risks and maximises your property’s longevity and investment potential. We understand that for property owners, maintaining the structural soundness of their investment is not just about preventing unexpected expenses; it is about preserving the core value of their asset for years to come.

When considering investment property maintenance in Perth, it’s essential to understand the unique challenges and opportunities that come with waterfront properties. For insights into managing such investments, you can explore a related article that discusses the benefits and considerations of owning a waterfront property. This resource can provide valuable information on how to maintain these types of properties effectively. To read more, visit this article on waterfront property.

The Unseen Threat: Protecting Against Water Damage

Water, while essential for life, can be one of the most destructive forces when it breaches the protective barriers of a property. In Perth, with its coastal influences and occasional intense rainfall, the potential for water damage is a constant concern that demands vigilant attention. From minor leaks to more severe ingress, water can compromise structural elements, damage finishes, and foster the growth of mould and mildew, leading to significant costs and diminished property value. Smart Realty prioritises the proactive management of water-related risks, ensuring your investment remains secure and well-maintained.

Essential Gutter and Roof Care: A Seasonal Imperative

Gutters and roofs form the first line of defence against the elements, and their regular maintenance is crucial to preventing water from finding its way into your property. Clogged gutters can lead to water overflowing and seeping into walls, foundations, and even the roof cavity, causing rot and structural damage. Similarly, a compromised roof can allow rain to penetrate, damaging ceilings, insulation, and interior finishes.

We implement a strict annual schedule for gutter cleaning, with specific emphasis placed on April and October as key periods. April, following the autumn rains, is crucial for removing leaf litter and debris that accumulates during the cooler months. October, preceding the summer heat and potential dry thunderstorms, ensures that the gutters are clear to handle any unexpected downpours. Beyond cleaning, our team performs routine inspections of the roof for any signs of damage, such as loose or missing tiles, cracked sealants, or compromised flashing. These inspections are vital for identifying potential leaks before they become major problems. By diligently maintaining gutters and inspecting roofs, we protect your property’s interior, foundation, and overarching structural integrity, thereby safeguarding your investment from the costly consequences of water ingress. This comprehensive roof and gutter care is an integral part of our all-inclusive property management service, meaning these essential tasks are covered without any hidden fees.

Investing in Durable Materials for Long-Term Resilience

The choice of materials used in the construction and maintenance of an investment property has a profound impact on its long-term durability and the frequency of necessary repairs. In a climate like Perth’s, where resilience is paramount, opting for quality and appropriate materials is not an extravagance; it is a wise investment in reducing future costs and minimising disruption. Smart Realty advises and implements the use of materials that are designed to withstand the local environmental conditions and the rigours of tenant occupation.

When advising on upgrades or during refurbishment, we prioritise durable flooring solutions such as porcelain tiles or high-quality vinyl. These materials are exceptionally resilient to wear and tear, water damage, and are generally easier to clean and maintain, which is a significant benefit for rental properties. Similarly, we advocate for the specification and installation of water-efficient fixtures in kitchens and bathrooms. While these may have a slightly higher upfront cost, their long-term benefits, including reduced water consumption and a lower risk of leaks, contribute significantly to cost savings and property longevity. Furthermore, we place a strong emphasis on using premium quality paint for both interior and exterior surfaces. High-quality paints not only offer a superior finish and enhanced aesthetic appeal but also provide better protection against fading, cracking, and peeling, especially in Perth’s sun-drenched environment. By consistently recommending and utilising durable, high-performance materials, Smart Realty helps property owners minimise long-term maintenance costs, reduce the incidence of repair calls, and maintain the property’s appeal and value over time.

1. Tenant Engagement: Fostering a Culture of Care and Responsibility

The relationship between a property owner and their tenants is a critical component of the investment property lifecycle. A positive and responsible tenancy can significantly reduce wear and tear, minimise disputes, and ensure consistent rental income. At Smart Realty, we believe in fostering a collaborative environment where tenants understand their role in maintaining the property, and we provide them with the support and information necessary to fulfil these responsibilities effectively. Our approach to tenant engagement is not merely about finding someone to occupy the property; it’s about cultivating a partnership that benefits all parties and ultimately protects your investment.

Mahi Masud’s philosophy is that well-informed and responsible tenants are the best asset for any property owner. This belief translates into our rigorous tenant screening process and our proactive approach to communication. We meticulously vet potential tenants, looking for individuals who demonstrate a history of responsible property care. Once a suitable tenant is found, we make it a priority to clearly outline their responsibilities regarding property maintenance. This transparency helps to prevent misunderstandings and encourages a sense of ownership and care towards the property. Our commitment to never taking shortcuts means our tenant management practices are thorough and designed for long-term success. Every interaction is handled by our expert in-house team, ensuring consistency and quality.

