Auckland Rental Properties that Accept Pets are Always in Hot Demand

When looking for a rental property, it can be difficult to find a property that allows you to move in with your pets.  Nationally estimated figures for pet friendly rentals range from around 14% to 17%.  An astute landlord being open to pets can potentially increase demand for their property.  It can also provide an opportunity to secure responsible, committed and longer-term tenants.

Instead of ruling out all pet owners, we recommend working with your property manager.  Together you can establish fair, clear-cut rules and boundaries for pet-owning tenants. Only accept those tenants you feel are suitable for your rental property.

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Some important considerations:

  1. Review Your Rental Property.  Is it suitable for pets and what type? Do you have a fully fenced property? Do you have pet doors? Will the home suit inside pets only, or can you cater for both inside/outside dogs and/or cats?
  2. Market Your Property for Pets.  Include selling points to attract great pet-owning tenants.  These can include a secure, fenced backyard, or the proximity of parks and dog walking areas.  Include any restrictions around accepting pets such as the number or type of pet you would consider.  Also mention whether the pet must be outside only.
  3. Know Your Restrictions.  You will need to know what body corporate or other regulations around pets may apply to your rental property.  Ensure you understand and meet any requirements before entering into a tenancy agreement.
  4. Check References.  Review and assess tenants and their pets.  Check tenant references and ask referees or past landlords about the pets.
  5. Meet the Pet if You Can.  Aim to meet the pet (especially dogs).  Ensure you are comfortable with how it interacts with the owner and other people.  If you are unsure of the breed, do your homework.  Every animal has different physical and emotional needs and idiosyncrasies.  Then ask yourself – will that particular breed be suitable for my home and grounds?
  6. Set the Ground Rules from the Start.  Most tenants with pets are very appreciative you are considering them.  Yet there still needs to be clear rules around what you will, or will not agree to.  These can include the number of animals, type/breed, name of the pet or pets, and whether they are to be inside or outside.  This information needs to be recorded clearly in the tenancy agreement.  It should be signed by both parties at the start of the tenancy.  Miss this step at your peril!
  7. Pet Photo.  Ask for a photo of the pet for your records.
  8. Photos Before the Tenancy.  It is vital you take good quality photos of the condition of the property and chattels before the tenancy starts. Follow this up with regular inspections and reports.  Address issues straight away as the bond may be inadequate to cover some types of damage.  This can include carpet replacement, repairs to walls, or damage to gardens and lawns.
  9. Four Week Bond.  Get a bond for the property (four weeks minimum).  At Quinovic Parnell we gain written commitment from pet owners at the start of the tenancy.  It is recorded in the tenancy agreement that at the end of the tenancy the tenants will cover various costs.  This includes the cost of deodorising the carpet/soft furnishings, flea treatments, and even a commercial clean.  Deducted from the bond at the end of the tenancy would be any damage the pet may have caused.
  10. Be Very Clear.  Remember – be very clear about what you are offering and agreeing to before the tenant moves in.  Record everything in a signed tenancy agreement.

We are professional and highly experienced residential property managers.  We can help you to make the correct decisions about tenants and their pets.  Right now we have many very responsible pet-owning tenants looking for pet-friendly properties.

Get in touch with Quinovic Parnell to discuss any aspect of renting your Auckland property to tenants with pets.  Call Quinovic Parnell today.

Tips to Keep Your Home Safe this Holiday Season

If you’re going away for the holidays, here are some tips to help keep your home safe.  You might like to print this blog post and keep it handy when you next go on holiday.

It can be a busy time of year and there are many things to do and to remember.  With so much to do it can be easy to forget about our security, and taking care of the little things.

Thieves can be particularly, especially as we are out and about more and away on holidays.  Irrespective of the time of year – each time you leave your home it becomes vulnerable.  It’s vitally important to make security part of your daily routine.

