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Ray White EllerslieProperty Management Division

Welcome to our Residential Property Management Guide

Exact Rentals Ltd

Ray White Ellerslie Residential Property Management Guide

“Ray White Ellerslie consistently achieves national awards for Office of

the Year, Supreme Growth, Market Share, Business Growth and Top 3

Property Management Office of the Year 2012.”

Ray White Ellerslie – Property Management Division

Here within our Property Management Division at Ray White Ellerslie we pride ourselves on striving to offer an excellent level of knowledge and service to all our landlords. We manage your property as if it were our own, your confidence and peace of mind is our priority.

Our franchise is a locally owned family operated company with a commitment to providing the highest level of service at all times. We opened in 2003 and have grown from strength to strength, our staff now consisting of over 30 people between the Sales and the Property Management Divisions. We have many award winners within our office and as an office consistently achieve national awards for Office of the Year, Supreme Growth, Market Share, Business Growth and 3rd Top Property Management Office for 2012.

Our Mission Statement

We provide the most professional, informative, loyal and dedicated service in the industry. The best interests of our clients will always come first and we will place the client’s concerns ahead of our own in each and every transaction, as we are dedicated to the development of long-term client relationships! Our team-approach philosophy ensure your needs are important to each and every member of our organisation.

We endeavour to be a team that strives to do their best, to be the very best, to grow as much as possible and to create an atmosphere which develops a passion and enjoyment for both work and life.

We value our reputation for integrity, trust and excellent results. As per our Mission Statement, we have an absolute commitment to the highest standards of business ethics, strong community links and a tradition of putting your needs before our own.

Furthermore, Ray White is an international company with offices in the following countries: Abu Dhabi, Australia, Hong Kong, India, Indonesia, New Zealand and Vanuatu.

In New Zealand alone Ray White has currently has 129 offices.


Ever experienced the absolute frustration and despair of….

• Trying to get the rent from your tenants.

• Finding the time to do inspections.

• Randomly picking someone to do repairs & maintenance.

• Perhaps the frustration and despair settle in right at the outset with finding a tenant and selecting a good apple?

• And finally, you may find yourself in the worst case scenario - with a dispute at the Tenancy Tribunal, has it really got to this stage?

Anyone who has owned property will be all too familiar with the issues that can arise!

Property Managers face these challenges for you – so you don’t have to. The life of a Property Manager is about managing all aspects of renting out a property, minimizing the problems that arise along the way. You can have peace of mind knowing that your property is being taken care of by committed professionals.

Why Use A Property Manager?

Who you appoint to manage your investment property is a very important decision. You need to be confident that your property managers have both the ability and commitment, as well the processes and systems in place to ensure that your property will be managed effectively.

At Ray White Ellerslie, our property managers are committed to providing clients with an outstanding,comprehensive service.

We manage your investment property as if it were our own. Your confidence and peace of mind is our priority.

In our pursuit of excellence we use a state of the art computer system, which enables us to manage each property easily and efficiently. At the click of a mouse we can access all information about a property - ensuring inspections, repairs, maintenance and rent reviews are carried out when they should be and never get lost in the system. Rent payments are checked daily, enabling us to follow up rent arrears immediately.

Unlike some independent organisations we ensure all rents received are kept safe and secure in our Company Trust Account. We also take auditing very seriously. Although you are no longer required to have your books audited within the Property Management Industry, in accordance with our best practice approach we feel this is very important and continue to have our books audited.

From the initial rental appraisal, through to weekly rent collection, you can be confident that your investment is being managed effectively, which means peace of mind for you.

So what are you waiting for?

Give us a call today and take the stress out of renting property!

Why You Should Appoint Us As Your Property Manager


Our team

Every successful company is built upon high achieving individuals who have a passion for what they do, a strong work ethic and a can do attitude. The resulting outcome is an excellent result for the client; this creates a key point of difference. Our Teams focus is being ‘brilliant at the basics’ with a commitment to staff training, resources and innovation. While never losing sight of the fact that communication with both property owners and tenants is the key to growing our clientele.

Our Team is personally experienced with property investment as between us we have over 25 rental incomes. We understand landlord requirements as we are landlords ourselves. Zac Snelling, our Rental Manager and also one of our Property Managers won the Ray White Property Manager of the Year 2009.