Establishing Clear Lines of Communication and Responsibility

Effective communication is the bedrock of any successful landlord-tenant relationship. When expectations are clearly defined and understood, the likelihood of issues arising due to miscommunication is significantly reduced. Smart Realty places a high value on clarity and transparency, ensuring that both property owners and tenants are well-informed and aligned on maintenance protocols. Our goal is to create an environment where issues are addressed promptly and efficiently, benefiting both the tenant’s comfort and the owner’s investment protection.

Managing Tenant Expectations for Property Care

A key element of our tenant management strategy is proactively managing tenant expectations regarding the care of the investment property. We understand that tenants are responsible for the general upkeep and day-to-day maintenance of the property they inhabit, and it is our duty to ensure they are aware of these obligations. This includes clear communication about tasks such as changing light bulbs, keeping common areas clean, and, crucially, promptly reporting any issues that arise.

We provide tenants with detailed guidelines on their responsibilities during the lease agreement, often supplemented by informative materials. This might include information on how to properly use and maintain appliances, the importance of cleaning filters in air conditioning units, and the procedure for reporting leaks or damages. By empowering tenants with this knowledge, we encourage a proactive approach to maintenance on their part. Critically, we emphasise the importance of prompt reporting of any issues, no matter how small they may seem. A minor leak, if not reported immediately, can escalate into a major problem, leading to significant structural damage and costly repairs. Our team is always accessible to tenants for reporting issues, and we ensure that their concerns are addressed swiftly and efficiently. This collaborative approach not only minimises potential damage to your property but also fosters a sense of mutual respect and responsibility, contributing to longer, more stable tenancies.

The Importance of Rigorous Tenant Screening

The foundation of responsible property maintenance begins with the selection of the right tenants. At Smart Realty, our tenant screening process is exceptionally rigorous and is one of the most critical steps we take to protect your investment. We understand that a tenant’s history and attitude towards property care are strong indicators of their future behaviour, and we leave no stone unturned in assessing potential occupants.

Our in-depth screening process goes beyond simply checking references. We conduct thorough background checks, verify employment and income, and most importantly, evaluate their previous rental history. We look for a consistent pattern of timely rent payments, a history of respecting property guidelines, and evidence of responsible property care. We also assess their application for completeness and accuracy, as this can often reveal an individual’s attention to detail and honesty. By investing time and resources into this meticulous screening process, we significantly reduce the risk of damage caused by negligence, intentional misuse, or a general lack of respect for the property. This careful selection ensures that your property is occupied by individuals who are not only financially capable but also demonstrate a commitment to maintaining its condition. This meticulous approach to tenant selection is a cornerstone of our all-inclusive property management, aimed at providing you with peace of mind and securing the long-term value of your Perth investment.

1. Documentation and Digital Records: The Eyes and Ears of Your Investment

In the realm of property management, meticulous documentation is not a bureaucratic formality; it is an indispensable tool that protects owners, ensures accountability, and provides irrefutable evidence of a property’s condition. At Smart Realty, we understand that proactive and comprehensive record-keeping is as vital to maintaining property value as any physical repair. Our commitment to excellence means every detail is captured, creating a clear and transparent history of your investment’s state.

Mahi Masud insists on a standardised, high-level approach to documentation, ensuring that every property under our care is meticulously documented. This process is handled exclusively by our expert in-house team, guaranteeing consistency and adherence to our stringent quality standards. We never outsource this critical function, recognising its importance in safeguarding your asset. Whether your property is managed for rental income or is awaiting sale, our detailed records provide an unparalleled overview of its condition, allowing for informed decision-making and ultimately maximising its market value. Our all-inclusive property management model encompasses this detailed documentation as standard, with no hidden fees for this crucial service.

The Power of Comprehensive Condition Reports

Condition reports are the cornerstone of documenting a property’s state at the commencement and conclusion of a tenancy. They serve as a vital baseline, providing clear, objective evidence of the property’s condition, which is crucial for managing expectations, resolving disputes, and ensuring accountability. At Smart Realty, we elevate this process beyond a mere formality.

Creating Detailed Reports with Photographic Evidence

We pride ourselves on generating exceptionally detailed condition reports that leave no room for ambiguity. Before a tenant occupies the property, our experienced team conducts an exhaustive inspection, documenting every aspect of the interior and exterior. This includes walls, floors, ceilings, fixtures, fittings, and all appliances. Crucially, these reports are not just text-based; they are accompanied by high-quality photographs taken from multiple angles, clearly illustrating the condition of each element. We meticulously record make and model details for all appliances and note any pre-existing wear or minor imperfections.

