Why you should trust our company with the management of your rental property.

ADVERTISING YOUR PROPERTY           What we do.

When we are advised that your property is about to become vacant your property is;

         Advertised as available to rent in the North Shore Times at no cost to you.

         Listed as available to rent on three websites, Tradme.co.nz, Realestate.co.nz and Rentexnz.com all at no cost to you.

Most internet listings will include multiple photographs and a full description of the property including the available date, the number of bedrooms, the number of bathrooms, garaging etc.

We will show prospective tenants your property until the property has been let. All viewings of the inside of your property are conducted by one of our Property Managers. Keys are never given to prospective tenants. In most cases the outgoing tenants are still in residence and we use our experience to obtain access as often and quickly as possible to ensure that your property is rented with the minimum loss of rent between tenancies.

TENANT SELECTION                    How we do it.

Tenant selection is one of the most important processes for the best management of your property.

We undertake a systematic and thorough process of tenant selection which also takes into account any special requirements you may have and the suitability of the prospective tenants to your property.

Prospective tenants are required to complete a detailed Application Form.  Details include the applicant’s full name plus the names of any other proposed occupants, their current address, their date of birth, their current landlords contact information, their previous landlords contact information, their source of income and their reason for wanting to move. 

The application form also contains a Privacy Act Statement and notification to them that should they enter into a Tenancy Agreement with us that any payment default will be reported to Tenancy Information NZ and Credit Reporting databases.

Prospective tenants are interviewed by the property manager responsible for managing your property. Personal references are checked, credit references are checked and the Department of Building Tribunal Orders register is checked to see if there are any breaches of any previous Tenancy Agreements. If the applicants are suitable our Property Manager in most cases contacts the property owner and seeks the property owners consent to proceed. Our personalised Tenancy Agreement is then explained fully to the prospective tenant then signed by the tenant and our Property Manager on your behalf. Keys are not provided to the tenant until all monies due at the start of the tenancy are received by us.

RENT COLLECTION                          

Tenants are required to pay their rent on time and in advance.  If tenants fall into arrears they are contacted by phone, email and/or text. This is usually sufficient to prompt the tenants to pay the outstanding rent. If the tenant fails to pay promptly a 10 Day Breach Notice is sent to the tenant. If the arrears are still not paid the tenants are contacted again and an application is made to the Tenancy Tribunal for mediation or a Tribunal Hearing to obtain an Order for Payment and/or an end to the tenancy. Our attendance at the Tribunal is at no cost to the property owner however the Tribunal Application fee of $20.00 is payable by the property owner. We are proud of the fact that only a small percentage of our tenancies end up with a Tribunal Hearing because we strive to resolve issues early.

OUR COMPUTER SYSTEM            

We manage hundreds of properties and correspondingly we have hundreds of tenants paying rent to us in various ways, mostly by automatic bank payment.  We diligently monitor these payments daily through our comprehensive property management computer programme supplied and supported by Realbase Ltd who are situated  right here in Albany.

This software programme is essential to the efficient running of our business. The programme not only accounts for all receipts and payments which are required to produce the monthly Owner Statements and the accompanying payments to our property owners it also gives us the flexibility that enables us to email or text documents to owners, tenants or creditors at the click of a button then records the details of the communication in the appropriate diary.

Property owners are emailed monthly statements on the 1^st or 2^nd working day of each month. The proceeds of their rental property are paid electronically to their bank account at the same time. Property owners can in addition receive their payments in the middle of each month if required. At the end of the financial year property owners are sent an annual statement for their accountants.

PROPERTY INSPECTIONS

A comprehensive property inspection is completed at the start of each tenancy. As much detail as possible is recorded at this time and the new tenants are required to check the report and sign acceptance of the property as detailed.

Regular inspections are completed four times per year unless we are instructed to complete more or less inspections by the property owner.

When a tenancy terminates and after the tenants have vacated the property a thorough inspection is completed. This inspection report is compared with the initial inspection report and if there is any damage attributable to the tenant we claim the cost to remedy the damage from the tenant. In most cases there is sufficient Bond to cover these issues however when the Bond is insufficient we apply to the Tenancy Tribunal for a Payment Order against the tenant for any shortfall.

REPAIRS AND MAINTENANCE

It is important that properties are maintained to ensure continuity of optimum rental income. We strive to ensure that property owners receive value for their money spent. In most cases consent for any expenditure is obtained from the property owner before repairs or maintenance is commenced however occasionally emergency work or work required for health and safety reasons is completed as a matter of urgency.  We have established a network of reliable, honest trade people and handymen who repair and maintain our client’s properties without unnecessary or excessive expenditure. We also welcome property owner’s personal involvement with larger maintenance projects which improve their properties. Copies of all invoices are of course made available to our property owners.

INSURANCE

It is imperative that property owners have adequate insurance in place prior to our management of the property commences.

Building insurance is the most important and covers the loss or damage to the dwelling.

Chattels or Contents insurance covers the loss or damage to the property owner’s chattels. This usually includes the carpet, curtains, drapes, stove, light fittings etc. Wear and tear is not included.

Landlord Protection Insurance covers the property owner for loss of rent and damage caused by tenants. If property owners want more information about this insurance we recommend they contact N Sadgrove and Associates Ltd and enquire about Rentsure.  http://www.rentsure.co.nz/

SELLING YOUR INVESTMENT

We at Rentex are committed to property as the very best form of long term investment. We subscribe to the maxim that the best time to buy property is now and the best time to sell property is never.

If property owners do decide to sell their investment property it is very helpful to obtain the cooperation of the tenants to ensure that the property is presented well and access to prospective purchasers is not overly restricted. The selection of Real Estate Salesperson is important as the Salesperson needs to be considerate of the tenant’s right to the quiet enjoyment of the home they are paying rent for and the property owners need to obtain the maximum sale price in a timely manner.

We recommend that our property owners contact Jeanette Skewes phone 027 499 8804 at Barfoot and Thompson Real Estate if they are considering selling their property. Jeanette has been successfully selling real estate for over 15 years.  Jeanette is the wife of our Principal Chris Skewes and has therefore been successful in the sale of dozens of rental properties. Jeanette has a vast of experience and always develops a great rapport with both property owners and tenants.

OUR FEES

Advertising                                                                         No charge.

Letting fee                                                                          Paid by the tenant (Equivalent to 1 weeks rent).

Tribunal Attendance                                                       No charge.

Admin and postage                                                         No charge.

Credit check for each new tenant                             $14.50 plus GST.

Management fee                                                            8% of gross rents received.

Arranging payments and maintenance                   8% plus GST.

Inspection fee                                                                   $35.00 plus GST each inspection.

Our fees are fully tax deductible.

So if you’re a Landlord looking for someone to take the hassle out of managing your property, or a person looking for a property to rent, the team at Rentex will be delighted to help.