As a property owner or property manager, you have the right to enter your rental property, but there are legal requirements to follow. You may enter the property no more than once every four weeks for inspections, and you must provide the tenant with at least 48 hours’ written notice before entering the premises.

We have clear policies regarding emergency repairs, which are communicated to all tenants at the beginning of their tenancy and are governed by the Residential Tenancies Act. Tenants are provided with after-hours contact details for emergencies. Our property managers exercise fair judgement when addressing such issues to ensure we meet our obligations to tenants while respecting your wishes.

We conduct a thorough tenant induction process to set clear expectations. This includes:

• Rent Payments: Dates and methods to ensure timely payments.

• Emergency Repairs: Procedures and who to contact in urgent situations.

• Property Inspections: Frequency and what we assess during inspections.

• Legal Obligations: Overview of the Residential Tenancies Act and general expectations.

We provide tenants with a comprehensive Tenant Information Guide to minimise risks and issues during the tenancy. If you’d like to review this document, please contact your property manager.

Tenants are responsible for all metered water usage charges, while landlords cover daily line/supply fixed charges. If the water supply is from a tank, landlords should provide a full tank at the start of the tenancy.

Under the Residential Tenancies Act, tenants must keep gardens and lawns in a “reasonable condition.” Landlords are responsible for pruning trees and hedges, spraying, and vine removal. For properties with extensive or high-maintenance gardens, we recommend including garden maintenance as part of the weekly rent to ensure long-term standards are maintained.

The time to secure a tenant depends on factors like market demand, property condition, and an effective marketing and pricing strategy. If an existing tenant gives the required notice (28 days), we strive to have a new tenant ready to move in as close to the vacate date as possible. We will work diligently to minimise vacancy periods and provide regular updates.

We will advise you on the fair market rent based on:

• Current market demand.

• Property location and condition.

• Comparable properties.

• Statistical data.

While aiming for a higher rent is possible, it may increase the risk of extended vacancies. We provide regular feedback and will advise if adjustments are needed to meet market conditions.

We generate daily arrears reports to promptly identify any missed payments. We follow a strict arrears policy, which includes:

1. Immediate contact with the tenant to address the issue.

2. Continuous communication until the debt is cleared.

3. Issuing a 14-day Notice to Remedy if necessary.

4. Lodging a case with the Tenancy Tribunal if arrears are not resolved promptly.

Under current regulations, rent can be increased no more than once every 12 months, and tenants must receive at least 60 days’ written notice. We will advise on suitable rental figures and conduct regular rent reviews to maximise your returns.

If you permit pets, we will ensure the following conditions are met:

• Approved Pets Only: No additional pets other than those agreed upon in the tenancy agreement.

• Behavioural Expectations: Pets must not disturb neighbours or affect their peace and enjoyment. If issues arise, the pet may need to be removed after a reasonable written warning.

• Tenant Responsibility: The tenant is responsible for any damage caused by their pet.

Responsibility for pest control depends on the situation:

• Landlord’s Responsibility: If pests were present before the tenancy or due to property conditions, landlords should provide pest control services.

• Tenant’s Responsibility: If the tenant’s actions contributed to the infestation, we will seek to recover costs from them.

Each case is assessed individually, and evidence is required to support any compensation claims.