Rent-roll garage door servicing across Lake Macquarie
Around a quarter of this LGA rents, and the doors on a rent roll never sit politely in one suburb. A unit block in Charlestown, a villa in Belmont, a cottage in Toronto: three suburbs, three trips for a suburb operator, one run for us.
What the schedule buys you
- One contact for every door you hold. Not a different trade per suburb, not a fresh explanation per job. The whole portfolio sits on our run sheet, and the run goes right around the lake.
- Condition notes per door, per visit. Spring tension, cable wear, track condition, seal state, opener behaviour, all noted in plain words you can file against the property. When a door is heading for a failure, you hear it from us first, with time to plan the spend.
- Faults caught before tenants report them. A jammed door is an urgent maintenance ticket, an unhappy tenant and an after-hours scramble. A serviced door is a line in a report.
- The exposure read per suburb. A Swansea door and a Cardiff door on the same roll shouldn't be serviced to the same assumptions. Salt-side doors get their hardware watched; ridge doors get their frames checked for movement. That's the whole point of working to the map.
How it's priced, in words
A rent-roll schedule is quoted as a proposal: how many doors, which suburbs, how often they should be seen, and what each visit covers. You get it in writing before anything is booked. Repairs found on a serviced door are quoted separately and approved by you or your agency before the work happens; nothing gets "done while we were there" without a yes.
What a condition note looks like
Roller door, single garage. Curtain sound, guides dry, felt worn at 1200mm on the left. Bottom seal perished along the west third. Spring tension acceptable; expect a rebalance within the year. Opener runs but the safety reverse is slow: adjusted on the day. No urgent work.
That's the register: what we found, what we did, what's coming. An example written for this page, but exactly the shape every door on your roll gets. It's the difference between a maintenance budget and a maintenance surprise.
Start with the chart
If you want to see your portfolio the way we would, open the Run Sheet and drop a pin on every suburb where you hold a door. Two pins or more and the chart draws the run and hands the whole lot to the enquiry form in one line. Or skip the chart and just write to us; either way it ends as a written proposal, not a phone-tag marathon.
The desk copy for this service lives in the landlord's servicing guide: what a sensible interval is, what compliance-minded agencies ask for, and what to do with a door that's already on its last spring.