Fiona at Quinovic Rolleston has been a fantastic property manager for our rental property. Highly professional, quick and proactive communications, and super knowledgeable about the property market.
OUR SERVICES
Landlords
Rental property management that takes the stress out of being a landlord
Whether you’re moving away for work, upsizing for a growing family, or building an investment portfolio, you don’t have to sell to make your next move. Residential property management is the only thing we do. We don’t sell real estate or manage commercial premises, so our whole focus is on protecting your property and getting you a strong return.
Getting the most from your rental
We start with a rental appraisal. We look at your location, the school zone, the size and features of the home, and what similar properties nearby are renting for right now.
From there we’ll suggest practical ways to prepare the property, from a fresh coat of paint to a tidy garden. A small spend before the first listing often lifts the rent you can ask for and helps attract better tenants. We’ll also talk through your preferences for garden maintenance and anything else that helps us secure the right people.
Management agreement and property schedule
Before we advertise, we’ll complete a management agreement and a property schedule together. The schedule records your chattels, insurance details, meter locations and anything else we need to look after the home properly.
Finding the right tenant
Every applicant completes a detailed application form. We check references and run credit and tenancy history checks, then present a shortlist so you can choose the best fit with us.
Once you’ve chosen, we prepare the tenancy agreement and move-in paperwork and make sure your tenants understand their responsibilities. We also complete a thorough ingoing inspection with hundreds of photos and video, so the condition of your home is clearly recorded from day one.
Rent and reporting
Rent is paid out to you five working days after it reaches our trust account, usually weekly. You’ll receive a monthly statement of income and expenses and a year-end summary ready for your tax return.
Regular inspections
We inspect your property about every three months, which also keeps you in line with most landlord insurance policies. After each visit you’ll get a written report covering maintenance, general condition and any suggestions to protect or improve your return.
When something needs fixing, we call on our network of trusted tradespeople who deliver quality work on time and on budget.
Here when you need us, 24/7
Someone from our team is always available for emergencies. Urgent repairs are arranged and authorised by the duty manager in line with your management agreement, so you’re not chasing tradespeople at midnight.
When a tenancy ends
As a tenancy nears its end, we’ll check whether you want to keep renting the property. We’ll then work with your tenant to extend or vacate, review market rent, and re-advertise if needed.
If you decide to sell instead, we’re happy to recommend local sales agents who share our commitment to service.
HELPFUL TIPS
Tips for owners and landlords
We work with a wide range of property owners and landlords throughout the wider Selwyn area
- Owners relocating and renting out the family home;
- Investors needing help with their property investment portfolio;
- Investors who want their portfolio to work harder for them;
- Owners who’ve been managing their own properties and no longer want the hassle;
- Owners whose current property manager isn’t providing the service they expect.
Here are a few practical tips if you own a rental property or are thinking about buying one.
Fixed-term vs periodic tenancy
We generally recommend fixed-term tenancies. They filter out people who aren’t committed, give you a known end date, and let you time vacancies for busy rental periods rather than midwinter or the Christmas break.
A tenant who breaks a fixed term stays liable for costs and rent until a replacement moves in.
If neither party gives notice, a fixed term automatically becomes periodic 21 days before it ends.
Starting a tenancy
Check references properly
Ask referees how they know the applicant, rather than repeating what you’ve been told. Where you can, add a credit and tenancy history check.
Name every adult
List all adult occupants as tenants, jointly and severally liable, so you can pursue any of them for unpaid rent.
Keep detailed condition reports
A thorough photo record agreed at move-in is your best protection if there’s a dispute later.
Know what you can enforce
- Rent can rise during a fixed term only if the agreement includes a clause allowing it.
- Tenants must leave the home reasonably clean, but a clause requiring professional cleaning is unlikely to be upheld at the Tenancy Tribunal. Photos of areas left in poor condition strengthen any claim.
Lodge bonds on time
Pay bonds to Tenancy Services within 23 working days of receiving them. Late lodging can attract a financial penalty.
Ending a tenancy
Make sure both parties know at least 21 days before the end date whether the tenancy is continuing. Otherwise it may roll over to periodic.
Put your move-out expectations in writing too, covering cleaning, keys and the state of the garden, so there are no surprises on the final day.
