How do I view a property that I am interested in? Every property listing under Available Rentals includes contact details for the Property Manager. Contact them and they’ll advise the next available viewing time for you. It is common for the property to be shown in an ‘open home’ style, with more than one prospective tenant viewing the property at a time. Please be aware that viewing times are scheduled based on the availability of the property manager and the available access to the property. A property will be shown at the scheduled viewing, and any applications following from that viewing will be processed prior to another viewing being scheduled.
Applications In order to be considered for a property, you must first have viewed the property in person (see above), then fill in and submit one of our application for tenancy forms (available on this site under the tenant tab).
Upon applying to be considered for a property, the potential tenant is asked to supply a valid photographic ID, a copy of their most recent payslip and any written rental or workplace references that they may possess.
Reference Checks We make enquiries about prospective tenants by contacting their previous landlord(s) and by conducting credit checks and any further reference checks we deem necessary. Tenants need to be aware that the more information they can supply us, in respect of past tenancies and landlord contacts, the more likely they are to be considered for one of our properties. Our assessment of merit is based on this information.
Selection The final selection of tenant is done in consultation with the property owner and is based entirely upon merit. In order to make this merit judgement, we review the information gained from the application form, references obtained and the credit checks and apply it to a variety of criterion of which the ability to pay rent regularly and on time and the ability to look after and care for the property are paramount.
We should make it clear that we will not accept any instruction from homeowners that may contravene the Human Rights Act or any other enactment that could compromise the health, safety or well-being of future tenants.
How much do I pay to move into a property? Usually around 5 weeks rent which is made up of:
– The first weeks’ rent
– One weeks’ rent plus GST (15%) as a letting fee
– Three weeks’ rent paid as bond
Do I need to pay GST on rent? No. You only pay GST on the letting fee. All rent after that is GST free.
Do I need insurance? Yes you will need to take out personal contents and liability insurance as the landlords’ insurance will not cover your possessions.
What does Ray White do if I do not pay my rent? We have a zero tolerance for rent arrears. If you are 1 day in arrears we will contact you informing you that a payment has been missed and you will receive a 14 day breach of tenancy letter. If no payment is received by day 3 we will again contact you. If by day 7 you have still failed to pay the missed payment, an application to the tenancy tribunal is made. Rental payments are required to be paid in advance.
Ray White Morris & Co Property Management has the right to make an application to Tenancy Services at the same time the 14 day notice is sent to you and a mediation or hearing will be scheduled through Tenancy Services for you and the landlord (your property manager) to have their case heard. This will result in either owed rent to be paid and/or the tenancy terminated.
What do I do if something on the property needs repairing? Please advise your property manager. A contractor will be organised and you will be contacted to arrange a suitable time for them to come around and do the work needed, or they will pick up a key from our office if that has been arranged between you and your property manager.
How often can my rent be increased? Under the Residential Tenancies Act your rent cannot be increased more than once every 180 days, and the landlord must give the tenant 60 days written notice of this increase.
How often can the landlord inspect the property? Under the Residential Tenancies Act a landlord is not permitted to inspect the property more frequently than four weekly however, as a rule, we recommend at least 4 inspections a year. The landlord must give 48 hours notice of any inspection. Inspections can only be carried out between 8am and 7pm.
How often will you inspect the property I am renting? Most properties we manage are inspected every 3 months. If the owner wants more or fewer inspections that is their choice. A comprehensive report, including any maintenance issues, is sent to the owner after each inspection – including photos.
What happens if the owner decides to sell the property? You will be sent a letter telling you of the owners intentions. Your property manager will discuss suitable access for potential buyers and with your agreement, form a plan for this arrangement. If the property is sold and the buyer requires ‘vacant possession’, you will be given 42 days written notice. If you decide to leave earlier you are bound by the Residential Tenancies Act to give 21 days written notice to the landlord. In many cases buyers are pleased to keep you on as a tenant, so it is important to talk with your property manager before making a decision about staying or leaving.
How much notice do I have to give if I want to move? 21 days written notice is required for a periodic tenancy. You are bound by the Residential Tenancies Act to pay rent up until this date – the only exception being if the property can be re-tenanted beforehand. The landlord cannot double charge rent on a property. If you are on a fixed term tenancy with a finite end date then you will need to discuss with your property manager how you can end your tenancy. In many cases you will be liable for rent up until a new tenant is found for the property.
How do I give the keys back when I leave? Return them to our office on the day you vacate. If this is not a weekday, please contact your property manager to make alternate arrangements. Unless needed prior, the property manager may ask for them to be dropped into the office on the next working day.
How do I get the bond back? After keys are returned, your property manager will carry out the final bond inspection. The property manager will then arrange the release of your bond unless there has been damage to the property or your account (including rent, water and any other outstanding accounts) is not up to date. In those cases, they will claim either all or part of the bond for the owner.