“We understand landlord requirements as we are landlords ourselves.”

Relationships

We still service many of the same clients today as when we commenced our Property Management Division. We are proud of this fact as it is a direct result of the high level of service we provide that results in customer satisfaction. The strong relationship between our Sales Division and our Property Management Division allows for a much higher overall level of service that we can offer our clients, we can take care of ALL of your property and real estate needs. Many of our landlords are located overseas. The peace of mind from knowing the same level of service is reflected in both our divisions is a huge point of difference that our company has to offer our clientele.

Our clients

Our Clients are both the landlord and the tenant which enables us to work well between the two parties and achieve the best possible results for your property.

Our contracts

All our contracts have been specially designed by one of New Zealand’s top Tenancy Law Specialists. These contracts are much more robust than the standard agreements released by the Department of Building and Housing, therefore more securely protecting your interest.


Our processes

We have a strict process for following up any late payments of rent. We know that you have mortgages that need to be paid, and from day 1 your tenant is contacted with any issues.

Our internal controls are very strict, and we ensure that all staff are fully trained to best look after your investment.

Confidentiality

We maintain the strictest confidentiality of information and this is never released to any third party without your prior approval.

Why us?

We have been involved in property for years. This is our speciality, the owners work within the business and we have an experienced team to work for you.

We also invite you to our website for further information, or please contact us on 09 525 2600 or [email protected].

Understanding your requirements

We understand when you are choosing a Property Manager you require experience, top quality service at all times and someone with the ability to co-ordinate and control all aspects of managing your rental property whilst achieving the best return for you on your investment.

We also understand that you may have some special requirements of us. You may wish to have your property professionally managed by Ray White Ellerslie, or simply have us find a tenant for you so that you can manage the property yourself, we welcome the opportunity to discuss your requirements with you.

Professional property management with us

The tasks and functions involved with managing a property and its tenant are numerous and varied. Many owners do not fully comprehend the extent of what is involved until a problem arises. With the recent changes to the Residential Tenancies Act, it is now more important than ever to fully understand a landlord’s obligations.

“The owners work within the business”


To give you an idea of some of the services we offer when having your property professionally managed:

Appraisals

• Free rental appraisals based on current market data combined with area experience to maximise your rent while still obtaining a fair market rental.

Marketing

• Professionally market your property through various forms of media such as –Trade Me, realestate.co.nz, Ray White website, tenant or commercial database and a For Rent sign, to ensure you obtain the best market exposure.

• Our property managers will show potential tenants through your property by prearranged private appointments or prearranged rental open homes. If your property is currently tenanted, all communication is handled in a professional manner according to the regulations set out in the Residential Tenancies Act 1986.

Tenant services

• Screening of prospective tenants using processes which help eliminate most potential problems that can arise. These include a thorough credit and reference check on any prospective tenant. We reduce the risk by selecting the right tenant from the outset and pride ourselves on finding the right person for the right home.

• Signing of the Tenancy Agreement, we use a specific Tenancy Agreement that has been produced by one of New Zealand’s top Tenancy Law Specialists.

• Preparation of an initial property inspection report detailing the condition of your property prior to the tenant moving in, this includes photographs of your property and an inventory list if applicable.

Financial

• Collecting all monies from the tenant on behalf of the landlord and distributing these accordingly. Payments are made to our landlords via electronic banking on a monthly basis and accompanied by a monthly statement detailing the months activities.

• Monitoring rent payments on a daily basis using professionally designed property management software, outstanding monies are promptly pursued.

• Payment of all maintenance invoices on behalf of the landlord.• Providing an annual income and expenditure report to the landlord for taxation purposes.

On-going

• Carry out regular property inspections (not less than four times per year), providing a copy of the current inspection report to the landlord.

• Arrange repairs & maintenance as necessary as authorised by the landlord, using qualified and approved trades people. Maintenance issues are promptly, efficiently attended to and have competitive pricing.

• Undertaking 6 monthly rent reviews and rent adjustments accordingly, advising the landlord of these when undertaken.

• Assisting with insurance claims where necessary and providing after-hours service for emergency situations.


End of tenancy

• Issuing a Notice to Vacate, when necessary.

• Conducting detailed outgoing inspection reports including photographs where necessary.

