04/Introduction
06/WhyNajib?
08/Yourpropertymanagementteam
11/Propertymanagementprocess
13/Firstimpressionscount
14/Fees&Guarantees
16/Landlordandtenantrelations
18/Application:Home,tenant,match
20/Residentialtenancyagreements
22/Theagreement
24/Thebond
AsthefounderandManagingDirector ofNajibRealEstate,Itakeenormous interestineverycustomerrelationship
Thispackageisintendedtoprovideyou withbackgroundonwhoweare,how wearedifferent,andhowweworkto achievethebestoutcomeforyouand yourrentalproperty
I can assure you that you will be in the best of hands with our team, and if at any time you would like to contact me to discuss any element of your investment portfolio,Iwouldbedelightedtoassist
Bestwishes, NathanNajib
ManagingDirector 0275140775
nathan@najibre co nz
Whenitcomestoproperty management,onlyanexperienced teamofpassionate,proactivepeople withfinelytunedprocessescan steeryourvaluableinvestmentintoa profitablefuture
Ourteamworkwithinahighperformanceculture,providingthe utmostcareforourclients,andafocus onachievingoptimumresults
Marketexperienceandmanagement expertisearen’tagiven;they’reearned andachievedundertheleadershipof ateamwhocanchallengethestatus quo Najibpridesitselfonreadingthe market’sebbsandflowstoensureyour propertyalwaysattractsitsmaximum rentalvalue.
Fosteringahumanconnection,our personaltouchpromotesfaceto-facecontact,opensalllinesof communicationandcontributesto buildingrapportandrelationshipswith ourlandlordsandtenants
Directaccesstoavastdatabaseof qualityapplicants,alongwithourstrong digital,socialmedia,andmarketing presencegivesyouassurancewewill keepvacancyratestoaminimum
Withourfinely-tuneddocumentation processes,up-to-the-minutetraining, andasoundunderstandingof legislationfrontofmind,weleavefewer thingsforyoutoworryabout This bringsyouonestepclosertosecuring aprofitablefuturewithasteady investmentreturn
Ourbespokepropertymanagement packagesaredesignedtogive landlordsmorechoice,allowingyouto selectthelevelofsupportthatsuitsyour rentalproperty,yourrisklevel,andhow involvedyouwanttobe
Insidethisinformationpack,you’llfind everythingyouneedtoknowabout NajibPropertyManagement,including ourfees,guarantees,rentreview process,howwesecureandretain qualitytenants,andthekeyprosand consofallowingpetsinyourrental property
Thisisallaimedathelpingyoumake informeddecisionstomaximiseyour incomepotential.
Oneofthemostexperiencedanddiligent propertymanagersinCanterbury,Michelle bringsover25yearsofexpertiseandleadsthe teamatNajibwithprecisionandcare
Leahensuresyourpropertyispresentedhead andshouldersabovetherest Presentation matters it’swhatmakesyourlistingstandout inacrowdedrentalmarket
AsInspectionandMaintenanceCoordinator,Katieplaysakeyroleinensuring propertiesareconsistentlywellmaintained, withissueshandledsmoothlyand efficiently
MichelleFrew SeniorPropertyManager
021432684
michellefrew@najibre co nz
One
TheSeniorPropertyManager appraisesthepropertyforrental Recommendationsaremadeon howtoachieveanoptimalrental result
Four
TheSeniorPropertyManagerbriefs thepropertymanagerandlaunches marketingonlinethroughour prospectivetenantdatabase
Two
Thelandlordcompletesthe ManagementAgreement,sourcing requiredinformationandsignoff
Five
The property manager introduces themselves to the landlord, discusses any special requirements and arranges for the Inspections Coordinator to conduct the first open inspection
Three
TheSeniorPropertyManager arrangesprofessionalphotography, writescopytext,anddiscusses propertypresentation
Seven
Thelandlordfinalisesany outstandingcleaningor maintenanceandhandsthe propertyovertoNajibProperty Management Threefullsetsofkeys andappliancemanualsarealso required Thelandlordclosesoff electricityaccountwiththeprovider (aswellasanyotheroutstanding utilityaccounts )
Eight
Thepropertymanagerdocumentsthe pre-tenancypropertycondition
