At what point do you issue a breach notice?

The simple answer to this question is as soon as there has been a breach.

It is not uncommon for property owners to empathise with the tenant if there is a breach, and as a consequence hold off on issuing breach notices or not send them at all.  This is often in fear of upsetting the tenant or simply to avoid confrontation. 

Timing is very important when there is an obvious breach. If you do not issue a breach notice at the time of a breach, the required documentation for the next step (i.e. tenancy tribunal application) may not be in order and will hinder your ability to seek a termination of tenancy. 

Property Managers not only know legislation surrounding breaches, but know the importance of issuing breach notices and any subsequent tribunal applications that are necessary.  They are also not overly concerned with avoiding confrontation, because property managers are skilled at mitigating and resolving conflict.