• Processing of the tenant’s bond refund.

• Re-letting the property after a tenant has moved out.

Tribunal

• Resolving tenant conflicts and attending Tribunal hearings if necessary. We have a sound knowledge of the Residential Tenancies Act and work closely with Tenancy Services to ensure the Act is adhered to.

Our people, staff training, backup and management support

• Ray White Ellerslie is 100% focused on delivering top service to our management clients.

• Our team are actively supported by senior management. Our Property Management team is structured to provide cover when staff are on leave, ensuring that your interests are overseen 52 weeks of the year.

• We have the backing of Head Office and have regular meetings with the National Property Management Business Development Executive for New Zealand, this ensures that our office is always keeping on top of the market and providing you with the most up-to-date information possible.

Our Rental Management Authority is judged on performance, if you are not happy with our performance you can terminate the Agreement by giving one calendar month’s notice in writing.

Casual letting with us

If you do not require all the management services listed above, we also offer a casual letting service where we charge the landlord a small fee to cover advertising, credit checks and administration costs and when a tenant is found the property is then managed by the landlord.

In the case of a casual tenancy the following services are offered:

• Professionally market your property through various forms of media such as –Trade Me, realestate.co.nz, Ray White website, tenant or commercial database, to ensure you obtain the best market rate.

• Only show your property through prearranged private appointments with one of our property managers. If your property is currently tenanted, all communication is handled by us in arranging any viewings.

• Screening of prospective tenants using Ray White stringent processes which help eliminate most potential problems. These include thorough credit and reference checks on any prospective tenant. We reduce the risk by selecting the right tenant from the outset and pride ourselves on finding the right person for the right home.

• We use a specific Tenancy Agreement that has been produced by a Tenancy Law Specialist to more securely protect your interest.


• Collecting initial monies from the tenant, including the first week’s rent and bond on behalf of the landlord and distributing these accordingly.

Once these tasks have been completed the management of the property becomes the responsibility of the landlord.

It is important to note that under the Residential Tenancies Amendment Act 2010, if a landlord is going to absent from New Zealand for more than 21 consecutive days, they must appoint a New Zealand based agent, notify their tenant and the Department of Building and Housing of the agent’s details.

“Your property is marketed on four different webistes, allowing 24/7 exposure for potential tenants.”

www.rwellerslierentals.co.nz

So what are our processes?Below is a simple flowchart explaining our processes, which is explained in more detail on the next page.


Marketing your property

Our focus is to deliver quality tenants to all our clients by using professional systems and stringent tenant screening and selection procedures.

Your property is marketed on the following websites, allowing 24/7 exposure to potential tenants:

• Trade Me• Ray White New Zealand• Ray White Ellerslie• Real Estate.co.nz

The Internet is the most common choice used these day for tenants searching for a property to rent, having taken over print media for enquiry levels. One of the major benefits with Internet advertising is that there are no delays in waiting for your property to be advertised in a local paper, which can usually take a couple of days to be printed. The Internet allows for a much more instant world for both the landlord and the tenants requirements.

A ‘For Rent’ sign is also erected to ensure that we are also attracting any local people looking for a property to rent.

Given our reputation and locality in the market place, we receive a great deal of walk-in enquiry from people searching for a property to rent. To assist with the enquiries we have rental listings continually updated and available at reception for all potential tenants to take away with them. However the properties can be tenanted within a few hours of the rental listing being available, so we do recommend you checking our web site for the most up to date properties available.

Furthermore, when a tenant gives notice we can upload your property immediately, thus reducing the time your property may be vacant for. Your property manager can then organise prearranged private appointments to re-let your property, at a time suitable to your tenant.

“Our focus is to deliver quality tenants to all our clients by using professional systems and stringent tenant

screening and selection procedures.”

Choosing the right tenant

A major advantage of using Ray White Ellerslie is our ability to reduce potential problems and risk for our property owners, using a combination of experience and comprehensive tenant checks. All prospective tenants are required to complete a Tenancy Application form (which is on our web site) that has been designed specifically by one of New Zealand’s top Tenancy Law specialists. This gives us details of their personal and business situations, reference details, previous landlords, and authorises us to do credit and background checks. Given the landlord’s criteria and our ‘first impressions’, we are able to weed out those whom we think do not match the property and your requirements.