This detailed photographic and written record serves as an objective benchmark. When a tenant vacates, we conduct a new inspection and compare it against the initial report. Any discrepancies, beyond normal wear and tear, are clearly identified and evidenced by the photographs. This rigorous process ensures that tenants are held accountable for any damage they cause, protecting your investment from unnecessary degradation. Furthermore, these reports are invaluable if a dispute arises, providing clear, undeniable evidence. For properties undergoing sale, these detailed reports can also highlight recent upgrades and excellent maintenance, bolstering buyer confidence and potentially increasing sale price. This level of detail is an inherent part of our all-inclusive property management, reflecting our commitment to transparent and effective property stewardship.

Tracking Wear and Tear: An Ongoing Commitment

Beyond the initial and final condition reports, Smart Realty maintains ongoing records of maintenance and inspections throughout a tenancy. This continuous tracking is essential for both managing day-to-day issues and for providing owners with a clear understanding of their property’s lifecycle. We understand that properties, like all assets, experience wear and tear, and it is our objective to manage this in a way that minimises impact on value.

Our system allows us to track when specific items were last serviced or replaced, when repairs were undertaken, and by whom. This includes recording details of any tenant-reported issues and the subsequent actions taken. This comprehensive history helps us to anticipate future maintenance needs and budget accordingly. For instance, knowing the age and service history of an air conditioning unit allows us to schedule preventative maintenance before it is likely to fail, preventing inconvenience for the tenant and a significant expense for the owner. This ongoing commitment to recording and tracking wear and tear is integral to our proactive maintenance strategy. It allows us to identify patterns of usage that might lead to premature wear, enabling us to advise owners on potential adjustments or upgrades. This diligent approach ensures that your property is not just maintained, but actively managed to preserve its condition and maximise its long-term profitability and market value.

1. Financial Prudence: Building a Reserve for Peace of Mind

A key differentiator for successful property investors is their ability to manage finances strategically, ensuring that unexpected expenses do not derail their investment returns. At Smart Realty, we advocate for a disciplined financial approach that incorporates forward-thinking planning, particularly concerning maintenance. We understand that while preventative measures can significantly reduce the incidence of major repairs, unforeseen issues can still arise. Our commitment to protecting your investment extends to ensuring you are financially prepared for these eventualities.

Mahi Masud’s leadership emphasises financial stability and proactive planning for all our managed properties. Our all-inclusive property management model is designed to be transparent and comprehensive, and this extends to our advice and implementation of financial strategies. We believe in empowering property owners with the knowledge and tools to secure their investment against unexpected costs, thereby safeguarding their returns and providing invaluable peace of mind. Our expert in-house team meticulously manages these financial aspects, ensuring precision and adherence to best practices.

When considering the upkeep of your investment property, it’s essential to stay informed about the best practices in property maintenance. A related article that provides valuable insights is available at Smart Realty, where you can find tips tailored for property owners in Perth. By understanding the nuances of property maintenance, you can ensure that your investment remains in top condition and retains its value over time.

The Strategic Advantage of a Dedicated Maintenance Reserve

Effective property management requires foresight. While regular maintenance addresses the immediate needs of a property, a dedicated reserve fund is essential for handling larger, unanticipated expenditures. This financial buffer is not a luxury; it is a critical component of responsible property ownership that prevents short-term crises from becoming long-term financial burdens. Smart Realty champions the establishment and diligent management of these reserves.

Setting Aside Funds for Planned Upgrades and Emergency Repairs

We strongly advise all our property owners to establish a dedicated maintenance reserve fund. This fund acts as a financial safety net, specifically earmarked for both planned upgrades and emergency repairs. The amount allocated to this reserve can vary depending on the age, type, and condition of the property, but our team will work with you to determine an appropriate and sustainable level. By regularly contributing to this fund, owners can build a substantial sum over time, ensuring that they are financially prepared when a major appliance fails, a storm causes damage, or a significant refurbishment is required.

This approach allows for proactive planning. For instance, if we identify that a property’s roof is nearing the end of its lifespan, or a major appliance is several years old and showing signs of wear, we can use the reserve fund to undertake these replacements or upgrades strategically. This often allows for better pricing and scheduling, avoiding the emergency surcharges that can accompany unplanned, urgent repairs. Crucially, this reserve ensures that when unexpected issues arise—such as a burst pipe during a cold snap or damage from a severe weather event in Perth—the necessary repairs can be initiated immediately without causing financial stress for the owner. This immediate action can also minimise further damage and tenant disruption. Our transparent management of these funds ensures you always have a clear overview of your reserve, providing confidence in your investment’s financial security.

Adapting Your Property to Perth’s Unique Climate

Perth’s climate presents specific challenges and opportunities when it comes to landscaping and outdoor maintenance for investment properties. A well-maintained garden can significantly enhance a property’s appeal and rental desirability, but poorly chosen or maintained landscaping can become a costly ongoing burden. Smart Realty’s expertise includes advising on and implementing landscaping solutions that are both aesthetically pleasing and environmentally sensible for the Perth region.