Tips from Quinovic Property Management Parnell in Auckland To Keep Your Home Safe This Holiday Season. Christmas and New Year

  1. Dispose of Wrappers and Packaging Carefully.  If you purchase a laptop, electronic gear, or a big ticket item, ie – a new flat screen television or appliance – cut up packaging to disguise what you have received.
  2. Check All Windows and Doors are Locked.  As the weather heats up, there’s a temptation to open windows, and it can be easy to forget to close all of them.  Ensure you lock doors too, even if you’re going to be tending to plants in the back garden.  Garages with direct access into your home also need to be locked.  A thief can access your property in a moment.
  3. Lock Up Your Sheds.  Unlocked sheds with tools mean a thief can use them to access your home.  Ensure your garden and tool sheds are secured.
  4. Lock Your Side Gates.  Unlocked side gates can give strangers access to the back of your property and you should take care to lock any side gates.
  5. Watch Your Wheelie Bins.  Wheelie bins can be used to climb over a gate, or wheeled around the back of your property to gain access to a high up window left ajar.  Consider chaining your wheelie bins up, or locking them away in your garage while away for periods of time or on holiday.
  6. Don’t Leave Valuables in Your Vehicle.  It can be tempting to leave items in vehicles overnight in your driveway.  Ensure any valuables are out of sight, and take your wallet and laptop with you.  Just because your car is parked in your driveway, doesn’t mean it won’t be seen.  Make sure you keep your vehicle locked at all times, even if it is parked in your garage.  If planning trips to the beach or bush walks – cars left unattended for several hours are very often a target.
  7. Cancel Regular Deliveries.  Uncollected newspapers and regular deliveries are an indicator you’re away.  Cancel newspaper subscriptions and other deliveries.
  8. Ensure Insurance Policies are Up to Date.  Make sure your insurance policies are up to date.  If you are going away for a long period, you should let your insurance company know.
  9. Know Your Neighbours.  You could ask a friend or neighbour to collect your mail and monitor your property while you are away.  They could even open and shut the curtains for you.  Ask them to put your rubbish and recycling bins out for collection, and to put them back again once collected.
  10. An Empty Carport is a Signal.  You could ask a friend or neighbour to park one of their vehicles in your carport.  An empty carport signals there is no one home.
  11. Garden Maintenance.  If you’re away for a period of time – arrange for your garden to be tended to, and lawns mowed.  Shrubs which hide windows should be trimmed back.  If you’re living in a home where your gardens and lawns are tended to – all this should be taken care of already.
  12. Make Your Home Appear Occupied.  Even if you’re going out for a few minutes, create an illusion you are home by leaving a light or radio on.  If you’re going away for a period of time – you could set up a lamp to come on at night and go off in the morning.  You can program some to come on at random times.
  13. Activate Your Alarm.  If you have a security alarm, ensure you activate it while you are away.  If you’re living in a home without an alarm – you could consider purchasing (relatively cheaply) motion sensitive cameras.  Some send you a message or email once activated, and they record footage.  You could purchase one or two cameras to give you peace of mind.  And if you move on from the property – you can take your security cameras with you.
  14. Hire a Property Manager:  If leaving your home for quite some time while you go overseas on holiday, or move due to work commitments – hire a property manager to rent your home while you’re away.  Quinovic Property Management in Parnell, Auckland manages residential properties Auckland-wide.  Get in touch with Kerry from Quinovic Parnell to find out how we can help.  Call Quinovic Parnell today.

We hope these tips help you to make your home more secure year-round.  Quinovic Parnell wishes you a Happy New Year, and a safe holiday season.

FAKE News? Even the Rental Market isn’t Immune

Do you believe everything you read about the Auckland rental property market?  It might be correct, but could be out of date, incorrect, or even worse – it could be fake news!
 
We have all seen the attention-grabbing headlines.  Here are some recent samples:
  • Landlords worried as government moves on compulsory heating in rental properties
  • It was like being in a coffin – Aucklander shares experience renting in NZ’s most expensive city
  • Landlords welcome new meth report: money on problem that doesn’t exist
  • Property predictions for 2018
  • Meth-testing in homes – don’t bother
  • Rental home heating regulations should be in force
  • $1.3 million spent on meth clean up in state houses – just $3,000 on mould
  • What’s squeezing the life out of New Zealand’s rental market?
  • Landlords reveal why your rent is rising
  • Buying property for the short-term rental market
So how do you sort out what might be accurate or truthful, and what might apply to your own situation?
 