Six
Thepropertymanagerscreens applicants,makesrecommendationsto thelandlord,andnegotiateswith applicants,asrequired Theyprepare theTenancyAgreement,arrangesignoffwiththesuccessfulapplicant, includingpaymentofbondandthefirst week’srent
Nine
The tenant collects the keys from our office and moves in
Tenantsarejustlikeyou;theywanta comfortable,clean,functionalhome Therefore,howyoupresentyour propertycandetermineyourproperty’s onlinetime,anddeliver-ordeprive-you ofvaluableincome
Preparation,inourexperience,brings thebestprice So,whenitcomesto presentingyourrentalproperty,makeit shine
Animmaculatepropertyinsideandout saysalotaboutyouasanowner,and evenmoreaboutthecalibreoftenant you’llattract
However,ifyoudon’thavethetime,we havetheprofessionalstohelp Wehave anin-housestagingcompanythatcan addflairwithfurnitureforvisualappeal, cleanerstogiveyourpropertyagood going-over,andtradestohandlethose nigglyfixes
Refreshing paintwork, fixing or replacing dripping taps, cleaning gutters, and servicing heat pumps, it all matters Think about installing sensor lighting, or hardwearing laminate floors; all the vitals for low-careandeasyliving
Fromhere,Najibbuildstenantattraction throughitsuniqueandtailored marketingtomaximisemarketappeal andtofeeddemand demandthatwill potentiallyincreaseyourrentalprice
Wehavetheexperience,know-how, andconnectionstomakeithappen, andthriveonworkingwithyoutomake theexperiencenotonlyrewarding,but enjoyable
Ifyoucareforyourproperty,sowillyour income-providingtenant.Andtheywill paywellfortheprivilege
Bestfor
Everylandlordisdifferent Soaretheirproperties That'swhyweofferpackagestosuityou
TenantFinder&Onboarding
Inspections
Forlandlordsonlyrequiring tenantfinding&inspections
Forlandlordswantingfullend-to-end management
Forlandlordswhowantmoreprotection builtin
$59+GST(3-MonthlyInspections)
360Camera-Ingoing/outgoinginspections $99+GST
Tribunalapplication&attendance
FiveGuaranteePromise NotApplicable
Tax-TimeReadyReporting
AnnualRentReview Landlordhandles
Tenantcommunication Landlordhandles
Maintenancecoordination Landlordhandles
3MonthsFreeManagement NotIncluded
$1,200PropertyCredit(first2years) NotIncluded NotIncluded
Westandbehindourservice Ifwefallshort,ourguaranteesaredesignedtoputmoneybackinyourpocket
Goodrelationsstartwithaleadbyexample approach.Butit’salsointerestingtolookatthe varyingcharacteristicsoftenantsandlandlords.
Mutual respect speaks volumes Asset growth and cash flow can be affected by poor landlord/tenant relations with changeover costs adding up!
Thefollowingscenariosoffersome generalstatements,whichmaybe worthconsideringbasedonyourneeds andyourproperty
• A professional couple or individual moving to Christchurch for a short term may not want to tend to gardens
• Along-termtenantstaying foryearsmayseekahigher commitmentofcareand maintenancefromtheirlandlord
• Ahomewithabackyardmay attracttenantswithpets
• Family-sizedhomeswillattract familieswithchildren–potentially leadingtomorewearandtearona property
• A neglected property can attract a poorer calibre of tenant with an unreliablepaymenthistory
• Itisworththinkingaboutthe longevityofyourtenantoverthe prospectofahigherweeklyrent A long-standingtenantwhomaypay lessweeklyrent,butmaintainyour homeasifitweretheirs,maybe morevaluableforthoselandlords whointendonreturningtothe property
• InvestorswhoownCBD apartments/townhousesmay preferahigherweeklyreturnwhile leasingtostudents,butunderstand thepropertymayrequireupkeep morefrequently
Ultimately,yourteamatNajibcare aboutwhatyourneedsareandwill adviseandactionaccordingly
Astheownerofyourproperty,youhavethefinal sayontenantselection.However,itiswiseto considertherecommendationsofyourproperty manager.Theyhaveyearsofexperienceand training,whichmakesthemanexcellentjudgeof tenantcharacter.
