Frequently Asked Questions
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.
What would it cost to have Crockers manage my property?
A management fee is charged on the rents collected, and any maintenance we organise for you on your property. Please contact Liz Gemmell, email@example.com or 09 623 5659 and she will tailor a management package to suit your property.
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.
Does Crockers provide a letting service only?
No, we concentrate on providing a full property managment service.
Does Crockers provide casual property management for short periods of time?
No, we concentrate on providing a full property management service.
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.
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 accommodation view our website daily and sign up for our property spotter email alerts.
We also print an updated list of properties available daily which is available at our Epsom office.
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 when appropriate.
How does a potential tenant view a property they are interested in?
Our rental listing shown on our website shows who the leasing agent is. They can either phone or email them for viewing details direct or can book to view the property through Viewing Tracker.
What does Crockers do if a tenant misses their rent payments?
Crockers has a zero tolerance for rent arrears. If a tenant is 1-3 days in arrears, contact is made with the tenants to advise a payment has been missed and how to arrange the catch-up payment. If rent is still not received, a 14-day notice is issued advising the tenant that they are in breach of their Tenancy Agreement. Rental payments are required to be paid at least one week ahead, not in arrears.
By the time a tenant is 5 days behind in rent, contact will have been made, a 14-day notice will have been issued, and then a Tenancy Tribunal application lodged by the 7th day.
Crockers has the right to make an application to Tenancy Services at the same time the 14 day notice is sent to the tenant.
If the tenant does not remedy the breach, the matter may then be heard via Mediation for an arrangement of current rent, plus any arrears owing. If a satisfactory arrangement cannot be reached by Mediation, the matter goes on to the Tenancy Tribunal where an Adjudicator makes the final decision - either terminating the tenancy or making a sealed order for a fixed payment.
Your Crockers Property Manager will keep you updated through the process, and will answer any questions you may have.
What does a tenant need to accompany their application?
A copy of some photographed ID along with previous rental references. A TINZ including MOJ, CIA, Driver License and VEDA Tenant check is completed with the tenants consent.
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 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.
Does the tenant need to pay GST on Rent?
No, GST is not payable on residential rent.
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.
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.
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.