For example:
  • Did you know the rental market slows down at certain times of the year?  This affects the time it takes to rent properties and rental returns. It can vary from city to city.
  • Do you know what the rental market is doing right now, suburb by suburb, or city by city?
  • Are queues of prospective tenants a myth or reality for Auckland? Or does tenant interest vary according to location, and the type of property you are trying to rent?
  • Do you know about legislative changes affecting rental properties that come into law on 4 April 2018?
  • Do you know about changes to the law for rental properties that will be compulsory from 1 July 2019?
  • Do you know what these new laws are and how they apply?  Or are you relying on what’s been speculated in, or even relatively ignored by the media?  Do you understand how these changes will affect you and your property?
  • Are you aware of what a PCBU is, and how this affects you and your rental property?  Landlords, property managers and tenants all have obligations to discharge as PCBUs. (A person conducting a business or undertaking).
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By not knowing, you risk significant fines for non-compliance.  With the correct information you can significantly enhance your returns or find great tenants quicker.
 
Get in touch with the experts in Auckland property management.  Quinovic Property Management specialises in managing residential rental properties.  We have been managing properties for over 30 years and know the rental market inside and out.  It’s all we do.   With a nationwide network of 34 offices, 180+ staff, an in-house property lawyer, and thousands of properties under management – you can see why.
 

Our Free Offer to You

At Quinovic Parnell we are offering to give you free, up to date, accurate, informed and customised information;  relevant to you.  If there are enough people wanting the same information, we will publish the questions and answers.
 
Follow the link below to get in touch with Quinovic Property Management Parnell, Auckland:
 

How to Keep Your Home Warm for Less this Winter

Did you notice the drop in temperature late last month?  We’re almost halfway through June;  winter is here well and truly.

Are you struggling to keep warm?  Are you looking to reduce your heating costs?  Today we pen some tips which we hope help you keep your home warm this winter, and reduce your heating bills.

Close Blinds and Curtains
As soon as it begins to get dark at night – close your blinds and draw your curtains.  This will help keep warmth in from the day, and stop heat escaping through windows.

Use Draught Stops
Under doors can be a source for draughts, and can reduce the temperature of rooms.  Draught stops can be quite cheap to buy, or you could make your own and fill with rice or sand as part of a craft project.

Staying warm this winter

Reduce the Heat
Turn your heating down and keep it a lower, more even level.  This can be more effective than having short bursts of intense heat.  By turning your thermostat down – it can be a way to save on your heating bills.

Keep Doors Closed
If you leave doors open, or don’t close them behind you when leaving a room – the heat will escape.  Keep doors closed and warm only the doors you are in, to help keep yourself toasty.

Use Rugs on Timber Floors
If your home has timber flooring you could put down rugs to keep the heat.  This particularly applies in bedrooms and living areas.

Do you have any comments or suggestions about our tips?  Please leave a comment below, or follow our blog.

Will Kiwis Lose their Love Affair with being a Landlord?

The government has changed.  There has been a dramatic change in attitude to landlords also.

Once being a landlord was something to aspire to and be proud of.  You worked hard and had enough equity in the family home to buy a rental property.  You spent your precious spare time preparing your rental property.  You could have refurbished it, so it would be a place you would be proud to call your home.

You took on the risk of vetting tenants and checked their credentials and background.  You met your legal obligations to the government, insurance company, tenant and bank.

The return on this investment (which you put your entire life savings into) you were lucky if you broke even, and didn’t top up the bank loan.  There were no major repairs, damage, or insurance claims.  Tenants would always pay the rent, would never abandon your rental property, and it would be passed back in the same condition you rented it.

The fairytale is over.  Today, the being a landlord is increasingly a tough business to be in.  Yet with the right bank, accountant, lawyer and property management company – you will do well.

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Remember the Positives:

  • Auckland has a short supply of quality rental properties.  A property marketed at the right price will get a quality tenant.
  • Banks are still interested in lending to those who have shown they are disciplined in saving and repaying debts/loans.
  • Capital gain may have slowed.  Yet, over a 10-year period – property is still one of the best investments you can make.
  • Changes to the bright-line test from two to five years has meant some small investors have exited.  So competition is less for the serious investor.
  • You have the ability to improve your investment property.  You could subdivide your property to gain another rental unit.
  • You are in control of your investment.  You make the decisions on how to improve it, manage it, and grow your portfolio over time.

