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Maximising your investment. A straight forward guide to Harcourts' Property Management service.

www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Who are we? We are Harcourts. We’re a highly successful multi-national real estate company, who have global, national, and local connections for selling, managing and letting property. That’s the combined resources of thousands of consultants across 10 countries. Then there’s the advanced systems and training. So our people can recognise every opportunity for their clients – and step up and grab it. But there’s something else that’s been far more important for our success. It’s you. Where do you want to be? And what do you need from us to get there? As every potential client who reads this document will discover – it’s our commitment to your results that delivers success to you and our company. So we won’t randomly prescribe rental levels, marketing plans and renting techniques. We’ll work with you to find out what you want to accomplish. Then we’ll work our hardest to get there.

Harcourts Offices: Australia • Canada • China • Fiji • Hong Kong • Indonesia • New Zealand • South Africa • UAE

www.tkpropertymanagement.co.nz

• USA


PROPERTY MANAGEMENT

Twiss-Keir Realty. “We have the global, national and local connections for managing your property.” Company Philosophy. Twiss-Keir Realty was formed by Geoffrey Twiss and Nigel Keir in 1997 and since that time both the Twiss and Keir families have played an important role in the success of the company. That success has been achieved by placing emphasis on clients needs, strong marketing campaigns and constant attention to detail. The national awards gained for service and excellence are testament to the company philosophy... 'To be successful we must first help our clients achieve their goals'. To this end, Twiss-Keir Realty are committed to excellence in service and creating 'Clients for Life'.

Services available: • Residential & Commercial Property Management • Residential Sales

Harcourts Twiss-Keir Realty. A Member of the Harcourts Group, REAA 2008 Belfast 804 Main North Road, Belfast

• Rural / Lifestyle Sales

Phone 03 323 6045 Fax 03 323 6049 Email tkrentals@harcourts.co.nz

• Commercial & Business Sales and Leases

Hanmer Springs Shop 3, 12a Conical Hill Rd

• Mortgage Broker Service

Phone 03 315 7084 Fax 03 315 7081 Email hspm@harcourts.co.nz

Kaiapoi 154 Williams Street, Kaiapoi Phone 03 327 5379 Fax 03 327 5353 Email tkrentals@harcourts.co.nz

Rangiora 15 Good Street, Rangiora Phone 03 310 6003 Fax 03 313 4788 Email tkrentals@harcourts.co.nz

The Palms 39 Marshland Road, Shirley Phone 03 385 0343 Email tkrentals@harcourts.co.nz

www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Why should I Appoint a Property Manager?

It’s important to ask yourself “Do I have a thorough understanding of the Residential Tenancies Act and other associated statutes?” This is a highly specialised aspect of Real Estate and it is fraught with the danger of litigation in almost every task you undertake. A competent Property Manager not only possesses a strong understanding of their role, they continually increase their knowledge of insurance requirements, changes to legislation and industry and market trends to ensure all clients achieve the highest level of service at all times. Agents are often engaged to pick up the pieces of poorly self managed properties after it has cost the owner countless hours in trying to resolve conflicts with their tenant, not to mention the monetary cost.

What to expect

When you meet with your Harcourts Property Manager. With your permission, when we meet we’d like to: • Tour your property to enable us to take detailed notes and make a reliable and accurate rental assessment. • Discuss your needs and expectations and determine how we can help. • Answer questions you may have about Harcourts, the service we will provide and any other real estate matters. • Provide you with accurate market research and discuss a suitable marketing programme to attract and secure the most suitable tenant. • Enquire about recent maintenance of the property, any current warranties which may apply and your current insurance cover. • Walk you through our Management Agreement and discuss our working partnership.

www.tkpropertymanagement.co.nz

“It’s important that all decision makers are available when we meet.”


PROPERTY MANAGEMENT

Why us? Consider this... • We are specialists in Property

• We are at the forefront of Property

Management, our people are dedicated

Management technology. Our

professionals.

Property Managers enjoy a mix of

• Our business philosophy is based on “creating success” and four specific values that are communicated throughout the organisation.

mobile and web based products for seamless management of the many administrative processes required. • We accelerate the renting of your

– People first

property to the right tenant through

– Doing the right thing

our focussed marketing and tenant

– Being courageous

screening procedures.

