Queenstown Property Management

An applicant will be asked to pay four weeks bond. Our office policy is to take the maximum bond allowed under the Residential Tenancies Act. The bond will be held by the Department of Building and Housing until the end of the tenancy.

At the end of the tenancy, before the bond is refunded we expect the following from the tenant:

• All money owed by the tenant is paid in full
• The property must be empty of the tenants’ property and all keys are returned
• The property must be clean and if applicable the lawns and gardens tidy

We will always compare the property to the Entry Condition Report, Inventory (if applicable) and the 100 photos taken at the beginning of the tenancy.

How does a tenant apply for my property?

We always ask that the prospective tenant fills in an application form, signing giving permission for us to check the information provided.

What if an applicant contacts me?

If by the unlikely chance a prospective tenant contacts you to discuss their application, or in fact ask questions regarding their rejected application, we strongly advise that you request that they contact us (your agent). If they persist we strongly advise that you do not discuss anything further to avoid unnecessary problems and complications.

How do you check an applicant?

With the information provided we confirm their payment and tenancy history by calling their current and/or previous landlord/agent as well as confirming their employment, checking them against a National Database to see if they have been lodged as a bad tenant by a previous agent or have an unsatisfactory credit history.

In some cases where an applicant may not have a tenancy history we try and confirm other information that may give us the insight to show their ability to maintain a tenancy in your rental property, for example, a stable employment history.

In some cases where this is not possible, we may simply reject the application.

What reason do you have to give the applicant to reject their application?

Legally we do not have to give a reason and by industry practice, we never give a reason.

Who Selects the Applicant for My Property?

Your property manager does. We have the information that we have collected and by using our experience we will make the best selection possible for your property.

Do you guarantee the tenant?

We can never guarantee any approved tenant/s for your property. We can only attempt to collect information on their past history and confirm their income arrangements. As their paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a landlord risk that comes with allowing someone else to rent your property. We do recommend to landlords that do not wish to take any risk, it is better to leave your property vacant longer rather than take unsuitable tenants just to get the property let more quickly.

Why do I need landlord insurance if I have an agent?

We at no time can guarantee your tenant’s performance on your property. The risk belongs to the owner of the property, and appropriately the owner should be insured for such a risk.

Why do I need landlord insurance if I have a good tenant?

Even a good tenancy can turn bad. If the tenant’s circumstances change sometimes the tenancy will become unstable. This can result in rent owing and the property not maintained.

It pays to be properly insured, even with a good tenant.

What does landlord insurance cover?

We recommend that you consult this with your chosen insurance provider.

It is important for you to know what your landlord insurance policy will and won’t cover. Please consult with your insurer so that you are fully aware of the extent of your cover and also any excesses that may be applicable in the event of a claim.

How do you determine the best rent for my property?

We always strive to get you the maximum rent possible; however, we also must keep in mind the current market when setting the weekly rental rate, in order to get your property tenanted as soon as possible.

To do this, we consider these factors:

1. Demand- Is there a high or low demand for properties at present. This can be seasonal and affected by a number of factors.
2. What Is Available Now- we look at properties currently available for rent in the newspaper and/or the internet, and consider their location and features for comparison to calculate a maximum rent for your property
3. What We Have Rented Right Now- We compare your property with what we have currently rented, taking into account property location and features.

These factors allow us to give you enough information to set the right rent for your property.

What if I want a rent amount that is higher?

You may place your property on the market at the rental amount you wish. However, keep in mind that it is the market demand that sets the rent, and if the market (prospective tenants looking for a rental property) deem the amount of rent too high your property may stay vacant longer than necessary.

With this in mind, be aware your annual rental return will be reduced by 2% for every week it is vacant!

How is the rent reviewed during the time that you manage it?

When we need to secure you a new tenant we will always review the rent against market conditions. This will also be done at lease renewal time or at other times when required. We will always advise you when the rent is to be increased.

If I allow pets on my property, what expectations will be given to the tenant?

If permission is granted to keep a pet on the property we ensure the following criteria and obligations are met:

1. No additional pet may occupy the property without prior permission.
2. An additional bond equivalent to one week’s rent is collected.
3. The pet must be removed from the property if it becomes annoying or bothersome to neighbors (after a reasonable warning has been given in writing).
4. The tenant must be responsible for any damage caused by their pet and remove any rubbish or faeces deposited by the pet.
5. A condition of the tenancy is that upon vacating the carpets must be professionally cleaned, deodorised & flea treated.

We also record the details of the pet on the agreement, which is then signed by the tenant.

How do I ensure that the pet will not come on the property?

We obligate the tenant to commit in writing that they will not bring the pet inside. However, as we are unable to monitor the property all of the time we cannot guarantee that pet will not come inside the home.

We do look out for any warning signs whilst at the property conducting inspections. However, the only way to ensure that a pet will not come inside the home is to insist ‘No Pets’ right from the start of the tenancy.

Why do I receive statements?