Get in touch with Kerry Kirwan about us managing your Auckland rental property, or portfolio of properties:

Talk to Kerry about Quinovic Parnell Managing Your Auckland Rental Property

Stunning Auckland Home for Rent, Arney Road, Remuera

Today we share with you a stunning Auckland home available for rent on prestigious Arney Road, Remuera.  Perfect for a family seeking a furnished place to live until January 2019.  Two minutes to Remuera and Newmarket, and in the sought after Double Grammar Zone.

This outstanding character home, built at the beginning of last century has been lovingly maintained and has modern touches.  If you love space – this unique home will appeal.

There are 3 bedrooms, 3 bathrooms, secure gated access, and a huge separate wing which could be used as an office, and it includes an ensuite.  You’ll love the spaciousness of this very unique property.

Includes an inground swimming pool, spa and large decks off the spacious kitchen with living and dining room.

To view, get in touch with Kerry from Quinovic Property Management Parnell:

M: 0220 108 005
E: kerry@quinovic-parnell.co.nz

















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Why Looking for an Auckland Rental Property NOW Makes Perfect Cents

Were you one of the unlucky ones who missed out on their dream rental property last summer?  We discuss why moving in Autumn or Winter could be your best move yet.

The Auckland rental property market can be mad.  The competition can be fierce in Spring and Summer.  In the warmer months more rental properties come onto the Auckland market.  But there are more tenants looking for rental properties as well.

Tenants often need to be more innovative in their approach at viewings.  Those that don’t stand out from the crowd can miss out on their ideal place to call home.  At worst, they could have to settle for a place which has many drawbacks.

This busy period can often push prices up too.  More people move during Spring and Summer because:

  • The weather is better and it’s warmer
  • There are more daylight hours to shift furniture and organise things
  • It fits in with school terms
  • There are more properties available

Home for Rent in Auckland

If your circumstances allowed – what if you could put off moving?  Have you ever considered shifting in Autumn and Winter?

Moving in Autumn and Winter is impossible for some tenants.  Yet there are advantages to looking for an Auckland rental property during this period.

You could be on a periodic tenancy, or your lease might be coming to an end.  Do you renew, or take a look at what Auckland rental properties are available?  What is out there could surprise you – it could be your next dream property.  Due to changes in circumstances – tenants often need to break their tenancies.  The ideal place you saw 6 months ago and missed out on – could be up for rent.

The cooler months mean there are less Auckland properties available for rent.  There’s also fewer tenants looking to move, and less competition.  Property management companies often advertise “no letting fee”.

Are you or someone you know looking to rent an Auckland rental property?

Get in touch with Quinovic Parnell today.  We’ll regularly email our list of available properties:

Get in Touch with Quinovic Parnell

Residential Property Owners Need Protecting Too

How protected are you as an owner of a rental property?
The government has signalled we are about to see changes in residential tenancy legislation. This includes banning letting fees paid by tenants.  There is still very little legislative protection for owners of rental properties.
This lack of protection was evident recently.  The NZ Herald reported the company owned and run by Auckland property manager David Sharma, operating under Ray White Henderson, owed 67 landlords more than $350,000 in unpaid rents The number of landlords owed money by Sharma has since increased and is now confirmed as being 72 and growing.
 
The liquidators reported that most rental payments owed to rental property owners dated to January and February of this year.  There were no company assets available for immediate recovery.  The company’s bank accounts were overdrawn.  The chances of any of these property owners seeing their overdue rental monies anytime soon is pretty non-existent.
 
So how was this allowed to happen?  Aren’t there legislation and rules to prevent these sorts of things from occurring?
 
Unfortunately, the answer is ‘no’.  Up until 2008, property management was an activity for which a real estate licence was required and overseen by the Real Estate Institute.  Yet when the Real Estate Agents Act came into effect, a real estate licence was no longer required.   This very low barrier for entry meant a lot of new people entered the industry, cutting corners and service delivery.
 
Why aren’t the rental monies at least deposited into a trust account? Again, because it’s not mandatory for property managers to operate one.
 