This leaves us with a short list, from which we credit and reference check the interested parties. The credit history of the applicants is examined using Veda (formerly known as Baycorp).

As part of this application form, the applicants also give permission for Ray White Ellerslie to check their renting history through the National Tenancy Database (available to members of the Real Estate Institute of New Zealand), TINZ (Tenancy Information New Zealand – a 3rd party), and to view any previous rulings through the Tenancy Tribunal for non-payment or bad behaviour, if required.

All applicants are interviewed by your designated property manager, to help ensure we get the ‘right fit’ for your property. We discuss with them any issues particular to your property including pets, lawns, gardens and smoking.

We have to be comfortable that if we were to own your property, we would we be making the same selection of tenant. We would rather continue advertising your property than to agree to a tenant whom we believe is not suitable.

Agree on tenancy terms

Every property owner has different requirements and needs. Will you be requiring a Periodic or Fixed Term Tenancy? This needs to be confirmed as soon as possible so that we can correctly match up your requirements with the most suitable potential tenants.

When all has been agreed upon, the Tenancy Agreement can be signed.

At this stage, we prepare a detailed Pre-Tenancy Inspection Report for each new tenancy. This clearly sets out the condition of your property at the commencement of a tenancy including a reading of your water meter.

So what is the difference between a Fixed Term and Periodic Tenancy?

Fixed Term

A Fixed Term Tenancy is for a specific length of time and cannot be ended by notice by either party during the term of the tenancy. They also cannot be for a period of less than 90 days. They automatically become periodic tenancies on expiry of the fixed term unless either party gives the other party written notice of their intention not to continue with the tenancy (This needs to be done by giving between 21 and 90 days written notice before the date the tenancy expires). The landlord and tenant may agree to enter into a new tenancy agreement, or extend the existing tenancy agreement. It needs to be noted that the rent cannot be increased during a fixed-term tenancy unless there is provision for an increase written into the tenancy agreement. Fixed-term tenancies may be ended early by the agreement of all the parties to the tenancy or through an order of the Tenancy Tribunal.

Periodic

A periodic tenancy lasts until either the tenant or the landlord gives the required notice to end it. Under a Periodic Tenancy a tenant must give a landlord at least 21 days written notice that they want to end the Tenancy and a landlord must give a tenant at least 3 months (90 days) written notice to end a Tenancy.


The exceptions to this rule are:If the owner of the property or a member of the owner’s family requires the property to live in, or there is an agreement to sell and the buyer wants the property empty, then the notice period is 42 days. If 42 days’ notice is given, the landlord must include the reason in the notice to end the tenancy. If a landlord gives a tenant notice to end the tenancy, then the tenant is entitled to continue possession of the property until the termination date. However, if the tenant chooses to move out sooner than that date, then they must still give 21 days’ written notice to the landlord. Sometimes a landlord will not mind the tenant leaving earlier but this must be agreed between them in writing.

Initial monies received from tenant

We collect one week’s rent in advance, 3 weeks rent as bond and one week’s rent + GST as our letting fee. On-going advance weekly rental payments need to be made by the tenant once they have moved in.

Bonds are forwarded to the Department of Building & Housing within 23 days of receipt. The letting fee is paid to Ray White Ellerslie.

If the property is managed by Ray White Ellerslie, your initial rent is paid in the next agreed payment cycle as are ongoing rents.

If the property is a casual let, your initial rent, less our administration fee, is paid in the next agreed payment cycle.

During the tenancy of a managed property

Rent collection

Prompt collection of income is vital to successful property management. Ray White Property Management has in-house systems and procedures to ensure that rent is collected on time.

At Ray White Ellerslie we have a zero tolerance arrears policy. We follow a strict process with arrears, whether money is owed for rent, water rates or repairs, from the 1st day the payment is overdue we follow it up. As many of us are landlords ourselves, we know the importance of having our rents in so that our personal financial commitments of the property can be met.

Funds are direct credited to your account on a fortnightly or monthly basis with statements being simultaneously emailed to yourself and/or a nominated party. Statements are also sent by post, if necessary.

“At Ray White Ellerslie we have a zero tolerance arrears policy.”


