How to Select Great Tenants

by The Letting Company | Oct 15, 2021 | Blog

How to Select Great Tenants

Finding the right tenants for your rental property in Auckland can be challenging. At The Letting Company, we understand the importance of securing great tenants who pay rent on time and care for the property 💪. A poor tenant can lead to costly maintenance issues and stress. That’s why working with a property manager makes sense—they have the expertise to select great tenants effectively 📝.

However, if you plan to select tenants yourself, here are key questions to ask potential applicants to ensure you find great tenants for your property.

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🔍 How to Select Great Tenants Through Conversation

The more you know about your applicants, the better. Frame your questions as part of a casual chat to help tenants feel at ease 💬. This allows for more honest and insightful responses.

🚨 Avoid giving verbal confirmation that a tenant has been accepted before making a final decision. Simply say, “I’ll be in touch soon with the outcome.”

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📄 Key Questions to Select Great Tenants

1️⃣ What Are You Looking for in a Rental?

Long-term tenants are ideal as they reduce vacancy periods and turnover costs 💼. This question helps assess if your property meets the applicant’s needs. Avoid short-term renters if you want stability and wish to select great tenants for your rental.

2️⃣ Why Are You Moving?

Understanding a tenant’s reason for moving helps you identify potential red flags ⚠️. If they left due to disputes with a previous landlord, investigate further to ensure they were not the cause of the problem.

3️⃣ How Will You Pay the Rent?

A tenant doesn’t need a 9-to-5 job to afford rent. Some have investments, savings, or alternative income sources 💳. Instead of asking about employment status, ask how they will afford rent.

4️⃣ How Many People Will Live in the House?

Unexpected occupants can be an issue. Ensure the number of residents aligns with the lease agreement 🛋. Subletting without permission can lead to property damage or legal issues.

5️⃣ Do You Have Any Pets?

Pets can cause wear and tear, so knowing about them upfront is essential 🐾. If your property has pet restrictions, be clear about them during the selection process.

6️⃣ Do You Understand Your Responsibilities as a Tenant?

Clarify tenant obligations, including gardening, lawn maintenance, and payment schedules 📝. Setting clear expectations prevents misunderstandings later.

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📘 Additional Steps to Select Great Tenants

💪 Perform Thorough Reference Checks

Reference checks provide insights into an applicant’s payment history, behaviour, and reliability. Ask previous landlords:

• Did the tenant pay rent on time?
• Were there any issues or disputes?
• How well did they maintain the property?

📈 Conduct a Credit Check

A strong credit history indicates financial responsibility. Before performing a credit check, ensure the applicant has provided written consent 👤.

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🏢 Why a Property Management Company Helps Select Great Tenants

A professional property manager handles everything—from screening applicants to managing tenant relationships and ensuring rent is paid on time 🚀.

Partnering with The Letting Company allows you to:

• Save time ⏳ by avoiding lengthy screening processes.
• Reduce stress 😓 from dealing with problematic tenants.
• Ensure legal compliance 💼 with tenancy laws.

If you want a hassle-free rental experience, leave tenant selection and property management to The Letting Company.

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📞 Contact The Letting Company Today to Secure Great Tenants for your Investment

Let us handle everything—from advertising your property to tenant selection and ensuring continuous rental income 🏡.

📞 Phone: 0800 LETTING (0800 538 846)
📧 Email: office@thelettingcompany.co.nz
🏠 Website: thelettingcompany.co.nz

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📚 References & Further Reading

• Tenancy Services NZ: www.tenancy.govt.nz
• Auckland Property Investors Association: www.apia.org.nz
• The Letting Company Blog: thelettingcompany.co.nz/blog

Property Management During COVID

by The Letting Company | Oct 15, 2021 | Blog

While the Covid-19 vaccine is still being rolled out in New Zealand, it will be a while before everyone is vaccinated.

In the meantime, your property manager for your rental must still be aware of the guidelines which should be followed by both themselves and tenants. This would be especially important if New Zealand were to move up alert levels again, as many changes can be implemented that relate to rental properties and viewings.

Alert Level 3 Advice for Obtaining New Tenants

Although most things remain the same for property management in Auckland at alert level 2, it is level 3 where there are numerous changes you need to be aware of concerning getting new tenants into your property. It may be more difficult during this time, but it can be done.

