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First National Whangamata offer a very comprehensive property management service after being in operation for over 15 years now. We maintain an excellent relationship with our landlords and tenants which results in a smooth process when managing your property and collecting the rent.
Our property management service can be tailored to suit your needs. We understand not all property owners who have investments in the Whangamata region live local, and therefore the service we offer can differ from client to client. Not only will we do the usual service you would expect from your property management company, but we also can pay your bills such as rates and insurance.
1. Assess Rent (Back to Top)
Usually our first job is to assess the rent of your property. We will let you know what we believe the market rate is for your property. Once we have agreed on a rental price we will advertise the property on our website accordingly (we also use other media channels too). If the property already has a tenant then we can still look to evaluate the rent for you.
2. Screening (Back to Top)
All tenants who we consider for tenancy will need to pass our reference checks and a credit check. We also ask specific questions when looking to put a tenant in so we get to know why they are looking for a property, how long they are looking for, and whether or not we believe they will be suitable for your property.
3. Tenancy Agreements (Back to Top)
We will on your behalf enter into a residential tenancy agreement with the successful applicant. The tenancy agreement will list the conditions that they must follow while being a tenant in your property. We can also list any special conditions at this time that are specific to your property.
4. Management (Back to Top)
Once we have found a tenant and they pass the initial references and credit checks, we will do an inspection which will include a detailed report including photographs (see iPad section below). We then monitor rent payments and follow up on any rent arrears immediately in accordance with the RTA.
5. Maintenance (Back to Top)
We will organise maintenance on your behalf up to a set monetary value. For bigger works, or other work you request we will get quotes as required. We have a team of professional tradesman that we use often and therefore we are able to monitor the quality of the work that they carry out. We ensure all work is carried out to the correct standard and at a reasonable cost to our landlords.
6. Inspections (Back to Top)
We carry out inspections when a tenant moves in and leaves, and periodically as indicated by you the owner. In the past some landlords have elected for their property not to be inspected to save money and previously this has turned into a disaster. We recommend you have quarterly inspections and we recommend you check with your insurance company so that you are covered for the insurance you take out on your property.
7. Ipads (Back to Top)
We have invested heavily into the technology we use to carry out and document inspections. iPads have a great camera built in and the property management software we use enables us to record accurately the condition of the property during move in and move out inspections, and periodic inspections. Due to the detail of our reports, we are able to get bond money back if we need to at a future date due to our detailed photographic evidence we take of the property before and during a tenancy.
8. Check out our Awards (Back to Top)
We have won a range of awards including
- Top Property Management Office for Growth in Management 2012
- Top Property Management Office for our Region 2012
- Top Property Management Office for our Region 2011
- Second Place fo Top Property Management Office Nationally 2011
First National Whangamata (Whangamata rentals) are committed to providing a comprehensive quality service to our clients at an affordable price. Our property management fees are set so that we are competitive without undercutting essential services. As in all things you get what you pay for, we believe we provide a service over and above the average management fee. If you are making a decision on management companies based on saving $2.50 per week be smart and ask about their experience, occupancy rates, how many tribunal hearings this year... that sort of thing. One tribunal hearing because of the wrong tenant selected can cost you $900 and a long wait to get your money (if you can get the tenant out). After 25 years in the business we have refined processes which minimise your exposure to this and keep income streams flowing. We'd love to explain it all to you. Ask to speak to Gordon 021 385 385.
Our charges are:
- A percentage + gst on the rent collected (this varies on the amount of properties you have) talk to us about this and we will quote you.
- $120+gst per year for detailed maintenance inspections (this is based on 4 inspections per year on your property)
- $10 +gst (per instance)for a comprehensive and detailed move in or move out inspection report.
- 8% of the bill for maintenance organised, (up to a maximum of $15 + gst in any month) but we try and avoid charging for maintenance, depends on how much time and involvement we have in organising stuff for you. Most of the time we just put you in touch with a contractor and there is no charge. We try our best to keep your costs down.
We have a dedicated property manager who concentrates on our holiday home casual listing service. We have had a casual letting property service for the past 15 years.
It is important to note that casual listings do not fall under the Residential Tenancies Act, but under the Consumers Guarantees Act. Every casual letting we administer comes with a detailed letting agreement no matter how short the term of occupancy is. This safe guards the occupant, and our property owners.
1. Assess Rent (Back to Top)
Firstly we will need to assess what the nightly rent will be for your property. During the year there are 4 main periods for casual renting. These are:
- PEAK: 20th December to 13th January (or end of second week in January) - 10 nights minimum
- SHOULDER: End of second week in January until Waitangi weekend - 5 nights minimum
- BEACH HOP: Usually last weekend in March - 4 night minimum
- OFF PEAK: The rest of the year including Easter, Queens Birthday, Labour Weekend - 2 night minimum
Each period has a different rental rate, and the rate is usually determined by the current market and demand for the property. We make every endeavour to ensure your property is rented, so we will keep you informed to let you know what the market is like.
Please be aware that the market can be funny with casual letting and one minute there can be plenty of supply, and the next there is nothing left. This is why we regularly evaluate the market rent for each property so we can maximise it's renting potential. As well as our website we can use other forms of marketing to help secure occupants for your property.
2. Screening (Back to Top)
Potential occupants are thoroughly screened to ensure we get the right person(s) for your property who is not under age. Doing the screening right from the start usually results in a much smoother renting process.
3. Booking Agreement (Back to Top)
We will on your behalf carry out a booking agreement with the occupants of your holiday listing. We will outline what we require them to do as part of renting the property and we also collect a $300-$500 bond as part of this process. Prior to the booking date we ensure all monies have been paid.
4. BookaBach (Back to Top)
We offer the BookaBach service as part of our marketing. This means we have access to a much larger potential occupant pool for those looking to rent a holiday home. We manage the whole process for you. BookaBach fees are separate to our casual letting management fees.
5. Inspections (Back to Top)
We carry out pre letting inspections and post letting inspections. We expect the condition of the property to be as clean when they move out as it was when they move in. During the pre tenancy inspection we are checking that the property is in a suitable state for the occupants.
If we believe it needs a clean we will attempt to call you, and if we can't we will send our own cleaners around. It is better to have the property in a tidy condition than losing the booking completely.
After the occupants have left we go back to the property to check the property is clean and that there is no damage or rubbish left behind. By having a thorough process, we can ensure that your property continues to be rentable and stays in a good condition.
6. Ipads (Back to Top)
We inspect the property pre entry and post entry to ensure the occupants have left the holiday home in a tidy condition that is suitable for us to re-let the property out. We use iPads to take high quality photos and to document any issues during these inspections. This results in us having minimum issues with those we rent the properties to since we have evidence of what the condition of the property was like before they rented it.
7. Getting your property ready for Casual Letting (Back to Top)
Often an owner will not know what is required when they are looking at making their holiday home a casual letting. We can help you with this process so that your property is ready to go.
8. Call Us for our FREE "Guide to Casual Letting" (Back to Top)
If you would like one of our guides to casual letting, please call us on 0800 868439. We can then send you out a guide on what is involved with regards to renting your property as a casual letting.
The following fees apply for Holiday Homes that are managed by us:
- 10% + GST on the rent collected (with a minimum fee of $80+GST per booking - whichever is greater)
- 8% (up to a maximum of $15 + GST) on the bill for maintenance organised
- $11 per night if booked via BookaBach (this is only if you elect for us to use BookaBach)