– Fun and laughter. • Our local knowledge is backed by our global strength. • We promote a company wide focus on the delivery of exceptional customer service. • Our Harcourts Academy researches and provides expert training and coaching for our Property Managers who continue to remain at the forefront of Property Management legislative changes. • Our offices are supported by a team of Property Management Operations Managers who are experts in their field and whose sole role is to support, train, problem solve and keep up to date with the latest innovations in the world of Property Management.

www.tkpropertymanagement.co.nz

• We maximise your investment by optimising your return. • We guarantee that we will proactively communicate with you on all matters relating to your property. • We offer a wide range of value added services to further enhance your investment. • Industry leading systems and procedures and our philosophy of continuing innovation ensures you and your property are in the best hands.


PROPERTY MANAGEMENT

Local activity in our market. A clear understanding of the local market is crucial. We can make the best decisions on the renting of your property by possessing the most comprehensive information possible. While we have access to the very latest market statistics, these alone do not provide the necessary vision. A more important benefit is the ability to translate these statistics into a clear, accurate reading for an individual property. Checking recent market movements in the area is also imperative. This information can then be used to draw a conclusion on the property’s potential and uncover opportunities for marketing and customer targeting. Understanding historical patterns, gauging both external and internal market dynamics and assessing the current competition for any property is vital. With knowledge, clear, decisive action can be taken.

Pricing your property. How do you achieve the best balance? It’s a big question. Too low and you miss out on the best return. Too high and you miss out on valuable income and a good tenant. Fortunately, there are a number of ways to lessen this risk. Realistically priced properties generate more enquiry. This means higher levels of interest, increased tenancy applications and a far greater chance of securing the perfect tenant and property match. The time spent researching market condition’s is invaluable here. It also helps to avoid putting any barriers in the way of potential tenants. One such barrier may be price – as many potential tenants disregard properties based on price alone. You may be promised an unrealistically high rental return from some competitor companies. These promises can result in the property staying on the market vacant for extended periods of time costing you valuable income. Remember, at around $300 per week rent, a $10 difference could take you 30 weeks to recover the cost of a week’s vacancy. Setting a realistic rental level is crucial, and this will need to be determined in conjunction with your Harcourts Twiss-Keir Property Manager.

www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Gordon McNay. Gordon has been working in and around the property market for 15 years, with 8 years experience as a Property Manager and has a previous background in Investment Banking. He is a born and bred Cantabrian, currently living in North Canterbury with his family. Having previously owned many rental properties in Christchurch through a syndicate, has given him first hand knowledge of both sides of the rental business. A mature, friendly and well organised individual, Gordon communicates easily with people from all walks of life. His practical approach to Property Management and extensive knowledge of housing will ensure you get the maximum return on your investment. Gordon's role as New Business Manager for Harcourts TwissKeir Realty is to bring in new rental properties and to get them let in a timely manner, at which point the experienced Property Management team takes over.

Contact: p

03 310 6003

E gordon.mcnay@harcourts.co.nz

Introducing Gordon McNay. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Leeann Jones. Leeann has over 15 years property management experience and has looked after and maintained up to 500 properties at any one time. Through her vast experience, Leeann offers the very best possible service with dedication, drive and professionalism. Leeann has an outgoing, friendly personality and is always prepared to offer her advice and expertise to both landlords and tenants alike. People are Leeann’s passion and working in property management allows her to indulge this passion through her constant contact with landlords, tenants and the general public. Leeann managed properties throughout the Canterbury earthquakes, situations which challenged her ability to cope with extreme situations and armed her with skills she has utilised within her day to day role. As part of the Harcourts on-going training, experienced property managers now have the ability to become accredited, a very sought after accolade within the property management industry. Leeann is proud to have achieved this qualification.

Contact: p

03 310 6003

E leeann.jones@harcourts.co.nz

Introducing Leeann Jones. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Gina Taylor. With a background in real estate and 7 years property management experience, Gina prides herself on offering a professional service to both landlords and tenants alike. With updated systems and procedures in place, you can ensure you are receiving the very best possible service and advise. Gina is passionate about property management and enjoys the variety and challenges presented within this role and understanding the importance of being well organised, attention to detail and clear communication is essential. Gina looks forward to working with you in the future.

Contact: p

03 310 6003

E gina.taylor@harcourts.co.nz

Introducing Gina Taylor. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Lindie Thomas.

As a strong believer in doing the basic things exceedingly well, Lindie has found her niche in property management, creating a platform from which to excel both personally and for her clients. Lindie brings a wealth of knowledge and expertise to her role as a property manager. Specialising in the Christchurch area, Lindie is supported by Twiss-Keir Realty’s award winning property management team, who together pride themselves on offering exceptional service.