Moving into the Property

In regards to moving house, tenants may move during alert level 3, even between areas with different alert levels. Removal companies can only assist those moving between areas at the same level, however. Additionally, tenants should have documents such as a signed tenancy agreement to prove that they are moving house. Make sure that you tell your new tenants about this rule so that they will have the agreement with them. This will allow their move to go smoothly without any hassles.

Viewings at Your Property

You may be trying to find new tenants for your property when it is announced that we are going into alert level 3. If this is the case, the government recommends that you do not hold physical open homes. However, it is not illegal, as long as you can enforce public health, hygiene, and physical distancing guidelines. The number of in-person viewings is also limited to two each day at a property. To hold more viewings, you will have to spread them over more days. If the property currently has tenants living in it, you will need them to approve that the viewings go ahead. Additionally, the property can only be viewed when the current tenants are not at home to limit unnecessary in-person interactions.

Inspections and Maintenance During COVID

While we are in alert level 1, property management in Auckland remains pretty much the same. It is when it moves above this level that property management companies in Auckland may have to start making some changes to the way they complete maintenance and inspections.

Alert Level 2

According to official advice, there are not a lot of changes to property management in the North Shore under level 2 guidelines. Routine inspections by the property manager of a rental can still take place. However, all parties must adhere to personal hygiene, surface cleaning, and physical distancing advice. Plus, there should be a record of this for contact tracing. Tenants can’t refuse to have an inspection just because level 2 is in effect, unless they are particularly vulnerable or have other reasonable explanations for doing so. At level 2, maintenance can still be completed. This includes the services of electricians, plumbers, and other tradespeople both inside and outside the home. Again, there must be a record of who has been to the property and when.

Alert Level 3

More changes to property management in Auckland occur during alert level 3. When this level is in effect, routine inspections can’t take place in person unless there are extenuating circumstances. Most property management companies will simply postpone inspections by a few weeks in the hope that alert levels will move back down. There are also changes to the guidelines around maintenance, as, at level 3, only emergency maintenance may be completed. This could include necessary repairs if the property’s pipes burst or the hot water cylinder stops working, for example. However, more general maintenance, such as window cleaning, will need to be done at another time. The property manager for your rental will know what may be acceptable or not in these circumstances.

Rent Freezes and Tenancy Termination

In 2020, the government put a freeze on increasing rent prices. Landlords were not able to increase the rent for their tenants from 26 March 2020 to September 2020. As that period has now ended, you are again allowed to increase rent according to the usual laws. However, that might change again if the Covid-19 situation worsens in NZ, so always stay up to date with the latest news on this. From 26 March 2020 – 25 June 2020, there were restrictions in place against terminating tenancies. These restrictions have been lifted, and you can now terminate tenancies as usual, according to the standard rules around termination.

Rules Around Self-Isolation

A question about property management in the North Shore that we often get asked lately is whether tenants must inform their landlords if they are self-isolating or have Covid-19. The answer is no; they don’t need to tell you. However, of course, if you are sending tradespeople to the property, it’s a good idea to check whether this is a safe time to do so. You could simply text or call your tenants to ensure that it is safe to send an external visitor to the premises. If you know that one or more tenants of your shared rental or boarding house need to self-isolate, it may be helpful for them to understand the information on using shared facilities on the Ministry of Health website. If you are the landlord of a boarding house, you can change the rules of the property to include guidance on self-isolation.

We Can Help Manage Your Auckland Property

All of this is a lot of information for landlords to keep up with. It can also change whenever the government decides a new approach is required. That’s why so many landlords choose to hire The Letting Company to take care of their properties and manage tenancy during Covid. Let us worry about the different rules that apply to the alert levels. We’ll make sure that your tenants and our property managers follow the applicable guidelines to keep everyone safe. Phone or email now for an obligation-free chat. 0800 538 846office@thelettingcompany.co.nz

Property Maintenance Responsibilities in New Zealand

by The Letting Company | Oct 15, 2021 | Blog

🏡 Landlord Maintenance Responsibilities in New Zealand: 2025 Updates

Keeping up with landlord responsibilities is essential, especially with ongoing changes to tenancy laws in NZ. Whether you’re a first-time rental property owner or an experienced investor, understanding your maintenance obligations is key to ensuring tenant satisfaction, legal compliance, and property value protection.

At The Letting Company, we help landlords navigate rental property maintenance and compliance with ease. So, let’s answer the pressing question: Who is responsible for the maintenance of a rental property in 2025?

