If you would like us to find a tenant for your property. But you would prefer to manage it yourself, then we can help. We will advertise your property for rent and we will carefully screen all potential tenants to find you a great tenant that will look after your property. As part of this service we will also organize all the paperwork for the new tenant. Once the tenant is picked and the paperwork is done, we will then let you take over and manage your property. The cost of this service is one week rent plus GST.

After signing a Management Agency Agreement authorising us to act on your behalf, we will prepare a listing of your property. Once the property is available and ready for inspections, we advertise your property listing on our website.

We always ask that the prospective tenant fill in an application form, provide sufficient information with their valid photographic ID, a copy of their most recent payslip and any written rental and workplace references.

We carefully select tenants for your property. A rigorous screening system checks everything from criminal and rental histories to payment capabilities and confirms their tenancy history from their current or previous landlord/agent ensuring, that the appropriate tenant is entrusted with your property every time.
After reviewing the details of all applicants, we use our professional experience and judgment to recommend preferred applicants to you, but it is ultimately your decision on which applicant to select as your tenant.
We are dedicated to finding the right tenants for your property and ensuring you have peace of mind.

The Residential Tenancies Act requires that no more than four weeks of bond be collected. The bond is paid before the tenant takes possession and held by Tenancy Services until the tenant vacates.

As it is a legislative requirement for the tenant to leave the premises at the end of the tenancy “as nearly as possible in the same condition, fair wear and tear excepted, as at the commencement of the tenancy”, it is in your best interest to ensure that the property is as clean as possible prior to the tenant moving in. Doing so not only assists in identifying any issues or damage that may occur during a tenancy but also helps set an expectation for the tenant in how the property needs to be maintained and returned at the end of the tenancy.

Prior to a tenant moving in, we conduct a comprehensive inspection of your property. The report from this ongoing inspection forms the basis of comparison with the outgoing inspection report at the end of the tenancy in determining whether any damage was incurred during the tenancy.
During the tenancy, the property is inspected every 3 months after the tenant moves in (4 inspections per year).

Once you have selected an applicant, we prepare a tenancy agreement which we go through with the applicant in detail prior to the signing. We also go through the most important expectations ranging from when and where to pay rent, to our repair and maintenance policy. This information is also covered in our tenant handbook which we provide to tenants of all properties we manage, at the time of their lease signing. Finally, a copy of the ongoing condition report from your property is provided to them that they must check and sign.

Keys and possession of the property are only granted once the tenant has signed all forms, first payment and bond monies have been received, and the lease start date has commenced.

We receive rent by electronic funds transfer directly into our trust account.

Rental monies, less any management fees and reimbursements, are deposited into your nominated bank account every fortnightly which means the funds will appear in your account on the next working day. After the payments into your account, you will receive a monthly statement along with copies of any property-related invoices that we have paid on your behalf.

we stand by a zero tolerance rent arrears policy. We follow up with the tenants through text or call a friendly way, if we don’t hear back from them we send a reminder again by text, phone, and email still if they are unable to reach us after several attempts or have not paid the arrears we issue a 14 day written notice to clear the arrears by letter or email. If the situation is not resolved an application to the tenancy tribunal is lodged.
If the tenant is over 21 days in rental arrears with no resolution reached the landlord (or property manager) is able to apply for repossession of the property.

For both fixed-term and periodic tenancies, landlords can only increase rent:
• after the first 12 months of the tenancy
• provided the increase is not within 12 months of the last increase.
Landlords must give the correct notice and meet certain conditions.
For fixed-term tenancies, landlords can only increase rent if the tenancy agreement allows this.
Special rules apply if a tenancy agreement is subject to an annual rent increase process.
A landlord must give their tenant at least 60 days’ written notice of a rent increase.

It is your responsibility as a landlord to keep the property in a reasonable state of repair. As a managing agent acting on your behalf, we will utilize a network of preferred tradespersons to perform any required works, in a timely manner and at a reasonable cost. The cost of repairs can only be charged to the tenant in the event that the repairs are required as a result of damage caused by the tenant that is beyond general wear and tears.

Unless otherwise agreed, the tenant is responsible for maintaining any lawns and gardens of the property during their tenancy. However, if the property is fitted with any watering system, it is your responsibility as a landlord to ensure that this system is maintained in good working order during the tenancy.

