1. Why do I need professional property managers?
Well not everyone does need a professional property manager. Most landlords do a good job of managing their own properties. The key is whether they have time to manage their own properties and whether they are looking to a professional to add value, advice and greater returns. If so, Crockers should be top of your list.

2. What would it cost to have Crockers manage my property?
The management fee is charged on the rents collected for you and any maintenance we organise for you on your property. The Crockers fee for unfurnished properties is 8.75% of your weekly rent and 8.75% of the cost of maintenance. For furnished properties, Crockers charges 9.75% of your weekly rent and 9.75% of the cost of maintenance.

We collect the rent throughout the month for you and we then transfer this money into your account on the first working day of each month. We provide you with a monthly statement so you can see incomings and outgoings for any given month. Our inspection fees are usually $50 plus GST and we recommend one every six months.

3. Does Crockers provide a letting service only?
No.

4. Does Crockers provide casual property management for short periods of time?
No

5. How can Crockers ensure that my property is not let to undesirable tenants?
We are professionals. It is in our best interest to get the best fit for you and the tenant. We sit with you and spend time working out your preferred profile of tenant even if it turns out to be a very finite group of people.

6. How does advertising for a tenant work? Who pays for that?
Advertising for a tenant is our responsibility. We include images and information relating to your property on our website. Potential tenants looking for flats and accommodation view our website daily and sign up for our property spotter email alerts.

We also print an updated listing of properties available daily outside our office at 525 Manukau Road, Epsom and 137 Quay Street, Auckland CBD.

Additionally, we may advertise in the New Zealand Herald and local suburban papers and on Trade Me at a reduced cost to you. However, we do discuss our marketing plans with each of our landlords prior to commencing advertising.

Not all properties are advertised in the New Zealand Herald or local newspapers and we may ask you to contribute to any newspaper advertising.

We also put a "For Rent" or for Executive Living properties a "For Lease" sign outside the property in full view of the road. This is very successful for us.

7. How does a potential tenant view a property they are interested in?
Our 'For Rent' or 'For Lease' listing on the website shows who the leasing agent is. They can either phone or e-mail them for viewing details.

8. What does Crockers do if a tenant misses their rent payments?
Each day we run an arrears report. When we identify that a tenant has missed their rent payment by one day, we make contact to advise them that a payment has been missed.

Crockers has a zero tolerance for rent arrears. If a tenant is 1 - 3 days in arrears, a letter is sent informing them that a payment has been missed. If no payment is received, a 10-day notice is issued advising the tenant, that they are in breach of their Tenancy Agreement. Rental payments are required to be paid in advance.

The 10-day notice is issued when the tenant is between 5 - 7 days in arrears. Any arrears in excess of 7 days will be followed up with a second arrears letter and application to Tenancy Services.

Crockers has the right to make an application to Tenancy Services at the same time the 10 day notice is sent to the tenant.

The matter will then be heard via Mediation for an arrangement of current rent plus any arrears owing. If a satisfactory arrangement can not be reached by mediation, the matter goes on to the Tenancy Tribunal where an Adjudicator makes the final decision - either terminating the tenancy or a sealed order for a fixed payment.

9. What does a tenant need to accompany their application?
A copy of some photographed ID along with previous rental references.
A Veda Credit check is completed with the tenants consent.

10. How much does a tenant pay to move into the property?
Five weeks rent is required.

The first weeks rent
One weeks rent plus GST (12.5%) as a letting fee (the tenant pays this)
Three weeks bond. Note under the Residential Tenancy Act up to four weeks bond can be charged.

11. Does the tenant need to pay GST on Rent?
No, GST is not payable on residential rent.

12. Does the tenant need insurance?
It is in the tenants' best interest to hold a home and contents policy to cover their goods in the property. The landlords insurance does not cover their possessions.

13. How does the tenant pay their rent?
Their property manager will give them an automatic payment authority which must be loaded at their bank in advance of the day the Automatic Payment is due to commence.

14. How often can the rent be increased?
Under the Residential Tenancies Act rent cannot be increased more than once, every 180 days and the landlord must give the tenant 60 days written notice of this increase.

15. How often can I inspect my property?
No more than once a month. However, you are required to issue 48 hours notice prior to an inspection of their rental property and then they may inspect between the hours of 8am and 7pm.

16. What does a tenant do if something needs repairing in the property?
They contact their property manager by fax or e-mail them directly to advise of the problem. A contractor will be notified of the issue and then contact the tenant to arrange a suitable time to repair the problem.

17. What happens if I decide to sell my property?
The tenant will be issued with a letter stating your intentions. After this the property manager will talk to the tenant about suitable access for potential purchasers and with their agreement, form a plan for this arrangement. In many cases investment properties pass onto other investors and the property manager can provide advice on this matter.

If the property is sold and the purchaser requires vacant possession, the tenant will be issued with 42 days written notice. Should the tenant wish to leave earlier they are bound by the Residential Tenancies act to provide you with 21 days written notice.

18. What happens if the owners want to move back in?
If you or a family member wish to occupy the property 42 days written notice will be given. Should the tenant wish to leave earlier they are bound by the Residential Tenancies act to provide you with 21 days written notice.

19. What happens if the owner just wants the current tenant out?
The owner or his agent must then give the tenant 90 days written notice to vacate the property. Should the tenant wish to leave earlier you are bound by the Residential Tenancies act to provide 21 days written notice to the landlord.

20. How much notice does the tenant need to give if they want to move?
The tenant is required to provide 21 days written notice to the landlord that they are vacating the property. They are bound by the Residential Tenancies Act to pay rent up until this date - the only exception being if the property can be re-tenanted prior to this date. The landlord cannot double charge rent on a property.

21. How does the tenant give the keys back when they leave?
The property manager will arrange a time to inspect the property for the final bond inspection, at this time the tenant is expected to hand the keys back to the property manager. In some cases the property manager will arrange for the tenant to drop the keys back into our office.

22. How does the tenant get the bond back?
After the final inspection the property manager will arrange the release of the tenants bond unless there has been damage to the property or the rental account is not up to date and then they will claim either all or a portion of the bond for the owner.

23. What do I or a tenant do if we have any complaints about the property manager?
Contact the General Manager of Crockers Property Management - Michelle Jones, email property@crocker.co.nz or (09) 623 5677

24. What does the tenant do if they have any complaints about work not being completed or they feel they have been treated unfairly?
In the first instance, contact our office manager Michelle Jones, email property@crocker.co.nz or (09) 623 5677.

25. How often do you inspect managed property?
This is arranged individually with each owner; however we suggest 6 monthly inspections are sufficient. A comprehensive report is sent to the owner once this has been carried out along with any maintenance issues. The charge for this service is $50 plus GST

26. Who will manage our property?
Here at Crockers we have a New Business division that handles all new managements. This is a highly experienced team that can provide the one-on-one service that our new owners require and expect until we have gained your trust.