The 360 Process
Setting the rent and marketing your property
We always aim to achieve the best possible rent for your property by having access to current market statistics and marketing your property via proven channels including:
- For Rent signs (if appropriate)
- Suburban newspapers (if appropriate)
- Our in-house daily listings flyer
Choosing the right tenant
Our team of property managers and letting agents work collaboratively to show as many potential tenants through your property as soon as it’s available. This means we start making you money as soon as possible. Our vetting process begins with our tenancy application form – an invaluable tool that collects all the information we need about a potential tenant upfront. We then call their personal, landlord and employer referees, check their past tenancy history and also run credit checks. Once we’ve found a suitable tenant we’ll discuss them with you before a Tenancy Agreement is signed.
Signing the Tenancy Agreement
Tenants are signed to either a fixed term tenancy, for an agreed period of time (often 12 months) or a periodic tenancy which allows for more flexibility, with the tenant and landlord able to give notice to end the tenancy.
We carry out a thorough inspection of your property prior to new tenants moving in and compile a detailed report on the condition of the property complete with photos. This gives all parties a clear record for comparison with future inspection reports. The tenant must sign off on the report before moving in.
Collecting the Bond and Rent
We collect the maximum level of bond allowed by law and lodge it with the Ministry of Business, Innovation and Employment. We also ensure online payments are set up so that your rent is received on time. Payments, less fees and any disbursements are then made to your nominated bank account twice a month. We do not tolerate late payment of rent. If a tenant misses a payment our team contacts them immediately and issues a breach notice. If no payment is received within 10 days, we begin proceedings with the Tenancy Tribunal. If a tenant persists in breaching the agreement we initiate the eviction process. We always ensure that tenants are fully aware of our policy upfront so there are no misunderstandings later.
The first routine inspection of your property happens within one month of the tenants moving in to make sure that everything is as it should be. This is followed up with inspections every three months to check there are no maintenance or tenant issues that need attention. You will receive a written report from us with photos following each inspection.
Repairs, Maintenance and Prevention
We will notify you of any maintenance or repair issues that come to our attention during routine inspections and can arrange for work to be carried out by our qualified tradespeople. We also offer preventative maintenance schedules such as chimney sweeping, gutter cleaning and smoke detector checks. Our team and tradespeople are on call 24/7 to deal with any urgent repairs that may be required.
Ending the Tenancy
At the end of the tenancy we swing into action to take care of all necessary documentation and a final inspection is completed. The bond is returned or withheld accordingly and your property is marketed as soon as possible. Our goal is to have no down-time between tenancies.