Contact: p

03 385 0343

E lindie.thomas@harcourts.co.nz

Introducing Lindie Thomas. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Jill Andrews. Jill has been in Professional Management in both Property Management and Hospitality for 20 years. With a hunger for knowledge and development, Jill has a comprehensive and realistic view of the rental market. She is an Accredited Senior Property Manager, and understands the changing environment. She has a natural ability to build relationships with both her tenants and landlords, creating a harmonious working partnership. It is this rapport that enables Jill to hold a stunning nil rent record. Her negotiation skills and calm demeanor that enable Jill to settle if any tenancy disputes outside of tribunal, ensuring the best outcome for both parties. Jill is committed to ensuring that her tenants are matched to a home, therefore ensuring her Landlords get the best long term return for their investment. She is dedicated to her portfolio and an absolute asset to landlords.

Contact: p

03 323 6045

E jill.andrews@harcourts.co.nz

Introducing Jill Andrews. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Lynleigh Ashcroft. Exceptional customer service is the backbone of what Lynleigh Ashcroft prides herself on, and this coupled with her love of Hanmer Springs makes her the ideal person to take care of rental properties in the village in her role as Property Manager with Harcourts Twiss-Keir Realty Ltd. Lynleigh and her husband had been visiting the village for over 30 years before deciding to make the permanent move to the township that they now call home. “We have always loved Hanmer Springs”, she says, “so when the opportunity came up for us to make it our home, we jumped at it”. A highly organised person who is meticulous with detail and has a real affinity with people, Lynleigh offers exceptional service to both landlords and tenants alike, and with her background in business ownership she understands the importance of regular communication and accuracy and her dedication to providing outstanding service will ensure her portfolio of properties receive only the best care.

Contact: p

03 315 7084

E hspm@harcourts.co.nz

Introducing Lynleigh Ashcroft. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Our commitment to you… Communication We will effectively communicate with you. Your Harcourts property manager will discuss your needs and develop a policy for the prompt response and resolution of matters for you and your investment. In the busy world of property management our clear communication procedures ensure that you always know what’s happening with your property.

• Facilitate the erection of a for rent sign on your behalf within 48 hours of listing the property (with your permission and if signs are permitted). • When authorised by you to do so we will check all successful applications on the relevant tenancy and credit control databases. • Verify all applicant’s references and previous renting history.

Letting

• Verify & confirm applicants employment status.

We will:

• Refer all potentially suitable applications to you for

• We will ensure that you are kept fully informed throughout the process of finding a tenant for your property. • Undertake comprehensive listing notes about your property. • Prepare advertising for your property including appropriate photographs. • Have the property listed on all the real estate web sites that we subscribe to, within 48 hours of listing your property for rent. • Place your property in the newspapers agreed between us. • Facilitate inspections of your property for all prospective tenants until your home is tenanted (subject to access being provided to us by any current occupant).

www.tkpropertymanagement.co.nz

approval (unless instructed otherwise). • Let your property for the asking amount of rent, (as outlined in your management agreement with us). We will not let your property at a different amount, without first obtaining your permission in writing. • Complete and execute the tenancy agreement and explain in detail your new tenants rights and responsibilities. • Ensure your new tenant pays all ingoing costs prior to the commencement of the tenancy. • Lodge the bond in accordance with legislation. • Forward a copy of the Tenancy Agreement to you once the tenancy has commenced if instructed to in your Management Agreement.


PROPERTY MANAGEMENT

Rent Collection

Maintenance and Repairs

We have a zero tolerance rent arrears policy which we outline clearly to all tenants when they sign their tenancy agreement. We will:

We expect that property owners will undertake recommended repairs to their rental property in order to preserve the value of the property, meet legislative obligations and maintain a positive relationship with the tenants. At Harcourts, we encourage your tenants to submit all maintenance requests in writing.

• Process rent payments made into our trust account daily. • Follow up all late payments in accordance with the Residential Tenancy Act 1986. • Keep you fully informed at all times of the process we are following should the tenant fall into rent arrears.

We will:

• We will follow the legal process through the Tenancy Tribunal should the necessity arise.

• Not undertake repairs to your property in excess of your nominated amount, without first obtaining your approval. NOTE: This excludes emergencies and repairs that are required to be rectified by law.

• Provide you with an annual financial summary of rents collected and outgoings paid.

• Contract a tradesperson within a timely manner for non urgent repair requests.

Property Inspections

• Attend to any urgent repair requests immediately.

We will complete a comprehensive property condition report and will take photographs of both the interior and the exterior of the property prior to the property being occupied.

