Property Management Services

Property Management Services “the key to managing your investment” Southern Suburbs Realty Licensed REAA 2008 Contents • Introduction of the Team •...
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Property Management Services

“the key to managing your investment” Southern Suburbs Realty Licensed REAA 2008

Contents • Introduction of the Team • The Property Management Process • Why Do I Need A Property Manager? • Our Fee For Service • Repairs and Maintenance • Important Information For Owners

The Key To Managing Your Investment Our Property Management Team Harveys No 1 Property Management Team offers a wide range of resources, plus the opportunity for you to tap into our wealth of knowledge and expertise. Our multi talented team comprises of specialists in all facets of our complex field.

Darren Brady – CEO – Southern Suburbs Realty Ltd

Darren started his real estate career in 1994 in Australia working for his family company, The Professionals Everton Park in Brisbane. There with his father Keith and brother Brian forged a dynamic business covering all facets of the Real Estate business, now it is one of the leading Real Estate companies in Brisbane and has been the Number One Professionals office in Queensland for the last 16 years and in the Top 5 Nationally. Darren has involved himself in all facets of Real Estate starting in Property Management, moving into residential sales and management of the sales team and then moving into projects, later managing a large team handling most major residential developments on the north side of Brisbane. Darren moved to New Zealand after being offered a position with the then Harveys Corporation as an Area Manager for West Auckland, having the responsibility of the day to day running of five offices, Auction calling and procurement of property and developments to sell. In August 2000 Darren entered into partnership with Colin Varney to purchase the Harveys Real Estate offices in South Auckland, these offices have been well entrenched in the Top 5 in the country with all three receiving numerous awards. Darren’s current role within Southern Suburbs Realty Ltd is as its CEO, managing the sales staff, and the Property Management Division. The Property Management Division is an integral part of his real estate business. His commitment to providing resources coupled with obtaining people of the very highest calibre has resulted in a Property Management business of true quality. In addition to his success of the Property Management division the sales office has received numerous awards. In 2006 he received the Business Owner Of The Year Award. We mention our success not to boast but to further reassure you that you are appointing an agency of experience, proven results and a true focus on the most important facet, your property and you.

Our Property Management Team Our team of Property Managers have a true passion for property management. Totally focused on ensuring our clients investment not only achieves optimum results, but ensuring our clients are kept fully informed on both the status of tenancies and the property. Our Property Managers posses a meticulous “eye” for detail which is integral in assisting with your property achieving an optimum return. Our team simply delivers excellence within the ever challenging Auckland market place. The whole team will be instrumental in ensuring that your property is managed effectively with a key focus on maximising your assets potential.

Why Do I Need A Property Manager Managing your own rental investment may sound like an easy way to save a few dollars, but that view is often short sighted and unfortunately could cost you real money in the long run. There is little point in avoiding a nominal, tax deductable management fee if it costs you thousands of dollars in unpaid rent or malicious property damage. Harveys manage a large number of residential properties, the information received provides us with the most up to date KPI’s enabling us to accurately monitor market demand and correctly appraise your property’s rental value, ensuring you maximise the return on your investment. And of course, you receive the dedicated efforts of a team determined to ensure your rental property is well cared for and maintained. By contracting Harveys No 1 Property Management Team you give yourself peace of mind. Any weekend telephone calls to fix leaky plumbing go to your Property Management Team - NOT yourself. Finally, there is much to be gained from placing your rental property in the hands of professionals who understand terms such as “tenant obligations” and are well versed in the legal rights of tenants and landlords as represented in the Residential Tenancies Act (1986). We invite you to read on and discover more about the benefits of employing Harveys No 1 Property Management Team to manage your rental property and we look forward to discussing your requirements in the very near future.

The Property Management Process Tenant selection is most important to the investment return on your rental property. Generally, Harveys has a greater number of people seeking rental accommodation than we do available rental properties. This means we are able to maintain a vigilant qualifying process to ensure we place responsible well performing tenants in your property. In the process of qualifying tenants we check current and previous rental histories, employment status and character references. Some tenants do not have rental references for various reasons, however we always ensure that we have at least two good references for tenants. This approach has proved to be a prudent approach in the past in limiting the risk to you and your property. Once we have found a tenant for your property, we prepare an initial “Property Condition Report”, this is signed by the tenant and Harveys Property Management at the commencement of the tenancy and ensures the property is vacated smoothly when the tenancy ceases. The new tenant pays a bond, this is held by the Department of Building and Housing - Tenancy Services throughout the period of the tenancy, it is returnable to the tenant after the Harveys property manager has carried out a final inspection of the property and found it satisfactory. We strongly advise routine inspections be performed on a regular basis as tenant circumstances can change mid stream so keeping one step ahead of potential problems is always helpful. Our inspections occur every 12 weeks unless we have taken over a management from another company, in this case we will schedule an inspection within the first two weeks and then they will fall into our regular cycle. In addition the property is inspected at anytime a tenant vacates. These inspections are FREE OF CHARGE. By carrying out regular inspections potential problems can be found early and rectified.

