Frequently Asked Questions
If you need help, we have a list of frequently asked questions and answers. We strive to give you the best renting experience possible. Click a question below to view the answer.
Please note: The questions and answers below do not constitute financial or legal advice. Please consult your professional financial and legal advisors before making any decisions for yourself.
- Do I need to have a specific Landlord's insurance policy?
- How do I change my property to PMNZ if it is currently managed by another company?
- Is the Property Manager's location important to their ability to manage my property?
- How long will it take to find a tenant for my property?
- What happens if my tenant does not pay their rent?
- How do I know what my property will rent for?
- Should I contact PMNZ first if I am thinking of selling my investment?
- How can I terminate the tenancy?
- Can I provide my property manager with special instructions?
- Who is responsible for maintaining hedges and gutters?
It is not compulsory to have a specific landlord’s insurance policy for your rental property but it is critical that whatever insurance company you are insured with, have been advised by you that the property is in fact rented out. At PMNZ however, we strongly recommend that you have a specific landlord insurance policy in place for each property. Specific landlord insurance policies will provide you with far more comprehensive cover for things like rent arrears, damage to the property, public liability and certain contents cover. Each policy considered should be read carefully to confirm exactly what you have been covered for. Our trusted insurer is www.rlinz.co.nz
We’ll take care of it all for you, simply go to the ‘Switch to PMNZ’ page on our website and complete the ‘Letter of Cancellation and Transfer’. We will then provide you with a copy of our current Management Authority to sign and then we can go to work for you. We will notify the other company and the current tenant if any, and collect the keys and all relevant documents from the other company. If there is a termination notice period with the other company we will, with your agreement, negotiate the best possible outcome for you. So again, we’ll take care of it all for you, please leave it all to us.
No not at all. One of the most common misconceptions about selecting a Property Manager is that they need to be located in the same neighbourhood as the property. Long gone are the days when prospective tenants went from real estate office to real estate office looking for a home to rent in any given location. People simply do not have the time. More than 95% of our tenant enquiry now comes online from multiple globally searched websites that we cover. This means we can quickly and efficiently rent out properties over a very large geographic area. It also makes it much easier to quickly assess current rents for a given suburb with immediate comparisons available. At PMNZ we already manage properties across many suburbs and we expect that soon to be across a number of other regions around New Zealand.
This is a common concern for all investors and unfortunately there is no guarantee on how long it will take to rent any given property. There are two key areas that will have a huge impact on both the time it takes to rent your property and the quality of tenant that your property will attract. They are Presentation and Price. The better your property is presented and the more up to date it is with; décor, insulation, heat pumps, ventilation systems etc, and the more reasonable the rent, the greater your chances of a quality tenant and a quick let. Quality tenants want quality properties, it is as simple as that. The PMNZ Team however, are dedicated to achieving and maintaining some of the lowest vacancy rates in the industry. Our team have also worked with many investors to complete full upgrades to their investments to improve returns and quality of tenants, so let us know if we can help?
Please refer to our ‘Policy and Procedure for Rent Arrears’ clearly set out on our website. Our rental payments are entered on a daily basis Monday to Friday and the rent arrears procedure, as clearly set out, is strictly adhered to. It is PMNZ's intention to minimise at all times any loss to our investors and therefore it is critical that this strict process is followed promptly.
See PMNZ ‘Free Appraisal’. We can provide you with a free appraisal by closely comparing your property to all similar properties for rent in the same general location. We will also know what others have already been rented for. As always though, the quality of the property's overall presentation, will have a big impact on the possible rent and more importantly on the quality of the tenants that will apply. Please contact us today for a free no obligation discussion.
Yes definately. At PMNZ we have many relationships with selling agents in all areas. Our Director, Neil O’Connor has been in the real estate sales profession since 1986 and he has excellent referral networks. This will ensure you get the best possible salesperson marketing your property. It is critical that you get the best possible return when it is time to cash up your investment. You only get one chance to get this right so call us today for a no obligation discussion re the marketing of your property.
- To end the tenancy when the fixed term of the agreement is due to expire, the tenant must first agree as they now have a right to automatically roll over to a periodic tenancy. Please discuss this directly with your Property Manager to be clear on your current postion.
- To end a tenancy after the fixed term has expired (i.e. with a continuing tenancy), the tenant is required to give at least 28 days notice and the owner must give at least 90 days notice to terminate the agreement and this is only available under strict circumstances. Again please discuss your current postion with your Property Manager.
- To end a tenancy due to a breach - a 14 day notice to remedy a breach may be given at any time if either party breaches a term of the agreement, or if the tenant is more than 21 days in arrears of rent an owner can apply to the Tribunal for termination of the tenancy.
- If the owner or the owner’s immediate family or employee wants to occupy the property then the owner can provide 63 days written notice to occupy the property if the tenancy is of a periodic nature.
Yes. You may give us special instructions in relation to the property and the way it is managed, provided the instructions are lawful. All special instructions will need to be either specified in your PMNZ Management Authority or provided to us in writing. This could be in relation to number of occupants, tradespeople you prefer to use etc.
The owner/landlord is. Whilst tenants are generally responsible in most tenancies for ground maintenance, the owner of the property is responsible for trimming and maintaining hedges, large trees and keeping the gutters clear and maintained.