Frequently Asked Questions
As a landlord, we know you’ll have plenty of questions – and we’re here to make things simple. Below, we’ve answered some of the most common queries we receive, so you can find the information you need quickly and confidently.
How do you determine the best rent for my property?
We always strive to get you the maximum rent possible; however, we also must keep in mind the current market when setting the weekly rental rate, as setting the rent too high may mean the property is left vacant longer than necessary.
To determine the best rent for your property, we consider the following:
Demand - Is there a high or low demand for properties at present?
Current availability - We compare your property with similar properties for rent in the market. We consider location, and features for comparison, plus we also view statistics from the Ministry of Building, Innovation & Employment.
Our portfolio - We compare your property with others similar we have in our current portfolio.
How is rent paid and what happens if it isn't?
Rent is paid in advance, and our Zero Tolerance Policy on arrears is clearly explained and documented for tenants. We monitor payments daily, allowing us to act quickly - often before arrears occur. If rent isn’t paid, we follow a strict, legally compliant arrears process and keep you fully informed, including if termination becomes necessary.
When and how often do you inspect my property?
A full detailed inspection with photos is completed before the tenant moves in, signed by both the tenant and Property Investment Manager. This report sets the agreed condition and is kept on file.
We inspect every property every 3 months and provide you with a detailed report after each visit. You'll be informed of any repairs needed and how well the tenant is caring for the property. If there are concerns, we issue a warning and re-inspect within two weeks.
What are my responsibilities as a landlord?
They are simply ensuring that the property is safe, secure, clean and fit to live in and maintaining your property to a reasonable level of repair, meeting the requirements of local authorities (Council) in all respects.
Mould. Whose problem is it?
As the landlord you should provide adequate ventilation for the house. Bathroom fans, secure window stays and dehumidifiers help reduce condensation and mould build up. Tenants should regularly air out the dwelling to help prevent any condensation build up.
Who pays the water rates?
Where a separate water meter and account is available, the tenant pays for water usage. The landlords' account is charged with the total water bill and we then invoice the tenant for their exact usage.
Who pays for lawn and garden care?
Usually the tenant is responsible for lawn mowing and general garden care, however this can be negotiated at the start of the tenancy. Tree trimming, weed spraying and plant removal is usually the landlords responsibility.
How often can I increase the rent?
This is regulated by law to once every 12 months during a tenancy.
If I want to give notice to a tenant, what is the process?
Periodic Tenancy
Landlords are able to end a periodic tenancy without application to the Tenancy Tribunal when specific grounds apply. Different notice periods are applicable in different situations. For periodic tenancies, notice periods for termination notices issued by a landlord without Tenancy Tribunal involvement are either 42 or 90 days (depending on the grounds for the notice). Some of these grounds include: 42 days if; 1) the owner or a member of the owner's family requires the property as their principal place of residence, or 2) the property is required for occupation by employees or contractors of the landlord. Meanwhile, 90 days notice is required if; 1) the property is to be sold or has gone unconditional and the purchaser requires vacant possession, or 2) extensive alterations or redevelopment are to be carried out or the property demolished, or 3) the premises are to be converted into commercial premises.
A tenant must give at least 21 days' written notice to end the tenancy, unless the landlord agrees to a shorter time.
If a landlord gives the tenant written notice to end the tenancy and the tenant wants to move out sooner, the tenant must still give the landlord 21 days' written notice.
If there are multiple tenants named on the tenancy agreement, and one of the tenants gives the landlord written notice, this ends the tenancy for all the tenants.
Fixed Term Tenancy
For fixed term tenancy agreements signed on or after 11 February 2021, where the term is longer than 90 days, the tenancy will automatically convert to a periodic tenancy at the end of the fixed term, unless: the parties agree to renew or extend the fixed term tenancy, or either the tenant or landlord gives notice to end the tenancy before the expiry date.
Ending a Fixed Term Tenancy. The landlord must give written notice no less than 90 days and no more than 21 days before the tenancy is due to end. The tenant must give at least 21 days’ written notice before the end of the fixed term if they do not wish the tenancy to continue as a periodic tenancy. If neither party gives valid notice and the tenancy is not renewed or extended, it automatically continues as a periodic tenancy after the expiry date.