Useful Information
All tenancy forms, bond lodgement and warning letters used by Property Management Direct can be found on www.dbh.govt.nz and adhere to the Residential Tenancy Act 1986.
• Under the Tenancy Act – Lawns and gardens are required to be maintained by the tenant to a “reasonable condition”. However we are happy to help or assist in extra maintenance when you feel it is required.
• Along with house insurance we feel it is important that the landlord also takes out insurance on chattels such as carpets, curtains and stoves etc. Please also stipulate the property is rented to the insurer as the policy may be different.
• Under the Tenancy Act once the rent is 21 days in arrears the process of eviction can proceed and an order is sought which can also take up to another 2 to 3 weeks. Unfortunately this process can not be initiated prior to 21 day in arrears. However if the tenant breaches any condition during the “trial period” (usually one month) then eviction can occur within 48 hours of the breach.
Frequently Asked Questions
Q. When does the rental money get paid into my account?
A. This usually occurs on the working day (or next available day) on the first of the month, however we usually pay ahead of time once the last payment is received for that month.
Q. Does Property Management Direct provide letting services only?
A. No
Q. How does Property Management Direct ensure my property is not let to undesirable people?
A. We conduct back ground checks on all applicants using their references, previous rental managers and employers details.
Q. Who pays for advertising?
A. Property Management Direct pays for trademe and “For Rent” signage boards outside your address. Further advertising such as local papers may require a contribution from landlords.
Q. What happens when a tenant doesn’t pay the rent?
A. Within two working days we make direct contact with the tenant by either phone or in person to discuss why this has occurred and when it will be resolved. Once contact is made the landlord will be informed within 24 hours. After 3 days with no payment a “10 working day notice” is issued. This requires the tenant to catch up with the arrears and any current rent payments during this period. If rent is still in arrears an application to the Tenancy Tribunal is made for mediation.
Q. How much does the tenant pay to move in?
A. A success fee of $100, 3 weeks rent as bond and 1 week’s rent in advance for the first payment.
Q. How does the tenant pay their rent?
A. An automatic payment is set up from their bank account to ours.
Q. How often can I increase the rent?
A. Once every 180 days (6 months), you must also give the tenant notice of this increase 60 days prior to this occurring.
Q. What if repairs are required to my property?
A. We will contact you and inform you what is required and what you would like done to resolve the issue. If it is an emergency and we are unable to contact you a letter of prior consent with an agreed value of work will be obtained.
Q. How much notice does the tenant have to give before moving out?
A. The tenant must provide 21 days notice prior to moving out in writing. If the tenant is under a fixed contract they can not move out prior to the completion of the contract.
Q. How does the tenant get their bond back?
A. Once they move out and the rent is paid in full, we conduct a final inspection. If the house is clean, tidy and damage free then a bond refund form is signed by us and sent to tenancy services who release the bond to the tenant via a nominated bank account.
Q. What if I want to sell my property?
A. You need to advise us of this so we can inform the tenant. If the house is sold and the new owners wish to move in or cancel the tenancy contract then 42 days notice must be given to the tenants in writing.
Q. What if, I or a family member, want to move back in or I want the current tenants out?
A. 42 days notice must be given to the tenant prior to moving in. 90 days must be given if you want the tenant out. If the tenant moves out prior to the completion of the notice period they must give 21 days notice.