Being a landlord isn’t always about collecting passive income and watching property values appreciate — sometimes, it’s about cleaning up a disaster you didn’t see coming.
Let me share a real incident that recently happened to me, so you can learn from it and avoid the same pain.
📅 The Contract Ends, But the Problems Begin
On 4 April 2025, the tenancy for my unit at Villa Emas ended. I had arranged for a property agent to come at 12:00 PM to take photos and videos so we could immediately list the unit for new tenants. Everything was planned perfectly — until reality hit.
The tenant only showed up at 12:45 PM to return the key. But what shocked me wasn’t the delay. It was what I saw when I opened the door.
The unit was in complete mess and disrepair:
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Rubbish was everywhere.
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Furniture was broken.
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Some lights weren’t working.
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Utilities hadn’t been paid (TNB, PBA, IWK).
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And major items like the washing machine cover, oven, and wooden flooring were either damaged or missing.
I had to cancel the agent’s shoot immediately. There was no way I could market the unit in that condition.
🧾 Damage Assessment and Repair Timeline
Between 5 April to 17 April, I called various contractors to inspect and provide quotes. The damage list kept growing — airconds not serviced, water heaters broken, toilet flush systems down, beds damaged, even access cards and keys missing.
On 18 April, the tenant’s agent stepped in, shocked by the condition and took back the key, promising to get things fixed. I gave them a chance.
By 29 April, they returned the key after fixing most of the issues:
✅ 3 airconds serviced
✅ New aircond remote control
✅ Oven replaced
✅ Plug points, light fittings, beds, toilets repaired
✅ Unit cleaned
✅ Utilities settled
But some issues remained unresolved:
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The washing machine cover was still missing
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The wooden flooring in the living room remained broken
💸 The Real Cost: Time Is Money
Here’s what many landlords overlook — opportunity cost.
I lost 10 days of potential rental income while repairs were being done. That’s RM600 gone, calculated from my RM1,800 monthly rent. And that’s not even counting the stress, delays, and missed tenant opportunities.
💡 Lessons for Landlords:
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Do a detailed move-out checklist and inspection.
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Withhold the deposit until all items are inspected, repaired, and utility bills settled.
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Photograph your unit before handover — condition proof matters.
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Have a trusted agent or property manager who’s willing to act quickly.
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Factor in loss of rental opportunity when negotiating deposit deductions.
Being a landlord isn’t just about collecting rent — it’s about protecting your investment, holding tenants accountable, and staying vigilant.
Have a similar story or need help managing your rental property?
Reach out at www.chatpropertymalaysia.com — we share, we learn, we grow together as smart property owners.
