AFTER YOUR PROPERTY
AS IF IT IS MY OWN.
CHANGING PROPERTY MANAGER
Changing property managers is easy – I do the work for you. All you have to do is fill out my Management Authority. You may prefer to inform your current agent yourself or I can do this for you where I will discuss the take over date and pick up of keys and documentation.
Once the management authority is signed and the current agent informed I will inform watercare, body corp / city council where required and the tenants to let them know I will be taking over the management at the agreed take over date.
Upon take over date I will be collecting the following minimal items from your agent:
• Bond Transfer form
• Entry Inspection report and Latest Routine Inspection report
• Full Tenant application
• Tenancy Agreement and Tenant Ledger to date
Once I have taken over, I will complete an inspection of the property where you are most welcome to join.
FOR PRIVATE LANDLORDS
0% AND 5% MANAGEMENT OPTIONS AVAILABLE
A lot of Landlords enjoy managing their own properties. But there are some aspects that would be easier to leave with a third person in terms of systems and processes. Please have a look at the several Management Options
NO HIDDEN FEES
7% AND 9% FLAT CHARGE PLUS ADVERTISING PACKAGES
7% and 9% +gst fee over rent and all invoices paid.
And are great options if you are looking to have your property fully managed. There are also several advertising options available when looking for new tenants. Please have a look at the Marketing and Management options.
INCLUDED IN THE SERVICE
• Complementary signboards, property flyer and advertising on my website and social media.
• Onsite property viewings with potential tenants.
• Screening and selection of tenants.
• Preparation of the tenancy agreement, lodging the bond and all associated paperwork.
• Entry and Exit inspections.
• Routine Inspections (every 4 months unless otherwise directed by your insurance company)
• Rent collection and management of rent arrears.
• Tribunal Application and document preparation
• Mid-month payments to your account.
• Monthly Statements.
• End of financial year statements.
• Issuing notices sent to your tenant and following up.
• Proactive maintenance, planning and support.
• Sales advice, connecting you with a sales agent that is right for you.
• Annual and in-between tenancy market appraisals.
OWNER PORTAL AND LOG IN
The property management system that I use is Palace. This is a cloud based software which I can access anywhere in the world at any time. You will have the options to log in as the client as well and have access to documents, inspections and statements anywhere and anytime you need.
THE MANAGING PROCESS - in 8 steps
1 RENTAL APPRAISAL AND ADVERTISING
I always aim to achieve the best possible rent for your property. My appraisals are based on a current market analysis, statistics and my experience. Once we have set a rental price you can choose between 3 simple options:
2 CHOOSING THE RIGHT TENANT
The process begins with making the property available for prospective tenants to view it. As I dedicate my time to you and your property, your prospective tenants will not miss out on having the opportunity to see the property and ask me everything they want to know before filling out an application form.
Following this I have an easy online application process which tenants can do from home, on their phone or onsite via my iPad which will be available at every viewing. The tenant application tool I have connected my business with is TPS Tenancy, now called NZC - New Zealand Collections. The background checks, international checks and credit checks are controlled by them and the tenant information is saved in that system.
Before committing to the credit checks I will work on the tenant application, call their references (landlords, employers and personal) and make sure their story adds up. Once this is done I will present the application(s) to you with my advice. You will always be in control and decide who will be your new tenant and once we have established this we will tick the final box with the background, credit checks and signing the tenancy agreement.
3 TENANCY AGREEMENT
We can choose to sign a fixed term agreement or periodic agreement with the tenants.
A fixed term is for a fixed agreed period of time. This often is for 12 months or to a time that suit both you and the tenant best. A periodic agreement will have more flexibility when you as the landlord can give 90 days notice at any time and the tenant can give 21 days notice at any time.
When the fixed term ends, if both you and the tenant are happy, I will organise a rental renewal which I will notify you of 2 months before the end date.
4 ENTRY INSPECTION
After the property is completely ready for the new tenant I will complete a full entry inspection right before the tenant moves in. This report will include hundreds of photo's showing the condition of the property and things to look out for. The written part of the report will not only say when there is an issue but also when items or area's are in really good or new condition. The tenant will be given a copy of this report and has the opportunity to make changes in the first week of moving in. This gives all parties a clear and fair understanding of the condition of the property before the tenants moved in.
5 COLLECTING THE BOND AND RENT
To protect your asset I will collect the maximum level of bond allowed by law and lodge it with the Ministry of Business, Innovation and Employment (bond centre). I also ensure the tenant understands rent payments need to be paid weekly and received in my account on time. Payments, less fees and any disbursements are then paid into your nominated bank account twice a month.
From the moment we are collecting rent I will be monitoring rent increases as well. Currently we can still do this every 6 months and I will keep up to date with your rental return if an increase is required. Typically rent increases are going together with a renewal of a fixed term agreement which is every year.
I do not tolerate late payment of rent. If a tenant misses a payment I will contact them immediately, if the tenant does not rectify this within 2 working days a formal breach notice will be issued. Once the tenant is in arrears by one week I will contact you and discuss further proceedings to Tenancy Tribunal. There are many different situations and tenants and sometimes they need a different approach than tenancy tribunal, which I will be able advice and discuss if the time comes.
6 PERIODIC INSPECTIONS
The first routine inspection of your property happens within one month of the tenants moving in to make sure that everything is as it should be. This is followed up with inspections every 4 months to check there are no maintenance or tenant issues that need attention. Please check with your insurance company what they require. Some require 3 monthly or 6 monthly inspections instead. More inspections is always good but 4 monthly give more privacy whilst still monitoring your home.
Following each inspection you will receive a document with photo's and a report about the condition of the property. Any current or potential future maintenance/issues will be mentioned in this report, discussed and urgent work booked.
I will notify you of any maintenance or issues with the property. These issues could occur during inspections or when the tenant notifies me. You can decide if you want to do/organise the work yourself or if one of my qualified tradespeople can carry out the job. Sometimes urgent health and safety issues arise and emergency maintenance is required. These situations will be dealt with promptly to mitigate your loss. This way we can make sure that the property always complies with the standard regulations and the tenants are looked after in these times of need.
I will also notify you about preventative maintenance such as, heatpump service, chimney sweep, gutter cleaning, HRV filter replacement etc.
My contractors are carefully chosen as I can rely on their professional opinion and ability to work on the job within the discussed timeframe.
8 AT THE END OF A TENANCY
2-3 months before the end of the fixed term tenancy I will notify you and the tenant to confirm if you are both happy to renew the lease for another year. At this stage another rent review will be done and incorporated if applicable with the new tenancy agreement.
The property will be marketed as soon as possible to ensure a new tenant moves in soon and you keep a stable and healthy cashflow on your property.
Upon the agreement ending I will prepare and organise all necessary documentation and complete a final inspection at the property after the tenants have vacated. The bond is held until I advise the property is (back) in good condition and we both agree the bond can be released.