Each December marks the start of our busy season as we work to renew tenancies for early next year. We end tenancies in what we term ‘peak letting season’, when there is highest demand by tenants looking for properties. This means our clients get the best rent possible and the best tenants possible, because we think carefully about maximising return on our clients investments, and use fixed term leases to great effect. If your property management company doesn’t use fixed term tenancies, or doesn’t end them in the peak season of January to March, you need to be talking to us about getting better rents and better tenants. It can make thousands of dollars difference to your pocket every year.
We are proactive on getting new leases in place for properties. Right now, we are notifying our clients (landlords) about the up-coming end date of their leases, and asking they confirm they are happy for a renewal where we recommend it. Why do we ask? We understand the requirements and restrictions on fixed term tenancies as well as periodic tenancies, and we know sometimes plans change. It is important we are kept abreast of such plans so we can manage the tenancies with our client’s best interests in mind. Does your property management company inform you of upcoming lease renewals, and checks your plans coincide with their planned actions? If not, you know who to call.
Once clients have been informed, we send lease renewal offers to tenants we’d like to have stay on at the property (N.B. not everyone is so lucky to get an offer of renewal – why keep less-than-desirable tenants?), and they have until a certain date to return the paperwork to secure the property for another year. If they don’t, we confirm the end of the tenancy and send them information on what they need to do in order to get their bond refunded in full. We simultaneously advertise the property to minimise vacancy time – there is no point in waiting until the tenants have left. This is another way we maximise our client’s rental income.
It’s a good time of year for you to have a think about your rental property for next year. Would you like it to perform better than it has? Call us now on 04 4711880 to book an appointment to discuss your property management needs, and experience Rental Results Property Management Excellence for yourself.
Residential property management service looking after your properties in Wellington, Porirua, and Hutt Valley. Property experts you can trust to optimise your investment, we free you from the hassles of being a landlord and let you get on with the things you want to do. Claim back your time and your weekends!
Monday, December 16, 2013
Monday, December 9, 2013
Are your gutters clear?
It’s a good idea to check. From the ground you can tell if they need clearing if you can see grass or other vegetation growing in them. Also, if it is raining and water is coming off the edge of the gutter in a waterfall, get them cleared out immediately.
What’s the harm if they are not clear? Blocked gutters can allow water to flow under the roof and get into ceiling spaces and wall cavities, rotting framing and wall linings, causing mould and mildew, and other unpleasant and expensive side effects. Water sheeting off the side of the roof can also undermine your foundation, causing cracks, subsidence, and other issues. Underpinning the foundation is very expensive, so avoid it by clearing gutters.
If your roof is too tall for you to tackle, ask a plumber to do it for you.
Do you have trees and shrubs at your investment properties?
Do you have trees and shrubs at your investment properties?
Tenants may have different ideas about landscaping than you do. To prevent a chainsaw massacre, put a clause in your tenancy agreement that tenants are NOT to trim or remove trees or shrubs. Establishing value of plants is very difficult, prevention is better than cure.
If tenants request permission to trim trees (some will), ask they use Dazzle to mark what and where they want to cut, and email you photos for your consent and to keep a record of what was agreed. If they are serious about doing it, they will comply. If you never hear again, make sure you check on your next inspection that they didn't go ahead anyway. We know a landlord who had the unfortunate experience of a tenant 'trimming' a lovely garden full of established 5-7m high trees with a chainsaw. To waist high. Every single one. Surprisingly, the tenant asked permission and received it first , there was mis-communication about what a 'trim' involved. The garden lost a decade of growth. So use the Dazzle trick to prevent this sort of problem on your property.
Tenants may have different ideas about landscaping than you do. To prevent a chainsaw massacre, put a clause in your tenancy agreement that tenants are NOT to trim or remove trees or shrubs. Establishing value of plants is very difficult, prevention is better than cure.
If tenants request permission to trim trees (some will), ask they use Dazzle to mark what and where they want to cut, and email you photos for your consent and to keep a record of what was agreed. If they are serious about doing it, they will comply. If you never hear again, make sure you check on your next inspection that they didn't go ahead anyway. We know a landlord who had the unfortunate experience of a tenant 'trimming' a lovely garden full of established 5-7m high trees with a chainsaw. To waist high. Every single one. Surprisingly, the tenant asked permission and received it first , there was mis-communication about what a 'trim' involved. The garden lost a decade of growth. So use the Dazzle trick to prevent this sort of problem on your property.
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