FAQ

Landlord Questions

Advertising

If not via word of mouth, there are several ways we advertise.

  • Trade Me,
  • “For Rent” sign boards,
  • The Dominion Post.

These are charged through your rent account with us.

Average Lease Length and Types

We try to sign up tenants for fixed-term one year leases.  Where tenancies do not start during the peak time, January-March, we may make a shorter term lease, to make sure re-leasing has the highest chance.  Of course, not all properties suit this standard and so, after discussion with landlords, shorter fixed-term leases and periodic leases can be established.

  • A periodic tenancy has no set date for termination.  Either tenant(s) or landlord can end it.  The tenant(s) must give the landlord 21 days’ notice in writing and the landlord usually must give the tenant(s) 90 days’ notice.  The landlord can give 42 days’ notice to the tenant(s), if the owner requires the property for their use or if there is an unconditional sale to have vacant possession.
  • A fixed-term tenancy has a set date for termination.  The landlord cannot give the tenant(s) notice before then.  If the tenant(s) wishes to leave before the set date, they still have to pay rent until the set date, if the landlord cannot find another tenant(s).

Systems of Rent Collection and Rent Arrears

Rents are paid through the Taylor Property Trust Account – rents are checked daily, any arrears are followed up in a prompt, timely and systematic way.

See information on our Gateway property management system.

How we choose Tenants – The Letting Process

For every property, we want to choose the best tenants available.  We meet every potential tenant at the property and they are given a tenancy application form.

We have investment properties too and are great judges of character, knowing who we would be happy with if it was our property.

The potential tenant fills out the form, with references, previous landlord information, current job information and a photo ID which allows us to check their suitability as tenants.

A thorough background check and credit check (where necessary) gives us the best chance of getting a great tenant for your property.

Inspections

We have a policy of inspecting properties one month after the tenants move in, then every three months for the duration of the tenancy.  Then a final inspection at the end of the tenancy to check the property condition so the bond refund can be actioned.

At every inspection we check for maintenance items and inform you of what is required and find out options for repair for you.  If it is an emergency or we are unable to contact you, a letter of prior consent with an agreed value of work will be obtained.

If you would like us to use your tradespeople for any particular job, or only on your property, we are happy to add them to our system and work with you for prompt solutions for your property and tenants.

This inspection schedule assist with compliance to most insurance company policies and to make sure that your property is being kept clean, tidy and well maintained.

Regular inspections and follow through on any issues arising from the inspection are an integral part of our successful operation.

Owner Payouts

You will be paid twice-monthly on the 15th and first day of the month (or the nearest working day).  After having paid any disbursements and deducting our property management commission, you will be paid directly into your bank account through same-day electronic banking.

At the same time that we pay you, your statement of account, showing incomes and disbursements will be emailed to you.  If email is not for you, then we will post you your copy.

If you wish, we can provide a copy directly to your accountant – either by email or by post at the same time.

At the end of the financial year, we provide you with a summary of the income and disbursements for the year- ready to complete your Inland Revenue obligations.

Rent Reviews/ Increases

We are able to monitor leases to ensure vacancies are kept to the absolute minimum to ensure maximum occupancy rates.  At appropriate times, and after much background research, regular rent reviews are set in place.

Repairs and Maintenance

After many years in property management we have a full complement of competent tradespeople contacts who are trustworthy, competitive pricewise, prompt, professional and efficient.

We have all the coded access keys necessary to provide access in a secure manner.

Selling your Property

Taylor Property Plus is not a real estate agency.  Please do let us know if you want to sell your property as we legally have to inform the tenants and provide access to your chosen real estate agent.

If the property is sold and the new owners wish to move in or give appropriate notice of termination of the tenancy contract, then we are fully conversant with the relevant legislation and can do this for you.

http://www.dbh.govt.nz/landlords-ending-a-tenancy

 

Tenant Questions

Department of Building and Housing

How to Pay – Rent

Rents are usually paid fortnightly by automatic payment.  If your automatic payment (AP) for your rent does not occur – for whatever reason, please arrange for the money to be urgently deposited manually.  When completing the deposit, please ensure that we are able to identify the payment as belonging to you.  If you are not sure of how to do this, ask the bank teller.  Please contact us immediately, so we can look out for your manual payment when we are checking your rent.  If your name is on the lease, you are jointly responsible, along with the others on the lease, for paying your rent.  Taylor Property Plus will not contact each tenant individually regarding unpaid rent.  If necessary, we will make contact with one tenant and then it is that tenant’s responsibility to co-ordinate and make the necessary arrangements to have the rent paid.

On agreeing to rent a property you will be asked to pay the first two weeks’ rent up front.  In effect this secures the property for you.  This rent covers your first two weeks in the property.  Your first automatic payment is due two weeks after moving in as the two weeks paid in advance will now have been used up.   One of the conditions of your tenancy is your rent is paid two weeks ahead – this means that each fortnightly automatic payment covers the coming two weeks.

