OUR SERVICES
Landlords
How we make rental property easy and stress-free for landlords and owners
Maybe you own a home, and you’re going elsewhere in New Zealand or overseas, or does a growing family mean you need more space? We’re here to help if you don’t want to sell your existing home when you make the move. We’re experts in residential property management because it’s all we do – we don’t manage commercial premises or sell real estate. That means we can maximise your rental return and make the whole process easy and stress-free.
Maximising the value of your rental property
Once you’ve got in touch, the first step is to make a rental appraisal of your property. The things we take into account are the area it’s in, school zones, number of other comparable properties that are currently available in the area, the size of your property, and any other relevant attributes.
We want you to maximise the rental potential of your property, so we’ll make suggestions on getting your property ready for rental, which could range from a fresh coat of paint to a general tidy-up. Spending a little upfront can make a big difference to the rental return you can achieve. We’ll also discuss your preferred garden maintenance, and any other things that will help us secure the best tenants.
Management Authority and a Property Schedule
Before we start marketing the property, we will complete a Management Authority and a Property Schedule, which is a breakdown of chattels, insurance details, location of meters and any other important things we need to know about your property.
Tenant applications
All prospective tenants are required to complete a detailed application form. Based on this information, we run reference and credit checks. When we’re satisfied with the suitability of every applicant, we will present a list to you to consider, and together we will choose the best tenant for your home.
Once a tenant has been agreed to, our next job is to handle all the paperwork such as the Tenancy Agreement and move-in documentation. We’ll also work with the tenant to ensure that they understand their responsibilities. Next, we prepare an ingoing inspection report, which includes a library of between 800-1000 photographs along with 360 degree videos that minutely record the condition of the home before the tenants move in.
Rental payments
Our policy is to pay the rent out to you 5 working days after receiving it into our trust account. Usually this is weekly. Each month you’ll get a statement showing all income and expenditure for the period. We will also provide you with a year-end statement to use for your tax return.
Property inspections
We conduct regular detailed maintenance inspections of your property, which in most cases are every three months. In fact, these days, most insurance companies now stipulate the number and maximum allowable time between inspections in the terms of their landlord’s policy.
During the inspection, we check on maintenance issues and the general condition of the property. Then we send you a written report, which might include our suggestions on how to improve the capital value or rental return on your property.
Maintenance issues are addressed and dealt with promptly. We have a big database of reliable tradespeople who share our commitment to quality work, done on time, and within budget.
We’re on-call 24/7
A member of the team at Quinovic Rolleston is always available 24/7 to respond to emergencies, and any emergency repairs will be authorised and arranged by the Duty Manager as per the terms of our management agreement.
End of tenancies
As the end of a tenancy nears, we’ll ask you whether you want to continue renting out your property. Depending on what you decide, we’ll contact the tenant and work with them to either vacate or extend their tenancy. At this stage, we will reassess market rent levels or market the property if we need to find new tenants. We’ll also suggest any repairs or refurbishments that might be necessary to attract high-calibre new tenants or buyers if you’ve decided to sell.
And while we don’t sell property, we can help by recommending sales agents in our area who are as passionate about service as we are.
HELPFUL TIPS
Tips for owners and landlords
Quinovic Rolleston works 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 property portfolio to work smarter for them;
- Owners who’ve been managing their own properties and no longer want the responsibility and hassle;
- Owners whose current Property Managers are not providing satisfactory service.
Here are some expert tips that you might find useful if you’re a rental property owner or are planning on investing in a rental property.
Fixed-term Tenancy vs. Periodic Tenancy
We always recommend Fixed-Term Tenancies because it eliminates people who are not serious about renting your property from the start. It also gives you control over the termination date, and the opportunity to align the availability of your property with peak tenancy times in your market. (Hint: that’s not in the middle of winter or during the four weeks over Christmas!)
It is possible for a tenant to break a Fixed-Term Tenancy, but they become liable for any expenses incurred in the process as well as rent until a new tenant moves in.
A Fixed-Term Tenancy automatically becomes a Periodic Tenancy 21 days prior to the termination date if neither party has notified the other that it intends to terminate, or an extension of the tenancy has been signed.
Starting a Tenancy
Strict reference checks
It’s vitally important to complete thorough reference and credit checks on your potential tenants. How can you tell whether they’re bona fide references and not something provided by a friend or colleague? Rather than tell them what you’ve been told, ask what their relationship is to the applicant. If possible, run a credit check through Centrix to check the applicant’s financial history but also to see any other tenancy issues. However, this service is usually not available to private landlords.
Named Tenants
Have as many adults as possible named on the tenancy and make them jointly and severally responsible for the tenancy. If things go wrong, then you can go after each party for outstanding rent.
Condition Reports
Ensure that there’s agreement at the beginning of the tenancy between both parties about the condition of the property. Having an extremely thorough and highly detailed photographic record can be extremely beneficial in case of a dispute later on.
Enforceable Residential Tenancy Act clauses
Make sure that you have a good understanding of which clauses can and cannot be enforced under the Residential Tenancies Act.
- Rent increases during a Fixed-term Tenancy are possible provided there’s a clause to that effect in the Agreement.
- Professional carpet cleaning at the end of the tenancy is a common clause in any Agreement. However, this will not be upheld in a tribunal hearing. The tenant must leave a property in a reasonable state of cleanliness. Professional cleaning of any description may not be required. However, photographs of items in less than a reasonable condition may support your case.
