Whether it is your first rental or you are moving out of your own home, a local Ray White Nexus property manager can tell you what it would rent for, what needs to be in place first, and how management would work.
Prefer to talk? Call 07 839 2222, Mon to Fri 8.30am to 5pm.
The legal obligations are the same whether it is a house you bought to rent or your own home. These are the ones first-time landlords most often miss.
The standards cover heating, insulation, ventilation, moisture ingress and drainage, and draught stopping, and a statement about them belongs with the tenancy agreement.
Standard house cover is written for an owner occupier. Many policies will not respond to loss of rent or deliberate tenant damage without a landlord extension.
The record of how the property looked on the day the tenancy began, room by room. It decides most bond disputes.
A bond is lodged with Tenancy Services for the life of the tenancy, with rules about how much may be taken and how soon. We lodge it and handle any claim at the end.
A written agreement is required, and the detail matters: lawns, pets, septic systems or water tanks, fixed term or periodic.
Working smoke alarms are a legal requirement in every rental, and the obligation sits with the owner rather than the tenant.
Fill in the form or call 07 839 2222. We look at the property, where practical, and tell you what it would rent for and what would lift it.
We tell you what is needed before a tenant moves in, and can arrange a Healthy Homes report and smoke alarm checks as additional services.
Viewings, then applications reviewed for identity, income, rental history, references and credit. You get our recommendation, and the final decision is yours.
Rent monitored and arrears followed up, routine inspections with photo reports, and maintenance within an approval limit you set.
Screening for identity, income, rental history and a credit and Tenancy Tribunal check exists for exactly that moment. A poorly chosen tenant costs more than a few extra weeks of marketing.
The law applies the same way whether the tenant is a stranger or your nephew. No agreement, no bond and no condition report means nothing to rely on if it sours.
Rent that is slightly late becomes rent badly behind quicker than owners expect. Arrears chased in writing the moment they appear are usually resolved.
A dripping tap or a blocked gutter is cheap now and expensive later, and a tenant who sees small requests ignored stops reporting the large ones.
Advertising your property across our standard online rental channels is included, so it reaches prospective tenants without an additional listing fee.
Regular routine inspections are included, with a detailed report and photos after each one.
Rent processing, owner statements and the day-to-day records and documentation for your tenancy are all included.
A summary of your rental income and management transactions at the end of each financial year, to make your accounts or tax return easier.
If a tenancy matter needs to go to the Tenancy Tribunal, preparing and lodging the application is included. Any external filing or legal costs are separate.
We manage rental properties across 7 Waikato towns and 71 surrounding suburbs. Pick a town to see the suburbs we cover there.
Our office
Town we cover
Ngaruawahia and the surrounding district.
Property management in NgaruawahiaTe Kauwhata and the northern Waikato.
Property management in Te KauwhataNot on the list but nearby? Call 07 839 2222 and ask. We cover the wider Waikato and will tell you straight if a property is outside what we can service well.
Meet the people who look after your investment.
Healthy Homes, smoke alarms, the recent tenancy law changes and your obligations as a landlord, in one 52-page guide from Ray White.
What owners ask us when they are thinking about renting out.
A written tenancy agreement, working smoke alarms, a Healthy Homes compliance statement, insurance that covers a tenancy rather than an owner occupier, and a thorough entry condition report with photographs. The bond is lodged with Tenancy Services, which publishes the current requirements for each of these.
The legal obligations are identical. What differs is the emotional side. The standards apply however happily the house suited you, so be ready to hear that work is needed and to decide on the numbers rather than on attachment.
You can, and plenty of Waikato landlords do. It suits owners who live near the property, have time during working hours, and are comfortable with the Residential Tenancies Act and with a direct conversation about unpaid rent.
Nothing you are barred from doing. The difference is that it is our full time job: marketing and viewings, screening, the agreement and the bond, rent and arrears, inspections with photo reports, maintenance through trades we know, and the Tribunal if it comes to that.
From comparable properties in the same part of town, not from your mortgage. A free rental appraisal shows what similar properties are letting for and what would let yours faster, whether that is presentation, timing or the rent itself.
Management is charged as a percentage of the rent we collect, with any letting and additional service charges set out alongside it. Our current schedule of fees is given to you in writing with your free rental appraisal, before you sign anything.
Hamilton, Cambridge, Morrinsville, Te Awamutu, Huntly, Ngaruawahia and Te Kauwhata, and the areas around them. If you are not sure whether your property is in our patch, give the office a call and ask.