FAQs


Outgoings: Water/Gas/Power/Internet

Tenant to pay for all electricity, water, gas, telephone and internet charges relating to the tenancy premises. Some property water in included if there no separate meter or water rate is included in the body corporate levy. Please consult the property manager for more information.

Lease Break / change of tenant

If you wish to break your fixed term tenancy agreement and the landlord agrees to this, then the tenant may charge a reasonable fee for this service and advertising cost for re letting.

Use of Premises

The tenant agrees to use the premises for residential purposes only and not use it for any unlawful purpose. The tenant further agrees not to make noise or disturbance which amounts to a breach of the peace, privacy or comfort of other tenants in the premises or adversely affects neighbors.

How much notice does the landlord have to give when increasing rent?

For both fixed term and periodic tenancies of the above the landlord must provide tenants with at least 60 days notice of the increase. The rent cannot be increased within 180 days after the date the last increase took place or from the start date of the tenancy.

What happens to my bond?

The bond is lodged with Tenancy Services (part of the Ministry of Business, Innovation and Employment) who hold it in trust.

The landlord may make a claim against the bond for any of the following reasons – rent arrears, damages, outstanding water accounts, cleaning, lawns and gardens, rubbish removal.

What should I do if I lock myself out?

Call the office number 093751488, callout fees may apply.

What should I do if the property needs urgent repairs and maintenance?

Contact your property manager, we will discuss the issue and endeavor to provide a solution. If it is an emergency please call or txt at the same time.

Insurance

The owner’s insurance on the property does not cover your contents for loss or damage. If you are wanting your belongings covered then be sure to organise your own insurance cover.

Inspections during your tenancy

We will inspect your property approximately 3 times per year. We will contact you in advance to arrange a convenient time and will always ensure that we give you plenty of notice.

We will always leave you a business card to ensure you know we have attended. We do take pictures and sometimes videos of the property for the owner.

Entry inspection report

This report is very important to you as it outlines the condition of the property at the commencement of your tenancy, and is used at the end of your tenancy to assess whether you are leaving the property in the same condition as when you moved in.

You are provided a copy of the Property Condition Report at the start of the tenancy – which you sign and date. You then have 3 working days to return this with any changes you feel are appropriate.

Paying your rent one week in advance

It’s really important you pay your rent “in advance” at all times. If at any time you are unable to make a rental payment, please contact your property manager. If you do not pay your rent on time and neglect to contact our office you will be issued a Breach Notice. If you still don’t pay your rent, the end result could be eviction.

Can a real estate agent show prospective buyers through the property any time they want?

No. Access is by arrangement with the tenant, but the tenant cannot unreasonably withhold consent. It is important that if you do not want ‘open homes’ then you tell your landlord as soon as you find out that the owner is intending to sell, and make sure you provide access by appointment instead.

How much notice does the landlord have to give to end a tenancy?

In a fixed term tenancy the landlord cannot give notice to move out, and if the property is sold the new owner must take over the existing fixed term.

In a periodic tenancy the landlord must give 90 days written notice. They can give 42 days written notice if:
– the property is sold with vacant possession;
– the property is needed for occupation by the landlord or their family (note, a family trust is a company and not a person and therefore cannot have a family member);
-the property is needed for an employee of the landlord and this has been agreed to at the beginning of the tenancy.

Does the landlord have to give notice to come around?

A landlord does not need to give notice to knock on the door, but if they want to come into the house they must give notice or have your permission:

– 48 hours notice for inspection of the property between 8am and 7pm, not more than once every four weeks;

– 24 hours notice for repairs or maintenance;

– with the tenant’s consent(which cannot be unreasonably withheld) to show prospective tenants or buyers.

How much notice do I have to give the landlord when I want to leave?

It depends on the type of contract you have. In a periodic tenancy the tenant must give minimum of 21 days notice to leave in writing. In a fixed term tenancy you and the landlord must have recorded in writing if you are going to renew the contract or not, at least 21 days before the contract is due to expire.

Why owner choose us?

We don’t pride ourselves on being ‘just another’ property management company. We pride ourselves on providing the very best service in Auckland and ensure you achieve the maximum return on your investment property. This is our commitment to you when you deal with our team.

What systems do you have for managing properties?

We run a comprehensive computerized management system which tracks landlord, properties, tenants, rents, inspections etc. The software we are using called ” Property Tree”(www.propertytree.com.au), and is regularly updated by our provider to ensure that it remains an effective system. It also generates owner ledger and statement, diary notes and tracks maintenance. In conjunction with this, internet banking is used to check rent payments and a direct credit system is used to for all payment to landlords and creditors. This enables us to effectively manage your properties with accuracy and efficiency.

