Property management
Property manager electrical work order checklist for NZ rentals
When a tenant reports an electrical problem, the property manager needs enough information to judge the immediate safety issue, arrange access and brief the electrician. The tenant should describe what happened, but should not be asked to diagnose wiring, remove a cover or keep testing damaged equipment.
Confirm the immediate safety status
Ask whether there is smoke, flame, serious electric shock, sparking, standing water near electrical equipment or a strong burning smell. Fire, smoke, serious shock or immediate danger belongs with emergency services first. WorkSafe says to call 111 for an electrical fire or electric-shock emergency.
For unusual heat, scorch marks, fizzing or a burning smell without an active fire, tell the tenant to stop using the affected fitting or appliance. Do not ask anyone to touch it again, repeatedly reset a breaker or RCD, or confirm whether it has cooled down.
Record the address and exact fault location
Use the full address, unit number, room and position of the fitting. Kitchen, left power point above the bench is more useful than a note saying the plug is broken. List every room without power and identify whether fixed heating, hot water, cooking or refrigeration is affected.
Ask when the problem started, whether it is constant or intermittent, what was running and whether a breaker or RCD moved. Record recent rain, leaks, renovation work or appliance replacement without deciding that any one event caused the fault.
Request photographs only from a safe position
A useful photograph shows the affected fitting in its surroundings, followed by a closer view taken without touching it. A switchboard image should show the complete closed cover and visible breaker positions. Label every file with the address, room and date.
No photograph is worth approaching smoke, sparks, exposed wiring or standing water. The tenant must not remove a faceplate, open the switchboard or move damaged hard-wired equipment for a better angle.
Add access, approval and property history
Name the tenant or authorised access contact, their phone number and the agreed appointment window. Include current gate, parking, alarm and pet instructions. Tenancy Services says necessary repairs and maintenance generally require at least one day's notice, with entry between 8am and 7pm, while emergency access is treated differently.
State who approved the work, any approval limit and whether a quote is required first. Attach previous reports on the same circuit, recent switchboard or renovation work, and any relevant CoC, ESC or inspection record. These details help the electrician scope the visit but do not replace current testing.
Use the same work order fields for every property
A repeatable format makes portfolio work easier to prioritise, quote and close. After completion, add the electrician's findings, work performed, completion date, invoice and applicable electrical documents to the correct property record.
UBL Electrical accepts approved electrical work across Auckland property portfolios. Send the work order for a free quote, or call 021 0284 3210 to discuss ongoing multi-property work.
- Full address, unit, room and affected fitting
- Time first noticed and whether the fault is intermittent
- Smoke, sparks, heat, smell, water or electric shock
- Visible breaker or RCD position with no repeated resetting
- Labelled photographs or video taken safely
- Access contact, agreed time and entry instructions
- Owner approval, quote requirement and invoice reference
- Previous faults, renovations and electrical documents