GOOGLE REVIEWS
What landlords say about Quinovic Rolleston
Google ★★★★★ 5-star reviews from our landlords
Sharon & Fiona have been absolutely amazing to deal with. They helped me out with a difficult tenant, representing me at the Tenancy Tribunal and securing me a great outcome. And their care and concern for my property, and my tenant, is equivalent to my own. I happily recommend them.
We recently flew to Christchurch to check on our rental home. We were picked up by Sharon at our motel in Riccarton and driven to Rolleston where we met Fiona. Fiona had arranged for us to inspect the house through the tenants even though it wasn’t due for an inspection. The tenants were very obliging and I believe this is because Fiona has a good rapport with the tenants. We were then taken for coffee by Sharon & Fiona which was certainly not expected. We are very happy to recommend Quinovic.
Quinovic are professional, efficient, excellent communicators and friendly. Never feel like there is a question I cannot ask, and know our properties are in good hands with Fiona as our Property Manager. Would recommend without any hesitation. Thank you.
We have always found Quinovic to be super efficient at dealing with my rental property. Would I recommend them? 100% yes.
Fiona, thank you for looking after my property , great communication, very professional.
Very happy landlord,
Ann Verbeemen
Finding the right property manager is crucial, and Andrew and the team at Quinovic Property Management are outstanding. They are diligent, professional, and conscientious in looking after your property. I highly recommend them to anyone wanting peace of mind that their investment is being well cared for
COMMON QUESTIONS
Frequently asked questions for landlords
What rent can I expect for my property?
We start with a rental appraisal based on your location, school zone, the size and features of the home, and what similar properties nearby are renting for right now. We’ll also suggest practical, low-cost improvements that can lift your return.
Can you manage my property if I’m overseas or in another part of New Zealand?
Yes. If you’re moving away, we look after tenant selection, rent, inspections, maintenance and emergencies for you. You’ll get monthly statements and a written report after every inspection, so you always know how your home is doing.
How do you choose tenants?
Every applicant completes a detailed application form, and we check references and run credit and tenancy history checks. We then present a shortlist so you can choose the best fit with us.
When and how do I get paid?
We pay rent out to you five working days after it reaches our trust account, usually weekly. You’ll receive a monthly statement of income and expenses and a year-end statement for your tax return.
What happens if a tenant falls behind on rent?
We have a zero-tolerance approach to rent arrears. We act on your behalf to recover outstanding rent as soon as it’s one day late.
How often is my property inspected?
In most cases every three months. You’ll receive a written report after each inspection covering maintenance and general condition, and many insurers now set how often a rental must be inspected.
Who looks after repairs and emergencies?
We do. Maintenance is handled promptly by our network of trusted tradespeople. A member of our team is on call 24/7, and the duty manager authorises and arranges emergency repairs in line with your management agreement.
Should I choose a fixed-term or periodic tenancy?
We generally recommend a fixed term. It screens out people who aren’t committed, gives you a known end date, and lets you time vacancies for busy rental periods. If neither party gives notice, a fixed-term tenancy rolls over to periodic.
Can I end a tenancy or take my property back?
For a periodic tenancy you can give 90 days’ written notice without a reason, or 42 days if you or a family member needs to move in or the property is sold with vacant possession. For a fixed term, notice must be given between 90 and 21 days before the term ends. Notices have to follow the Residential Tenancies Act and the rules change from time to time, so talk to us before you serve anything.
How much bond can I charge, and what about pets?
You can ask for a general bond of up to four weeks’ rent, plus a pet bond of up to two weeks’ rent where a pet is allowed. Bonds must be lodged with Tenancy Services within 23 working days of receiving them.
How often can I increase the rent?
Rent can be increased once every 12 months, with at least 60 days’ written notice. During a fixed-term tenancy, an increase is only possible if the tenancy agreement includes a clause allowing it.
What are the healthy homes standards?
They are the minimum standards every rental home must meet for heating, insulation, ventilation, moisture and drainage, and draught stopping. We can talk through what your property needs and help you plan any upgrades.
What if I decide to sell?
We don’t sell property, but we can recommend local sales agents who care about service as much as we do. We’ll work with you and your tenant on timing and the correct notice.