Interactionatpropertyinspections givesyourpropertymanageragood feelfortheprospectivetenant
Interestedpartiesarerequired tocompleteadetailedtenancy applicationform,whichincludesrental, employment,andcharacterreferences Sometenantsarehappytoprovide bankstatements,butlegallytheydon’t haveto
Najibverballyconfirmsreferencesand asksqualifyingquestionstoascertain theapplicant’ssuitabilityforyour property
Theymustpasstheincometestaswell asNewZealandTenancyDatabase check GoogleandFacebooksearches canalsogenerateinterestingand influentialresults
Whereappropriate,weencourage landlordstobenegotiablewithpets Thisensuresapplicantswithpetscan beconsideredonacasebycase basis,thuswideningthepoolof prospectivetenantsandenabling thechoiceofthebesttenantforyour property
Whatisthedifference?
Beforeenteringanagreementwithatenant,you mustdecidewhichtermssuityourneeds: Fixedorperiodic.
Afixedtenancyisafixedtermwitha startandanenddate,usuallyovera periodof12months
Theenddateindicatestheminimum lengthoftimethetenantagreestostay intheproperty
Fixedleaseconsiderations:
Suitedtolandlordsand tenantsseekingpeaceofmind andsecurity
Tenantsmaycontributetowards costsofre-lettingshouldthey choosetomoveoutearlier thanagreed
Onceafixedtermends,the tenancywillautomaticallybecome periodic,unlessthecorrectnotice hasbeengiven
Aperiodictenancyoffersflexibilitywith nofixedenddate Forperiodic tenancies,thecorrectnoticeperiod dependsonthereasonforendingthe tenancyandmustbegiveninwriting
Or,inreverse,thetenantgivesyoua minimumof21days’notice(orone calendarmonthifrentispaidcalendar monthly)tovacatetheproperty
Periodicleaseconsiderations:
Tenantscanterminateatanytime (subjecttothe21days’notice period),resultinginanunforeseen vacancy,whichmayoccurduringa slowlettingtimeofyear
Tenantsdonothavetocontribute toanyre-lettingormarketingcosts
Maybebeneficialforlandlords lookingtosell,renovateordemolish inthefuture
WeprepareaResidentialTenancy Agreementcoveringallthedetails, termsandconditionsoftheagreement, whichyourtenantagreestosign You willreceiveafullyexecutedcopyofthe TenancyAgreementforyourrecords
Adetailedreportoutliningthecondition oftheproperty(includingadescription ofeachitemandtheproperty’slevelof cleanliness)isprovidedtothetenant Thetenantisinvitedtoconfirmthe accuracyofthereport Thisreportthen becomesthemeasureuponwhichthe bondwillberefundedattheendofthe tenancy
Landlords/propertymanagerscannot justaddanyconditionstothetenancy agreement Allconditionsaddedmust complywiththeResidentialTenancies Act1986
Generally,alandlordcanonlyadda conditiontothetenancyagreementifit relatestospecificsoftheproperty
Examplesofsuchconditionsare:
• Excludingelementsoftheproperty (eg:fireplaces,rooms,sheds )
• Gardenresponsibility(ifagardener isprovided )
Youwillneedtheequivalentoffour weeks’rentforthebond
Ifapetisapproved,anadditional petbondofuptotwoweeks’rent mayalsoberequired Onlyonepet bondcanbechargedpertenancy, evenifmorethanonepetis approved
Petbondsareseparatefromthe standardtenancybondandmust belodgedwithTenancyServices
ThebondislodgedwithTenancy ServicesandmanagedthroughBond Huborapprovedpropertymanagement software
ThebondisrefundedonlyafterNajib PropertyManagementissatisfiedof thefollowing:
• Thetenanthasvacatedthe propertyandreturnedallkeys (includingduplicates)toNajib
• Afinalinspectionhasbeen completedanditisfavourable withthein-goinginspection report
• All due monies are paid; this means all rent and any other costs,asagreedinthelease
• Anyre-lettingfeesoradvertising costshavebeenfinalised
• Anydamage/cleaningcosts havebeennegotiatedand finalised
Najib Property Management strongly encourages landlord’s insurance cover for tenant related risks and damage to theproperty
Youshouldconsidersufficientrisk mitigationfor:
• Third-partyliabilityincasea tenantdamagesordestroysthe structureofyourproperty
• Thecostofrehousingatenant shouldthepropertybecome uninhabitableduetofireorflood, forexample
• Contentscoverforanyfurnishings belongingtoyou
• Coverforanyclaimsmadebya tenantortheirvisitorfrombeing injuredatyourproperty
Wehighlyrecommendyouseek advicefromaqualifiedinsurance providerorbroker
Undernocircumstancesdowetoleraterentarrears.We communicatedirectlywiththetenantforaspeedyresolutionif theyfallbehind,andliaisewithyouforfurtherinstructionsifthe tenantexperiencesanyfinancialhardship.