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📌 What Are a Landlord’s Maintenance Responsibilities?

1️⃣ Ensuring Security & Safety 🔒

A landlord’s top responsibility is maintaining a safe and secure living environment for tenants. When evaluating safety measures, ask yourself:

✅ Would I feel comfortable living here?
✅ Are the locks, alarms, and smoke detectors working properly?

If the answer is no, it’s time to improve your security measures.

• Locks & Security: Landlords must provide functional locks on all entry points. Installing a security alarm system is optional but can enhance tenant safety.
• Smoke Alarms: Under NZ tenancy laws, landlords must install and maintain smoke alarms in key areas such as the kitchen, hallway, and bedrooms.
• Asbestos Management: If you’re renovating, you must identify and manage any asbestos risks to ensure the safety of tenants and neighbours.

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2️⃣ Healthy Homes Standards Compliance (Deadline: July 1, 2025) 🌡️

By July 1, 2025, all private rental properties must fully comply with the Healthy Homes Standards. This means landlords must:

✔ Provide an adequate fixed heating source in the main living area.
✔ Ensure the property meets minimum insulation requirements for ceilings and underfloors.
✔ Install functioning extractor fans in bathrooms and kitchens for proper ventilation.
✔ Prevent moisture ingress and drainage issues by maintaining gutters and downpipes.
✔ Stop unnecessary draughts by sealing gaps in walls, floors, and windows.

Non-compliance may result in fines and penalties.

📌 Reference: Healthy Homes Standards

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3️⃣ Ongoing Property Maintenance & Repairs 🔧

Every rental property must be habitable, meaning it must be clean, damage-free, and meet safety standards.

🏠 Indoor Maintenance

• Ventilation & Mould Prevention: Tenants should use windows, vents, and extractors to prevent moisture buildup, but landlords must ensure the property has proper ventilation.
• Chimney Cleaning: If your rental has a working chimney, it must be regularly inspected and maintained.

🌳 Outdoor Maintenance

• Gutters & Roof Repairs: Cleaning gutters and inspecting the roof for leaks is a landlord’s responsibility.
• General Exterior Upkeep: Maintaining the property’s driveway, fences, and exterior walls is also required.

💡 Pro Tip: Set a maintenance schedule to prevent costly repairs later.

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4️⃣ Who Handles Repairs in a Rental Property?

A landlord is responsible for fixing structural and safety-related damages, including:

🚨 Urgent Repairs – Roof leaks, hot water cylinder failure, broken floorboards, and electrical issues.
🛠 General Repairs – Gutter leaks, plumbing faults, and appliance malfunctions (if provided in the tenancy agreement).

What’s the best approach?
📌 Outline repair timeframes in your tenancy agreement so tenants know what to expect.

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5️⃣ Routine Inspections & Tenant Privacy 🏡

Under the Residential Tenancies Act (1986), landlords must give tenants 48 hours’ notice before an inspection. Inspections help:

✔ Detect early signs of damage before they escalate.
✔ Ensure tenants are complying with property care expectations.

However, tenants have the right to quiet enjoyment, meaning landlords cannot visit unannounced or conduct excessive inspections.

📌 Reference: Tenancy Law Changes

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6️⃣ Selling a Rental Property: What Landlords Must Do 🏠💰

Planning to sell your rental property? Landlords must notify tenants in writing before listing. While tenants cannot refuse viewings, they can set limits, such as:

❌ No open homes.
❌ No interior photos with their personal belongings.

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7️⃣ Appointing an Agent When You’re Away ✈️

If you plan to leave New Zealand for more than 21 consecutive days, you must appoint an agent to manage the rental. This can be:

• A property management company (like The Letting Company).
• A trusted individual residing in NZ.

The agent’s contact details must be shared with tenants for emergency situations.

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📌 What Happens if You Don’t Meet Landlord Responsibilities?

Failure to comply with tenancy laws can result in penalties up to $2,000. The best way to stay compliant?

🔹 Keep detailed records of maintenance, repairs, and inspections.
🔹 Work with a professional property management company to handle everything.

At The Letting Company, we offer:

✔ Complete property management services (so you don’t have to worry).
✔ Legal compliance & tenancy law guidance.
✔ Regular inspections & maintenance coordination.

