Landlords FAQ

Contact Shoreline Property Management to arrange a convenient time for one of our property managers to come and give you a rental appraisal.  Our local property experts will assess your property and give you a guidance on achieving the maximum return on your investment, determined by current market trends and the rent levels for other similar nearby properties.

As part of our property management services, we carry out inspections before and after the tenancy.  We also conduct regular inspections every 3 months during the tenancy to ensure your property is well looked after by your tenants and anything that needs to be repaired or replaced are taken care of. If you would like us to conduct more regular inspections during the tenancy, you may contact us to discuss your needs.  Following an inspection, we provide you with a full report.

Yes, since 1 July 2016, working smoke alarms or detectors are compulsory in all rental homes.  New smoke alarms must be photoelectric and have a long battery life, or be hard-wired. They must be suitable for the property and fitted in the right place. You must also get your smoke alarms checked to ensure they work properly.

For more information, please visit www.tenancy.govt.nz

Since 27 August 2019, landlords must provide insurance information in any new tenancy agreement, including whether the property is insured, and the excess amount of any policies relevant to the tenant’s liability for destruction or damage.

If the rental property is part of a body corporate, landlords will need to include insurance information that is relevant to the tenant’s liability for damage to both the rental property itself, and the shared facilities.

Landlords will also need to include a statement informing tenants that a copy of each insurance policy for the property is available on request, unless copies have already been provided.

Since 1 July 2016, landlords must provide prospective tenants with an Owners Insulation Statement. This gives details of the insulation in the property.

Since 1 July 2019, all rental properties must have ceiling and underfloor insulation where it is reasonably practicable to install.

-1 July 2019 | Ceiling and underfloor insulation (unless impracticable to install, or other very limited exceptions).
A Landlord’s Statement is required with all new or varied tenancy agreements:
– stating what insulation is present in the house, where it is and in what condition.
– stating that the home will comply, or already does comply, with the Healthy Homes Standards.

-1 December 2020 | A Landlord’s Statement is required with all new, varied or renewed tenancy agreements (unless it is a fixed-term agreement ending prior to 1 July 2021) as to the current level of compliance with the Standards.

-1 July 2021 | Landlords must ensure that all rental homes comply with the Standards within 90 days of any new, or renewed, tenancy and with a Landlord Statement with details of the compliance.

-1 July 2024 | All rental homes must comply with the Standards, regardless of when the tenancy began.

We offer two types of tenancy agreements – Fixed-Term and Periodic Tenancy Agreements. A fixed-term tenancy has a set start and end date and can be converted into a periodic tenancy. Neither the landlord nor the tenant can terminate a fixed-term tenancy early unless both parties agree to the early termination. We generally aim for a minimum 12 months Fixed Term Tenancy, which provides both the landlord and the tenant with security and stability.

The Bond we charge is equivalent to 4 weeks rent. We only accept the Bond to be paid as cleared funds, and until all the funds are received (i.e. Bond & one week rent in advance) we do not sign the tenancy agreement with the tenant. The Bond is receipted by us and lodged with Tenancy Services. We will send a confirmation letter to the tenant and a Bond Lodgement Form to Tenancy Services.

We carry out inspections every 3 months during the tenancy to check there is no damage and that the tenant is keeping the property clean and tidy. If there is a need for repairs or cleaning due to the tenant’s lack of care, then we notify the tenant to repair or tidy the property.  The tenant is liable to fix the damage they caused. Our property managers will visit the property again to review the repair or cleaning and to ensure that it meets our standard. A typical tenant authorised repair is a broken window.

Shoreline Property Management can arrange repairs to be carried out on behalf of the tenant if required. We then reimburse the fees from the tenant.

If there is an item or area in the property that requires replacing or repairing through fair wear and tear, then we can organise a maintenance team to carry out the work required.

If the tenant intentionally damages your property, they must report it. The tenant can be asked to repair the damage or pay the cost of replacement or repair. If a tenant causes careless damage, they are liable for up to four weeks of rent or the landlord’s insurance excess, whichever is lower. Tenants are not responsible for damage from burglaries, natural events, and fair wear and tear.

A detailed rent statement is naturally part of our service. It is sent automatically by email to you every month.

Yes, we can whilst your property is on let. Please inform us in writing and redirect all invoices to our PO Box.

Where the water supply is from a tank, the landlord should provide a full tank at the start of a tenancy. The tenancy agreement should record that the tenant will arrange and pay for any tank refills required as a result of their water use.

Water tanks should be an appropriate size. For example, an average-sized house should have a tank of about 5000 gallons (22,500 litres). The tank needs to be properly connected by a guttering system to a roof of reasonable size, so the tank will be topped up from time to time by rainwater. There should be no leaks or contamination.

The pump is an essential part of a tank water system. Provided the pump is subjected only to normal wear and tear, its maintenance is the responsibility of the landlord. If tenants cause damage to the pump, for example by letting the pump run when the tank is empty, they may be held responsible for this. It would be a useful precaution for the landlord to provide written instructions and explain how the water system works.

We can provide you with an end of year summary statement upon request, making it easy for you and your accountant to file your annual income tax return.

Shoreline Property Management will pay you half monthly or monthly, whatever suits you best.  We will transfer the rent directly into the account of your choice after deducting our commission and any outgoings or fees (e.g. maintenance work fees). You’ll receive a detailed statement that explains the income and expenses at the end of each month.

For fixed-term and periodic tenancies, rent increases are limited to once every 12 months, unless there are special circumstances. A tenant must be given written notice of a rent increase with the appropriate amount of notice before the new rent amount is due.

The law does not place a limit on the amount of rent that can be increased. However, if you are charging a lot more than similar properties in the area, the tenant can apply for a market rent review from the Tenancy Tribunal.

It is our goal here at Shoreline Property Management to maximise your return on investment and fill your vacant property as quickly as possible. We market all our properties on our website, TradeMe and social media platforms, providing your property with maximum exposure and ensuring the best possible tenant is secured with the best possible terms.  Our average list to let time is 14-28 days, so make sure your property is ready for your new tenant!

Usually, the tenant would have set up automatic rent payment with their bank, and we can quickly identify any overdue payments. As soon as your tenant’s rent is in arrears, we will contact them either by phone or email and discuss the situation with them. If in the circumstance where we have to escalate to the mediation process or the Tenancy Tribunal, you will not be charged for our time in resolving the matter.

Yes. We aim to take the stress of property management away from your hands, which means we will handle all the repairs and maintenance when you live overseas. We have a strong network of reliable tradespeople, plumbers and electricians who we have worked together for many years. So you can trust us with all repairs work. Or you can reference your preferred tradespeople to us, and we will contact them when required.

Usually, this is your responsibility as the landlord and property owner

If you are listing your property in the market for sale, you must tell the tenant in writing. However, you may not ask your tenant to leave if they are on a fixed-term tenancy and did not agree to end the fixed-term early. For more information, please visit www.tenancy.govt.nz

You will also need to discuss with your tenant about access to the property for professional photography and open home times. Therefore, you, your real estate agent, your tenant and our property managers all must work together to ensure a smooth and stress-free process. You may consider reducing the rent for the tenant during the property selling period to ease the stress on the tenant. 

You need to give the tenant appropriate notice before you enter the property.