WhencanI increasetherent?
Underafixedterm:
• Uponexpiryofthefixedterm
• Whenyouragreementincludesa conditionallowingforarental increase,specifyinghowmuch, whenitistocommenceandhowit willbecalculated
• Thedateoftheincreasemustbe12 monthsafterthelastincrease
• Youmustprovide60days’written noticeoutliningthefulldetails(as above)oftheincreaseinevery instance.
Underaperiodicterm:
• Upongivingyourtenantatleast60 days’writtennoticeandspecifying theamountandcommencement dateoftheincrease
• Thedateoftheincreasemustbe 12monthsaftercommencementof theagreement,or12monthsafter thelastincrease
AtNajib,wehaveadedicatedagent whoconductsallourproperty inspections Thisenablesusto providedetailedreportsandallows ourpropertymanagerstopromptly addressinquiriesandmaintenance issues
Stringentchecks,detailedreporting, andrigorousproceduresareputin placewellbeforeyourtenantsarrive
Anin-goinginspectioniscarriedout priortoatenancycommencing We willthoroughlydocumentthecondition ofyourpropertywithnotesand photographs,whicharecompiledinto theIn-goingInspectionReport
Thisoutlinestheproperty’sfeaturesand itsconditionfromtheoutsetofthe tenancy,includingexisting imperfections,andbothinteriorand exterioritems,suchascarpets,curtains, walls,gardens,andfences
Thisreportisanimportantbenchmark andcanbeusedasevidenceshould therebeanydisputesrelatingto damagethatmayoccurtotheproperty duringthetenancy
Weencouragetenantstothoroughly reviewthereportasitscontentswill formthemeasureattheendofthe tenancytodeterminewhetheraclaim canbemadeagainstthebond
Acopyofthisreportmustbereturned bythetenantwithin14daysfromthe startoftenancy
Howoftenwillyou inspectmyproperty?
Routineinspectionsarecarriedout3monthly,althoughthismayvarywith eachproperty Thisistoensurethatthe propertyisbeingwellcaredforandto adviseonmaintenanceorsafety issues
Wewalkthroughroom-by-room,check foranydamage,andensureitsupkeep andcleanlinessisofanacceptable standard Photographsaretakenof bothinsideandoutsideareastoadvise youofanymaintenanceworkrequired
Acopyofthefullinspectionreportis availableforyourreview
As a landlord, it is your responsibility and your expense to maintain the property
We are here to help you with this in any waywecan
AtNajibweunderstandthatevery landlordmayhavedifferentpreferences whenitcomestothemaintenanceof yourproperty.
Wecaterforlandlordswholiketobe informedforeachandeveryissue; thosewhocanattendtotheirown maintenance,thosewhohavetheirown preferredtradestocallon,andthose whowishforNajibtocoordinatethe entireprocesswithoutinterruptingtheir day
Usingourreliablesoftwareand regularinspectionswithphotographic evidence,costlymaintenancecan beminimised
Ifrepairsarerequiredduetonormal wearandtear,you’llbenotifiedstraight awaywithfixesundertakenatyour expense
Ifatenantdamagesyourproperty (whethercarelesslyorintentionally), theymayberesponsibleforthecostof repairs.
