Lithgow Property Management Monthly Newsletter
October 2026
Greetings from Mikayla's Desk
This past month has seen a number of changes to residential tenancies legislation come in to effect, with changes to the Residential Tenancies Act around the Domestic Violence Reform commencing on 21st September 2026, and the Smart Rental Bonds Scheme being rolled out across all of NSW as of 16th September 2026 which enables tenants to transfer their bond from one property to another when they move to a new property, subject to certain criteria being met. Our office has been completing training across both of these changes last month, as well as updating our current office procedures to reflect these changes as well.
If you are interested in further information regarding the changes please do not hesitate to reach out to your property manager to discuss further.
We have also provided below some links below to the relevant Fair Trading fact sheet pages as well if you would like to learn more regarding the changes –
Energy, opportunity and community - all in one big day
Following the success of our previous event’s in the year, Friday Frenzy returns this Spring, and McGrath Central Tablelands is pleased to invite you!
Friday Frenzy is a high activity, high energy, non-stop auction event that brings together valued clients, community members, and property enthusiasts for an exciting day, showcasing a curated selection of properties offered exclusively for auction across the Central Tablelands.
Where: Mudgee Team Training Village. 62 Putta Bucca Rd, Mudgee NSW
When: Friday 2nd October 2026. Doors open from 9am
Learn More
Small Property Problems That Can Turn Into Costly Claims
Many insurance claims don’t start with a major event. They often begin with something small: a blocked gutter, a loose roof tile, a dripping tap or a tiny crack that nobody thinks much about.
Life gets busy, and it’s easy to put off maintenance when a property appears to be functioning normally. But some of the costliest insurance claims start as minor warning signs that could have been addressed quickly and affordably.
For landlords, recognising these “near misses” can help prevent significant damage and reduce the likelihood of expensive repairs later on.
The dripping tap that becomes water damage
A dripping tap may seem like little more than an annoyance, but leaks can sometimes be a sign of a larger plumbing issue. Over time, even a slow leak can damage cabinetry, flooring and surrounding fixtures. If water finds its way into wall cavities or floors, repairs can become significantly more complicated and expensive.
Warning signs:
- Persistent dripping taps
- Dampness around sinks
- Water stains inside cupboards
- Unexpected increases in water bills
Gutters full of leaves
A few leaves in the gutter might not seem urgent, but blocked gutters are a common cause of preventable property damage. When heavy rain arrives, water needs somewhere to go. Blocked gutters can cause water to overflow into roof cavities and walls. In severe cases, water may enter the property and damage ceilings, paintwork and flooring.
Warning signs:
- Plants or weeds growing in gutters
- Water overflowing during rain
- Sagging gutters
- Visible build-up of leaves and debris
The loose roof tile
Roof damage isn’t always obvious from ground level. A loose tile can allow water to enter during storms. The damage may not become apparent until staining appears on ceilings or mould begins to form. By then, water may have been entering the property for months. Routine roof inspections can help identify small issues before they lead to costly repairs.
Warning signs:
- Missing or damaged roof materials
- Water stains on ceilings
- Damp smells after rain
- Debris from roofing materials around the property
The small patch of mould
Mould doesn’t appear without a reason. While a small patch may seem cosmetic, it can indicate an underlying issue such as a leak, poor ventilation or moisture build-up. The longer mould is left untreated, the more difficult it can become to identify and resolve the root cause.
Warning signs:
- Musty odours
- Discoloured walls or ceilings
- Condensation on windows
- Recurring mould in the same location
The tree that’s looking unsteady
A tree that appears unhealthy or damaged can become a serious risk during storms. Falling branches can damage buildings, vehicles, fences and neighbouring properties. Addressing tree issues early is often far less expensive than dealing with storm-related damage later.
Warning signs
- Dead or dying branches
- Visible decay
- Leaning trunks
- Cracks in major limbs
The fence that’s starting to lean
Fences naturally age over time, but a leaning fence can be an early warning sign of structural problems. Strong winds, storms or heavy rainfall can quickly turn a minor issue into a complete fence collapse. Minor repairs completed early may extend the life of the fence and help avoid larger reconstruction costs.
Warning signs
- Loose posts
- Rotting timber
- Soil erosion around fence lines
- Sections that are noticeably leaning
The tenant report
Sometimes the biggest warning sign arrives in the form of a maintenance request. Tenants are often the first people to notice water leaks, damp patches or signs of deterioration. Delaying investigation can allow problems to worsen over time.
The role of insurance
Even the most diligent landlord can’t prevent every problem. That’s where landlord insurance can help. Insurance is designed to provide financial protection when unforeseen events cause damage to an investment property. However, insurance should be viewed as a safety net, not a substitute for property maintenance.
Most insurance policies contain a condition requiring policyholders to take reasonable steps to prevent further loss or damage. This means if you become aware of an issue, such as a leaking roof or storm-damaged window, you should act promptly to minimise the damage where it is safe and practical to do so.
For example, if a storm damages part of the roof, arranging temporary protection to prevent further water entering the property may help reduce the extent of the damage. Similarly, addressing maintenance issues when they are first identified can help prevent a small problem from developing into a much larger one.
The combination of regular maintenance and appropriate insurance cover is often the best way to protect your investment property from avoidable costs and unexpected setbacks.
Taken from EBM landlord protection insurance website – if you need landlord insurance information, please speak to your property manager today!
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McGrath Lithgow's Property Management Team
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Mudgee
79 Church Street, Mudgee NSW 2850
T: (02) 6372 2584
Rylstone
90 Louee St, Rylstone NSW 2849
T: (02) 6379 1955
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71 Main St, Lithgow NSW 2790
T: (02) 6352 5125
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79 Church Street, Mudgee NSW 2850
T: (02) 6372 2584