Rent diagram

Initial Payments – Bond

All our properties require a Bond to be posted with Tenancy Services.  The standard bond for our properties is three weeks rent.  Then two weeks rent in advance must be paid at the start of your tenancy.  The tenancy agreement will not be signed until we have proof of these payments.

http://www.dbh.govt.nz/tenants-tenancy-agreement

Bond amount:  This is money the tenant(s) pay in advance to protect the landlord in the case of unpaid rent, damage or other loss.  If there is no loss to the landlord, the bond is repaid at the end of the tenancy.  Up to four weeks’ rent can be legally charged for a bond.

Inspections

As discussed when you signed the lease, we undertake quarterly inspections on behalf of the owners of the property.  We will be in touch with you prior to this happening, providing you with the schedule of tasks we undertake during inspections.

Insurance

The following is part of the lease agreement that you sign when taking on any of our properties for lease.

  1. We have the above to your lease as it is becoming increasingly important that you have insurance to cover any liability.  For example, from the burning down of your unit due to your negligence etc (where the full cost of building replacement could be sought from you).
    1. A Piopio family who lost all their belongings in a May house fire have been slapped with a $200,000 insurance bill.
  2. As per Stuff.co.nz 15/07/2010

    Toni Mita, 20, and Ngatoa Ngaurur, 24, were not insured at the time of the fire as they were in the middle of changing insurance companies after moving into the rental three weeks earlier.
    Ms Mita said they were still reeling from the fire, but their lives turned into a nightmare last week when they received a letter from her landlord’s insurance company, AMI stating it held them responsible and wanted them to pay for the gutted house. The fire, which was ruled accidental by fire investigators, began after clothes airer collapsed on a pot belly fire.
    Insurance council spokesman Terry Jordan said there was only one thing for tenants to learn from this scenario – get contents insurance.
    “I think the message is tenants need to be responsible for their actions and need to get contents insurance … everyone who’s flatting and renting should have it.”

    Such public liability insurance is normal and can often be part of your normal contents insurance.

  3.  Please check with your insurance company that you have the relevant cover.
  4. If you require any more information on insurance, please contact us and we will be more than happy to assist you.
  5.  Advice of “Unoccupancy” Insurance – For insurance purposes, we request that you let us know if you are going to be away from the property you are renting and it will be empty of people for 3 weeks or more.

Know your rights and responsibilities as a tenant

http://www.dbh.govt.nz/tenants-problem-free-renting

A tenancy agreement is legal document, please be sure of all the articles and ask questions before you sign the lease.  Once you have signed, you cannot change your mind on a whim.   You will have to comply with the statutes you have agreed to.

http://www.dbh.govt.nz/tenants-tenancy-agreement

Locked Out

If you are unfortunate enough to lock yourself out, the people to contact are:

Master Locksmiths (04) 384 7454 or The Lock Doctor (04) 385‑2725.  

Their after‑hours call-out fee starts at between $120 and $150.  However, this will increase depending on the time and the day of the type of call‑out.  A call-out during normal working hours is approximately $85.  Please also be aware that payment must be made on‑site when the job is completed.

Spare KeysOur advice to you is to give a key for your place to a trusted person that you could easily and less‑expensively get the key off if you happen to be locked out. Alternatively, purchase a lock-box from the Wellington Free Ambulance and secure that somewhere secure.  This probably isn’t a viable option in an apartment setting though.  In this case, we suggest you leave it with a trusted person.

Lost Keys:  It is well worth noting that if you lose a key to your residence, there is an administration fee of $30 (inclusive of GST) plus the cost of getting the key cut (which can vary depending on the type of key).

Repairs and Maintenance

Please email us as soon as a fault occurs at the property, so we can make sure that it is seen to.  Please note that if the fault turns out to be because of tenant neglect, you will need to pay for the repair work.

As per Stuff.co.nz 15/07/2010

Toni Mita, 20, and Ngatoa Ngaurur, 24, were not insured at the time of the fire as they were in the middle of changing insurance companies after moving into the rental three weeks earlier.
Ms Mita said they were still reeling from the fire, but their lives turned into a nightmare last week when they received a letter from her landlord’s insurance company, AMI stating it held them responsible and wanted them to pay for the gutted house. The fire, which was ruled accidental by fire investigators, began after clothes airer collapsed on a pot belly fire.

Insurance council spokesman Terry Jordan said there was only one thing for tenants to learn from this scenario – get contents insurance.
“I think the message is tenants need to be responsible for their actions and need to get contents insurance … everyone who’s flatting and renting should have it.”

Such public liability insurance is normal and can often be part of your normal contents insurance.

Tenant Application Form

Please only download the Tenant application form if you have viewed the property you wish to apply for.  We use this form to do background checks on potential tenants and make sure you are a match for the property.

Who do I call?

Office Hours:  For your information, our office hours are 8.30 am to 5.00 pm.  The land-line number is (04) 477‑1564.  If the answerphone comes on, please leave a message.  Please do not ring us after hours unless there is an emergency.

Emergencies:  In cases of emergency, ring 0274‑422‑510.

Noisy Neighbours:  If at any stage you have a problem with noisy neighbours, Noise Control is a 24‑ hour service run by the Wellington City Council.  Their 24‑hour telephone number is 499-4444 and Email our office with details the next working day.

Get in touch

OR PHONE:
+64 (0)4-477-1564
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