A landlord must give at least 90 days’ written notice to end the tenancy. Landlords can give less time (at least 42 days’ notice) in some cases if:
• the property has been sold and the new buyer doesn’t want tenants (ie the buyer wants ‘vacant possession’)
• the owner or a member of the owner’s family is going to live in the property
• the property is normally used as employee accommodation and its needed for this purpose. The fact that this might happen must be included in the tenancy agreement.

The tenant needs to give between 90- and 21-days’ notice in writing to vacate at the end of a fixed term of a Tenancy Agreement. For a periodic agreement, the tenant is required to give 21 days’ notice in writing if they want to vacate.

We advise all landlords to have comprehensive landlord insurance to cover some particular tenant-related risks that are not typically covered by home and contents or strata title insurance policies. These risks may include loss of rent due to tenant default and malicious or accidental damage to your property by a tenant, their family or their invited guests. While an agent plays an important role in minimising some of these risks through careful review of applicants and maintaining oversight of your property, they cannot totally eliminate the risk. Landlord insurance is important as even though a rental bond is taken at the start of an agreement, it will unlikely be sufficient to cover the costs or loss that will be incurred should some of these risks eventuate. Before selecting a landlord insurance policy, be sure to understand precisely what it will cover (and what it won’t) as well as any particular sub-limits or excesses related to the policy as these vary quite substantially between insurers in the market.

A metered water supply allows a water supplier to charge for the amount of water used. The tenant pays for any water charges if:
• the property has a separate water meter
• the water supplier provides water on a metered basis
• the charges can be exclusively attributed to the tenant’s use of the property.
Otherwise, the landlord pays for the water charges.
Water suppliers charge for wastewater in different ways, which vary around the country.
Landlords are usually responsible for fixed wastewater charges. The supplier charges these whether or not the property is occupied.
Some suppliers calculate wastewater based on how much water they supply. The landlord can ask the tenant to pay for the wastewater they produce.
The landlord must pay the whole water account and then ask the tenant to reimburse them.

Any costs that are a result of living in the house, then the tenant has to pay them.

Tenants must be provided with written notice before the property is listed for sale. Landlords and their real estate agents have the right to show potential buyers, registered valuers, or building experts through the property. This cannot be done without getting the tenant’s permission. Any access schedule that has been agreed to with the tenant needs to be in writing and signed by all parties so that it’s clear and understood by all.
If there is any fixed-term lease agreement in place during the sale of your property, then the tenant may stay until the end of their lease, meaning that the buyer must acquire the property as an investment property. For tenants on a periodic agreement, if vacant possession is being sought by the buyers, once contracts have been exchanged, you as the landlord and seller must give the tenant a minimum of 42 days’ notice to vacate.

The final healthy homes standards became law on 1st July 2019. They are available on the New Zealand Legislation website. The standards set minimum requirements for heating, insulation, ventilation, moisture and drainage, and draught stopping in rental properties.

All private rentals must comply within 90 days of any new or renewed tenancy after 1 July 2021, with all private rentals complying by 1 July 2024.
Landlords are responsible for maintaining and improving the quality of their rental properties. These standards will help ensure landlords have healthier, safer properties and lower maintenance costs for their investments.
The standards will also make it easier for tenants to keep their homes warm and dry.
All rental homes will be required to have:
• A fixed heating device that can heat the main living area to 18 degrees Celsius. No less than 1.5kw or greater than 2.4Kw.
• Ceiling and underfloor insulation that either meets the 2008 Building Code insulation standard, or (for existing ceiling insulation) has a minimum thickness of 120 millimeters.
• Mechanical extraction fans or range hoods (externally vented) in kitchens and bathrooms. In addition, all habitable rooms will require windows that open. We will need to know the fan diameter or exhaust capacity.
• A ground moisture barrier installed to stop moisture rising into the home, where there is an enclosed subfloor space.
• Adequate drainage and guttering to prevent water from entering the home.
• No unnecessary gaps or holes in walls, ceilings, windows, floors, and doors that cause noticeable draughts. All unused chimneys and fireplaces must be blocked.
The 2016 insulation requirements remain in force. From 1 July 2019, ceiling and underfloor insulation will be compulsory in all rental homes where it is reasonably practicable to install.

As of 1 July 2020, all new/varied tenancy agreements must state how the property does and does not comply with the standards.
By 1 July 2021, private landlords must ensure rental properties comply with the healthy home standards within 90 days of any new or varied tenancy
By 1 July 2024, all rental homes must comply with the healthy homes standards.