What we can do for you

• Consult and advise on rentals.
• Tenant selection
• Rent Collection – all moneys collected on behalf of clients are held in a non-interest bearing Trust Account.
• Preparation of Legal Tenancy Agreements, Bond Payments and Releases.
• Attend to any Maintenance as required, normally to a specified maximum amount (We will contact you or your representative for any items in excess of a set limit)
• Provide regular property inspections.
• Arrange new Tenants should the existing Tenants vacate.
• Rent Reviews, as requested – rents are continually monitored taking into account up-to-date market conditions.
• Instigate Legal proceedings if necessary against a Tenant on your behalf.
• Attend Residential Tenancy Tribunal on your behalf.
• Credit checks on tenants.

Tenant Selection

It is vital to have the best possible tenant in your property. We carefully consider, taking into account the property’s and your requirements, the most suitable tenant. A tenancy application is required by any tenant applying for our Management Properties. Tenants are selected as to their suitability, personal and financial references and previous tenant history. We then undertake a credit check. Negotiation is a strong part of today’s Residential Letting market and should there be a need we will contact you for your instruction if negotiations are to exceed our authority.

Tenancy Agreements

A Residential Tenancy Agreement is prepared by us for each property on an individual basis once a tenant has been selected. The occupation and termination dates, number of residents, financial requirements and any other relevant terms and conditions are included in the document. This is a legal and binding document and complies with the Residential Tenancies Act 1988.

Tenancy Agreements

A Residential Tenancy Agreement is prepared by us for each property on an individual basis once a tenant has been selected. The occupation and termination dates, number of residents, financial requirements and any other relevant terms and conditions are included in the document. This is a legal and binding document and complies with the Residential Tenancies Act 1988.

Rent

Careful monitoring of rental payments ensures that tenants are paying their rent on time and as per the conditions of their tenancy agreement.

We require payments to be made preferably fortnightly in advance by automatic payment into our trust account – a non-interest bearing account.

Action is immediately taken should a tenant fall behind.

Tenants are given 10 days notice to remedy any breach, as required by law, and should they not comply or make an attempt to rectify this breach we instigate proceedings against them.

Bond

• A bond payment is required from tenants for all our management properties.
• All bonds are passed on to the Ministry of Housing Tenancy Services and held there until the end of the tenancy.
  
• The most usual Bond requirement represents four weeks rent.

Maintenance

• General maintenance and repairs are carried out throughout the tenancy in accordance with the owner’s instructions. It is a requirement that an owner or his agent attend to such repairs promptly.
• We request a specified amount from owners so we can authorise repairs.
• Any major repairs are approved by the owner or his/her representative prior to commencement.
• Reliable, qualified tradespeople are used for all work.
• If you have preferred tradespeople we are able to use – they must be reliable and respond promptly.

Inspections

Your property will be inspected at the commencement of a new tenancy, then quarterly, then again at the end of the tenancy.

Re-Letting

In the event of a Tenancy terminating, the property is promoted to re-letting immediately. The rent is reviewed at the start of each new tenancy.

The Cost to You – Fees

In consideration of you performing the above duties I/We agree that you shall be entitled to be paid for your services as follows:

• A $25.00 plus GST credit checking charge may apply for new tenancies – ($25.00 plus GST for a joint application.) Landlord’s approval will be sought prior.
• On all rents collected, 8.5% + GST.
• Arranging and or supervising repairs, maintenance or renovations on the cost thereof, 8.5%+ GST.
• On major repairs or renovations and or supervision thereof a fee agreed upon by both parties before the services are carried out.
• On attending mediation’s or hearings and all related matters under The Residential Tenancies Act, 1986 a fee of $50.00 per hour may apply.
• For each inspection of the property, $35.00 plus GST.
• A letting fee equivalent to one weeks rent plus GST is payable for completing a letting of the property with such letting fee paid by the tenant by this your instruction, while the Residential Tenancies Act 1986 permits and authorises the letting fee to be paid by the tenant.
• Contact with overseas owners will be via e-mail. All other cost of communications to overseas owners other than the monthly statements may be charged.

Terms & Conditions

The Owner hereby appoints the Agent on the terms and conditions herein set forth to manage the Owner’s property described in the Schedule hereto.

