Q1. Do I have to pay a fee if I rent a property through your company?
Yes. The letting fee is the equivalent of one weeks rent + gst.
Q2. Is that all I have to pay before I can move in?
No. You will be required to pay one week rent in advance, the letting fee plus the bond
Q3. How much bond do I have to pay?
Waikato Real Estate Limited requests 3-4 weeks bond.
Q4. What happens to my bond?
The bond is lodged with the Bond Centre who holds it in trust. Waikato Real Estate Limited may make a claim against the bond for any of the following reasons - rent arrears, damages, Outstanding water accounts, cleaning, lawns and gardens, rubbish removal. If you and Waikato Real Estate cannot agree on the amount being claimed, either of you may apply to the Tenancy Tribunal to resolve the matter.
Q5. How much notice do I have to give if I want to end the tenancy?
That will depend on whether the term of your tenancy is a Fixed Term or a Periodic.
What's the difference?
A fixed term tenancy cannot be terminated by notice by either yourself or Waikato Real Estate Limted. It has a start and finish date and you will be responsible for the rent for the entire term of the tenancy. However, if both parties agree the tenancy can be terminated sooner.
A periodic tenancy can be terminated by notice. You are required to provide Waikato Real Estate Limited with 21 days written notice.
The landlord must provide you with written notice -
42 days if he or any of his family require the property for their own use.
42 days if the property has been sold.
90 days for any other reason.
If you wish to vacate before either the 42 or 90 days it is important to know that you are still required to provide the landlord with 21 days notice.
Q6. Can the rent go up during a tenancy?
Fixed Term Tenancy: Yes, but only if it is written into the Tenancy Agreement.
Periodic Tenancy : Yes
For both of the above the landlord must provide you with 60 days notice of the increase. The rent cannot be increased within 180 days after the date the last increase took place or from the start date of the tenancy.
Q7. Can the Landlord sell the property if I have a Fixed Term Tenancy?
Yes, the landlord has the right to list his property for sale regardless of the term of the tenancy.
However you will be entitled to remain in the property for the duration of the fixed term. This term may be extended if you and the new landlord agree. Waikato Real Estate Limited will negotiate with the landlord on your behalf to reach a mutual agreement.
Q8. Can I have flatmates?
Yes, as long as the number of people in the property does not exceed that stipulated on the Tenancy Agreement.
A flatmate is not legally responsible for the tenancy. The only persons who are liable are those who are specifically named and have signed the Tenancy Agreement. It is common practice for more than one person living in a property to sign the Tenancy Agreement. This makes them all jointly and severally liable for meeting the terms of the agreement.
Q9. What about sub-leasing?
Waikato Real Estate Limited Tenancy Agreements do not permit subleasing or assigning of a tenancy.
Q10. One of our flatmates has left. Can I change the locks?
Not without the consent of Waikato Real Estate Limited. If it is agreed then you are obliged to provide Waikato Real Estate Limited with a set of the new keys.
Q11. When can a property manager enter the property and how much notice am I entitled to?
Notice for access varies as follows-
If you agree, Waikato Real Estate Agent can enter the property immediately
For the purpose of carrying out a routine inspection 48 hours.
For the purpose of carrying out necessary repairs or maintenance 24 hours
For the purpose of showing the property to prospective tenants, purchasers or a registered valuer by consent (which cannot be unreasonably withheld)
Q12. What should I do if I am temporarily unable to pay my rent?
The most important thing to do is to contact Waikato Real Estate Limted as soon as you are aware there will be a problem with your rent payment. Simply ignoring the problem will not make it go away and very likely cause us concern and commence breach and eviction proceedings.
Q13. What about things that need fixing?
It is your responsibility to notify Waikato Real Estate Limited as soon as possible of any repairs or maintenance required so we can take the necessary action.
Q14. What documents should I, as a tenant, be given before I move into the premises?
The following items are required:
- Copy of the Tenancy Agreement
- Statement of Condition Report - to be checked, completed, signed, then returned to the office within 7 days
- Receipt for initial rent amount, lease fees and bond monies
- Photocopy of all access keys and remote controls (if any)
- Emergency contact number details
Q15. What does a property manager do?
A property manager acts as the landlord for the owner of the property. Tenants contact the Property Manager to view properties, sign a tenancy agreement and make them aware of any maintenance or emergencies. Property Managers inspect the property regularly to make sure it is in good condition and report back to the owner.
Property Managers collect the rent from you and pass it onto the landlord. They also will handle any breaches of your agreement and take you to Tenancy Tribunal on behalf of the owner if necessary. You will NOT need to contact the owner directly about anything unless the property manager role was simply to find tenants and sign them up (tenant finding service). In this case, the owner will manage the relationship with you themselves and you will be given their contact details.
Q16. What do I have to pay before I move in?
The first week's rent in advance , the letting fee, and the bond.
Q17. How much is the bond?
Usually three to four week's rent. The bond is held in trust by the Bond Centre
Q18. What happens to my bond at the end of the tenant?
It is returned to you less any claims the landlord makes against it such a damages, arrears, cleaning etc.
Q19. What is the difference between a fixed term and a periodic tenancy?
A fixed term tenancy has a start date and a finish date you are responsible for the rent for the entire term of the tenancy it can only be terminated by mutual consent.
A periodic tenancy can be terminated by notice you must give the landlord 21 days written notice, the landlord can give you 42days notice, if the property has been sold or they require it for their own or family's use (if you which to vacate prior to the 42days you have to give 21days notice) the landlord can give 90days notice for any reason at all.
Q20. When can I get the keys?
When all payments have been made and the property is ready, this depends on the vacate date of the previous tenant but we aim for midday on the day of the start of the tenancy.
Q21. Can the rent rise during my tenancy?
Fixed Term: No, Unless it is written into the tenancy agreement. Periodic: Yes
However, the rent cannot be increased within 180 days of the start of a tenancy or within 180 days after the last rent increase. The landlord is required to give 60days notice of the increase.
Q22. How often do you inspect the property?
Usually every 3 -4 months (there is no legal limit on the times we can inspect ) we are required to give you a minimum notice of forty eight hours inspections are carried out between 9 – 5pm. Mon – Fri.
Q23. Do I have to be there when the property is inspected?
No you do not have to be present, we will endeavour to give you an approximate time we will be there and leave a note or a card, you will be mailed out an inspection notice.
Q24. What do I do if something needs repairing?
You can fill out a repair request form or Email or phone your property manager, they will organise a contractor to do the repairs at an appropriate time.
Q25. What happens if one tenant leaves?
Notify your property manager immediately to take the necessary steps.
Q26. What happens if I lock myself out of my property?
If you do this during office hours, you may be able to arrange to pick up a key. If outside office hours, you will need to arrange a locksmith to unlock your door for you.
Q27. What happens if I lose the keys?
If you lose keys to your property, you may need to pay for the cost of replacing the locks and having all keys re-issued. You should not replace locks without our prior consent. Please discuss with your property manager as soon as you realise your keys are missing.
Q28. I want some independent advice on my rights as a tenant. Who can help me?
Tenancy Services through the Department of Building and Housing offers unbiased advice to tenants and landlords. If you need help with any tenancy issues we recommend you call them on 0800 83 6262.
Q29. What do I do if I have a complaint about my Property Manager?
Contact the General Manager, Michael Murray on 027 4746 736