Planned maintenance / Maintenance fund

Every year we recommend you should set aside at least 1% to 2% of the value of your property to spend on planned and upgrading maintenance. If you are not required to spend the full amount in one year, it should be put aside in an account for the following year. A maintenance fund will enable you to undertake maintenance every year so your property remains a desirable rental property for tenants and a well-maintained investment. This also means maintenance is undertaken when needed, rather than putting it off until you have the funds.

How do you account for my money and is it safe?

All rents and any other moneys received on behalf of owner are paid into the ASB Trust Account. This account is specifically for owners and does not form part of the operational bank account of our company. All payments made on behalf of the owner are also made from this account. Each owner’s transactions are individually identified within this account and the account is balanced and reconciled daily.

Who collects the rent and when does it come to me?

Tenants are required to pay their rent by automatic payment only in advance to the ASB Trust Account. All incoming payments from tenants are check daily (we have computerized system, which tells us whose rent is due on a specific day). On the first working day of every month, we will compile a full statement for property owners of the rents collected less all payments made on behalf of. The balance of the money is transferred to the owner’s nominated bank account on the same day, and we will emailed a copy of owner statement for your record.

What type of tenancy do you put in place?

We normally start a tenancy with a 6 months to 12 months fixed term contract. At the end of this term the contract will either end or will change to a periodic tenancy. During the early part of the year, if we are renting student accommodation, we will aim for 12-month contract to try eliminate the emptying of the property late in the year.

What process do you use for finding tenants and what checks are undertaken?

When required to find tenants, we may have someone suitable on our tenant’s database. Advertisement will be place on our Website,TradeMe and SkyKiwi/Korean Post. There is also optional advertising in NZ Herald and local paper at your cost.

If premises are vacant and there is no limitation body corporate rules apply, we will place a FOR RENT signage on the premises. Tenant qualifying is undertaken over the phone then arranging to meet at the property. Interested prospective tenants are required to complete a Tenancy Application Form, provide two forms of photo ID, previous landlord references and work references. We will perform credit check with VEDA / BAYCORP.

As for launching new developments, we will conduct weekdays after hours and weekends open homes for tenant viewings.

How long does it take to find a tenant?

This depends on the market and the time of the year. In rental market, there are also peak seasons and non-peak seasons. The rental market is very competitive especially with the number of new apartments block available around city and city fringe area. The number of available properties has increased and the presentation of properties has vastly improved. We would allow 2 – 3 weeks to find a suitable tenant.

It is important to:
– Present your property in excellent condition.

– Price the property at the correct level (sometimes it is better to take $5 / $10 less a week and have little down time than ask top price but have the property empty for several weeks.) Alternatively, you can offer one week rent free as an incentive.

– Remember rent have not increased significantly over the years. The value of the property increasing does not automatically indicate that the rental price increases.

What is the difference between a fixed term & periodic tenancy?

The normal type of tenancy in New Zealand is referred to as a periodic tenancy. In general terms a periodic tenancy requires that a tenant must give 21 days’ notice prior to vacating a property.

A fixed term tenancy is a contract with a fixed commencement date and a fixed end date. Notice to either party cannot be given.

It is important that you keep us informed of your long-term plans so that we can ensure that if you are returning to your home or wanting to sell it that the right sort of tenancy agreement is in place.

Do you do an inspection prior to new tenancy commencement?

Yes, we do. This is call “Entry Inspection” and you will receive a report for each new tenancy.

How often do you inspect the property?

We perform a routine inspection every 3 monthly to ensure the premises is in good order and conditions.

What happen if the property requires maintenance after the routine inspection?

We will advise you with an inspection report with photos by email and waiting for your authorization to carry out the maintenance work require.

Who should maintain the gardens and lawns?

If you have extensive gardens and wish particular care taken of plants it is recommended that you organize for a gardener to maintain the gardens on a regular basis. Sometimes owners also pay for lawns to be done as well.

What is your availability at weekends and after hours?

We operate 7 days a week. We are always just a phone call for viewings and emergencies. We are using advance technology to ensure that all messages and emails getting a response within 24 hours.

Do you find tenants for properties not managed by your company?

Yes, we do. Please contact us to get more information about casual let.

How often can the rent be increased?

You can only increase the rent after 180 days in a fixed term contract.

What if I decide to sell the house?

You can place your property on the market whilst tenanted. If the tenant is under a fixed term contract, you must sell that tenancy with the property.

What if I decide to live in the house?

You must give 42 days notice in writing if you wish to take possession of the property. This can only be done if it is periodic tenancy.