1. When performing its duties under this authority “Office Name” LTD MREINZ shall be acting solely as the AGENT of the OWNER(S).
2. To manage existing tenants and tenancies.
3. To advertise for tenants, as and when necessary and to sign tenancy agreements on my/our behalf.
4. To collect bonds equivalent to three/four weeks rent and to pay the same to the Ministry of Housing within 23 working days of receipt and to refund to the tenant at the end of the tenancy any part of the bond that in the Agents judgement is fair and reasonable.
5. To collect rents and pay them out as hereinafter directed.
6. To exercise the Landlord’s right to terminate tenancies and serve notices upon the tenants, take such action against the tenants and do all such things necessary to commence AND obtain an order for possession or an order to terminate the Tenancy.
7. To obtain a credit check on any prospective tenant and the OWNER(S) agree to pay the fee for this service.
8. To carry out a schedule of inspections during the period of tenancy, the frequency to be quarterly or as arranged between the AGENT and the OWNER(S).
9. I / We as owner/s acknowledge that I / We indemnify the agent against all actions/claims/costs and expenses whatsoever, which may be taken or made against the agent in the course of and arising out of the proper performance of the agents duties as the property manager or the exercise of any powers, duties or authorities contained in this management authority.
10. To take all reasonable steps to compel payment of outstanding rent and to enforce other terms and conditions of the Tenancy Agreement.
11. To resolve any dispute with the tenant by negotiation or by attending mediation or by attending the Tenancy Tribunal.
12. To appoint, at your discretion, a debt collection agency to pursue any outstanding, unsatisfied money orders from tenants. I/We authorise you to pay all associated fees on my/our behalf.
13. To deduct from rents collected, all properly authorised expenditure and disbursements made on behalf of the OWNER(S). All charges are subject to variation at one month’s notice.
14. To review the rent regularly.
15. Subject to the provisions of this clause this authority shall be for an initial fixed term of twelve months from the date of the commencement of this authority and during this period the owner shall not be able to terminate the agreement early by the giving of notice. Thereafter, either party shall be able to terminate this agreement on one months notice in writing and shall be sufficiently served by being delivered or posted to the current address for the owner referred to in this authority and in respect of the agent, to the agent’s current address. If a dispute between the owner and the agent shall arise, affecting or concerning the safety of the tenant or the tenancy premises, and such dispute cannot be resolved to the satisfaction of the agent then the agent at the agents sole discretion shall have the right to terminate this management agreement forthwith by the agent giving written notice in terms of this paragraph.
16. To effect repairs to the rented property as and when these become necessary and in accordance with the following instructions.
    Repairs of any kind up to the value of $250.00. or one weeks rent which ever is greater
    Repairs exceeding the above sum shall require my/our approval.
    Repairs ordered by the Tenancy Tribunal shall not require my approval.
    Repairs in an emergency situation or to protect the property or to protect the health and
    safety of the tenant shall not require my approval.
17. The owner hereby agrees that the Agent has the right to assign this agreement to a third party without limiting the owner’s rights to terminate this agreement subject to those provisions contained in Clause 15.
18. The Property schedule and its contents form part of this agreement.

General

• The AGENT is to render to the OWNER (S) a statement of monies collected, charges deducted and accounts paid, and to remit to the OWNER (S) all receipts less disbursements on a monthly basis.
• If at any time the disbursements are in excess of the rents collected the OWNER (S) hereby agree to pay such excess promptly upon demand of the AGENT. The AGENT may, if in its opinion it is necessary, retain in its Trust Account sufficient funds to meet outstanding or pending accounts for properly authorised expenditure or disbursements. The AGENT will advise the OWNER (S) of the amounts retained and the reason for the retention.
• The AGENT may place any money held on the OWNER (S) behalf into an interest bearing trust account and the AGENT shall be entitled to retain interest accrued thereon.
• The AGENT is not responsible to arrange Landlord Protection Insurance or any other Insurance in respect of the premises.
• The AGENT shall use their best endeavours to ensure continuity of rental and maintenance of the property, but shall not be personally liable for any default in payment of rent or any damage to the property, vacant or occupied, by any tenant or otherwise, whether or not a tenancy has been arranged by the AGENT.
• The AGENT shall not be responsible for any injury to persons and or damage to the property arising out of the condition of, or any hazard in or about the property.
• The Agent shall be entitled to review its fees for services by giving one months notice in writing.

Either party may terminate this Authority by giving two month’s notice in writing.

Landlords Insurance Cover

We strongly recommend “Rental Property Insurance” cover to owners of property managed by ourselves, and of course, all landlords.

You can obtain cover for such things as malicious damage, theft, contents, gradual damage, loss of rent etc.

Key Points

• TOP letting office in Wainuiomata
• TOP property management office in Wainuiomata
• We do reference and credit checks
• We do tenancy tribunal checks
• We do regular inspections
• We do maintenance co-ordination
• We are on the Internet
• We have window photo cards