Choosing Low-Maintenance, Drought-Resistant Landscaping

Western Australia, and Perth in particular, is recognized for its dry summers and the importance of water conservation. Opting for native and drought-resistant plants is not only an environmentally responsible choice but also a financially prudent one for property owners. These species are naturally adapted to the local climate and soil conditions, requiring less water, fertiliser, and ongoing care.

Our team will assess your property’s outdoor spaces and recommend landscaping designs that minimise upkeep requirements. This may involve the selection of hardy ground covers, succulents, or indigenous shrubs and trees that thrive with minimal intervention. Gravel or mulched garden beds can reduce the need for extensive weeding and watering. By focusing on these low-maintenance options, we help to reduce the ongoing costs associated with gardening and watering, which can be significant expenses in a rental property. Furthermore, a well-designed, drought-resistant garden can enhance the property’s curb appeal without demanding excessive resources from the tenant, leading to greater tenant satisfaction and a more desirable property for potential renters or buyers. This horticultural wisdom is part of our all-inclusive service, designed to maximise your property’s value and minimise your concerns.

Vigilance Against Pests and Termites: Protecting Structural Integrity

For any property owner, the threat of pest and termite infestation is a serious concern. These unwelcome visitors can cause extensive damage to the structure of a building, compromising its integrity and significantly reducing its value. In Perth’s climate, certain pest and termite species are prevalent, making regular vigilance and proactive management essential. Smart Realty takes these threats very seriously, implementing robust strategies to protect your investment.

Conducting Regular Termite Inspections in Risk Zones

Termites are a major threat to timber-framed buildings, and Perth is an area where termite activity is significant. If left unchecked, termites can cause catastrophic damage, often without being detected until the structural integrity of the property is severely compromised. Our comprehensive property management strategy includes the recommendation and facilitation of regular termite inspections.

We advise scheduling professional termite inspections annually, particularly for properties situated in known risk zones or those with extensive timber elements. Our in-house team can coordinate these inspections with reputable pest control professionals, ensuring that thorough assessments are conducted. These inspections involve a detailed examination of accessible timber components, the sub-floor, roof void, and the immediate exterior of the property for any signs of termite activity or conducive conditions. Early detection is key, and a professional inspection can identify the presence of termites or the conditions that encourage them, allowing for prompt and effective treatment before significant damage occurs. This proactive approach is a crucial part of safeguarding your investment from the unseen dangers that can erode its value.

Prompt Management of Pests to Protect Structural Integrity

Beyond termites, other common pests such as rodents, cockroaches, and ants can also pose a threat to property hygiene and, in some cases, to structural elements or wiring. While often perceived as minor nuisances, unchecked infestations can lead to unsanitary conditions, damage to furnishings, and even electrical hazards. Smart Realty takes a firm stance on the prompt and effective management of all pest issues.

When a pest problem is identified, whether by our team or reported by the tenant, we act swiftly. Our protocol involves immediate assessment and engagement of professional pest control services where necessary. We ensure that treatments are effective, safe, and compliant with all relevant regulations. For rental properties, prompt resolution of pest issues is vital for maintaining tenant comfort and satisfaction, thereby contributing to a stable tenancy. For investment properties preparing for sale, a pest-free environment is a significant selling point and essential for a successful transaction. By maintaining this vigilance and acting decisively, we protect the structural integrity of your property and preserve its appeal and market value, ensuring your investment remains secure and profitable. This diligent pest control is covered within our all-inclusive property management, offering you complete peace of mind.

 

FAQs

 

What is investment property maintenance?

Investment property maintenance refers to the ongoing upkeep and repair of a property that is owned for the purpose of generating rental income or capital appreciation. This includes tasks such as landscaping, plumbing repairs, painting, and general property upkeep.

Why is investment property maintenance important?

Investment property maintenance is important to ensure the property remains in good condition, retains its value, and is attractive to potential tenants. Regular maintenance can also help prevent costly repairs in the future and maintain the overall appeal of the property.

What are some common maintenance tasks for investment properties in Perth?

Common maintenance tasks for investment properties in Perth include lawn and garden care, gutter cleaning, roof repairs, pest control, HVAC system maintenance, and regular inspections for any signs of wear and tear.

How often should investment properties in Perth undergo maintenance?

The frequency of maintenance for investment properties in Perth can vary depending on factors such as the age of the property, the type of tenants, and the local climate. However, it is generally recommended to conduct regular inspections and maintenance at least once every few months.

Should I hire a professional for investment property maintenance in Perth?

Hiring a professional for investment property maintenance in Perth can ensure that the tasks are completed to a high standard and in a timely manner. Professional maintenance services can also help property owners save time and effort, especially for more complex tasks such as plumbing or electrical repairs.