PROPERTY MANAGERSWE’RE NOT ALL THE SAME
A
local team under an international brand
We're locals, just like you. Our team is passionate about the memorable coastal locations that we service. As New Zealand’s real estate experts, Ray White should be your first port of call when it comes to property management. Real estate is our passion, and our name has become synonymous with professional, experienced and trustworthy service right across the country.
Experts in our field
Our team collectively has decades of experience in the property management industry. We have dealt with all the twists and turns that have been thrown at our industry along the way
We have an in-depth and up-to-date working knowledge on everything to do with New Zealand real estate, and we are happy to answer any questions that you or your tenants may have throughout the entire process
We reward our clients
Do you know someone who is a private landlord, and is struggling to manage their property on their own? Or who is with another company, and is looking to upgrade? We’d love to get them on board, so let us know about it and if we successfully sign them up, you will receive three months of free management if you are one of our existing clients.
Do you have more that one investment property? We also have multi-property discounts for those that have two or more properties with us!
Property Managers kiwis choose to use
Our network of Property Managers have a proven track record of trust, with New Zealand landlords trusting Ray White to manage a collective portfolio of nearly 18,000 residential properties with asset value of well over $11 Billion
The key to successful property management comes down to clear and transparent communication for everyone involved, which is why we have developed our customer journey framework to provide to all landlords and tenants
THE RAY WHITE DIFFERENCE
This brochure is interactive!
Just like the value we can add to your investment property, our information pack is unique Scan the QR code to check out our online interactive marketing information booklet
The property management process
We value your peace of mind, so we make sure to take care of the property management process and give you a stress free investment experience We are also regularly & independently audited, so you can rest assured your investment is in safe hands We look after:
Initial inspections
Routine Inspections
Repairs & maintenance
End of tenancy processes
Careless damage & tenant liability
Record keeping & compliance exemptions
Tenant health & safety
Eviction
Legislative Compliance
Setting the rent
Marketing your property
Tenant selection
Tenancy agreements
Bond lodgement
Rent collection & arrears
Tenancy tribunal appearances
HOW WE ADD VALUE
WHAT MAKES RAY WHITE SO DIFFERENT?
Ray White navigates change on behalf of all parties, for an outstanding and safe experience with your rental property.
Staff training & development
We invest heavily in the education of our property managers through regular training and resources
Law & legislation
Our staff are thoroughly trained on the Residential Tenancies Act 1986, and have access to specialist legal and technical support
Experience, knowledge & support
With over 400 property managers, we have a team with a collective commitment to excellence
Return on investment
We focus on managing your investment effectively and increasing your returns.
MARKETING INCLUSIONS FOR ALL PACKAGES
trademe co nz
realestate.co.nz
raywhite co nz
rwpapamoa.co.nz
rwmtmaunganui co nz
homes.co.nz
Social Media exposure
Private viewings
Online viewing tracker
Applicant database
Property photography
Rental lists in multiple office locations
DO I NEED A PROPERTY MANAGER?
There are a number of very good reasons to engage a Ray White Property Manager. Below are some questions to think about:
If your tenant falls behind on rent, would you be able to follow this up to the point of eviction?
With a property manager taking care of your investment, in the unlikely event that you do end up in this situation, you do not need to attend a Tribunal hearing opposite the tenants that you are potentially evicting. It is important to have a Property Manager who can be impartial and present all the facts to the adjudicator
Are you happy to be on-call 24/7?
Want an investment AND a good night's sleep? Often the urgent maintenance requests happen after hours Property managers field all tenant calls for you and take care of the problems without you having to lift a finger!
How would you handle a Tribunal hearing?
Tenancy Tribunal can be intimidating, highly-charged emotionally and generally unpleasant You also need to be very confident in your knowledge of the Residential Tenancies Act, and other applicable laws Because our Property Managers are in this space on a daily basis and are kept up to date with all legislation that relates to rental properties, they are the best option to represent you
Do you know how to perform thorough checks on potential tenants?
Less desirable tenants often target private (DIY) landlords, knowing that their pretenancy checks are not likely to be stringent A professional property manager will check employment references, landlord references, and the Tenancy Tribunal database, along with a credit check, Google and social media checks We can and often do weed out fake landlord references using the property ownership checking software we have access to
Are you an expert at property inspections?
