The property management process
LEGISLATIVE COMPLIANCE
At the outset, your property must meet all tenancy legislation requirements, including Healthy Homes standards( heating, insulation, ventilation, etc.), working smoke alarms, and any relevant building or council regulations to ensure it is suitable for longterm rental. Find more details on these requirements on page 15.
SETTING THE RENT
We aim to achieve the best possible market rent for your property by assessing current demand, comparing similar listings in the area, and reviewing official rental statistics. We recommend reviewing the rent annually to ensure it remains competitive. If an increase is proposed and agreed upon, it must be provided with at least 60 days’ written notice, and can only occur once every 12 months- and not within 12 months of the tenancy start date.
MARKETING YOUR PROPERTY
Ray White uses proven marketing strategies to secure high-quality tenants and minimise vacancy periods. Properties are listed quickly across all major platforms including Trade Me, realestate. co. nz and Ray White’ s websites, ensuring maximum exposure. Additional marketing can include weekly rental brochures, inter-office referrals and access to a national tenant database to match listings with qualified applicants fast.
TENANT SELECTION
We follow a thorough screening process that includes identity verification, comprehensive credit and background checks, and references from previous landlords. Each applicant is assessed not just on their history, but also on their suitability for your property based on our professional judgement. Importantly, we strictly adhere to the 2019 Privacy Commission guidelines, ensuring all information collected is relevant, necessary, and handled lawfully.
While we provide clear recommendations, the final decision always rests with you. Our goal is to help you secure reliable tenants who meet their obligations and treat your property with care.
TENANCY AGREEMENT, BOND AND INITIAL INSPECTION
Once a suitable tenant is selected and approved, we prepare a thorough Tenancy Agreement that outlines the key terms of the tenancy. This includes agreed rent, payment frequency, bond amount, responsibilities for maintenance, and any special conditions. The agreement is signed by all parties and becomes a legally binding contract that sets the foundation for the tenancy.
Before the tenant moves in, we collect the bond- typically the equivalent of four weeks’ rent- and lodge it with Tenancy Services, as required by law. We also conduct a comprehensive initial property inspection, documenting the condition of the home in detail, including written notes and photos. This inspection provides a vital reference point for any future discussions around wear and tear, damage, or end-of-tenancy expectations.
RENT COLLECTION AND ARREARS MANAGEMENT
Ray White operates under a zero-tolerance policy for rent arrears, using daily bank reconciliation. Should issues arise, we immediately follow up with the tenant by phone or text, then move through the required breach notices and Tenancy Tribunal application process( where necessary) to protect your income.
ROUTINE INSPECTIONS
Properties are recommended to be inspected at least quarterly, with comprehensive reports provided. Insurance policies often require a specific inspection frequency, so it is crucial to align this with your required terms.
LANDLORD INFORMATION GUIDE 11