Yourpropertymanagerfacilitates allrepairsandmaintenancethrough ateamoftrustedandqualified tradespeople Whererequired,we arrangequotes,discussoptions andcosts,andkeepyouinformedof progress
Ourlistofpreferredtradeshandles allaspectsofpropertymaintenance Theyarelicensed,insured,andtrusted toprovidegoodqualityserviceforan appropriateprice
Whatisconsidered ‘wearandtear’?
Commonsenseprevails,but legislationallowsfordaytodayliving Afewscuffsorgrazes,andgradual wearofitemsinyourpropertyistobe expected Aholeinthewall,for example,isnotgeneralwearandtear
Youringoinginspectionreportisthe bestmeasuretocomparethe ‘beforeandafter’conditionofyour propertywhilealsofactoringhow longyourtenantstayson
Itmakessensetospendmoney every5-7years,fresheningupyour investment,updatingworn appliancesandfixturestoretain marketvalueandgainthebestrental returnspossible
Doesalandlord maintainthelawns andgardens?
Unlessotherwiseagreed,the tenantisrequiredtomowlawns andweedthegardensasruledby legislation
Regularpruningandhedge trimmingisalandlord’s responsibility
WhydoIneedto provideappliance manuals?
Ifdamageorabreakdownoccurstoan appliancewithouttenantshaving accesstooperatingmanual,orwritten orverbalinstructionsforitsuse,you cannotholdthetenantliableforrepairs, irrespectiveofmisusebyyourtenant
Therefore,asalandlord,itisyour obligationtosupplymanualsto safeguardappliancedamageand minimiseyourrisk
YoucanalsotalktotheProperty Manageraboutsourcinginstruction manualseitheronlineorbyother means
Preventative maintenance (such as gutter cleaning, smoke alarm servicing, and heat pump servicing) is good practice, as it reduces unnecessary risk as well as possible larger issues later This type of maintenance can be programmedwellinadvance.
General maintenance (such as leaking taps, garden pruning, and replacement of tired appliances) needs to be attended to as soon as is practical Your property is the tenant’s home so keeping it in good working order and well-presented shows the tenant you care and sets a good example for the tenanttofollow
Emergencies(suchasbrokenwindows, locks,burstpipes,andgasleaks) needtobedealtwithasapriority Adiscretionaryexpenditurelimit authorisesyourpropertymanagerto makenecessaryarrangementsASAP tominimiserisktoboththelandlordand tenant
Yourpropertymanagerwillcontactyouwell beforeyourtenancylapsestodiscussandplan yournextmove. Whetheryouchoosetorenewwithyourcurrent tenant,seekvacantpossessionyourself,oreven listyourpropertyforsale,thedecisionisentirely yours.
DoIhavetogivemy tenantareasonwhy I’mnotrenewingthe lease?
Yes Ifyouplantosell,movebackin, orseekvacantpossession,the noticeperiodwilldependonthe tenancytypeandreason Najibwill guideyouthroughthecorrect processbeforenoticeisissued
Ifmytenantwantsto leave,howmuchnotice shouldtheygive?
Onafixed-termtenancy,thetenant shouldcontacttheproperty manageriftheywishtoleaveearly, asthisusuallyrequiresagreement fromthelandlord
Onaperiodictenancy,21days’notice isrequired
Whydoesmyproperty managerwantmeto decideaboutthetenancy solongbeforeitexpires?
Weliketostarttenancynegotiations withyouthreemonthspriortothe tenancyexpirydate Thisgivesyouan opportunitytoconsideryouroptions afterwehavereviewedthetenancyand marketconditionsforanypossiblerent increase
Oncewereceiveyourinstructions, wecommunicatewithyourtenantto ascertaintheirplansandcommence thenegotiationprocess
Itisimportanttodiscussyouroptions beforethefixedtermexpires Ifthe correctnoticeisnotgivenwithinthe requiredtimeframe,thetenancymay continueasaperiodictenancy
Whydoesmyproperty managerprovidea recommendation regardingtheincreasein rentamount?
