FAQs from Landlords

Do I need a property manager?

Not everyone needs a property manager. The key question here should be what are you trying to achieve through property investment? If your goal is wealth creation then your time is best spent focusing on building your portfolio. We'll then take care of finding tenants, organising the agreement, collection of the bond, maintaining the property, regular inspections, organising repairs, collecting the rent (and pursuing those who don't pay) and raising the rent. And doing all this within the confines of the many laws which effect residential tenancies.

How much do you charge?

The management fee is charged only on the rents we collect for you. Lodge City Rentals fee is 7.5% + GST of the rent.

We collect the rent throughout the month and then transfer this money into your account at the beginning of each month. We also offer the option of a money transfer on the 15th of the month. In order for you to see the comings and goings in each month we provide you with a monthly statement.

How do you select tenants for my property?

Our size and the extensive marketing we undertake gives us a wide array of tenants. Each tenant is required to fill in a comprehensive application form and provide us details of their past letting history as well as identification. We undertake a number of checks on each tenant including a credit check, a reference check of past rental history and a check for prior tenancy tribunal history.

Who pays to advertise my property to let?

We do. We advertise extensively in the Waikato Times property section. We are represented on three different websites: www.lodgerentals.co.nz, www.trademe.co.nz and www.realestate.co.nz. More than 75% of our tenant enquiry results from our internet presence.

• We advertise in the windows of both our high foot traffic branches in Hamilton East and the Central City.
• We have information available at each of our 5 suburban sales branches in Flagstaff, Rototuna, Dinsdale, Hamilton East and the Central City.
• We utilise "To Let" signage where necessary.

What happens if a tenant misses a rent payment?

Each day we run an arrears report. It identifies who has missed a rent payment. We make contact to advise the tenant we have not received their rent.

A 10 day breach notice is most often sent if we do not receive the rent within 5 days of informing them that they have missed a payment. However, this is not always the most advantageous course of action for you.

If a tenant becomes more than 21 days in arrears we pursue them through Tenancy Services. This can, and is likely to include mediation. If this is unsuccessful we continue the process through the Tenancy Tribunal.

How often can rent be increased?

Under the Residential Tenancies Act we are prevented from increasing the rent more than once every 180 days or within the first 6 months of a tenancy starting. We are also required to give the tenant 60 days written notice of an increase.

Before each tenancy we carefully consider the rent and assess market conditions to determine that the rent we charge is in line with current trends.

How often do you inspect the property?

Once every six months we undertake a formal inspection of the property and report to you.

Can I accompany the property manager on an inspection?

We welcome landlords to inspect the property with the property manager if our scheduled inspection fits in with you.

What happens if something needs repairing?

Typically the tenant contacts their property manager to advise them of the problem. Depending on your instructions to us the property manger will contact you to seek instructions or if you have given us permission we will go right ahead and organise the maintenance. The property manager will contact one of our preferred contractors to complete repairs.

Our preferred contractors are specialists in their field of expertise and offer us preferential rates which we pass on to you. Once per year we compare the rates we are charged to ensure we are getting you the most cost effective solutions.

What happens if I decide to sell my property?

When you receive an offer your salesperson will guide you through the terms and conditions. It is important to consider you need to give a t least 42 days notice before settlement if you are required to give vacant possession. Please contact your property manager prior to placing the property on the market so they can assist you in getting the details right.