Services
Property Management
We provide a specialist professional property management service which maximises the returns from your property while managing your Tenants effectively and fairly. We ensure that the ratio of properties and staff is efficiently managed, so that we have the time we need to effectively focus on your investment.
Inspections
We conduct property inspections as follows:
- Prior to Tenant occupation,
- Three monthly thereafter,
- And at the end of the Tenancy
The inspections we are carry out are detailed and done with care. During the initial inspection we normally take at least two hundred photographs so there is (in addition to the written report) a clear and concise record of the condition of the property. While carrying out the regular ongoing inspections we photograph any issues that we see. Copies of these inspections are sent to you and the tenant detailing anything that needs maintenance or remedying.
Example-Inspection.pdf (336KB)
Rent monitoring and disbursement
We utilise daily monitoring of our rental accounts via a specialised banking system, ensuring us the most up to date information concerning rental payments. Should a tenant not make their rental payment, we begin our 'arrears process'. The 'arrears process' includes text messaging, phoneing, sending notices to remedy (as per the Resdential Tenancies Act), personal visits to the tenant, and applications to the Tenancy Tribunal. However, in our experience, most tenant rental issues are resolved to our satisfaction within the first 48 hours.
We then wait three working days to ensure the tenants rental payments clear. Then the balance of your rents, minus any relevant expenses, are credited to your account. Quite often, the first rental payment we receive is by cheque in which case a five working day period applies. Apart from their first rental payment (which is before the Tenants take possession of the property), all Tenants are requested to pay their rent via automatic payment to our company rental account.
Statements, along with supporting documentation, are sent out monthly. In addition, you are given a login and password so that you can monitor your property transactions online at a secure website.
Example-Statement.pdf (321KB)
At the end of each financial year you receive a summary of your statements for tax purposes.
Year-End-Summary-Example.pdf (320KB)
Repairs and maintenance management
As maintenance is detected at inspections or reported by tenants, we swing into action. If the problem is minor we will send a qualified tradesperson up to evlaute and fix (unless you have stated that you will do these repairs yourself) and you are informed of this event.
If the problem appears to be significant, or the tradesperson attending informs us that is, we will have someone evaluate and report back to us with options. While this is happening you are are informed that this is occuring. Once we understand the problem and potential costs we will contact you and discuss before proceeding. In the case of significant work we will seek several quotes on the work to be done.
An emergency problem is handled slightly differently. A tradesperson will be dispatched to stop whatever is occuring and then to come up with options. This has two benefits, 1: whatever damage is occuring should have been halted and 2: if it is an afterhours callout, any afterhours charges are limited. Once we have the available options, we will discuss with you before proceeding.
Marketing
To reach the maximum number of prospective Tenants, we use multiple marketing tools. These include advertising in the local and national papers, advertising on the Trademe and Sella websites, listing with home location services, free featured listings with the HomeAds website, sending out information to corporate and government agencies, utilising other internet advertising options, listing with Real Estate Agents, consulting our database or prospective tenants, and signage marketing if applicable. By utilising these methods we are able to reach the maximum possible tenant pool, thus allowing us more freedom of choice in selecting the right tenants for your property.
In all instances, prospective Tenants are required to fill out our application form and we meet with them prior to making a decision about tenanting. We do everything we can to keep your advertising expenses down. You receive the benefit of the reduced charges we have negotiated with paid advertises and, due to arrangements we have in place, some of our advertising avenues are free of charge - something our clients seem to appreciate.
Tenant Selection
We believe in good Tenants at a consistent rental price. The best way to do this is to minimise the chance of ‘bad’ Tenants. You need Tenants that will take the best care of your property and meet their tenancy obligations.
We meet prospective Tenants at the property. They fill out an application form that we check over before proceeding any further. Based upon the results of this and any instructions you have given us, we complete a comprehensive check of their details, including a credit check, a tenancy tribunal orders check, reference check and some other internet based checks to satisfy as much as possible to their suitability as tenants. When we are fully satisfied we proceed to sign a tenancy agreement with them.
View a copy of our tenancy application here: Example-Tenancy-Application-Form.pdf (410KB)
What we do for you:
- Act as a buffer between you and your Tenants.
- Remind the Tenants of their responsibilities.
- Day to day tenancy management.
- Manage changes in rental rates.
- Repairs and maintenance management.
- Market the property for rent, including showing the property to prospective tenants during weekdays and the weekends.
- Screen prospective Tenants, then prepare and sign professional tenancy agreements with them as per any instructions you have given us.
- Detailed property inspection reports from the start of the tenancy (including a comprehensive photographic record).
- Organise bond payments and releases.
- Collect, monitor and disburse rental payments, including rent arrears management and follow up actions.
- Represent you at the tenancy tribunal should this ever be required.
- Regular financial statements and accounts.
- Give you peace of mind that your investment is well cared for.
"Lambton Property Management has been providing a full management service to cover my six rentals since early 2000, and since that time I have found them to be extremely reliable and helpful. I recommend them and am happy to provide this reference."
M.Kennett - Auckland
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