The 360 Process

Whether you have a single rental property or a growing investment portfolio, our property management services are tailored to suit your needs. Here is how we manage a tenancy, from setting the rent to the final inspection.

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Step 1: Setting the rent and marketing your property
We always aim to achieve the best possible rent for your property. We deal in the residential rental market daily, so we are constantly in the know about current market rents and other statistics.
Unlike other companies, we use professional photos of your property to ensure they are presented in the best light possible to attract maximum interest and entice the best tenants, in turn minimising vacancy rates.
Where your property is advertised
- trademe.co.nz
- realestate.co.nz
- 360propertymanagement.co.nz
- raywhite.co.nz
- For rent lists distributed outside our affiliated Ray White sales and rental offices
- Eye-catching window displays
- ‘For Rent’ boards, where appropriate
We believe renting a property comes down to these factors – price, presentation, and marketing. If the property is correctly priced, well-presented, and marketed using all available channels, the property will be let in the shortest possible time to the best possible tenants.
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Step 2: Choosing the right tenant
The most crucial factor when renting your property. We have a large database of tenants and believe tenant selection is key to the running of a smooth tenancy. Maximum effort is put into finding the right tenant for each property without compromise.
Unlike other offices, we do not expect our property managers to let properties. We have a dedicated leasing agent who conducts weekday viewings as well as evening and weekend viewings, allowing us to accommodate all potential tenants.
We understand having a property becoming or being vacant can be a stressful time for owners and we like to make sure we ease that stress by keeping you constantly updated and providing feedback after each viewing.
Every applicant goes through a strict screening process
- Landlord references
- Employment references
- Background check
- Credit check
- Tenancy Tribunal checks
We are also trusted partners with Tenancy Practice Service, which provide market-leading tenancy applications and credit checking facilities to our team. Once a suitable applicant has been found your property manager will discuss the application with you, allowing you to ask any questions and make the final decision.
Step 3: The tenancy agreement
The tenancy type and term will be discussed with you prior to the commencement of a new tenancy. Being trusted partners with Tenancy Practice Service means the tenancy agreement is up to date with current legislation giving the utmost protection for our landlords.
Step 4: Inspections
Ingoing inspection
A thorough commencement inspection (also known as an in-going inspection) is conducted prior to tenants moving in. It is an extremely detailed digital report with written notes on every single aspect – internally and externally along with hundreds of photos.
Outgoing inspection
When the tenants vacate the property, an outgoing inspection is completed with the in-going inspection as the baseline to refer back to if needed.
Routine inspection
Routine inspections are conducted in line with your insurance policy, in most cases, every three months. They ensure the property is being well maintained and that tenants are honouring the terms and conditions of their tenancy agreement, and they allow us to identify any repair or maintenance issues that may need attention. Reports are digital and will be emailed to landlords following each inspection along with feedback relating to current market rent, healthy homes compliance, repairs and maintenance.
Step 5: Bond and rent
Bond
We collect the maximum bond amount of four weeks’ rent and this is lodged with MBIE.
Rent
We have a zero tolerance rent arrears policy and monitor rent payments daily.
Step 6: Repairs, maintenance and prevention
We have independent and trusted contractors, many of whom have long-standing relationships with us.
Your property manager will notify and discuss any maintenance issues with you as they arise and will advise of the best course of action to remedy the issues. No maintenance will be carried out without your consent unless it is an absolute emergency and we have been unable to get in contact with you.
We have an emergency phone that tenants and owners can call 24 hours a day, 7 days a week, so any urgent maintenance issues that may occur can be reported and actioned immediately.
Step 7: Ending the tenancy
As soon as your tenants have given notice to vacate, we will advertise your property and organise viewings. Our goal is to have minimal downtime between tenancies. Once the tenants have vacated, a thorough out-going inspection is conducted, keys collected and bond settled. We will keep you updated throughout this process.
Step 8: Financial management
Being an unregulated industry, we often hear horror stories of small property management companies misusing client funds. At Ray White 360 Property Management, we have a regulated trust account – which is annually audited – and a dedicated accounts division. We regularly update our clients about industry changes that could affect them financially and have a chartered accountant available to answer any tax-related queries you may have.