Information for tenants and prospective tenants
If you are a prospective tenant looking for a rental home in Warkworth we invite you to register your name and particulars with us by completing the on-line Tenancy Application form on this site.
We wish to make it clear however that by accepting your registration Ray White is not entering into any sort of contractual relationship with you to find you a rental home. Our obligations as a provider of Property Management and Letting Agency services are to our homeowner clients (our Principals) with whom we enter into a written agency contract to perform certain tasks on their behalf, one of which is to find suitable tenants for their properties (a ‘tenant finding’ service).
In order to fulfil these ‘tenant finding’ obligations we have established a ‘Prospective Tenants List’ and all the tenancies that we arrange are selected from the list. When prospects register with us they do so solely in order to be considered as a tenant for one of our properties and our only obligation to the prospective tenant is limited to this consideration.
How do I view a property that I am interested in?
Every property listing under Available Rentals includes phone and email contact details for the Letting Agent. They’ll be happy to arrange a viewing for you.
Registration and Interview
In order to join our ‘Prospective Tenants List’ we invite all prospective tenants to register with us either by completing the relevant form at our office or by using our ‘on-line’ registration form. Interviewing can be done at the property viewing, at the office or if the prospect lives out of town, via telephone, or overseas via email.
At this interview the potential tenant is asked to supply a valid (preferably photographic) ID and any written rental or workplace references that they may possess. We enquire about their circumstances, their reason for leaving their current address, where they have been living for the last two years, who will be living with them and, we also cover such topics as ownership of pets and smoking habits.
Following the interview we make further enquiries about the prospect by contacting their previous landlords and by conducting credit checks and any further reference checks that we deem necessary. Tenants need to be aware that the more information that they can supply us, in respect of past tenancies and landlord contacts, the more likely they are to be considered for one of our properties. Our assessment of merit is based on this information.
Quoting the Property
When a property becomes available for letting we search the Prospective Tenant List and notify prospective prospects either by telephone or via email, if the property is within their requirements. If they express an interest in the property we will make arrangements to show them through. It is quite common for us to have up to a half dozen or so interested parties inspecting the property at any one time.
The final selection of tenant is most often done in consultation with the property owner and is based entirely upon merit. In order to make this merit judgement we review the information gained from the registration form, the interview, the tenancy and workplace references and the credit checks and apply it to a variety of criterion of which the ability to pay rent regularly and on time and the ability to look after and care for the rental property are paramount.
We should make it clear that we will not accept any instruction from homeowners that may contravene the Human Rights Act or any other enactment that could compromise the health, safety or wellbeing of future tenants.
Updating the List
Prospects are normally kept on our list for between four and six weeks and at any one time there may be between 25 – 30 names on it. Updating our list is a daily activity with new registrations being added and older registrations being deleted. In order to ensure that a registration is held on our current list we ask prospects to phone in from time to time and leave a message. Clearly, with such large numbers of prospective tenants in the market for rental properties, it is just not practical or feasible for our property managers to personally attend to all unsolicited phone calls or visits to our office. Contact with our property managers is generally by appointment only and can be made through the appropriate Property Manager.
You may well ask if Ray White is working for the property owner, how come the tenant pays the agent a letting fee?
Current legislation (RTA Section 17 (4) (c)) entitles the agent to charge the tenant a letting fee, usually of one week’s rent (plus GST), even though the agent may be performing the service solely on behalf of the owner.
How much do I pay to move into a property?
Usually around Five weeks’ rent.
1. The first week’s rent
2. One week’s rent plus GST (15%) as a letting fee
3. Three weeks bond – in some cases four weeks bond will be charged.
Note: Under the Residential Tenancies Act up to 4 weeks’ bond can be charged.
Do I need to pay GST on rent?
No. You only pay GST on the letting fee. All rent after that is GST free.
Do I need insurance?
Yes, you will need to take out personal contents insurance as the landlord’s insurance will not cover your possessions.
How do I pay my rent?
Automatic Payment: Your Property Manager will give you an automatic payment form and once completed, they will lodge it with your bank for loading before the day the automatic payment is due to commence.
Cash: We do not encourage cash payments. However, please discuss this with your property manager should you wish to pay your rent by this method.
What does Ray White do if I do not pay my rent?
Ray White Bogue has a zero tolerance for rent arrears. If you are 1 day in arrears, a phone call is made or txt is sent informing you that a payment has been missed with a follow up letter. If no payment is received by day 3 then another phone call and letter is issued. If by day 7 you have still failed to pay the missed payment in full or come to a payment arrangement then, a 14 day notice is issued advising you that you are in breach of your Tenancy Agreement and in most cases it is at this point that an application to the tenancy tribunal is made. Rental payments are required to be paid in advance.
Ray White Bogue has the right to make an application to Tenancy Services at the same time the 14 day notice is sent to you and a mediation or hearing will be scheduled through Tenancy Services for you and the landlord (your property manager) to have their case heard. This will result in either owed rent to be paid and/or the tenancy terminated.
What do I do if something on the property needs repairing?
Fill in a maintenance request form by visiting our websitewww.warkworthpropertyrentals.co.nz under ‘renting’ there is an ‘on-line’ Repair Request or by completing the form at reception in the Warkworth office. A contractor will be organized and you will be contacted to arrange a suitable time for them to come around and do the work needed.
What do I do if I have any complaints about work not being completed or if I feel I have been treated unfairly?
Contact your Property Manager to discuss your concerns and issues. If you are not satisfied with the outcome contact the senior property manager Nicole Banks on (09) 425 1611 and she will assist you.
How often can my rent be increased?
Under the Residential Tenancies Act rent cannot be increased more than once every 180 days, and the landlord must give the tenant 60 days written notice of this increase.
How often can the landlord inspect the property?
Under the Residential Tenancies Act a Landlord is not permitted to inspect the property more frequently than four weekly, however, as a rule though, we recommend at least 3 inspections a year. The landlord must give 48 hours’ notice of any inspection. Inspections can only be carried out between 8.00am and 7.00pm.
How often will you inspect the property I am renting?
Most properties we manage are inspected about every 3 or 4 months. If the owner wants more or fewer inspections, though, that’s their choice. A comprehensive report, including any maintenance issues, is sent to the owner after each inspection.
What happens if the owner decides to sell the property?
You will be sent a letter telling you of the owner’s intentions. Your Property Manager will discuss suitable access for potential buyers and, with your agreement, form a plan for this arrangement.
If the property is sold and the buyer requires vacant possession, you will be given 42 days written notice. If you decide to leave earlier you are bound by the Residential Tenancies Act to give 21 days’ written notice to the landlord.
In many cases buyers are pleased to keep you on as a tenant, so it is important to talk with your Property Manager before making a decision about staying or leaving.
How much notice do I have to give if I want to move?
21 days written notice is required for a periodic tenancy. You are bound by the Residential Tenancies Act to pay rent up until this date – the only exception being if the property can be re-tenanted beforehand. The landlord cannot double charge rent on a property.
If you are on a fixed term tenancy with a finite end date then you will need to discuss with your property manager how you can end your tenancy. In many cases you will be liable for rent up until a new tenant is found for the property.
How do I give the keys back when I leave?
Your Property Manager will arrange a time to inspect the property for the final bond inspection. At this time you are expected to hand the keys back. In many cases the Property Manager may arrange for you to drop the keys back into our office.
How do I get the bond back?
After the final inspection, your Property Manager will arrange the release of your bond unless there has been damage to the property or the rental account is not up to date. In those cases, they will claim either all or part of the bond for the owner
What do I do if I have any complaints about my Property Manager?