Changing light bulb with high ceiling in NSW. Tenant or REA responsibility?

yummypinacolada on 25/07/2019 - 20:42

I live in a studio apartment where the ceiling is about 3.2m~ high. The first time I needed to change the lightbulb in my unit, I asked REA telling me that its my responsibility so I changed it myself no problem. I don't mind changing it myself because I know there's a step ladder in the building.

This time however the ladder have been missing, and I don't have ladder to help reach the ceiling. I have been asking REA as to when the ladder will be available. I started asking them about 2 weeks ago, they said that it would be available in 48 hours but it never been. Then I followed up the week after, they didn't responds until I tried to reached them 4 times within few days , they explained that the ladder is currently being used for other building and it should be available in 48 hours. Again, 72 hours later, the ladder is still missing.

I know tenant should always be responsible for changing light bulb, but is there an obligation for the REA to provide the tools needed if for example the ceiling is too high?

Is there a maximum height where the regulation kicks in that it become the REA/landlord responsibility to change the light bulb?

If anyone could provide a NSW regulations regarding this matter, it would help a lot. I want to make a formal complaint if there's a clear regulation that REA should provide equipment to change lightbulb when needed.

If not, then I probably have to start looking for step ladder my self. The thing is my studio apartment is very small so I hate to have such a big item as it will just further filled up the room.

Home & Garden

Comments

  • brokenglish on 25/07/2019 - 20:46
    +1

    Check your contract, there should be a clause about changing lightbulbs. It’s usually tenant’s responsibility.
    I’m surprised your agent lent you a ladder the first time, this is unheard of.
    The landlord/agent is only responsible for the bulbs working at the commencement of the lease.

    • yummypinacolada on 25/07/2019 - 20:51

      I guess the ladder is available for everyone in the building, its usually just sit near the front gate. So even if the ceiling is high, are they not required to provide ladder or some sort other equipment for me to change the lightbulb? I don't think I find anything specific about changing light bulb in the contract

      • [Deactivated] on 25/07/2019 - 21:32
        +3

        I think the surprise at the ladder being made available is the exposure to liability.

        3.2m isn't absurdly high. If you feel uncomfortable changing the lightbulbs or being responsible for changing the lightbulbs, you can:
        1. Hire someone to change it for you
        2. Not rent an apartment with such high ceilings.

        • yummypinacolada on 25/07/2019 - 22:25

          Its not absurdly high, but you couldn't reach it without a ladder. I don't mind change it myself, but I want to know whether REA/landlord is actually obligated to provide tools or equipment so that I can change it myself.

          • [Deactivated] on 25/07/2019 - 22:27
            +2

            @yummypinacolada: They're not. Too many legal implications if they have to provide equipment. Imagine if they provided a ladder which you fell off.

            • yummypinacolada on 25/07/2019 - 22:34
              -1

              @[Deactivated]: Okay for future reference then at what point in height it becomes landlord or REA responsibility to change light bulb? There must be some sort of maximum height that FairTrading still allow changing light bulb to be tenant responsibility.

              Also on RTA site, it says that "If changing a bulb requires specialist knowledge or equipment, it may be part of the property manager/owner's responsibility to maintain the property." Don't you think a ladder should be considered an equipment?

              • [Deactivated] on 25/07/2019 - 22:46
                +4

                @yummypinacolada: I don't think they were referring to a ladder. I interpret it as items like keys or adaptors to open light fittings. These are items that come with the fittings to make it possible to change the lightbulb and are not common to any other task.

                A ladder isn't specialist equipment and climbing a ladder isn't specialist knowledge as both the equipment and knowledge isn't specific to changing a lightbulb.

                • yummypinacolada on 25/07/2019 - 22:51

                  @[Deactivated]: Alright, you didn't answer my other question though? What if the ceiling is 5m away? Would that still be tenant problem to change the bulb?

                  I don't want to argue with anyone here. I'll just contact Fair Trading tomorrow, I'll let you know when I get the answer.

                  • [Deactivated] on 25/07/2019 - 22:53
                    +2

                    @yummypinacolada: I'm keen to know the official answer too. Ask them for citation of official criteria. You're going to need that to compel the property manager.