We will issue you both monthly and yearly financial statements, accounting for all monies we have handled and disbursed to you on your behalf in accordance with legislative requirements.

You will receive your monthly statements together with any tax invoices from tradespersons or other disbursements paid during that month on your behalf.

When do I receive these statements?

Your monthly statement will be sent to you on a fortnightly basis of every month, and the end of year statement will come to you in April of each year being the month immediately following the end of the financial year.

What do I do if I misplace a statement?

Contact us and we will issue you with a replacement monthly statement at no charge. However, if you require a replacement end of year statement this will be charged at a cost to you. Please refer to your management agreement schedule of fees for these charges.

Discrimination to be an unlawful act

Sec 12. (2) (a) Instruct any person to discriminate against any other person in contravention of the Human Rights Act 1993

e.g. A person should not refuse to grant a tenancy to another on the grounds that it is intended that a child should live on the premises.

Rent in Advance

Sec 23 (1) A Landlord shall not require the payment of any rent –

1. More than 2 weeks in advance; or
2. Before the expiry of the period for which rent has been paid already

Locks

Sec 46. (1) The Landlord shall provide and maintain such locks and other similar devices as are necessary to ensure that the premises are reasonably secure

(2)Neither the landlord nor the tenant will alter or remove a lock or security device or add a lock or security device without the consent of the other.

Landlord’s responsibilities

Sec 45 (1) The Landlord shall –

1. Provide the premises in a reasonable state of cleanliness; and
2. Provide and maintain the premises in a reasonable state of repair having regard to the age and character of the premises and the period during which the premises are likely to remain habitable and available for residential purposes; and
3. Comply with all requirements in respect of buildings, health, and safety under any enactment so far as they apply to the premises

Allowance for Reasonable Wear & Tear

Consideration must be given for the probable effect of reasonable wear & tear when the tenant vacates, as to whether the premises were in a reasonable condition when the tenant first took possession and the term of the tenancy.

Landlord Right of Entry

Sec 48 (1) The Landlord shall not enter the premises during the currency of the tenancy agreements except –

1. With the consent of the tenant
2. The Landlord may enter the premises –
3. In any case of emergency; or –
4. For the purpose of inspecting the premises. At any time between 8am & 7pm on a day specified in a notice given to the tenant not less that 48hours before the intended entry and not more frequently than once in any period of 4 weeks; or
5. For the purpose of carrying out necessary repairs or maintenance of the premises at any time between 8am & 7pm of any day, after giving the tenant notice of not less than 24 hours before the intended entry
6. For the purpose of showing the premises to prospective tenants or to prospective purchasers. the Landlord may with the prior consent of the tenant (which shall not be unreasonably withheld)

Breaking Lease Conditions- If a Tenant Breaks Their Fixed Term Tenancy

Please note- if a tenant breaks their fixed-term lease and vacates the property, they will be required to pay rent until a new tenant takes possession (or to the end of the lease- whichever occurs first).

Mitigation of damage or Loss

Sec 49 Where any party to a tenancy agreement breaches any of the provisions of the agreement or of this Act, the other party shall all reasonable steps to limit the damage or loss arising from that breach.

Termination by notice (In Writing)

Sec 51 (1) A Landlord may give the notice to terminate the tenancy as follows –

1. Where the Landlord requires the premises for occupation by the Landlord or by any member of the Landlord’s family, 42 days
2. Where the Landlord has agreed to sell the premises and is required by that agreement to yield the premises to the purchaser with vacant possession, 42 days.
3. In any other case, 90 days.

Quiet Enjoyment

Sec 38 (1) The tenant is entitled to quiet enjoyment of the premises without interruption by the landlord or any person claiming under the landlord or with superior title to that of the Landlord; and

(2) The landlord will not cause or permit an interference with the reasonable peace, comfort or privacy of the tenant in the tenant’s use of the premises; and

Tenant’s responsibilities

Sec 40 (1) The Tenant shall –

1. Pay the rent on time
2. Use the premises principally for residential purpose
3. Keep the premises reasonably clean and reasonably tidy.
4. Notify the Landlord as soon as possible of any damage to the premises or the need for any repairs.

Sec 40 (2) The Tenant shall not –

1. Intentionally or carelessly damage or permit any other person to damage the premises
2. Use the premises or permit the premises to be used for any unlawful purpose.
3. disturb the neighbours or the Landlord’s other tenants

Termination by notice (In Writing)

Sec 51 (2) The minimum period of notice required to be given by a tenant to terminate a tenancy shall be 21 days in writing.

What type of smoke alarm should be fitted?

Long-life photoelectric type powered smoke alarms are acceptable and should have a readily accessible test facility.

Where should smoke alarms be fitted?

On all escape routes on all levels (hallways, lobbies, stairwells)

On levels containing sleeping spaces, the alarms should be located in every sleeping space OR within 3 meters of every sleeping space and be audible to sleeping occupants on the other side of closed doors.