Rent reviews

We formally review your rent every six months to ensure market rent is being achieved and you are maximising your investment return. If the market has moved upwards, then we will recommend that your rent is increased. A review does not automatically indicate an increase in rent and it should be noted that rent cannot be increased for at least 180 days after the previous rent increase or tenancy commencement date.

Organise all repairs & maintenance

We believe that it is important that maintenance issues are attended to promptly to ensure;

• The capital value of your property is maintained

• Minor problems do not escalate

• The tenants are happy with their home and will not look to move

As part of our Management Agreement, we ask that you give us discretion to spend up to $250 on smaller remedial items. If we have concerns or if the cost is to be in excess of this, we will always contact you prior to organising any repairs to seek approval.

Property Inspections

All property inspections are carried out not less than 4 times per year. The main focus of these is to ensure that the property is being kept in an neat, tidy and well maintained condition and that your tenants are caring for your asset. You are sent a copy of the report and are always welcome to discuss the outcome of this report at any time.

Notice to vacate

As soon as we receive notice that your tenant is vacating, we will contact you and make immediate steps to commence marketing your property to reduce any vacancies.

A time is arranged with the tenant at vacating date so that a final inspection can be undertaken. This allows for us to discuss any issues that have arisen from the tenancy and to write up a final inspection report noting the condition of the property. We organise a final water reading, so that this can be on-charged to your tenant promptly, before the release of any bond.

End of Year Annual Reports

Within 14 days of New Zealand’s financial year end (31 March), you are forwarded a copy of a report as per the example on the next page:


Important insurance information

Most standard insurance policies do not cover the specific risks associated with rental properties such as theft by tenants and their guests or malicious damage.

Ray White Ellerslie has access to a very comprehensive Tenant Insurance Policy which can only be obtained through a Property Management Company. In our opinion this is the best policy available, however we encourage you to talk to your insurance company or broker about all options that may be available to you.

It is important to note that such specialised insurance for landlord situations compliment your existing house insurance policy and do not replace it.

Our opinion is that the minimum insurance requirement for a prudent landlord would be coverage for loss of rent, malicious damage and legal liability. However, as with any insurance policy, the choice of whether to be insured to this degree is entirely up to you.

“Make sure that your insurance does not only cover chuckles, snickers and giggles.”


Ray White Ellerslie

Interested in talking to us about the management of your property?

We would love to hear from you. We will make the process as easy as “ABC” wether you are using a property management company for the first time or moving your property over from your existing property management company. You are welcome to email us at [email protected] or phone us on 09-525-2600 (business hours). Our Business Development Manager will be in touch with you, generally within 24 hours (Monday – Friday). We will discuss your property with you, any requirements and concerns that you may have and arrange a time to meet up with you if you are locally based.

If you property is currently empty then photographs will be taken of your property for marketing purposes and your property will be listed on our various websites. We will also place a “For Rent” sign on your property to maximise your exposure to the market.

We will keep you up to date and informed along the way.

When we complete our tenant screening process, we will contact you with feedback regarding our shortlist. If you choose not to be involved in this process this isn’t a problem, we will make the choice on your behalf.

Once our screening process is completed, we will organise all the required documentation on your behalf and you will receive an update either by phone or email.

You will be given your Property Manger’s contact details, who will become your main point of contact and will handle all the day to day management of your property.

Our Administration team works closely with your property manager to ensure all rents are received, your subcontractors are paid, bonds are lodged and the most important, that you receive your rents on time.

“It really is as easy as A, B, C.”


Letters from our clients

“Thanks for all your efforts since taking over this year. We’re delighted with the incomparable level of service you are providing compared to what we experienced prior to joining Ray White.” ...Daniel (Landlord)

“Dealing with you as my property manager is an absolute breeze compared to my last experience. Top marks - you are doing everything perfectly - thank you again”...Carla (Landlord)

“We know the people moving in will be there for a year, so we’ll have to find new tenants at which time we’ll contact you as we’re extremely happy with the service you’ve provided us.”...Nick (Landlord)

FAQ’s:

What rent can I get for my property? Our rental appraisals are always “fair market rental” based on current market statistics along with our experience of similar properties in your area. Often if properties are priced too highly, they will not attract the same amount of attention as those that are competitively priced. This will become apparent very quickly from tenant feedback & enquiry rates. We aim to get the best market rental for our landlords. Rents can vary depending on the time of year and current demand for property.

