Property Management North Shore Rentals

Food for Thought When Renting Your Property

Property Condition

It is really important that your property is presented in a good, clean and safe condition as this will attract good tenants and reduce any potential issues at the start of a tenancy. Our Business Development Manager will visit your property and advise you of what needs to be done before the property can be rented.

If a property needs cleaning or maintenance is required then we can organise on your behalf.

It is important to note that when a tenant vacates a property, they are only required under law to leave it “reasonably clean and tidy”.

This term is very vague but certainly it does not extend to leaving it in such a condition that it may be ready for re-tenanting without having to do any work.

If a property is rented to a tenant in immaculate condition then a good tenant will often leave it in the same condition, but if they do not then some extra cleaning may be needed at the owner’s expense to ensure a good replacement tenant is found.

Lawns, Gardens and Rubbish

To ensure that clauses in the tenancy agreement are enforceable it is good to ensure that lawns are freshly mowed, gardens weeded, edges cut and that all rubbish is removed from the property.

Smoke Alarms and Insulation

As of 1 July 2016, new regulations make landlords responsible for ensuring operational smoke alarms and detectors are installed in their rental properties, and tenants will be responsible for replacing batteries or notifying landlords of defects.

You should also be aware that The Ministry of Business, Innovation and Employment will have the power to investigate and prosecute any landlords found breaking tenancy laws as part of these aforementioned reforms. Such prosecution will be taken very seriously when there is a risk to the health and safety of tenants.

The new alarm standards require a minimum of one working smoke detector in a hallway or similar area, within 3m of each bedroom door. The NZ Fire Service also recommends that they’re installed within the bedrooms themselves.

  1. There must be a minimum of one working smoke detector in a hall or similar, within at least three metres of each bedroom door. In a caravan, self-contained sleep out, or a similar vehicle, there must be at least one working unit.
  2. It is the landlord’s responsibility to make sure the alarm is operational with each new tenancy begins, but it is the tenant’s responsibility to replace batteries when needed during their tenancy. They must also report any defective alarms in their rental property to their landlord.
  3. Long life (10 year) photoelectric alarms must be installed when there is no existing alarms.
  4. If there are existing alarms, these must be replaced by ling life photoelectric alarms when the existing alarm expires. (This date is usually found on the back of the alarm.) Hardwired alarms are also acceptable.

Installing smoke detectors protects lives and protects your assets – it is one of the first lined of defense when it comes to fire.

Changing Property Managers

If things are not going well and you feel like a change but don’t want the hassle then we can take that stress away from you. You can give us the authority to manage the change for you so it is done with little fuss and so that the transition goes smoothly.