One of the best ways to reduce your risk as a Landlord is to conduct very thorough inspections of the property, particularly at the beginning and end of a tenancy. Most insurance companies also require regular inspections of a rental property to make sure that your claims are valid Without proof that this has been done, you may be voiding your insurance and reducing the net monetary gains on your property unnecessarily
Do you have the time or inclination to stay upto-date on tenancy law and market rents?
At Ray White we have constant training, we have an in-depth knowledge of the law, and we have one of New Zealand’s top residential tenancy lawyers available to consult at any time on any legal matters that arise. We also have the tools and experience to offer up to date market rent reviews to make sure your property is achieving your financial goals Many private landlords become emotionally invested in their tenants, don't increase rent and end up with a property that is severely under-rented We are here to make sure your property is working for you, not the other way around.
How much will you save if you manage your rental property or properties yourself?
Don’t forget to take into account the stress, the time it takes, the potential extra risk and the fact that our fees are tax-deductible
Are you heading overseas for more than 21 days in a row?
If you are leaving New Zealand for more than 21 days, you must appoint an agent before you leave. An agent must be someone in New Zealand who can manager the property while you are away
Would you rather take on the stress, spend the time and take the risk of doing it yourself in order to save that amount?
WHY CHOOSE US?
Ali said: "Brynja has been absolutely fantastic to work with, she sorts out everything. We're so pleased to have transitioned from managing the properties ourselves to handing all on the Brynja. Highly recommended and would definitely advise anyone to choose team BB at Ray White "
Claire said: "Mary is very knowledgeable and understanding of landlords requirements. She is responsive and very experienced and I have great confidence in her "
Louise said: "Sharyn was relentless in finding someone suitable for my property, she was continually communicating with me on progress, was there to hear my concerns and follow through with everything she said she would do "
Jason said: “Suzzanne has been managing my 3 rental properties in Tauranga for the past two years. She is excellent with communication and has chosen great tenants I can be rest assured that my rental properties are in good hands Thanks Suzzanne”
Personalised service offerings
Personal contact with your Property Manager
Detailed photographic reports
Daily rent and arrears monitoring
Latest systems and technology
Educated and regular market rent reviews
Access to Loan Market (financial health checks)
Monthly and End of Year financial statements
Healthy Homes project management
Up to date legislation compliance
Access to TPS legal team
Database of trusted and tested local tradies
GETTING YOUR PROPERTY R E N T R E A D Y
Being ‘rent ready’ means that your investment property is clean, tidy, up-todate, and compliant with all current regulations, before a tenant is placed.
Not only does this help to remove any unnecessary delays and costly vacancy periods, but it can also help secure greater levels of tenant demand, stronger rental figures and sets the standard expected of the tenant when they vacate at the end of their tenancy Here's what you can do to prepare to hand a property over for professional management:
Thorough Cleaning: Start by cleaning the entire house, including all rooms, floors, windows, and appliances A common part of the clean that often gets missed is checking that the curtains are free of mould Don't skip the heat pump filters, these should be serviced regularly, so start off with a clean slate on these, too.
As for the exterior of the property, make sure any rubbish bins (including council bins) are clean and empty Gutters and downpipes should also be clean and clear of any debris
Repairs and Maintenance: Address any existing issues or damages in the house Check for leaky faucets, broken fixtures, malfunctioning appliances, and other maintenance concerns Ensure that all essential systems like plumbing, electrical, heating, and cooling are in good working condition
Flooring: Inspect and clean the flooring thoroughly Repair or replace any damaged carpets, tiles, or wooden floorboards as needed
Utilities: Make sure that all utilities, such as water, electricity, and gas, are functional and ready for use by the new tenant Make sure that there are correct council bins that are clean and available for the tenant, too
Pest Control: Conduct a pest inspection and, if necessary, carry out pest control measures to eliminate any infestations
before the new tenant moves in.
