Paying your Rent to us
At Harcourts Cooper & Co we have a strict Rent and Water Arrears. It is very important that you pay your rent as soon as it is due to ensure a clean tenancy record.
At the start of the tenancy you will have paid a refundable Bond of three weeks rent and one weeks rent in advance.
You may pay weekly, fortnightly or monthly but whichever period you choose, rent must be paid in advance.
Just to note that we do not accept cash in our offices so you must take cash into the bank to deposit and use the code that you were given at the beginning of your tenancy as a reference.
Our bank account details are on the Tenancy agreement and you will also be given an Automatic Payment Authority form with all our details and your reference code on it when you come in to sign the Tenancy agreement.
When you sign up for a rental property you will be asked to pay a Bond. The Bond is normally three weeks rent for unfurnished properties but you may be asked to pay four weeks rent if the property is furnished or there is an agreement for you to have pets at the property.
The Bond will be included on the Tenancy Agreement as part of the move in costs and must be paid before you are handed the keys to the property.
The Bond can be used to cover any tenancy debt for unpaid rent, repair of any damages you cause, cover costs of gardening, cleaning or any other costs arising at the end of the tenancy.
If you are not currently renting from us, we do not accept Bond Transfers under any circumstances. A new bond will need to be paid before the tenancy begins.
If you are currently renting a property from us and are moving into another property that is managed by us then the Property Manager for that property may approve the transfer of the bond from that tenancy.
All Bonds received are by law required to be paid by the Landlord to the Bond Centre. The Bond Centre will process the Bond and post you a receipt showing the Bond Number and amount, you will also receive a Bond refund form that will be used to claim the Bond back at the end of the tenancy.
The Bond Centre contact number is – 0800737666
We will email/post you a letter confirming the end of your tenancy and will include an END of TENANCY checklist of things to do to ensure your Bond is refunded without delay.
Once the exit inspection has been completed and everything has been left as it should be, we will send the Bond refund form by email or fax to the Bond Centre to release it.
The Bond refund forms need to be filled out with your bank account details and signatures of every tenant.
You will need to have a New Zealand bank account as the Bond Centre only refund Bonds by direct credit.
Claims Against the Bond
If we are not happy with how the Property has been left and items on the checklist have not been completed then we will arrange for them to be done and claim the costs from the Bond.
If any matters fall into dispute then Tenancy Services or the Tenancy Tribunal can make a decision on how the Bond will be allocated. If the total of any debt at the end of the tenancy exceeds the Bond and arrangements are not made to pay the difference, then we will seek a Tenancy Tribunal order for payment.
What you need to know about inspections.
There are three different types of Inspections that we carry out through the tenancy.
- The initial Moving In inspection – These are carried out before the tenancy starts by your Property Manager, you will be given a copy of this when you pick up the keys.You are asked to go through and check that you agree with the inspection, make comments, sign and then return to your property manager within seven days.
- Routine Inspections – These are carried out by our inspection agents or your Property Manager on a regular basis throughout the tenancy, most routine inspections are three monthly or as per the owners instructions.The routine inspections are carried out to check that all is in order and that you are complying with the rules of the tenancy and also to access any maintenance issues.For the routine inspections we will email or post you a letter advising you of the date and time of the inspection, you will receive this letter at least four days prior to the inspection.Please note that you do not need to be home as we will use the spare keys that we have in our office to get access. If you can let your Property Manager know before the inspection is carried out if there are any maintenance issues that need looking at.Just to note that during the inspection our inspection agent will need to check inside cupboards where there is plumbing to ensure there are no leaks, this includes under sinks, basins and inside the hot water cylinder cupboard. It would be helpful if you can make sure that floors are clear and that all rooms are accessible.If you are not home at the time of the inspection, the inspector will leave a card so you know that it has been completed.If we find that there is something that is not satisfactory then your Property Manager will write to you and ask you to fix the issue and we may make another appointment to visit to ensure that it has been done.
- The Moving Out/Exit Inspection- Once the keys have been returned back to us the Property Manager will carry out the final inspection. Please make sure that you have completed all the items on the exit checklist as this will ensure that your bond is refunded without delay.
Ending your tenancy
Ways in which your tenancy can end:
- If you signed up on a periodic tenancy then you can give 21 days notice in writing to end your tenancy.
- If you are on a periodic tenancy then we can give you notice of either 42 days notice or 90 days notice depending on the circumstances. If this does happen then your Property Manager will explain in further detail at the time the notice is given.
- Your tenancy may be ended by the Tenancy Tribunal if there is a breach of the tenancy agreement.
- If you have signed a fixed tenancy then the tenancy will run to the end date of the tenancy agreement.
- If circumstances arise or you have sought to break your tenancy and all parties have agreed in writing to end the tenancy before the expiry date.
If you have requested to move out of the property before your fixed tenancy ends then you must inform your property manager in writing. We will then advertise the property but please note you are required to pay your rent until a suitable tenant is found to replace you for the balance of the fixed term.
Once you have moved out of the property all keys, garage remotes, security access cards must be returned to one of Cooper & Co’s Property Management Offices. Please note that if we do not receive the keys then you can be held liable for paying rent until the keys are returned or if we require urgent access then the cost of the locks being changed can be claimed from your bond.
Once you have returned your keys your Property Manager will carry out the final inspection.
If you have not completed all the items on the exit checklist then your Property Manager will discuss this with you and arrange for them to be done. The cost of this will be claimed from your bond.
If you do not agree then the bond is put into dispute, a claim will be made to the Tenancy Tribunal for the final decision on how the bond will be allocated/repaid.