                    • yummypinacolada on 26/07/2019 - 13:07
                      +3

                      @[Deactivated]: Hey, I asked fair trading. Tenants is always responsible for light bulb with no exception in NSW.

                      • [Deactivated] on 26/07/2019 - 14:22
                        +1

                        @yummypinacolada: Thanks for the update. Be safe on that ladder.

              • theHMASfriendship on 25/07/2019 - 23:24
                +6

                @yummypinacolada:

                Okay for future reference then at what point in height it becomes landlord or REA responsibility to change light bulb?

                3.3 metres

              • HighAndDry on 26/07/2019 - 10:04

                @yummypinacolada:

                There must be some sort of maximum height that FairTrading still allow changing light bulb to be tenant responsibility.

                Why? There's no specialised ability or skill or qualification on the part of the landlord or REA that would make them the more appropriate party to be responsible for changing lightbulbs than a tenant.

                To put it simply, what can the REA/landlord do that you can't?

          • HighAndDry on 26/07/2019 - 10:02

            @yummypinacolada: Why would they be? It being your responsibility means it's your responsibility.

            • yummypinacolada on 26/07/2019 - 13:04
              +1

              @HighAndDry: I'm not sure why are you being so butthurt about my question. Are you a landlord or REA? Did I offend you with this question? This is not about avoiding responsibility, its about knowing your rights. You don't know how much I pay for the rent, you don't know how my REA usually handle the repairs and maintenance in the building, you know nothing and there's no reason to be offended really.

              You are right, in NSW tenants are responsible for replacing light bulb in any cases, but different state have different rules. That's why I asked here if someone know the official legislation in NSW, I'm not trying to argue with anyone.

              • HighAndDry on 26/07/2019 - 13:09
                -7

                @yummypinacolada: Your question is effectively: How can I get someone else to change my lightbulb for me?

                Read that back to yourself a few times.

              • AlexF on 27/07/2019 - 12:47

                @yummypinacolada:

                Are you a landlord or REA?

                likely, hence, preemptive attack.

                … its about knowing your rights.

                they rather you don’t - not good for business.

      • alikazi on 27/07/2019 - 21:35
        +1

        Mate, seriously? Just buy a ladder from Bunnings, change your bulb and be done with it. You will need the ladder multiple times in the future for any reason so it's not a bad investment. Keep it around, it's yours. You're making a fuss about nothing for 2 weeks to be honest.

  • Randxyz123 on 25/07/2019 - 21:34
    +5

    Can you air tasker it? Find a tradie with a ladder who can swing by on his way home from work? $20 maybe $50 at the most.

    I would suggest getting a LED bulb then it shouldn't need to be done again.

    The ladder is probably for everyone. Likely left by an old tenant of the building or a tradie and someone has just kept it for communal use. I've never heard of REAs providing this sort of thing. It would be a massive safety risk usually.

    • yummypinacolada on 25/07/2019 - 22:26

      Its not stolen, its just being used by REA for whatever reason.

      • Randxyz123 on 26/07/2019 - 11:11
        +1

        I wasn’t trying to say it was stolen, I was trying to point out the large legal risk on the REA by lending out ladders.

        What sort of light is it?

  • jug123 on 25/07/2019 - 21:48
    +3

    Tenants responsibility for changing lightbulbs is for only fair & reasonable changes. 3.2mtrs is above standard and if you cant do it yourself the landlord is responsible. I own a cpl townhouses with lights at the bottom of the stairwell and had to arrange a handyman to change them (i live in a different state). This is why they lent you the ladder as they know it will cost your landlord $100+ to get a tradie out & thats probably not a conversation they want to have.

    • [Deactivated] on 25/07/2019 - 22:29
      +8

      Genuinely interested where this is officially stated.

  • mbck on 25/07/2019 - 22:38

    I think if the lights are non standard, then landlords responsibility. But height….hmmm I suppose this is a case by case. If the ladder is normally there, you'll just have to keep bugging the rea. That seems to be the official way.

    Otherwise if you want quick and easy, call an airtasker

  • altomic on 26/07/2019 - 00:33

    how many tenants does it take to change a lightbulb?