• Only use trades people who are properly licensed and insured to handle the type of work being

We will: • Forward a copy of the property condition report to you once completed and signed by both our Manager and the ingoing tenant. • Conduct regular inspections of the property, as mutually decided upon and set out in the Management Authority, and provide you with a written report. We will report to you any repairs or preventative maintenance that may be visible or that is reported to us by the tenant at the time of the inspection. • Conduct a comprehensive property inspection when the tenants vacate the property ensuring that it is comparative with the original condition report, whilst taking into consideration any fair wear and tear on the property.

Accounting We will: • Deposit the net proceeds of your rental income into your nominated bank account as per your management agreement. • Provide you with all copies of invoices for any repairs required at your property if requested. • Pay all property outgoings as agreed on your behalf prior to the due date (subject to the availability of funds).

www.tkpropertymanagement.co.nz

performed on your property.

Tenancy Renewals Should a fixed term tenancy be entered into for your property we will: • Contact you prior to the expiry of the fixed term to advise you of current market conditions and to allow you to make the decision whether you wish a further fixed term or would prefer a periodic tenancy for your property. • Not renew a tenancy without your express written permission (unless stated in the management agreement). • Advise you of any notice by the tenants that they are not renewing their tenancy. • Minimise vacancies by promptly acting on any notice to vacate received from a tenant. • Proactively manage the tenancy agreement renewal process wherever possible to facilitate consistent income.

Rent Review We will regularly review the rent charged on your property in accordance with the current legislation to ensure you receive the highest rent possible.


PROPERTY MANAGEMENT

Checklist.

To ensure the safety of your tenants. A  re smoke detectors fitted and in working order? D  oes all glass, including shower screens, comply with current legislation? A  re your balcony and stair railings compliant with current legislation? H  ave you checked all your electrical appliances are in safe working condition? A  re all power sockets and light switches in safe working condition? A  re all lights working and damaged light globes replaced? I s the property secure with all locks in working condition? D  o you have adequate Building and Public Liability Insurance? D  o you have Landlord Protection insurance? D  o you have a security system and if so is it in good working condition? I s all the plumbing in working condition? Small leaks can cause big problems. H  ave you ensured all garden paths and driveway are evenly laid with no pavers or cracked concrete causing possible danger to occupants and guests on the property? A  re the gutters clear of any debris to avoid any flooding problems? A  re there any tree roots that may cause damage to the property or be a tripping hazard? D  o you need to organise a gardener prior to your departure or during the time the property is tenanted? A  re the pool chemical levels correct, all equipment is in working order and have your arranged for the pool to be regularly checked and maintained or the tenant given the appropriate instructions? D  oes the safety fence around the swimming pool comply and is there a self closing gate installed and in working order? H  ave you ensured there are keys plus copies to all windows and doors? A  re all remotes in good working order with new batteries installed? H  as the chimney been recently swept and checked for safety?

If you have any questions with regard to any of these items or need assistance with anything please do not hesitate to contact your Harcourts Property Manager. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Tenancy Laws.

The recent changes aim to make rental homes warmer and drier for tenants. As a landlord:

You need to be aware of what your obligations under the new laws are. If you have any questions or concerns, speak to your property manager for further advice.

Smoke Alarms • From 1 July 2016 landlords are required to have working smoke alarms installed in all their residential rental homes. Any replacement alarms installed after that date must have long life batteries and a photoelectric sensor. Hardwired smoke alarms are also permitted. • Tenants will be responsible for replacing worn-out batteries in the smoke alarms and informing their landlord of any defects.

and Employment to act in the most serious cases • Changes to enable faster resolution of tenancy abandonment cases, to allow rental properties to be re-let more quickly. For more information visit the Ministry of Business, Innovation and Employment www.mbie.govt.nz

Meth Testing It is now vital to ensure that before you purchase an investment property you commission a meth test to be carried out by a specialist. The news that police seized the largest ever haul of methamphetamine in New Zealand history highlights just how vital drug testing is now pre-property purchase.

Insulation

Harcourts CEO Chris Kennedy is calling for the government to urgently set in place standards around the methamphetamine testing industry.

• All residential rental homes in New Zealand will be required to have insulation to keep a home warm in winter and cool in summer.

"In my investigations I've found that the testers and cleaners have differing viewpoints on the severity of contamination and the methods of decontamination.

• Social housing {where tenants pay an income related rent) must be insulated by 1 July 2016 and all other rental homes by July 2019. This includes underfloor and ceiling insulation, meeting the required standard where it can practically be installed.

"We need some standards put in place to protect consumers and the government needs to take the lead on this."

