Landlords looking up property inspections in Auckland usually ask three things. How often do you come, do you actually look and will I see the photos. Climber inspects routine tenancies about every three months. The tenant gets at least 48 hours written notice. You get a report that compares this visit with the last one, not a one-line email that says 'all good'.
How often should a rental be inspected?
The law expects inspections to be reasonable. In practice that means every three to four months for a normal tenancy, not a surprise visit every fortnight. Climber works on about every three months unless there is a reason to come sooner. A leak, a complaint from a neighbour or a tenancy that is already shaky can justify an extra visit. A quiet tenancy does not need someone in the hallway every month.
More visits are not better care. Better notes are better care. If the last report has no photos, the next inspector cannot tell whether the stain on the carpet is new.
What notice does the tenant get?
At least 48 hours, in writing, with the date and a time window. That is the rule we follow and it is what tenants are told before they move in. They can be home or not. If we need access and nobody is there, we say so rather than turning up and hoping.
The person who walks through might not be the same person who signed them up. Climber uses a team. Letting, inspections and day to day management are shared. Different inspectors on different visits is normal. The file is what stays consistent. Photos from March should still make sense to the person who visits in June.
What do you actually check?
We are looking for change. Cleanliness, damage, signs of a leak, smoke alarms that have been taken down, extra people who were never on the agreement and anything the tenancy agreement said the tenant would look after. Kitchens, bathrooms, living areas and bedrooms get photographed. Outside, we note gutters, moisture and anything that will cost more if it waits until the tenancy ends.
- Smoke alarms are in place and have not been tampered with.
- Wet areas are checked for mould and slow leaks.
- Any damage is photographed next to the last inspection, not from memory.
- Maintenance the tenant has already reported is checked against what was booked.
We are not there to nitpick a mark on a wall that comes from living in a house. Fair wear is fair wear. A hole, a missing alarm or a room that has clearly been used as a workshop is a different conversation. That difference matters later, at the exit inspection, because the bond claim has to match the photos.
What does the owner receive?
A written report with photos. If something needs a repair, it is flagged with enough detail to decide. You should be able to tell, without calling us, whether the property is being looked after. If we think a tenant conversation is needed, we have it and we tell you what was said.
This is also where a one-person agency struggles. The same person listing homes, collecting rent and answering maintenance cannot always get the inspection done in the month they promised. A team means the inspection still happens when the property manager is in a tribunal hearing or on leave. The report is still yours.
What if the tenant will not allow the inspection?
They still have to allow reasonable access once notice is given. We do not argue about it in the doorway if we can avoid it. We rebook, we confirm the notice and if access is refused we treat that as a breach and follow it up in writing. Quietly skipping the inspection because it feels awkward is how small damage becomes a bond dispute you cannot prove.
You can ask for the last reports any time. If you are new to Climber, the first inspection sets the baseline and everything after that is a comparison. That first visit is worth doing properly, even when the tenant has only been in a short time. A later claim is only as strong as the photos that came before it.
The fuller checklist sits in our property inspections guide. If you want the visits on a set rhythm, that is part of full property management, not an extra you have to remember to book.
Questions landlords ask us
How much notice do tenants get before an inspection?
At least 48 hours in writing, with the date and a time window. That matches what Climber tells tenants at the start of the tenancy.
How often does Climber inspect?
About every three months for a standard tenancy. We come sooner if there is a leak, a complaint or another reason to look.
Will I get photos?
Yes. The report compares this visit with the last one so you can see what changed, not just a sentence that says the property is fine.
If you want this handled for a property in Auckland, talk to the Climber team or read how residential property management works with us.