Lisa Coleman says that "even with the sticky fingers and the small children, we're pretty good tenants".

A "long-term renter" in Melbourne's inner north, with her husband and two kids, routine rental inspections have always played out better than expected, but often come at the most inconvenient times.

"You're really busy, or it's your birthday weekend, or your mother-in-law's coming to stay."

Lisa says she feels compelled to clean more than she probably needs to.

Routine inspections once involved secreting her pet cat Tito into a wicker basket and a very strategically timed walk.

These days, with Tito's presence known to all, it's just a touch of frantic cleaning fuelled by "the need to make a good impression and keep up appearances" for a diligent property manager.

Lawyer with Tenants Victoria, Ben Cording, says routine inspections can be stressful and "pretty invasive" for renters.

Especially given many will need to rely on their property manager for a lease renewal or a reference in future.

What are routine inspections for? 

Routine inspections are important for property owners and managers, says Tim Castro, a real estate agent on the northern New South Wales coast.

They "ensure the property stays in good shape over time", allowing "potential issues" to be detected early.

"This helps keep the property in good condition … but it also makes sure you're living in a safe and well-maintained space."

He acknowledges that they "can feel a bit inconvenient" for tenants, though.

How often do they need to happen?

Mr Cording says legislation dictating how frequently a rental can be inspected differs from state to state.

It's a maximum of one inspection every six months in Victoria, and similarly twice every 12-month period in the Australian Capital Territory.

Rentals in South Australia, Western Australia, Queensland, New South Wales, Tasmania and the Northern Territory can generally be inspected once every three months or up to four times in a 12-month period.

Mr Cording says Victorian tenants need to be given a minimum of seven days' notice before an inspection.

This is the case across Australia, except for Tasmania, where only 24 hours' notice is needed.

What are property managers and owners looking for? 

Mr Castro says during routine inspections, the focus is on the property being well-maintained and in good working order.

He's looking out for:

• Signs of damage, such as leaks, cracks and wear and tear that could need repairing
• Ensuring "all the basics like smoke alarms, plumbing, and electrical systems" are working properly
• Maintenance issues that might have appeared. For example, a door that doesn't close properly or a dripping tap; and
• A "general look-around" to check the home is clean and tidy.

Lawyer Mr Cording says your home doesn't need to look like a show room for an inspection, but any blocked access is "taken pretty seriously" for safety reasons.

Your pet's poo in the garden will also stand out for the wrong reasons, he says, as will any damage.

Mr Cording says he's noticed inspections can differ slightly depending on the original condition of the home.

"If it's a newer property you often get every little scratch picked up", but in older properties "a quick look through" might suffice.

What to expect 

Mr Castro says while he's allowed to take pictures during inspections, they're of a "general nature".

That's "unless there is specific damage or maintenance items, then we might take extra photos," he says.

"Opening wardrobes or touching personal items" is a "no-go".

"We won't be going through your stuff or touching anything that isn't directly related to the inspection," he says.

Mr Cording says that under Victorian law, agents and landlords "can't stay longer than necessary" and must conduct the inspection in a "reasonable manner".

Going through every cupboard and drawer is "not really reasonable", he says.

Mr Cording advises anyone who receives a notice saying they've caused damage, or that the home isn't clean enough, to contact their local tenancy advice service if they have concerns.

If you have general concerns about the way your inspections are conducted, that's also the place to go.

How to use it to your advantage 

Mr Cording says it's up to renters to decide whether they want to be at the inspection or not.

He says inspections can be a good way to raise maintenance and repair issues, but warns not to rely on an oral report in case things need to go further.

"We really encourage people to follow it up with an email saying, 'hey, we're just confirming during the inspection we told you about the rotting floorboards, or we told you about the mould in the bathroom'."

It can be an opportunity to casually "suss out" your chances of a lease renewal.

He says an inspection can also be a valuable opportunity to meet your agent or landlord.

"it's very romantic" but knowing one another can be advantageous to both the renter and rentee.