Management Duties Property Management is broken into two areas: Management Duties and Leasing Duties Management Duties Leasing Duties a) Arrangement of all repairs a) Advertising of the property b) Regular scheduled inspections b) Viewing of the property c) Preparation of monthly statements c) Screening prospective tenants (including credit and d) Issuing notices per Residential Tenancies Act 1986 reference checks e) Arrears control d) Collection of bond (minimum 3 weeks) f) Collection of rental monies and remittance to owner e) Signing of tenancy agreement and auto payment form g) Payments of accounts as instructed f) Arrangement of Property Condition Report and Photos h) Constant liaising with tenants i) Communication with trades people in regards to maintenance and other general property matters j) Inventory preparation

ALL AT NO EXTRA COST TO YOU

Our Fee For Service

Our Fee For Service Residential Management Fee 8.5% (plus GST) on rent collection only plus an administration fee equivalent to one weeks rent to cover the cost of all administration duties (advertising, inspections, maintenance, credit checks Department of Building and Housing checks, landlord checks, court hearing attendance, tenancy tribunal application fees, water invoicing, collection of arrears and management, viewings: new tenancy, automatic payment and bond lodgements, rent reviews half yearly, arrangement of sales appraisals, arrangement of property valuations, eviction process and arrangement of bailiff, sourcing of potential investment purchases, legislation updates, rent appraisals, information evenings) to be paid at the commencement of your management and annually thereafter. Arrange Repairs All approved invoices / accounts received by Southern Suburbs Realty Ltd on your behalf will be deducted from the rent collection Property Condition Report (PCR) Inclusive - our property condition report is comprehensive and this document is completed at the commencement of a management, it is updated after each tenancy. The PCR is an important document as it is the only true record of the condition of the property. A tenants bond inspection is always based on this document. Final Bond Report & PCR Update Inclusive - a thorough inspection is completed at the end of the tenancy and the PCR is updated.

Routine Inspections Inclusive - we carry out an inspection on a quarterly basis with an initial inspection after the first twelve weeks of a new tenancy. A detailed report is provided to the owner. Repairs and Maintenance We have a list of regular tradesmen who offer competitive prices to cover routine maintenance matters and we find them very reliable. Whilst we endeavour to contact owners regarding maintenance for smaller matters it is often preferable to give your property manager authority to use our discretion which allows us to authorise repairs equivalent to the amount of one weeks rent. Emergency repairs that require urgent attention are dealt with immediately but we will always try to matters.

contact owners to advise of such

The majority of agencies charge additionally for disbursements and the like. Our fee is all inclusive, therefore you have piece of mind that any repairs required are at actual invoice cost, we gain no financial reward from this repair incurred and will pass the cost on to you accordingly without “add ons”.

Important Information For Owners Inspections Owners are welcome to inspect their property at any time up to a maximum of one inspection per month. However, for owners to have access (and agents for that matter) they must give the tenants a minimum of 48 hours notice in writing. We suggest that owners contact us two weeks prior to their inspection date to allow us to arrange this properly. Monthly Disbursements Owner’s proceeds and statements are prepared on the closest working day to the first day of each month and for those on mid month to the closest working day to the 15th of the month. Disbursements are deposited into bank accounts through on line banking between the 2nd and the 5th working day of that said month. This allows any rent payments via cheque to clear. Statements will be posted or emailed at that time. Rent Arrears As provided for by the Residential Tenancies Act (1986) we are able to issue rental arrears notices upon tenants missing rental payments. The preliminary notice is usually issued within the first 7 days of the rent being unpaid. Next is a “10 day Notice”. Should the rent still remain unpaid at 15 days an application is made to terminate the tenancy which would be lodged with Tenancy Services. Please note a termination cannot be enforced unless the tenant is 21 days or more behind with the rent.

Important Information For Owners Letting Fee Equivalent to one weeks rent plus GST. This is currently paid by the tenant at the commencement of the tenancy). Property Condition Report - Inclusive Our property condition report (PCR) is comprehensive and this document is completed at the start of a new tenancy. Property Condition Report - Inclusive Our property condition report (PCR) is comprehensive and this document is completed at the start of a new tenancy. Transferring From Another Management Company Should you choose to appoint our team to manage your property all we require you to do is to sign a prepared release form giving your current agent their appropriate notice period and we will look after everything else, this will ensure a seamless transition for all parties involved.

Important Information For Owners Rent Increases 60 days notice must be given to tenants in writing of a rent increase and it will only be applicable to a periodic tenancy unless there is a rent review clause in the fixed term lease. Rent increases can be made at the time of a lease being renewed. Tenant Selection As mentioned earlier, Harveys has strict procedures when it comes to qualifying prospective tenants. These include extensive checks of current and previous rental history, employment status and character references. We always ensure we have at least two good references for tenants. Landlords should note that it is against the law to discriminate against people who have children though it is possible to request no smokers. Please Note Despite our efforts to confirm positive references, Harveys can never guarantee a tenancy will be problem free, we will do our utmost to ensure it runs smoothly within the parameters of the Residential Tenancies Act (1986). It is also important to ensure that the information you supply to us is correct and that we have contact numbers in the event of an emergency.

Awards • 2006 Business Owners Of The Year • 2007 Papakura Office - Top Office for number of sales • 2009 Top Property Management Office • 2011 12th Office Overall in New Zealand • 2011 2nd Best Property Investment Management Office – New Managements April to June • 2011 3rd Best Property Investment Management Office – Income April to June • 2011 2nd Best Property Investment Management Office – Income Growth July to September • 2011 2nd Best Property Investment Management Office – New Managements July to September • 2012 Category 1 for Property Management Net Profit

Our Team Director / CEO

Darren Brady

(09) 298 4000 mobile

021 635 583

General Manager

Tracey Worthington

(09) 298 4000

mobile 021 770 180

Property Manager

Kelly Brady

(09) 298 4000

mobile 021 773 270

Property Manager

Sharon Morton

(09) 298 4000

mobile 021 770 653

Property Manager

Sonia Kowalski

(09) 298 4000

mobile 021 772 826

Letting Agent

Morgan Brady

(09) 298 4000

mobile 021 720 447

Accounts

Anne Andrews

(09) 298 4000

With your authority, we can take the next step and start bringing, people and property together!

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