Landscaping: If the property includes a garden or yard, make sure it is wellmaintained Trim bushes, mow the lawn, and remove any dead plants or debris
Locks and Security: Handover the property's keys, garage door remotes, alarm codes and door codes to the Property Manager Update any pin code access and make sure the property manager has the instructions on how to do this, too (this saves you time and money if security issues arise). Ensure that all doors and windows are secure and in good condition
Regulations and Laws: Before possession of the property is granted and a tenancy is signed, landlords need to be compliant in a number of areas in order to prevent unnecessary fines, or delays in a tenancy starting These issues can include, but are not limited to:
Healthy Homes Standards
Heating
Insulation
Ventilation
Moisture and drainage
Draught stopping
Smoke Alarms (working)
Landlord Insurance
Methamphetamine
Building Code and Council Consents
FREQUENTLY ASKED QUESTIONS
How do you determine the advertised rate for my rental property?
We appraise your rental property based on current market demand, availability of similar properties, historical and current data in your area, and the current condition of your property.
What if I want a higher rent amount than you have suggested?
If you place your rental property on the market and prospective tenants think your rent is too high, the property may stay vacant longer than necessary, reducing your annual rental return for every week it is vacant This is an important consideration, should you choose to place your rental property on the market at a higher rental price than what we advise.
What checks do you perform on an applicant?
With the information an applicant provides, we are able to run background checks and credit checks that include tenancy tribunal and criminal court case information We also confirm their tenant history from previous landlords and property managers to gauge the applicants previous performance as a tenant.
How often do you inspect the property?
Prior to a tenant moving in, we conduct a comprehensive inspection of every area of your property to compare with the outgoing inspection report at the end of the tenancy in determining whether any damage was incurred during the tenancy During the tenancy, the property is inspected quarterly If a problem is detected the tenant is given 14 days to remedy the problem upon which the property will be reinspected
What happens if my tenant does not pay the rent?
We have a zero tolerance for rent arrears and we monitor them daily We contact tenants immediately when they miss a payment to determine the circumstances behind their arrears and confirm when payment will occur Breach notices are served to the tenants in accordance with the Residential Tenancies Act 1986
Who is responsible for repairs and maintenance to my property?
It is your responsibility as a landlord to keep the property in a reasonable state of repair As a managing agent acting on your behalf, we will utilize a network of preferred tradespersons to perform any required works, in a timely manner and at a reasonable cost. The cost of repairs can only be charged to the tenant in the event that the repairs are required as a result of damage caused by the tenant that is beyond general wear and tear
What happens to the tenancy if I want to sell my property?
Where the owner is required, under an unconditional agreement for the sale of the premises, to give the purchaser vacant possession, 90 days’ notice is required If there is any fixed-term lease agreement in place during the sale of your property, then the tenant may stay until the end of their lease, meaning that the buyer must acquire the property as an investment property and honour the existing fixed term tenancy.
INCLUSIONS AND DISCOUNTS
HEALTHY HOMES COMPLIANCE ASSESSMENT
Included in the Essentials and Premium Packages
We work with our preferred assessors to give you a thorough and legal compliance statement required for all new tenancy agreements.
Healthy Homes Assessments includes but are not limited to:
Heating standards: Heat source compliance in size, output and any expemptions
Insulation standards: Required levels for your property and any exemptions that apply
Ventilation standards: Checking openable windows in all habitable rooms, and checking extractor fans existence, capacity, efficiency and external ventilation.
Moisture and drainage standards: Efficient drainage of storm water, surface water and ground water, as well as moisture barrier is requirements in sub-floor spaces
Draught stopping standards: Gaps in walls, ceilings, windows, skylights, floors, doors and open fireplaces - any space that may cause noticeable draughts
PROFESSIONAL SMOKE ALARM TESTING SERVICES
Included in the Essentials and Premium Packages. A Yearly fee payable in Basic Package.
