Property Management Guide

Professionals MacPherson Realty Ltd 283 Dee Street, PO Box 1550, Invercargill

Ph: 03 214 4556 I Fax: 03 214 0635 rentals@prored.co.nz

Property Management =

People Management

At Professionals MacPherson Realty Ltd we believe that to be successful in Property Management

you need to be successful in People Management.

And luckily, the staff at Professionals enjoy working with people just as much as they do

property!

And when it comes to looking out for your biggest asset, you want us to be looking

out for the people involved in it.

Please press one for inspections…two for credit control…three for maintenance…

This won’t happen with us! Your property manager handles everything –

Appraising the applications Inspecting the property Managing the rent arrears Organising the maintenance Mediation & tribunal representation

So if you have a question regarding your property, your property manager is your one stop shop.

Our Services At Professionals we offer all the property management services you need.

We start by offering you a free no obligation rent appraisal to let you know where your property sits in the market and what weekly rent you could expect to achieve.

We also provide you with free advice at this point with any recommendations we think would be valuable in attracting the best tenant.

Advertising 4 x websites – Listed once

Management Agreement is signed or Notice to vacate received

2 x newspapers – Alternating weekly listings in

The Southland Times & The Property Press

In office brochure listings Thorough Tenant Selection We are known to be one of the more difficult companies in Invercargill to be accepted into. We make no apologies for this! Our application forms require previous landlord references, character references and a credit check completed on each application. The prospective tenant pays for that credit check, not the owner!

Administration and Bond Processing We will complete the tenancy agreement on your behalf and complete all paperwork required for the tenancy and keep them on file. The bond lodgement is sent off with payment to the Department of Building and Housing Bond Processing Centre within the required 24 days.

Inspections We will complete a comprehensive Initial Inspection at the property when the tenant moves in and will compare it to the condition of the property at the final inspection when the tenant moves out.

Routine Inspections are completed four times per year to monitor the tenancy.

• How is the tenant keeping the property?

• Is there any maintenance required? A report with notes, recommendations and where appropriate, photographs, will be sent to you upon completion of this inspection.

Rent Arrears Professionals MacPherson Realty Ltd has a Zero Tolerance Policy on rent arrears. These are checked daily and the property manager uses text, phone, email and letter correspondence to keep the tenants paying on time. Should any issues arise, the Property Manager acts as per the Residential Tenancies Act 1986

• 14 Day Breach Notice

• Mediation or Tribunal services where necessary. Maintenance One of the great things about property management is that you don’t have to field those calls requesting plumbers and electricians. We do this for you at no additional cost to the regular commission. Depending on your requirements you can be involved in this process as much as you wish to be.

Payments to Owners These are completed on the first working day of the calendar month where possible. If the first of the month is a weekend or Public Holiday, the payment is processed on the next working day. Statements & Financial Reports Monthly statements showing all transactions in your owner account for that month are emailed automatically to you at the time of processing the payment. Or if correspondence is by post, they are posted within two days of the payment. Copies of all Invoices paid from your rents are included with the monthly Statement. End of Year Financial Statements are generated shortly after the 31st March and you can expect to receive these within two weeks of the end of the period.

Mediation & Tribunal Representation If a Tribunal Hearing is necessary, we go on your behalf. And we don’t go to court unless we cannot sort things out ourselves.

Property managers, owners and tenants are all bound by The Residential Tenancies Act 1986. Any breaches of the Residential Tenancies Act (thus the Tenancy agreement) must be followed by:

• Breach Notice giving the tenant 14 days to remedy the breach or come up with a solution or plan to remedy. Note that this works both ways. If an owner breaches any part of the RTA 1986, the tenant may issue a 14 day breach letter too.

• If any issues cannot be resolved during that 14 days, the parties may make an application to The Department of Building and Housing for a mediation. This may be done face to face or by phone between the property manager, the tenant and the mediator.

• If an agreement still cannot be reached, the matter will be referred to the Tenancy Tribunal where an Adjudicator will decide how the matter will be resolved.

Oh and did we mention we are an Award Winning Office? Professionals MacPherson Realty Ltd has won best New Zealand Professionals office for four years running! So we must be doing something right! And you don’t just have to take our word for it, here is what some of our clients have had to say… We're very pleased to endorse the service provided by Shelley at MacPherson Real Estate Management. Shelley's commitment to quality customer care is fantastic and we sleep easy knowing she treats our properties and tenants with the same degree of attention as we would do ourselves. Gary, Christchurch Paul has provided a very reliable service and good communication has been an important part of this. Our properties have been well managed and I have no hesitation to recommend Paul's services to anyone wanting a hands-on property manager. Also worthwhile mentioning is the great support we receive from his assistant manager, Stella, and the rest of the management team at MacPherson Realty.

Peter, North Shore City Over the past 18 months, I have had Karl Burgess managing my rental properties. In this time, I have found Karl an absolute pleasure to work with. Any issue we have had with the properties, Karl has been very quick to deal with. Karl has always gone above and beyond what is expected of him, and I have no hesitation in recommending Karl as a property manager. Daniel, Manukau

We use Shelley Glassey to look after our rental properties for two reasons, firstly we don’t have the time or inclination ourselves. The second being that Shelley sources the prospective tenants, does the background checks, the contracts, payments, inspections and sorts out all the little issues, always giving us options and keeping us informed. She is up to date with current values, realistic in her advice and totally professional. We value the excellent service Shelley and the rest of the Professionals team give us. Margaret, Winton MacPherson Realty have been my property managers for the last 4 years, in that time they have provided an excellent service. My current manager Paul Nicholson has done a fantastic job in running the property for me and has taken away a lot of the stress and hassles associated with property management. Paul provides me with detailed reports of the property inspections he carries out on a regular basis, ensuring any issues are dealt with in a timely manner. We have seen an increase in long term tenants since Paul took over, I believe this is due to the clear communication and great service Paul has provided me. I have no hesitation recommending MacPherson Realty’s Property Managers to any prospective clients.

Stuart, Invercargill We have found that the main benefits of the service you offer are your thoroughness in the vetting of potential tenants, and your ability to provide sensible, common sense solutions when problems arise. Charles & Terri, Manukau We have had Shelley Glassey at Professionals managing our investment property for the last three years. In this time we have found Shelley to be reliable, approachable and always ready to offer assistance and go out of her way to accommodate us. The fact that she is readily available by email, made it very easy for us, being based in Wellington. She has always been prompt in response whenever we raised an issue or had a question. She has provided us with valuable advice in selecting tenants, and has always managed to keep a good rapport with the tenants in the house.

We trust Shelley, we trust her judgment and would recommend her to any other landlord. Thanks Shelley! Emma, Wellington Professionals manage two properties for us currently. Paul is our property manager who is very proactive and professional in all aspects whether it be re letting or dealing with any maintenance issues that may arise and they are always dealt with promptly. So therefore we have complete peace of mind and our rentals take up very little of our time." Joyce, Invercargill We've both been really impressed with your thorough and professional approach to property management. Great industry knowledge and a friendly manner. Excellent communication and feedback. Trevor & Bex, Invercargill Paul and his colleagues at MacPherson Realty Property Management have repeatedly done a first class job for us. Not only do they find excellent tenants very quickly, but also, their communication is outstanding and the monthly account paperwork is well presented and delivered promptly. We look forward to dealing with them in the future and highly recommend their very professional service to all landlords and tenants. Linda & Mike, Winton

Choose Professionals MacPherson Realty Ltd as your Property Management Service Provider