How long will it take to get a tenant?Demand for rental properties is high and in most cases once a tenant has given 21 days Notice to Vacate, we are often able to arrange for a new tenant to move in as soon as the previous tenant leaves. New rental properties do not last long once advertised and in some cases we have tenants on our database waiting for a suitable property to become available.

Do I have to pay you a fee if you are managing my property?We charge a management fee on all the properties that we manage; these fees cover the day to day administration and managing of your rental property. Please refer to our Management Contract for further information.

Why as a landlord should I pay you a fee for my casual tenancy?The $100 (inclusive of GST) fee is a standard fee charged to every casual landlord. This fee includes photography, having your property advertised on a minimum of 4 websites including Trade Me, Ray White Ellerslie, Ray White National, Real Estate NZ, showing the property in the evenings and weekends to ensure we capture the maximum number of potential tenants, phone calls, and credit checks (often 3 or 4 per property depending on the number of suitable applicants) as well as using our expertise in terms of advising you regarding tenant selection.

What documents do I need to sign?

You need to complete & sign a Residential Rental Management Authority or a Casual Letting Authority prior to us advertising your property or finding tenants for you.

How long does a Rental Management Authority last?Our Rental Management Authorities are an on-going authority which can be terminated by either party with one month’s notice. We are confident that once you try our service you will not want to leave.


How do you qualify prospective tenants?Once we have shown a property to a tenant, they will usually indicate their interest immediately or shortly thereafter. At this stage we have them complete our application process which includes them filling out a comprehensive application form, provide personal and business references, and authorise previous landlord and credit checks. Our property managers deal with hundreds of tenants each year and have a very good feel as to whether tenants will be suitable or not. Once all the information has been collated and checks completed, we will recommend who we feel is the most suitable tenant/s and forward all the information to you to allow you to make the final decision.

How much does the tenant pay before they move in?We collect one week’s rent in advance, 3 weeks rent as bond and one week’s rent + GST as our letting fee.

Who holds the bond that the tenant has paid?The bond is paid directly to the Department of Building and Housing and is held by them until such time as the tenant vacates a property.

How do I get paid and how often is this done?Payment, less our management fee plus GST, is made on a monthly basis by electronic banking directly to your bank account. We do offer the facility for mid-month payments as well, if this is required. If any maintenance has been completed during the month then the applicable cost is also deducted prior to monthly rent settlement, so that your contractor can be paid. A monthly statement is also e-mailed at this time.

Who pays for the water rates?Tenants are required to pay for their metered water, everything that is, except for the fixed charge that under legislation must be paid by the landlord. When a water rates invoice is received, generally within 24 hours, it is on-charged to your tenants (sent via email), requesting payment of the account within 10 days. The water rates invoiced is charged to your account for payment in the next run. When the monies have been received from your tenant, you are then credited the tenant’s payment.

Do I need house insurance?Having your property insured is crucial and it is important that you advise your Insurer that the property is tenanted.

It is the tenant’s responsibility to insure their possessions (contents insurance) that are on your property.

Do I need tenant insurance?There is an Insurance Policy that is specifically designed for landlords and covers theft by tenants, malicious damage and your legal liabilities for occurrences on the property that cause death or bodily injury to other people, or damage to other people’s property. We can help you by providing details of a company that specialises in comprehensive Landlord’s Insurance Policies available only through property management companies.

How often do you inspect my property?We carry out inspections on every property not less than four times per year and in each instance we complete an inspection report, a copy of which is emailed to the landlord. The main focus of our inspections is to ensure that your property is being looked after. The inspection is arranged with the tenant and they are given the opportunity to advise us of any maintenance issues that may need addressing. With all property managements we obtain a pre-approved maintenance expenditure limit so that small maintenance issues can be addressed immediately. If we find any major maintenance


that needs to be addressed, whether it is routine or remedial, we will always advise you and discuss how you wish to proceed.

How often do you conduct rent reviews?We carry out rent reviews every 6 months to ensure market rent is being achieved. This does not automatically guarantee there will be a rent increase. It is also important to note that the rent cannot be increased for at least 180 days after the previous rent increase or the tenancy start date. In a Fixed Term Tenancy the rent can only go up if this is written in the Tenancy Agreement or when the lease is renewed.

