How do I change my property over to Style Property Management if it is being managed by another property management company?
All you need to do is fill out the Style Property Management Transfer Form and the Change of Landlord/Agent Form or follow this link to the Transfer of Property Management web page, complete both of the forms and email them back to us. We will do all the rest, everything else carries on as usual, changing your property manager could never be easier.
What rental amount will I recieve for my investment property?
Style Property Management provide a free rental appraisal service, follow this link to the Free Rental Appraisal web page.
When do I get paid my rental income?
Style Property Management is paid in advance by the tenant either weekly, fortnightly or monthly. At month end we disburse cleared funds directly into your nominated bank account. We send you a statement and attach scanned copies of any invoices we have paid on your behalf at the same time your funds are transferred into your nominated account.
How long will it take to find a tenant for my rental property?
This is always a hard question as it is dependant on a number of facts, the better the property is presented, the more realistic the rental and amount you are asking and the level of professionalism of the property manager will determine the time frame the property will rent out.
Periodic or Fixed Term Tenancies?
We offer both Fixed Term and Periodic Tenancies as situations of each Landlord and Tenant vary. Fixed Term tenancies have a start and end date then convert to a periodic tenancy but can not be terminated during the fixed term by either party unless an agreement is reached between the parties. We generally aim for a minimum 12 month Fixed Term Tenancy as the shifting wear and tear on the property is less and a consistant cash flow is achieved for Landlords.
How often can we increase the Rent?
Rent increases are governed by the Residential Tenancies Act and can only be increased once every 180 days in addition to this 60 days written notice must be provided to the tenant prior to the date the new rent comes into effect.
How much Bond do we charge?
The minimum Bond we require is equivalent to 3 weeks rent. At times we may request a Bond of 4 weeks if we feel it is necessary and/ or we may request a Guarantor We only accept the Bond to be paid as cleared funds, and until all the funds are received i.e Bond & week in advance we do not sign the tenancy agreement with the tenant. The Bond is receipted by us and paid to Tenancy Services. A confirmation letter is sent to the tenant, and the Bond Lodgement Form is sent to Tenancy Services.
What if the Tenant doesn't look after the property?
We inspect properties on a 3 monthly rotation and therefore can quickly and easily identify how the tenant is caring for the property. If their are any repairs or cleaning required as a result of the tenants carelessness or lack of care, then we issue the tenant a notice to rectify these issues. We review the cleaning and/or repair by the tenant to ensure that it has been carried out to our standard (a typical tenant authorised repair is a broken window).
Sometimes it is appropriate for Style Property Management to organise the repair to be carried out on behalf of the tenant. We then send the tenant an account for reimbursment. In the event we have a major issue with the tenant then we can claim on the Landlord Protection Insurance (Rentsure®) if the Landlord has cover.
If there are repairs or maintenance required as a result of general wear & tear and aging of the property, then we arrange the appropriate preventative or corrective maintenance.
Do I need Landlord Protection Insurance?
Landlord Protection Insurance is not compulsory for your property, however we strongly advise that every Landlord purchases specific Landlord Protection Insurance for their property.
We recommend Rentsure® Insurance which covers you in the event of:
loss or damage to the property or contents caused by malicious damage or theft by the tenant and/ or premises left untenantable
loss of rent following a tenant vacating without the required notice
loss of rent following eviction for non-payment of rent
loss of rent due to prevention of access, or failure of public utilities
legal liability as a Landlord for damage to the tenants property or personal injury at the rental property
When do you send out rent statements to Landlords?
We process rent statements monthly at the end of each month. Statements are email to you automatically when the rent is disbursed to your account via electronic funds transfer (EFT).
Can you pay my Council Rates, Water Rates, Body Corp Fees and Insurance Premiums?
Yes, please advise us in writing and redirect all invoices to our PO Box.
Do you provide me with an End of Year Summary Statement for my Income Tax Return?
We email you an end of year summary at the end of the financial year, you do not need to request this service, it is part of our service to you.
Is Style Property Management the cheapest property management business in the area?
No, however we do believe we are the Best property management business in Auckland focused on providing a high level of service unsurpassed in the industry. We provide a full service and have found that charging a discount price dictates a lower level of service, therefore we charge a competitive rate commensurate with the high level of service we provide to our clients. Low fees can cost, we charge a competitive market rate which ensures your asset is well cared for.
Does the location of the property management offfice affect the ability to manage my property?
The location of the property management office does affect the ability of our property managers to manage your property, the office does not need to be in the same location as your property. Very few tenants have time to get into their car and travel from office to office in search of a rental property. They simply don't have the time. The internet has changed all that and over 90% of all our tenant enquiry comes from the internet. This means we can quickly and easily rent out properties which are spread over a large area. Style Property Management's office is located 100m from a major arterial route which allows our property managers to quickly travel to your property to meet tenants.
Can I arrange my own maintenance?
Yes. If you want to complete your own maintenance you can as long as it is completed within a reasonable time frame so that we can keep the tenant happy and limit any further potenial damage to your investment property. However, Style Property Management has it's own tradesman that we have formed relationships with over many years and most Landlords use this service as the rates are reasonable and service is immediate.
Do you provide Short Term/Holiday Property Management?
Style Property Management can provide short term property management for special events or when you go on an extended hoilday. Please contact us as special conditions and rates apply.
Are Smoke Alarms mandatory?
The Building Act 2004 states that all new buildings and alterations to buildings must comply with the provisions of the Building Code that relate to means of escape from fire and this includes all active and passive protection required to advise people of fire.
This requirement does not apply to existing buildings that have not been altered, therefore old houses that haven't been altered do not under the current legislation require smoke ala