FAQs - RENTAL PROPERTY MANAGEMENT
How do you find my tenants?
- 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.
How do you screen my tenants?
We have a comprehensive 7-step assessment, backed up by our guarantee.
Should I allow pets?
- 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.
Fixed-term or periodic tenancy?
A fixed-term tenancy is for a set period and neither the tenant nor the landlord can give notice to end the tenancy. A periodic tenancy doesn’t have an end date: the tenant is required to give three weeks’ notice, however the landlord must give three months notice. 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.
Can my tenants leave before the fixed tenancy ends?
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.
When will you increase my rent?
Rent can be increased no more than every six months. We will schedule a rent review and assess current and recent market rent information to advise. If the price in the rental market has decreased then the rent will usually stay the same until the next review period.
How much bond do you collect?
We require tenants to pay four weeks bond, which is paid to Tenancy Services and held until the end of the tenancy.
How do you manage late rent?
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.
How often do you inspect my property?
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.
What can I expect in my report?
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.
Who is responsible for maintaining my lawns and gardens?
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.
Do I get the benefit of your trade and supplier discounts?
Yes! No surcharge, no disbursement fee, no padding. If we get a discount, you get a discount.
Can I choose my own trades’ people for maintenance?
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.
How is my rent collected?
Rents are paid by tenants directly into our client trust account.
How often will I receive rent payments?
Rent remittances are paid to owners bi-monthly, on the 1st and 15th of each month, or the next business day following.
What are Ruby Housing's management fees?
Our management fees are very competitive, with no hidden costs or fees. Please contact us to request our rates and fees.
Do I pay for Trade Me ads or rental signs?
Your Trade Me ad is free to you; however feature listings do attract a separate charge. For Rent signs are free.
Do I pay for mediation or Tenancy Tribunal proceedings?
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.
Is there an administration fee?
There are no administration fees for reports, end-of-year financial statements, disbursements, travel costs, credit checks, rent reviews or rental appraisals. No hidden costs: upfront and competitive flat fees only.
Do I pay extra for you to manage and pay for maintenance bills?
General maintenance doesn’t attract an extra charge. However, if you require 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.
What if my property is damaged?
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.
Should I have rental property insurance?
Insurance is not compulsory, but we recommend a good rental policy with comprehensive cover.
What if I want to move into my property?
If the tenant is on a periodic tenancy it is possible to give notice so you can move in, however, a fixed-term tenancy must continue until the end date.