What happens if I want to sell my property, can you help?You can sell your property at any time. Ray White Ellerslie can assist you in achieving the best price in the shortest possible time. The Ray White name is recognisable, trusted and reflects our professionalism.

Our office is individually owned and operated by local people. People who live and work in the area; people who can pass on their local market knowledge and expertise to their clients. The best way to judge an office is by their results and Ray White Ellerslie constantly receives growth & achievement accolades at the Annual National Ray White awards.

Please contact us if you would like a free appraisal + 64-9-525 2600 or [email protected]

What process do you use if the tenant is late with rent?Occasionally a tenant can be late with rent, for this reason we check through our rental software system on a daily basis to ascertain if rent and other costs (water rates etc.) are overdue. We immediately contact the tenant and remind them that payment is due that day. This process continues on a daily basis until the money is paid, however if 5 days pass without funds being received we issue a formal 14 day notice advising that payment is in arrears. Failure to comply with this payment request will result in a Tenancy Tribunal application being lodged where we will seek to have the Tenancy ended. We will always try to resolve the issue before going to the Tenancy Tribunal even if this is by way of an instalment arrangement to pay the arrears.

Are your fees competitive?Our Property Management fees are competitive and we pride ourselves on providing excellent service to our clients and promise to deliver what we say we will. Our fees are all disclosed from the outset in our Rental Management or Casual Authority Agreement. All fees are a tax deductible expense.

What happens if there is a problem late at night or over the weekend?We have a property manager available to deal with after-hours emergency situations, 7 days a week.

Why should I choose Ray White Ellerslie Property Management to manage my property?Our mission is to provide outstanding property management services, and we do.

How do I change the agency that is managing my property to Ray White Ellerslie Property Management?This is not a problem, you simply complete our Rental Management Authority & we take care of the rest for you. Most property management agencies require one month’s notice to terminate the Agreement, we will work with you to ascertain what notice period is required, if any, with your existing property manager.


How do I make sure I am acting within the bounds of the Residential Tenancies Act?

We have in-depth knowledge of the Act and as property managers it is our responsibility to ensure that no breaches of this Act occur and that we advise landlords and tenants of their rights & responsibilities. You can also visit the website of Tenancy Services http://www.dbh.govt.nz/tenancy-index which has answers to most question’s that landlords and tenants need to have answered.

How much notice does a tenant have to give if they want to vacate?Under a Fixed Term Tenancy a tenant is entitled to remain in the property until the expiry date. A Fixed Term Tenancy automatically becomes a Periodic Tenancy unless either party has given notice that they do not want this to happen. This notice needs to be given no sooner than 90 days before the end of the tenancy and no later than 21 days before the end of the tenancy. A Fixed Term Tenancy cannot be ended before the end of the term without the written agreement of both parties, or a Tenancy Tribunal order.

In general, under a Periodic Tenancy, a tenant must give a landlord at least 21 days written notice that they want to end the tenancy.

Can I give a Tenant Notice to Vacate?Under a Fixed Term Tenancy a tenant is entitled to remain in the property until the expiry date.

A Fixed Term Tenancy cannot be ended before the end of the term without the written agreement of both parties, or a Tenancy Tribunal order.

Under a Periodic Tenancy a landlord must give a tenant at least 3 months (90 days) written notice to end a Tenancy.

The exceptions to this rule are:

If the owner of the property or a member of the owner’s family requires the property to live in, or there is an agreement to sell and the buyer wants the property empty, then the notice period is 42 days. If 42 days’ notice is given, the landlord must include the reason in the notice to end the tenancy. If a landlord gives a tenant notice to end the tenancy, then the tenant is entitled to continue possession of the property until the termination date. However, if the tenant chooses to move out sooner than that date, then they must still give 21 days’ written notice to the landlord. Sometimes a landlord will not mind the tenant leaving earlier but this must be mutually agreed between them in writing.

Head in the right direction with Ray White Ellerslie Property Management Division

Ray White Ellerslie

Property Management Division

Exact Rentals Ltd

1/101 Main Highway

Ellerslie 1051

PO Box 11672, Ellerslie 1542

ph 09 525 2600

fax 09 525 2602

rwellerslierentals.co.nz

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