Weconsidercurrentmarketconditions, immediatecompetition,stocklevels, tenantdemand,redevelopment,and social/economicfactors,aswellas specificpropertyfeatures(suchas homeimprovementoradditions)from theprecedingyear
Tenantshavealsobecomemoresavvy seekingextrafeaturesfortheirdollar, especiallywhenthemarketisinan overflowofsupply Thisdirectlyaffects yourpotentialrentincreases
Acombinationofthesefactorscan suggestitmaybemorefinanciallyviable tomaintainanexistingtenant,rather thanhavethemleave,whichcould triggeraprolongedvacancyperiodand potentiallylowerrent
Andwhathappens whenthetenancy expires?
NajibPropertyManagementkeepsin touchwithyouandyourtenantregularly throughouttheendoftenancyprocess. Thismeansyourtenantwillhaveafull understandingofourexpectations onpresentationandcareforthe finalinspectionwellbeforetheystart packingboxes
Ourthoroughexitprocedurescompare theIn-goingReportwiththefinal inspectionreport,whileconsidering reasonablewearandtearoverthe courseofthetenancy
Petsareanimportantconsiderationformanytenants,andrecentchangesto tenancylegislationmeanlandlordsneedtoapproachpetrequestscarefullyand fairly.
Whilelandlordscanstillhavereasonableconditionsaroundpets,decliningapetrequest mustbebasedonagenuineandreasonablereasonratherthanablanket“nopets” approach.
Allowingpetscanprovide advantagesforlandlords,including:
Alargerpoolofqualitytenants,as manyresponsiblerentershavepets
Potentiallylongertenancies,as tenantswithpetscanbelesslikely tomoveduetolimitedpet-friendly options
Responsiblepetownersoftentake greatcareoftheirhomesand gardens
Amorepositivetenantexperience, helpingbuildastronglandlordtenantrelationship.
Everypropertyisdifferent,and petsuitabilityshouldbe assessedcarefully
Considerationsmayinclude:
Thetype,sizeandnumberof petsrequested
Thedesign,ageandconditionof theproperty
Flooring,outdoorareasand potentialwearandtear
Sharedlivingenvironmentsor bodycorporaterules
Anyspecificrisksassociated withtheproperty
Alandlordmayhaveavalidreasonto declineapetrequestincertain circumstances,forexample:
Thepropertyisunsuitableforthetype ofpetrequested
Therearegenuinesafetyorhealth concerns
Abodycorporaterulepreventscertain animals
Theproperty’sdesignorfeatures createanunreasonableriskof damage
Ablanket“nopets”policymayno longerbeappropriate Eachrequest needstobeconsideredonitsown circumstances
Acompliant,functionalsmokealarm isalegislativerequirementandyour responsibilityasalandlord Wecan arrangecompliancecheckswith companiesequippedtoproperly serviceyouralarmandprovidewritten confirmationforyourpeaceofmind, assuranceandriskmanagement
Thefirststepistobookanappointment orgiveusacallbelow.
ph033267914
@hello@najibre co nz 116PeterboroughStreet ChristchurchCentral8013
Withourspecialisedteamofproperty managersworkingalongsidemany salesconsultantsspanningthewider areaofChristchurch,wehavethe agents,auctioneers,andexpertise toprepareyouforyourpossiblenext phase:thesaleofyourhome
Manypropertiesareeasiertosell withoutatenant;however,youare entitledtosellyourpropertywitha tenantinplace Wewillneedtogivethe tenantsnotice,andtheywillneedtoalso agree
• If you have a fixed tenancy in place, the tenant has the right to stay on until their lease ends, unless both the landlord and tenant mutually agree to terminate the agreement Potential purchasers must honour the remainder of the lease and this mayrestrictyourbuyer
• Ifyouhaveaperiodictenancyin place,thenoticeperiodwilldepend onthereasonforendingthe tenancyandmustbehandled correctlyinwriting
Whicheverpathyoutake,you’llcarry theconfidenceofaunited,dynamic, andprofessionalteam,familiarfaces deliveringthesameworld-classservice, technologyandmarketreach,all gearedtowardsthebestresultpossible
Pleasespeakwithyourproperty manager/salesconsultantaboutthe legalities,astheaboveinformationisa generalguideonly
Iinviteyoutocontactmedirectly atanytimeduringtheproperty managementprocess MichelleFrew
SeniorPropertyManager 021432684
michellefrew@najibre co nz
