We inspect our managed properties on a three monthly basis. These inspections are carried out to assess the condition of the property and to identify any maintenance issues. These inspections are of benefit to the tenant and the property owner as they record promptly and accurately what the problem is and allow planning to correct it efficiently and effectively.
Our Property Managers take photos and video footage of the property to ensure that they have detailed information on any issues that may have arisen.
We recommend that our tenants follow the inspection guide below in order to prepare their property for the routine inspections.
- Ensure that the interior of the property (including windows) is clean & tidy
- All rooms and areas must be fully accessible
- Clean kitchen, stove & all bench tops
- Bathroom & laundry should also be clean and well ventilated
- Lawns & gardens should be well maintained
- All rubbish, recycling, etc. should be removed from the property before the inspection takes place
- All exterior areas & the garage must be accessible
- Ensure that there are no unregistered cars on the property and any oil stains have been removed.
- If your tenancy agreement allows you to have pets
- Make sure any damage due to pets has been repaired
- Ensure that there are no droppings in the interior or exterior of the property
If you have any questions about property inspections, please contact your property manager.
Who pays the water rates?
Where a separate water meter and account is available, the tenant should pay for water usage. On our receipt of the water bill, we 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.
Mould, whose problem?
The landlord should provide adequate ventilation for the house. Bathroom fans, secure window stays and dehumidifiers help reduce condensation and mould build up. You should use all of these methods if provided. Tenants should regularly air out the dwelling to help prevent any condensation build up.
Who maintains any listed chattels?
It is the landlord’s responsibility to ensure all chattels are properly maintained and in working order. If damage to any chattel is found to be wilful by the tenant or due to the tenant’s negligence the tenant may be responsible.
Who looks after the swimming pool or spa pool?
This can be negotiated however we recommend that landlords employ the regular services of a pool specialist then incorporate the cost into the rent. NB: The law requires all spa and swimming pools be fully fenced. We recommend to all our property owners that they check with the local council to ensure that the pool meets these regulations before tenanting. As a tenant you should also check out the pool, its surrounds and its equipment.
Who pays for insurance?
The tenant is responsible for their own ‘home contents insurance’. Landlords are responsible for insuring the property including any chattels. We strongly recommend that your own contents are fully insured.
Can my property owner sell his/her rental property any time they like?
Unless specified at the start of the tenancy, the tenancy is considered to be “Long Term” i.e. 1-2 years. Significant compensation can be awarded to the tenant if the tenancy tribunal finds that a house was sold following an unreasonably short tenancy. If a property is sold when there is a fixed term tenancy in place, the tenants are entitled to stay on until the end of that term under the same conditions but clearly with a new owner.
How often can the rent be increased?
This is regulated by law to once every 180 days (six months) during a tenancy, however if the tenancy tribunal finds that a rent increase is unreasonable or in excess of normal market rent for the property, the Tribunal can make an order for you to re-adjust the rent. Auckland Property Management monitor rental market trends and provide regular rent review recommendations to owners. Property management issues and tenancy legislation can be complex; the preceding frequently asked questions are only a selection of the most commonly asked questions by landlords and tenants. Please ask your property manager for further information