Who Pays for Pest Control?

The most common pests in Wanaka are mice and spiders. Mice often make their way into homes when the weather gets cooler. Spiders can be a problem and many people are fearful of white tail spiders.

Assuming the tenant is not living in a way which encourages pests and the owner has not caused the infestation either, then in many cases the tenants and owner agree to split the cost as there is no legal precedent as to who pays.

We get a number of requests each year for houses to be sprayed for spiders and / or flies. It is not cheap but to be most effective both outside and inside need to be sprayed.

Mice can really damage a house if left untreated. They chew wires / doors / walls and are unhygienic . It is definitely in the owner’s interests to deal with a mouse or rat problem as soon as it occurs. A simple mouse trap can work if the tenants are willing to bait and clear them. However, mice can be very persistent and in our experience are best dealt with by professionals who will put down bait stations.

Can I Switch Property Managers mid Tenancy?

If you are unsatisfied with your property manager, yes you can change even if there is a current tenancy in place. This is providing there isn’t a clause in the management agreement stating otherwise.

The 2 contracts are separate from each other - the management agreement is between the owner and the agency, and the tenancy agreement between the agent and the tenant.

Check  your management agreement with the agency to see what length the notice period is and give notice in writing. Simple as that. We have a simple 3 step process where we handle all the paperwork, deal with both parties and make the transition seamless.

Renovating? Need the Tenants Out?

If the refurbishment or renovations at your rental property are extensive and require your tenant to vacate, how much notice must you give?

The answer is 90 days but this only applies to periodic tenancies. You cannot give notice to a tenant on a fixed term tenancy to move out because you want to renovate.

The renovations or refurbishment must be of such a nature that the tenant couldn’t continue to live there. Replacing the toilet or putting in a new carpet may not be sufficient reason to have your tenant move out.

Increase Your Portfolio with a New Build

Are you looking to expand your portfolio and do a spec build or two for further rental income? A good thing about new builds is the ability to claim interest on the mortgage as a tax deduction.

Build7 Wanaka is a bespoke design and build company who listen to a client's wishlist and work hard to achieve a desired outcome.

Their in-house team includes architectural designers, quantity surveyor and project managers sitting side-by-side to design a house that suits the land and, its orientation while respecting the client's investment budget throughout the journey.

Build7 Wanaka is a one stop company, assisting with plans through to working drawings, council consent, interior design, construction right through to code of compliance and maintenance, coupled with a Masterbuild 10 year guarantee.

They can help you find the right professionals to find suitable land to build on and source finance.

They pride themselves on quality, and don't work to cookie cutter plans for your land, but aim to capture thermal gains from sun in the design and aid clients with product specifications suit your investment.

Talk with the Home & Co. team for more information about Build7 Wanaka who are happy to answer your questions about the possibility of building a new rental home with them.

3 Reasons to Monitor Tenancy End Dates

Landlords should keep a constant check on which fixed term tenancies are ending. Checking dates 10 to 12 weeks ahead is recommended. Why?

1. It ensures options to renew or extend are discussed with the tenant/s before the tenancy agreement rolls over to periodic.

2. It gives the opportunity to review an annual rent change and give notice to the tenant within the required time frame.

3. If owners are moving back in / house being sold / etc. , it ensures sufficient notice is given to tenants advising their vacate date and the procedure for vacating and getting their bond back.

10 Steps to Manage Rent Arrears

Have a rent arrears process and stick to it -

1. Monitor rent on a daily basis including a bank recon

2. Daily communication by SMS or e-mail with tenant/s making them aware of the missed rent payment

3. Use an SMS template to offer a brief text with relevant information.

4. If the first sms doesn’t yield results - talk to the tenant about what’s happening

5. If the tenant is 4 days in arrears, email a ‘Notice of Overdue Rent’. Use a template to ensure correct information is given to the tenant regarding:

• The amount of overdue rent

• Dates for which the rent was/is overdue

• Consequences of failing to pay rent within 14 days

6. Discuss how the tenant/s plan to bring rent up to date and when

7. Monitor to see if there are any historic issues with non-payment of rent or is this a one-off

8. Discuss options with tenants, possibility of having a flat mate, suggest budgeting service or work & income or looking at cheaper rental home options

9. Follow up any verbal agreement made with a written agreement

10. Make the tenant aware how habitual rent arrears can affect the tenant’s credit history for any future tenancies.

Healthy Homes - 5 Reasons to Use an Independent Assessor

As an owner of a rental property you’ll be aware that all properties now need to have a Healthy Homes Certificate of Compliance. To gain this, a 13 page assessment report requires completion and we highly recommend using an independent assessor over doing it yourself. Why, you may ask?

• Independent assessors are experts in their field

• They have the tools on hand required for calculations, e.g. heating calculation

• They have an app whereby they insert the information and out comes the report

• If there is ever a dispute, the report has been done by an impartial party and could save a huge fine

• They do all the leg work for you!

Owners are kept informed at every stage and receive both the report and the Certificate of Compliance as soon as the property complies. When non-compliant, we work with our owners and tradies to achieve compliance as soon as possible.

Let us help you make this a seamless process!