We don’t leave smoke alarm compliance to chance. Properly working and located smoke alarms save lives and help to protect your investment These services ensure smoke alarms are installed and maintained in accordance with Tenancy Services requirements
For every property, professional third party smoke alarm services include:
Verify expiry date of all installed alarms
Replace expired alarms with new, compliant 10yr sealed battery alarms
Install UNLIMITED additional alarms if required to ensure compliance
Check all alarms for audible notification (chirp) & measure dB performance
Check alarms function by testing with canned smoke
Clean all alarms with antistatic wipe and compressed air to remove debris
Issue a comprehensive compliance certificate
Revisit free of charge at tenancy change or due to faulty alarms
REAL LANDLORD INSURANCE
Included in the Premium Package
Real Classic - Landlord Preferred Policy
Covers you for tenant-related risks including loss of rental income, and loss or damage by tenants to your building and contents Cover includes:
Loss of rental income*
Highlights include: Uninhabitable Rental Property ; Prevention of Access ; Absconding Tenant ; Default by the Tenant ; Failure to surrender vacant possession ; Death of sole occupant
Landlords Contents*
Highlights include: Tenant damage ; Fire ; Glass Breakage ; and more (see full policy wording)
Damage to rental property*
Highlights include: Intentional Damage ; Body Corporate loss or damage
*See full policy documents for full scenarios, terms and conditions As your REAL Landlord Preferred Policy only provides rental specific cover, you are recommended to have a current house insurance policy
MULTI MANAGEMENT DISCOUNTS
NUMBER OF PROPERTIES
Discount is applied to the management fee of any package the property is signed up on Please speak to your property manager for further information
FEES AND PACKAGES
Our compliance-focused and marketing centric packages are built to attract a high calibre of tenant to match the needs of your property and ensure full compliance with changing New Zealand tenancy laws
BASIC PACKAGE
The starter package that packs a punch Unlike our competitors, we don't charge for the routine inspections, entry/exit reports, or to represent you at Tenancy Tribunal We believe this is all a part of managing your property for you. It's what we do best!
Management Fee
Letting Fee
Repairs and Maintenance Fee
Healthy Homes Assessment
Smoke Alarm Services
OPTIONAL ADD ONS :
8% + GST
1 week rent + GST
8% + GST
From $249
From $87 + GST per year
Meth testing, REAL Landlord insurances, Vacate cleaning
ESSENTIALS PACKAGE
A Kiwi Landlord favourite that gives you the best of both worlds. All of our basic inclusions, with the added bonus of a Healthy Homes Assessment at the start of the tenancy, and meth testing organised by your Property Manager at the start and end of every tenancy
Management Fee
Letting Fee
Repairs and Maintenance Fee
Healthy Homes Assessment
Meth Testing
Smoke Alarm Services
9 5% + GST
1 week rent + GST
8 5% + GST FREE FREE FREE
OPTIONAL ADD ONS : REAL Landlord Insurance, Vacate Cleaning Services
PREMIUM PACKAGE
The ultimate in peace of mind service. Sit back and relax - we've got you covered. Not only do we include all of the Basic and Essential services, we organise professional cleaning in between tenancies and a REAL Landlord Insurance Classic Policy Another added bonus - we waive the repairs and maintenance fees at this Premium level
Management Fee
Letting Fee
Repairs and Maintenance Fee
Healthy Homes Assessment
Meth Testing
Smoke Alarm Services
Vacate Cleaning Services
REAL Landlord Classic Insurance
MARKETING ONLY (CASUAL)
INCLUSIONS: FEES: Reference Checks
10.5% + GST 1 week rent + GST FREE FREE
Two independent credit checks
Compliant tenancy agreement
Two weeks rent including GST
Photography
Online advertising
Property viewings
$250 + GST for Healthy Homes assessment (this is booked and charged if you are unable to provide a healthy homes assessment at a standard to complete a compliant tenancy agreement)
PACKAGE COMPARISON TABLE
Management Fee
Letting Fee
Fixed term renewal fee
Repairs and Maintenance Fee
Routine Inspection Fee
Healthy Homes Assessment
Smoke Alarm Services
Ingoing Inspection
Outgoing Inspection
Meth testing between tenancies
Credit & background checks
EOFY summary report
Tribunal attendance and evictions
Bond collection and management
Regular rent reviews
After hours service (24/7)
Tenant vacate cleaning services
Multi-property discounts
07 542 0501 rwpapamoa co nz 13 Domain Road, Papamoa
07 575 2030 rwmtmaunganui.co.nz
260 Maunganui Road, Mt Maunganui