📞 Call us: 0800 LETTING
📧 Email: office@thelettingcompany.co.nz
🌍 Visit: thelettingcompany.co.nz

How a Property Manager Operates

by The Letting Company | Oct 12, 2021 | Blog

If you’ve just bought a rental property, you may be considering hiring a property management company in Auckland to oversee your new rental home. This is a popular choice for many rental property owners as it can take the hassle out of being a landlord. However, before you can decide whether to hire one, you should know what a property manager actually does for your property. With so many property management firms in Auckland, it’s essential that you know what to look for. Once you’ve decided on a firm to go with, you will also need to know how to hire a property manager.

What is A Property Manager?

Why are we able to have such low management fees? Quite simply, we’ve cut all of our overhead running costs in order to provide a more sustainable service to you. We understand that it’s best practice to have a property manager in this ever-changing industry and many property management companies pass on unnecessary costs to their clients which can end up having a negative impact on your bottom line. You won’t get that with us. Our philosophy is to provide high quality service at an affordable rate.

What Does A Property Manager Do?

If you’re considering residential property management for your house in Auckland, you’ll want to know what the property manager will actually do for you. The first thing to note is that any texts, emails, or calls that would usually go through to the landlord will go through to the property manager instead when you enlist one for your home. This can save you hours spent in communication with your tenants, answering questions, and resolving issues. That is one of the main reasons why many homeowners use property management services; it saves them a lot of time and late-night phone calls when something goes wrong in the house.

Other Duties Property Managers May Undertake

• Get tenants for your property through advertisements and showing people around the home. This is known as tenant placement services, which many Auckland property owners hire someone to do. This means you don’t have to sift through applications, trying to figure out who would be the best tenants. Leave the selection up to the experts – they can spot a great tenant a mile off.

• Negotiate the tenancy agreement and lease details with the renters.

• Collect bond at the start of the contract and ongoing rent from the tenants.

• Most property management companies will conduct regular house inspections to ensure that the tenants are not causing damage to the property and are keeping it clean. This also provides the chance for the property manager to spot any signs of wear and tear or mould early on so that these can be fixed as soon as possible.

• Receive and solve any issues or complaints from the tenants (such as leaky taps, faulty wiring, and other issues around the home). They will organise any repairs required for these, including calling the repairperson and arranging a time that suits the occupants.

• At the end of a tenancy, it is the property management company’s responsibility to ensure that the tenants get their bond back and leave the property clean and tidy.

• If there are any disputes from the occupants, your property manager will resolve this for you. They are well-versed in the laws surrounding rental properties, so they will know exactly what to do.

• Many property management services in Auckland will also advise you on tenancy laws and the local real estate market. This allows you to know your rights and what you are legally obligated to do.

Benefits of Using The Letting Company

If you have decided that you would like rental property management in Auckland, you will need to first choose your company. The Letting Company is a popular choice for property management in the North Shore and the wider Auckland area. That’s because we are a personable, proactive and engaging company that offers superior customer service and less rigid office hours. We are always checking important communication and get back to you as quickly as possible, this is made possible by our completely cloud-based software allowing us to operate remotely. Larger companies are often closed for communication until the following business day which makes communicating a little more tenuous. Furthermore, The Letting Company has maintenance expertise. Rather than calling in an expensive handyman every time something small goes wrong in your property, we can use our experience to resolve small faults quickly. If something is too difficult for us to do, we use only qualified and reputable contractors. Are you also tired of tenancy complications and changing continuously changing legislation which disrupts your bottom line? Let us help you find the most suitable tenant at the very beginning of the process, no compromise whatsoever, if we start the process correctly by selecting the right candidate, then the success of the tenancy will be highly likely and this ultimately means less financial risk. We find that this prevents many issues that property owners commonly experience with tenants such as late rent, damage to the property. Moreover, we endeavour to select tenants who display stability and have a level of communication that adds value to your portfolio. As you’re aware, tenancies which continually turn over do result in higher maintenance costs and additional complications so we avoid this wherever we can.

We Can Help Manage Your Auckland Property

If you’re ready to offload the responsibility for your rental home to a property manager, contact us today. The Letting Company can do everything for you from advertising the property to selecting the most suitable tenants and ensuring that your income remains continuous. All you need to do is get in touch and leave the entire process to us. Phone or email now and someone will be ready to discuss your plans. 0800 538 846office@thelettingcompany.co.nz