    • GoldenDragon888 on 26/07/2019 - 04:14
      +5

      1, but each time they need to change it, they have to post on OzBargain.

    • AlexF on 27/07/2019 - 14:30

      Or.., How many phone calls does it take for landlord to fix leaky toilet cistern?

  • mskeggs on 26/07/2019 - 06:11
    +4

    Half a tennis ball screwed onto a broom handle is how they replace them on the awning of the State Theatre.

    • mskeggs on 26/07/2019 - 06:16
      +4

      And just for reference, consider that if you raise the landlord’s costs, by insisting on an electrician to change a light bulb, they will ultimately raise the rent. It costs $80+ for a property manager to get such a job done, which will be passed onto the tenants one way or another.

      It always surprises me on these forums that the default position is “what can I insist the landlord pay for” when very often the cheapest and easiest solution is to sort it out oneself.

      • altomic on 26/07/2019 - 08:30
        +4

        🎶this is the dawning of the age of entitlement🎶

        • HighAndDry on 26/07/2019 - 10:08

          Yup. And people being unable to conceive that they might be responsible for something themselves. It's always someone else's fault or responsibility.

    • John Kimble on 26/07/2019 - 06:34

      How do you screw half a tennis ball onto a broom handle?

  • Whisper Quiet on 26/07/2019 - 09:28

    Well technically it should be the landlord who has to pay for any and all replacements in the house. As in SA tenancy act it says they are responsible for keeping everything in the same way from when renting started. I've always had the landlord pay for downlights and heat lamps whenever they fail, even normal light globes occasionally if they fail at the same time as the others. Even used to have them get a repairman to come in and do it the first few times. Now I buy them and replace it myself for the lights and they reimburse, because obviously it's not fair on the owners each time it happens. Sounds like everyone doesn't know their rights or got screwed a little in the rental agreement.

  • Never Pay RRP on 26/07/2019 - 09:57

    I had a similar question as I have lightbulbs above a staircase. I asked my real estate agent and they said that they would change the ones above the stairs but I was responsible for all the other lightbulbs.
    However this is probably a different scenario as it’s about 5-6 m high and above an uneven surface.

    • HighAndDry on 26/07/2019 - 10:08

      Probably less about legal obligation and more about minimising the landlord's potential legal liability in case of a fall or accident.

      3.2m above a flat surface? If OP falls they have noone to blame but themselves.

  • Burnz316 on 26/07/2019 - 12:06

    I've rented before in NSW. It was the renters responsibility to change light globes at that time.

    Check fair trading NSW website and it will tell you.

  • yummypinacolada on 26/07/2019 - 12:55
    +3

    Alright, I have the answer from Fair Trading. It is indeed tenants responsibility to change the lightbulb no matter the conditions are and REA/landlord is not obligated to provide anything to the tenants. These applied for NSW as different state might have different regulations regarding this matter.

    This is not about avoiding responsibility, but its about knowing your rights. I hope this give a meaningful insight to all NSW tenants and landlords/REA.

    • HighAndDry on 26/07/2019 - 13:11
      -8

      It is indeed tenants responsibility to change the lightbulb

      Yup.

      This is not about avoiding responsibility

      And yet:

      I know tenant should always be responsible for changing light bulb, but

      Hahaha.

  • HeWhoKnows on 26/07/2019 - 23:01

    Usually one of these "3 step" ladders that allow you to reach high places in your apartment safely are the go and not very expensive.
    Buy one and you have it handy for other jobs.

  • denny_mrl on 27/07/2019 - 11:17

    Use common sense,
    within your reach is your responsibility otherwise the landlord

  • Right on 27/07/2019 - 12:32

    To those saying 3.2 meter isn't high, 3.2 meter will require a 6 step platform ladder, it would have to be heavy duty rated. It would cost around $500 or more each, I doubt many residential tenant will be buying one.

    Of course people will say get a flimsy cheap ones, but then, I doubt the REA will want tenant to use it.
    The legal repercussion is too high if tenants falls.
    Its much cheaper to keep a platform ladder around for all tenants to use.

    • HighAndDry on 29/07/2019 - 16:21

      To those saying 3.2 meter isn't high, 3.2 meter will require a 6 step platform ladder,

      That's a 3.2m high ladder. You don't need a 3.2m high ladder to reach 3.2m.

