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
Throughout the years, tenancy laws in NZ have changed to accommodate both the rights and responsibilities of landlords and tenants. However, these developments have made it challenging to keep up with expectations on a landlord’s maintenance responsibilities. Today, we’re going to answer the hanging question between landlords and tenants – who is responsible for the maintenance of a rental property? We’ll draw the line on the responsibility of each during a tenancy. What are the landlord’s maintenance responsibilities? In case of damages or repairs, what’s expected of you, the landlord? What happens if you fail to comply with these standards?
What are the landlord’s maintenance responsibilities?
1. Security and Safety
Let’s go over the top property maintenance responsibilities of a landlord to their tenants – security and safety. Generally, when evaluating the safety of your property, ask yourself: do I see myself living here? If you’re having doubts, then you’ll need to work on strengthening your security measures.
For starters, landlords are responsible for providing and maintaining locks to their property. They should do the job of preventing suspicious individuals from entering the property and alerting everyone in case the situation arises. You can also choose to install a security alarm system for extra protection or leave it to your tenant. It is also one of the landlord’s responsibilities in NZ to install a smoke alarm on their rental property. Ensure that there are smoke alarms on areas of the property most prone to fire hazards, like the kitchen, hallway, and bedroom. Lastly, if you’re planning to do repairs or remodel your property, you must manage any asbestos-related risks by creating anasbestos management plan. This is to assure the safety of your tenants, the neighbours, and other people who might be affected.
Another major obligation that falls under the responsibility of landlords is the maintenance and repair of their property. You must keep your property under habitable conditions for your tenants; that is, the property has no damages and is kept clean and tidy. You’ll need to do regular maintenance inspections and carry out necessary repairs to comply with relevant building, health, and safety standards.
Indoor maintenance
If your property has a chimney, you’ll have to keep that in check from time to time. You can work on an agreement with your tenants to keep it clean and have it inspected at least annually to keep it safe from creating any hazards. You’ll also have to check if tenants are letting proper ventilation (such as opening doors and windows) flow into the house to prevent moisture buildup that could lead to mold.
Outdoor maintenance
Cleaning and repairing the gutters, washing the house, and any other outdoor maintenance duties also fall under your hands as the landlord. However, that doesn’t mean your tenants get a free pass on outdoor maintenance duties. It’s a good idea to discuss your share of maintenance work with your tenants at the beginning of their tenancy so you can keep the property in a pleasant, liveable condition.
How about repairs?
Since landlords are responsible for the general upkeep of their property, this means you’re also in charge of repairing any damages, such as roof leaks, broken floorboards, broken hot water cylinders, or gutter leaks. The sooner you fix them, the better, especially if the damage puts the tenants at risk. Not all repairs can be done in a flash, though. Therefore, it’s best practice to outline the usual duration of repairs in your contract to manage expectations.
Inspections
As the landlord, it’s both your duty and right to do inspections of your property. Doing so helps you detect damages as early as possible and assures you brings you peace of mind that your tenants are doing their job of keeping the place neat and safe. You can discuss the best possible times for inspections and how frequently you’ll be doing them with your tenants.
3. The tenant’s right to quiet enjoyment
According to the Residential Tenancies Act (1986), tenants have the right to enjoy their peace, comfort, and privacy on the property they rented. For instance, if you’re going to do repairs or cleaning, you should do so at a time that works best for the tenants. You also cannot turn up unannounced anytime at your tenant’s doorstep to complain or do an impromptu inspection. You’ll need to ask for permission or notify them before doing so.
4. Giving notice if you plan to sell the property
When you decide to sell your property in the future, you must notify your current tenant of your intent by writing them a letter. This way, you’ll have a smoother and faster process putting your property on the market.
It’s also best to inform your tenant before actually listing the place in the market. They cannot refuse your request, but they can limit what you can access when an agent or buyer visits the property. For example, the tenant may agree for you to bring a real estate agent over, but they may not allow you to take photos with their belongings. They may not also agree to put the place up for auction or set an open home while their tenancy is ongoing.
5. Providing an agent in case of absence for over 21 consecutive days
If you’re planning to leave NZ for more than 21 consecutive days, you’ll need to appoint an agent to take over your property maintenance responsibilities. It could be someone from a property management company or any eligible individual residing in NZ. Once you’ve appointed an agent, give your tenants the agent’s contact details before you leave the country. If they have any emergencies or questions, they can call your agent for help anytime.
Your limitations as a landlord
There are also limitations to what you as a landlord can do as long as your tenants are concerned, such as:
Taking the tenant’s goods for any reason
Interfering with their supply of services (water, electricity etc.) – you’re only allowed to do so if it puts people in danger or if there’ll be any repairs on the premises.
Changing the locks without informing the tenants
Maintenance responsibilities of a tenant
A tenancy is a two-way agreement, and The Residential Tenants Act is great proof of this. While renting on your property, your tenants have to fulfil these obligations:
a. Paying rent and bills on time
If a tenant fails to pay the rent and other bills on time, you’re entitled to issue penalties stated in your agreement.
b. Keeping the place clean and tidy and informing you about any issues
Regular cleaning of the place, as well as the property’s exterior, is a must. You can check if your tenants are doing their end of the bargain by doing regular inspections of the premises. It’s also the tenant’s responsibility to report any damages or maintenance issues on the property.
c. Using the property as agreed
If the place is declared as residential, then the tenant must only use the place as a residential property, not for business activities or any unlawful purposes. They also cannot bring more people to live in the property that exceeds the agreed number of tenants without your permission.
d. Make changes to the place that you’ve agreed on
Before making alterations or adding or removing fixtures to the place, they must have your written consent first. Once the damage is done, though, it’s best to talk to your tenant if they’re going to fix it or compensate you for the damages instead.
e. Do not disturb others
Your tenants are also accountable for how their neighbours and fellow tenants also enjoy their “quiet enjoyment” privilege. You’re allowed to step in when you see your tenant affecting other people’s right to their quiet enjoyment. For example, if the neighbours are complaining of loud noises from your tenants, you can intervene and talk to them about the situation.
Additional resources
What we covered here are just the essential landlord responsibilities in NZ. For more information, you can check out these comprehensive guides:
What if I fail to comply to fulfill these landlord maintenance responsibilities?
Landlords who fail to comply with the Residential Tenancies Act (1986) are subjected to penalties that can amount to up to $2000. There are two ways you can prevent this. One, develop an organization system to track repairs, inspections, and other pertinent details of your property and tenancy. Or two, leave the job to a property management company. Property management companies like The Letting Company handle all the responsibility of landlords, ensuring your property complies with every standard and law in the country. We’ll also handle inspections and regular checking on your tenants to assure you that your property is being taken care of. Pretty convenient, isn’t it? If you prefer to skip the unnecessary hassles of maintaining your property, all you need is to get in touch with us. Contact us now and we’ll be happy to discuss managing your property for you!
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
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