• Landlords will be required to provide a statement on the tenancy agreement for any new tenancy commencing 1 July 2016 about the location, type and condition of insulation in the rental home.

Other Changes • Strengthened "retaliatory notice" provisions, to increase tenants' confidence in exercising their rights, together with strengthened enforcement provisions for the Ministry of Business, Innovation

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Although real estate sales consultants will always make full disclosure if they know drugs have been used at a property, it is unrealistic to expect them to be aware every time. A property where P has been used or manufactured is likely to be contaminated with dangerous chemical residue, which can cause serious health effects. The long term effects of the chemicals produced from cooking meth will only be known once the people exposed to them start to experience unusual health problems. However, short term effects include asthma like symptoms, breathing difficulties, skin rashes, eye irritations, headaches and nausea.


PROPERTY MANAGEMENT

And please remember to... R  edirect your mail. O  rganise for the power supply to stay on until a tenant moves into the property (especially if you have a security system). M  ake sure your building insurance remains up-to-date and you have adequate chattels insurance. C  ontact your insurance agency to advise of the property being rented. C  ontact your security monitoring agency to advise of change of details. E  nsure the carpets are professionally steam cleaned, the property is professionally cleaned and windows cleaned inside and out. D  on’t forget the exterior, does that need washing also? D  isconnect your land line. A  rrange for your Sky account to be either cancelled or transferred to your new address. N  otify your Bodycorp that the property is now rented. A  rrange for your water accounts to be sent to your managing agent.

And relax in the knowledge that your property is in the hands of a specialist.

www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

The next step. We are here to help Renting and managing property is often a stressful time. That’s why we pride ourselves on clear communication from the outset. We make sure we work with you – so you’re always in control, from the initial renting process and throughout the ongoing care and management programme of your property. So if you have any questions at any stage, please don’t hesitate to ask.

Fees If you are comparing agencies based on fees alone, ask your preferred agencies for a complete list of what they’ll do for you in the process of managing your investment. Any extras may vary greatly and be costly in the long term.

Authorising a managing agent Once you’ve decided to place your property under our management, we will need to complete the management agreement. The management agreement is the authority required for us to care for your investment. It clearly defines the obligations of all parties, the terms and conditions of management and the structure of management for the term outlined in the agreement.

Marketing plan Our objective for your property is simple – gain the highest possible profile and exposure across the widest possible target audience. To achieve this, in consultation with you we will prepare a customised marketing plan to showcase your property effectively.

We set the standard. Our people are world renowned for their abilities. We pride ourselves on this reputation. It’s what focuses us each day and pushes us towards even greater achievements in real estate. That’s the Harcourts strength. We’re ready when you are. www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Management Fees. All fees are exclusive of GST unless otherwise stated. Services Provided. Rental appraisals and advice

with our compliments

Management fee

8%

Repair and maintenance fee

8% of invoice

Administration fee

$10.00 per month

Methamphetamine testing

Provider dependent

Routine inspection fee

$45 per inspection

Comprehensive ingoing inspection

with our compliments

Comprehensive outgoing inspection

$45 per inspection

Fixed term tenancy renewal fee

with our compliments

Credit check for new tenant(s)

with our compliments

Tribunal attendance & evictions Application filing fee (if applicable)

with our compliments

Cleaning fee per tenancy

$200.00

Insurance claims fee

$50.00 per hour

Furniture inventory fee

$50.00 per hour

Financial year summary fee

with our compliments

Bond collection and management

with our compliments

Comprehensive digital photo storage

with our compliments

Internet advertising harcourts.co.nz

with our compliments

realestate.co.nz

with our compliments

trademe.co.nz - listing fee

with our compliments

Letting fee

currently paid by the tenant

Print media advertising

with our compliments

Rent review fee

with our compliments

www.tkpropertymanagement.co.nz


PROPERTY MANAGEMENT

Belfast 804 Main North Road Belfast, Christchurch T: 03 323 6045 E: tkrentals@harcourts.co.nz

Hanmer Springs Shop 3, 12a Conical Hill Rd, Hanmer Springs T: 03 315 7084 E: hspm@harcourts.co.nz

Kaiapoi 154 Williams Street, Kaiapoi T: 03 327 5379 E: tkrentals@harcourts.co.nz

Rangiora 15 Good Street, Rangiora T: 03 310 6003 E: tkrentals@harcourts.co.nz

The Palms 39 Marshland Road, Shirley, Christchurch T: 03 385 0343 E: tkrentals@harcourts.co.nz

www.tkpropertymanagement.co.nz

2017 Maximising Your Investment with Twiss-Keir