Frequently Asked Questions
Your property manager handles the day-to-day operations of your rental property. This includes advertising the property when vacant, screening tenants, conducting inspections, organising maintenance, handling rent collection, and managing tenant disputes. They ensure compliance with New Zealand's rental laws and take care of the administrative aspects of a rental property.
When selecting a property manager, consider their reputation, experience, and communication skills. Check reviews and ask for references from other landlords. It's also important to ensure they are knowledgeable about the laws surrounding property management and have a clear, transparent fee structure. Meeting in person can also help assess their professionalism.
Owners of a rental property are responsible for ensuring the property meets legal health and safety standards, maintaining the property in a habitable condition, and providing necessary repairs. They must also respect tenants' rights, including issuing proper notices for inspections or rent increases and providing accurate documentation. A good property manager can assist with all of these responsibilities.
Your property manager will assess the market rent of your property annually and advise whether a rent increase is appropriate and in line with the current market. Any rent increases must comply with the correct notice periods as set out in the Residential Tenancies Act.
If a tenant stops paying rent, your property manager will follow the process outlined in the Residential Tenancies Act, including issuing a 14-day rent arrears notice or other structured notices as required. If the issue persists, the property manager may initiate proceedings through the Tenancy Tribunal, which could include ending the tenancy. It’s important to keep communication open and document all interactions. Your property manager will keep you updated on any issues with rent payments.
A property inspection is a visual evaluation of the rental property to ensure it is being maintained in good condition by the tenant and to assess whether any routine maintenance is required. We prefer to inspect each property every three months and provide a written report with photos to the owner.
Legal requirements include providing a written tenancy agreement, ensuring the property is safe, habitable, and complies with the Healthy Homes Standards. Owners must be fully aware of the laws surrounding property management, including privacy laws, tenants’ and landlords’ rights under the Residential Tenancies Act, and other relevant legislation. Penalties for non-compliance can be severe.
If a dispute arises between the landlord and tenant, it’s important to attempt to resolve it amicably through communication. If that’s unsuccessful, the matter can be taken to the Tenancy Tribunal. Property managers are experienced in managing disputes and can represent the landlord at the Tribunal if necessary.
If a tenant causes damage to the property, depending on how the damage occurred, the landlord has the right to claim compensation through the tenant’s bond or by seeking reparations directly from the tenant. The law is specific about what can be claimed by a landlord, and your property manager should be well-versed in this process. If no resolution is reached, your property manager can apply for a Tenancy Tribunal decision to resolve the issue.
Property management fees are based on a percentage of the rental income, and there may be ancillary charges for sourcing a new tenant, arranging maintenance, or handling court proceedings. Our property management fees vary depending on the owner and their preferences. We offer three different packages to suit various budgets and are very competitive in the market while providing excellent service.
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