Bond payment
Always pay your bonds to Tenancy Services within 23 days of receipt thereof. Failure to do so could result in a fine of up to $1000.
Ending a Tenancy
Make sure that both parties understand, by 21 days prior to the end of the tenancy, that the tenancy will not be continuing. Failure to do so means the tenancy has automatically become ‘Periodic’. We also recommend that you send a letter or e-mail to your tenant that very clearly and specifically sets out your expectations when they vacate your property.
OUR SERVICES
Tenants
Getting just the right rental can be difficult in Rolleston and Selwyn. But don’t despair; we can find you a great rental property that works with your budget. Because our property owners want great tenants, we work closely with you to find you a property where you’ll be happy. We listen to your needs for the number of bedrooms, area, school zones, garaging, proximity to public transport, and everything else that’s important to you in a home.
We will show you around rentals, then present a list of suitable candidates to the owner for a decision. As part of that process, we will conduct reference checks with your previous landlords, employers and reputable character referees. We know which questions to ask to establish the credibility of referees. We also use Renti to look at the financial history of potential clients as well as other information lodged online by previous landlords. Once your tenancy has been agreed, we manage all the paperwork.
Rent arrears and inspection policy
We have a zero-tolerance policy to rental arrears and act on behalf of the owner to recover outstanding rent that is one day late.
Your home will be inspected at least every three months, and you will be given a minimum of 48 hours notice.
We’re here for you 24/7
A member of the team at Quinovic Rolleston is available by phone 24/7 for emergencies.
We will arrange and authorise any repairs, so tenants who arrange to have work done in the rental property without our written approval can be responsible for paying for that work. Please don’t hesitate to contact us if you have any concerns or need advice about your tenancy.
Notice
If you’re on a Periodic Tenancy, as the tenant you’re required to give 21 days’ written notice of your intention to vacate. If you’re on a Fixed-term Tenancy, you must notify us 21 days before the end of your tenancy that you do not wish to extend your tenancy, or you will automatically be rolled over onto a periodic lease.
If you experience unforeseen changes during your tenancy and need to leave early, you must contact Quinovic Rolleston as soon as possible so we can explain your responsibilities.
Towards the end of your tenancy, all parties will discuss the option of either re-signing, terminating the lease, or going onto a periodic lease. Whatever the decision, the relevant documentation must be finalised 21 days prior to the end of the tenancy.
HELPFUL TIPS
Handy tips for tenants
How to get started
Get in touch, let us know what kind of property you need and your budget, and we’ll do our best to find you somewhere you’ll be happy.
Having all the required information to hand with you when you meet us to view a property is a big advantage. Most landlords and property managers require the names and contact numbers for three referees – ideally generally previous landlords or long-term employers.
They’ll also do credit checks on you so you will need to have some official government photographic ID such as your Driver’s License or Passport.
Signing a residential property rental agreement
Be absolutely sure you know what you’re signing. If there’s more than one adult that’ll be living in the property, it’s a good idea for you all to be named as tenants.
Are you signing a Fixed-term or Periodic Tenancy? You need to be fully aware of your responsibilities under both options, so ask us if you need anything explained.
Property condition report
At the beginning of your tenancy, you should be provided with a full condition report. Read it carefully and if there’s anything you disagree with, notify your landlord within two weeks of moving in.
During your Tenancy
During a tenancy, there are terms and conditions that both the landlord and tenant are expected to follow. These are spelled out in your Tenancy Agreement. Failure to adhere to these conditions might lead to penalties.
Contents insurance
We strongly recommend that you arrange Comprehensive Contents Insurance cover for your personal belongings as this is not covered by owners’ insurance. If you or a visitor accidentally damages the property, you can be held responsible for repairs or replacement.
Inspections
Your property manager or landlord is required to carry out regular inspections of the property. This will generally happen every three months, but more frequent inspections might be required. You are entitled to at least 48 hours’ notice prior to a visit.
Repairs and Maintenance
You must notify your landlord or property manager of any maintenance issues or necessary repairs that come to your attention. In case of an emergency, call the Quinovic Rolleston office on 03 983 1199, and your call will be transferred to the on-duty property manager.
We’ll attend to the problem as soon as possible, and you’ll need to allow access to any tradespeople.
But if you arrange repairs or maintenance without notifying the landlord or property manager, you may be held responsible for costs. Any damage that has been caused by a tenant or a visitor to the property will be charged to you.
Changes to your Tenancy
Any alterations to the original Tenancy Agreement, such as a change of tenant or an increase in the number of occupants, must be agreed to and documented by Quinovic Rolleston.
Ending the Tenancy
If you’re on a Periodic Tenancy, as the tenant you’re required to give 21 days’ written notice of your intention to vacate. If you’re on a Fixed-term Tenancy, no notice period can be given prior to the termination date.
However, should you experience unforeseen changes during your tenancy and need to vacate early, you must contact Quinovic Rolleston as soon as possible so we can explain your responsibilities.
Moving Out
You must ensure that the property and gardens are clean and tidy. If commercial cleaners need to be hired, the cost will be taken out of your bond.
Take final power/gas readings and inform your provider.
It’s your responsibility to return keys to our office before 5pm on the last day of your tenancy – failure to do so may result in new keys being cut, and the cost charged to you.
Your bond will be returned to you promptly as long as the property is left as it should be. Both yours and our signatures are required for Tenancy Services to release your bond.
And don’t forget to redirect your mail!