      • Right on 29/07/2019 - 16:49

        You do not, a 6 step ladder is about 2.2 meters.

        You are most likely standing 1.4 meters off the ground.

        But, when if tenant falls, do you think the suing lawyer is going tell the judge 'It only 1.4 meters off ground when my client falls'.

        Or emphasise on 3.2 meters?

        • HighAndDry on 29/07/2019 - 17:07
          -2

          If you try to confuse a judge as to how far the person was standing as opposed to how high the ceiling was, you'll find:

          1. Judges aren't stupid; and
          2. They don't appreciate it when you assume they're stupid.
          • Right on 29/07/2019 - 17:16

            @HighAndDry: I don't know why you arguing with me as if I owe you something.

            I am saying from my real life experience, from my work, and from dealing with my lawyer.

            If you are a judge yourself or a lawyer.
            You might have better say than me.

            I am just a Carpenter/Plasterer with 23% disability.

            • HighAndDry on 29/07/2019 - 17:51
              -2

              @Right: I don't know what your disability has to do with anything. Going back to my original response:

              To those saying 3.2 meter isn't high, 3.2 meter will require a 6 step platform ladder

              I'm pointing that this entire sentence is bunk. If I can see through it, a judge surely will too. And then you said:

              Or emphasise on 3.2 meters?

              Which is irrelevant - a judge is usually pretty smart, they're not so easily confused by whatever a plaintiff's lawyer is "emphasizing".

              • Right on 29/07/2019 - 18:03

                @HighAndDry: Alright, Mr Smarter than Judge better than lawyer.

                You are absolutely right, I eat me word.

                Can a mod let me know how to ignore/filter certain people on this forum?

                • HighAndDry on 29/07/2019 - 18:04
                  -2

                  @Right: There's an option under my comments labelled "hide", next to "cancel, votes, bookmark, report, etc". Go for it.

  • funnysht on 27/07/2019 - 13:02
    +1

    a simple search on google: if you live in nsw

    https://www.fairtrading.nsw.gov.au/housing-and-property/rent…

    "As a tenant, it is your responsibility to make sure the property is in good condition when you move in, taking into account the age of the property and the amount of rent you pay. If something breaks down, leaks or needs fixing, you should contact the landlord or agent as soon as possible."

    You are responsible for minor updates including: replacing light bulbs, changing the smoke detector batteries, cleaning windows, dusting, removing cobwebs and routine garden maintenance such as watering, mowing and weeding.

    I guesss it is quite specific not sure about ceiling height though

  • GordonD on 27/07/2019 - 13:43
    +3

    I worked in an aircraft hanger. Not sure how far up the lights were. About 10 metres.

    Do you think we went and found a 9 metre ladder every time a light bulb failed? The OH&S requirements would have been horrendous.

    There's tool for it. Its a fitting that goes on the end of a long enough stick or piece of pipe. The fitting grips the light bulb. You reach up with the fitting on the end of the stick/pipe, push it onto the old failed bulb, and twist to remove that bulb. Then you put push the new bulb into the fitting, and reach up and push it into the light fitting and twist it into place.

    The only trick is holding that long a stick/pipe steady enough.

    • Lichen6420 on 27/07/2019 - 18:57

      I call bulllshit… what type of 10m high hangar has standard screw in light-bulbs.

      They would likely be metal halide highbays and at at 10m would be changed with an EWP. Not a chance you could do that with a stick.

  • Seraphin7 on 27/07/2019 - 14:14
    +3

    What if I told you there was once a time when people would just do sh!t for themselves without worrying about whose "obligation" it is?

    • Right on 27/07/2019 - 15:56
      +2

      Yeah, there was once people would not sue around for their own stupidity and there wasnt so much OHS Regulations; And now "duty of care" definition could be so broad and upto interpretation.

  • No ONE on 27/07/2019 - 17:15

    I live in apartment that only fits curly small bulb E27, anything bigger or round sharp would not fit. Stupid design as the it is set horizontal/parallel to the ceiling.

    At the end of the day, it is tenant that has to deal with it.

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