We will professionally and effectively communicate with you. Your Harcourts property manager will discuss your needs and develop a policy for the prompt response and resolution of matters for you and your investment. In the busy world of property management, our clear communication procedures ensure that you always know what’s happening with your property.
- Ensure that you are kept fully informed throughout the process of finding a tenant for your property.
- Undertake comprehensive research on your property and record detailed notes.
- Prepare advertising for your property including appropriate photographs.
- Have the property listed on all the real estate web sites that we subscribe to within 48 hours of listing your property for rent.
- Advertise your property in the newspapers agreed between us.
- Facilitate inspections of your property for all prospective tenants until your home is tenanted (subject to access being provided to us by any current occupant).
- Install a ‘For Lease’ sign on your property within 48 hours of listing (with your permission and if signs are permitted).
- When authorised by you to do so, check all successful applications on the relevant lease and credit control databases.
- Verify all applicants' references and previous renting history.
- Verify and confirm applicants’ employment status.
- Refer all potentially suitable applicants to you for approval.
- Let your property for the asking amount of rent (as outlined in your management agreement with us). We will not let your property at a different amount without first obtaining your permission in writing.
- Complete and execute the lease agreement and explain in detail your new tenants' rights and responsibilities.
- Ensure your new tenant pays all ingoing costs prior to the commencement of the lease.
- Lodge the bond in accordance with RTA legislation.
- Forward a copy of the lease agreement to you once the lease has commenced, if instructed to in your Management Agreement.
- Have regular contact with you and provide feedback to you throughout the letting process.
We have a zero tolerance rent arrears policy which we outline clearly to all tenants when they sign their lease agreement. We will:
- Process rent payments made into our trust account daily.
- Follow up all late payments in accordance with the Residential Tenancies Act.
- Keep you fully informed at all times should the tenant fall in to rent arrears.
- Follow the legal process with the Residential Tenancy Act should the necessity arise.
- Provide you with monthly and end of financial year statement summaries of rents collected and outgoings paid.
A comprehensive Entry Condition Report will be completed by your Property Manager along with extensive photographs of both the interior and the exterior of the property prior to the property being occupied. We will:
- Forward a copy of your property’s entry condition report to you once completed and signed by both our Property Manager and the ingoing tenant.
- Conduct regular inspections of the property, as mutually decided upon and set out in the Form 6 Management Authority and provide you with a written report.
- Report to you any repairs or preventative maintenance that may be visible or that is reported to us by the tenant at the time of the inspection.
- Conduct a comprehensive property inspection when the tenants vacate the property ensuring that it is comparative with the original condition report, whilst taking into consideration any fair wear and tear on the property.
- Deposit the net proceeds of your rental income into your nominated bank account as per your management agreement.
- Provide you with all copies of invoices for any repairs required at your property if requested.
- Pay all property outgoings as agreed on your behalf prior to the due date (subject to the availability of funds).
Maintenance and Repairs
We expect that property owners will undertake recommended repairs to their rental property in order to preserve the value of the property, meet legislative obligations and maintain a positive relationship with the tenants. At Harcourts we encourage your tenants to submit all maintenance requests in writing. We will:
- Not undertake repairs to your property in excess of your nominated amount, without first obtaining your approval. PLEASE NOTE: This excludes emergencies and repairs that are required to be rectified by law.
- Contract a tradesperson within a timely manner for non-urgent repairs.
- Attend to any urgent repair requests immediately.
- Only use tradespeople who are properly licensed and insured to handle the type of work being performed on your property.
Should a fixed term lease be entered into for your property . We will:
- Contact you prior to the expiry of the fixed term to advise you of current market conditions and allow you to make the decision whether you wish a further fixed term or would prefer a periodic lease for your property.
- Not renew a lease without your express written permission (unless stated in the management agreement).
- Advise you of any notice by the tenants that they are not renewing their lease.
- Minimise vacancies by promptly acting on any notice to vacate received from a tenant.
- Proactively manage the lease agreement renewal process wherever possible to facilitate consistent income.
We will regularly review the rent charged on your property in accordance with the current legislation and market fluctuations to ensure you always receive the highest rent possible.