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Our multiple marketing channels are specific to your property. We generally hold two viewings each week with at least one property manager in attendance to meet and appraise prospective tenants. We don't give out keys to view a property without a staff member in attendance.
We have a comprehensive 7-step assessment, backed up by our guarantee.
This depends both on your preference and the suitability of the home to accommodate pets. It's worth considering that tenants with pets are often more stable, stay longer and may pay a little more as they recognise that it's hard to move with animals.
A fixed-term tenancy is for a set period and neither the tenant nor the landlord can give notice to end the tenancy. Under the RTA Amendment Act Section 60a a fixed term tenancy becomes a periodic tenancy at the end of the lease, unless notice has been given otherwise. A periodic tenancy doesn’t have an end date, and can only be ended by the appropriate notice given by the tenant or landlord. RTA Amendment Sec 50 (1) For your income stability, we prefer fixed-term tenancies. However, some situations may warrant a periodic tenancy. We're happy to discuss options with you.
Before the end of the fixed lease period, both parties can agree to renew, extend or end the existing agreement. If the tenant doesn’t wish to continue renting the property, they can give the owner written notice of their intention to end the tenancy, at least 28 days prior to the lease end date. The only other means to terminate a tenancy is to give correct notice under Section 50
A periodic tenancy continues until either party gives appropriate notice to terminate the tenancy. If the tenant wants to leave they are required to give 28 days notice to the landlord. A landlord must give 90 days notice to the tenant, as long as the permitted circumstances allow.
A periodic tenancy continues until either party gives appropriate notice to terminate the tenancy. If the tenant wants to leave they are required to give 28 days notice to the landlord. A landlord must give 90 days notice to the tenant, as long as the permitted circumstances allow.
Sometimes a major life event occurs and a tenant may need to end the tenancy early. In a select few cases we can agree to this, with the proviso that they pay the rent until the home is re-rented and they cover the costs of obtaining the new tenant.
Rent can be increased no more than once every 12 months. We will schedule a rent review and assess current and recent market rent information to advise. If the price in the rental market hasn't increased then the rent will usually stay the same until the next review period.
We require tenants to pay four weeks bond, which is paid to Tenancy Services and held until the end of the tenancy.
We have a robust rent arrears process that starts the day after rent is due and follows through to Tenancy Tribunal if required. Our tenant selection process ensures that we minimise these occurrences.
There is a full inspection carried out at the start and end of each tenancy, with photos. The property is also inspected one month after the start of the tenancy, and then quarterly following. If the tenant is not caring well enough for the home, we can continue monthly inspections until they are back on track.
Our inspection reports are very detailed, with photos of each room and particular attention to areas that may indicate damp or mould or other water damage, under sinks and basins, guttering and behind curtains. The report, including 50-300 photos, is emailed to you so that you can get a comprehensive view of your property.
Tenants are responsible for maintaining lawns and gardens under the Residential Tenancies Act (RTA), however, we do recommend owners cover seasonal maintenance. This can include pruning trees and shrubs, water blasting paths, clearing out guttering and downpipes. Many tenants don’t own a lawnmower so it can worth contracting a company to provide a regular lawn-mowing service.
Yes! No surcharge, no disbursement fee, no padding. If we get a discount, you get a discount.
We have an approved team of accredited trades’ people who we know offer a competent, timely and reasonably priced service. If you prefer to carry out some work yourself (such as gardening or general house maintenance) or have your own preferred trades’ people, please let us know. In the event we are unable to reach you or your trades’ people within a reasonable time, our own maintenance team are often able to attend at short notice.
Rents are paid by tenants directly into our client trust account.
Rent remittances are paid to owners bi-monthly, on the 1st and 15th of each month, or the next business day following.
Our management fees are very competitive, with no hidden costs or fees. Please contact us to request our rates and fees.
We have an initial marketing set-up fee, which is well below what you would pay to list a property yourself. Your Trade Me ad is included in this; however feature listings do attract a separate charge. For Rent signs are free.
There is no charge to you for mediation or Tenancy Tribunal hearings if we have assessed and placed the tenant into the property. However, if the tenant was signed through another agency, or privately, we reserve the right to charge for time and costs for mediation and Tenancy Tribunal activity.
There are no administration fees for reports, end-of-year financial statements, disbursements, travel costs, rent reviews or rental appraisals. No hidden costs: upfront and competitive flat fees only.
There is a small percentage charge for coordinating and paying for general maintenance. However, if the property requires more extensive work, such as renovation, earthquake repair or refurbishment, we can arrange quotes and supervise the work with your approval. This is charged on an hourly basis for any additional work done including arranging assessments and quotes. Quotes and photos will be emailed to you to confirm all details before starting work.
The RTA allows for tenants to be charged for damage they have caused, however a recent Court of Appeal ruling has allowed tenants to question their responsibility, and some are disputing costs. See recent updates by the NZPIF and the Tenancy Tribunal Practice Note 2016/1. General wear and tear is part of the price of having tenants living in a home, however, if damage is not caused by the tenants or their visitors then your insurance may cover the costs.
Insurance is not compulsory, but we recommend a good rental policy with comprehensive cover.
If the tenant is on a periodic tenancy it is possible to give notice so you can move in; however, there are specific requirements around the ownership of the property and who will be living there. At least 63 days notice must be given if the owner, a family member of the owner are to move in, or the property was used for contractors or employees. As there are specific parameters around ownership and the permitted reasons for issuing a termination notice, please see Section 51 for clarification.