We’re proudly independent and have been successfully managing residential rentals and commercial properties for over 30 years.
Our systems ensure you receive stress-free service and the best return possible on your investment. Here’s a little about the way we operate:
Focused
We specialise in Property Management and services to landlords. We are 100% looking after your property .
Performance
We have a zero arrears policy! In all our years managing we've never had a landlord lose rent.
We make sure our tenants remain in advance with rental payments at all times and this is monitored daily. If there’s an issue, we take action from the first day and to date our owners have never lost any rent due to arrears.
We also monitor our vacancies daily and have a target of less than 1%.
These figures are available to our owners at any time.
Marketing
We prepare a virtual tour of your property & advertise on this website and on Trade Me. We’ll contact suitable tenants that have been screened and organise to take them through.
Viewings
We personally show every screened prospective tenant through. That means we can present all the features your house offers while keeping your property secure.
Tenant Selection
Selecting the right tenant for your property is the most important part of Property Management.
We personally interview applicants, show them through the property, check all references, do background checks, District Court, Tenancy Tribunal and credit checks.
If we don’t believe they’re an A-Grade tenant we don’t place them.
Tenancy Agreements
We are Elite members of Tenancy Practice & use their Agreements and clauses designed to protect you and ensure everyone is aware of their responsibilities.
Tenants
We treat our tenants as valued customers. We always answer their calls and keep in touch throughout their stay in your house. We ensure there is clear, open communication to avoid misunderstandings.
Pets
Pets can't be declined without good reason, perhaps the property is in a Kiwi Zone or is furnished with your personal possessions. If a pet is allowed, we have robust clauses in our contracts and always charge a Pet bond.
Communication
We’re just a phone call away. We communicate regularly so you’re that fully informed… good news or bad, there are no surprises.
Rental Payments
Your rental income, after expenses, is deposited to your account twice each month on the 1st and 16th of the month. At the end of the month we'll send you a full statement along with invoices for any expenses incurred during the month.
Bond
A bond is paid by your tenant which is then passed on to Tenancy Services to hold as security to cover any unpaid rent or breaches of the Residential Tenancy Agreement.
Bay of Islands Property Management requires a bond equivalent to 4 weeks rent which is the maximum allowed under the Residential Tenancies Act.
At the end of the tenancy we work with the tenant to reach an agreement before the bond is refunded.
Entry Inspection
When your property is ready to hand over to the tenants, we do an entry inspection report which documents the condition and cleanliness of the home and any existing defects or damage.
This is given to the tenants at their onsite induction at the property, they then have 14 days to check it and return it to us.
We use this report as our guide when doing the comprehensive exit inspection.
Regular Inspections
We carry out routine inspections on your property. The first is after the tenants have been living at the property for 4 to 6 weeks this is followed by inspections every 3-4 months.
After each inspection, we will send you a short report with photos, suggestions and comments.
This is a good time to check the tenants are abiding by the Tenancy Agreement and to find any maintenance issues which may not have been reported.
Maintenance
Things happen. When we are notified of maintenance required or discover something at an inspection, we will notify you of the problem, and get one of our trusted team of tradespeople to attend to it.
We will contact you about it prior to arranging the repair. The cost of repairs is deducted from your rental income.
Education
As elite members of Tenancy Practice we are always upskilling and keeping up to date with current legislation affecting property management so that you don’t have to.