It is a question every rental property owner should ask their property managers. It’s not only the smaller players who don’t run trust acounts for rental monies. Sharma is a good example of this. Although his business traded as Property Management Out West Ltd, it was under the branding of Ray White Henderson.
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At Quinovic Property Management, we view a trust account as imperative.  It protects our owners’ money and the integrity of our property management services.  All our rental monies come into a centralised trust account.  Then they get disbursed directly and automatically to our rental property owners.  This system means no rental monies are received or controlled by our individual branches.
 
At Quinovic Property Management Parnell, we ensure investment properties are professionally managed to the highest standard.  We can also give you peace of mind, knowing your rental income is protected.  We assist Auckland rental property owners put plans and strategies in place.
 
Have your Auckland rental property managed by Parnell’s property management experts.  Discover how much your rental property could be earning with a rental appraisal.  Follow the link below to complete our online form:

Managing Your Residential Rental Property:

The clouds are forming.  Anyone involved with managing residential property needs to understand this.

Housing was a key issue in the recent election and we have a new coalition government.  Changes are definitely coming.  They have indicated that renting will be more stable and healthy for families.  So changes are most definitely coming!

Are you aware of recent past changes to your responsibilities as a landlord?  The big issue last year was smoke alarms and all home/apartments should be meeting the standards.  Make sure you know how this applies to your property.

Changes to the rules about insulation are compulsory from 1 July 2019.  Savvy landlords are looking to meet these standards sooner rather than later.  They know there are only a limited number of quality insulation installers available.

Some landlords have left things to the last moment.  It is likely costs will increase as installers struggle to finish all work by the deadline.

What should you be doing right now?  If you are a first-time landlord make sure you get a Landlord Pack from Tenancy Services.  Under the Residential Tenancies Act 1986 it will tell you:

  • What protections and responsibilities you currently have
  • Tell you how to lodge a bond
  • How to keep track of rental payments
  • How to go about selecting good tenants and what you can do if your tenant breaches tenancy law

Landlords and tenants must both respect “quiet enjoyment.  Are you aware of the responsibilities you have towards your property’s neighbours?  Do you let your tenants know about their responsibilities?

What about your responsibilities for locks, security, repairs and damage?  Experienced landlords would be wise to ensure their practices are up-to-date and robust.

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And then there’s the rental property insurance minefield.  Are you aware of how your insurance policies work and what they cover (and don’t cover).  This includes requirements for regular inspections, detailed property reports and relevant photos.

Moving forward, what can you expect?  Healthy homes are warm and dry.  You need to make sure your rental property is well-ventilated and has heating.  Our view is that over time a heat pump will be the least standard.

A Warrant of Fitness for rental properties will likely soon be essential.  It would cover ventilation, insulation and heating requirements.

Your future options.  The reality of being a landlord is you are running a business with its risks as well as rewards.  Being a landlord is no longer a hobby or part-time job.

At Quinovic Parnell it is our job to keep up with what is happening in all aspects of property management.  Our expertise allows us to help our owners plan ahead and maximise investment return.

Our knowledge and experience allows us to assist our rental property owners mitigate risk
With proven systems in place we check and report on all compliance areas affecting your property and tenants.

Talk to Quinovic Parnell about partnering with us.  We are your specialists in residential property management.  We commit to looking after you and your property with both care and return.

Get in touch with Kerry from Quinovic Parnell today about us managing your Auckland residential property:

Get in touch with Quinovic Property Management Parnell

Tips for Rental Property Investors

Property investing can be a risky business.  Follow our tips to maintain a long-term reliable rental income from your investment property.

Purchase Quality Fixtures & Fittings

Under-budgeting, and purchasing low quality appliances is a mistake many property owners make.  Low quality fixtures, fittings and appliances often require regular maintenance more frequently, and need to be replaced after a much shorter period.  This causes the cost to be more expensive than if a quality item was purchased in the first place.

Tenant-Landlord Relationships

Maintaining a professional relationship with your tenants is a great way to encourage them to stay longer and take good care of your property, helping maintain a reliable rental income.  Good communication and goodwill goes a long way in maintaining good landlord-tenant relationships.  Tenants generally expect enquiries and requests to be answered in a timely manner, and appreciate you being friendly and co-operative – remember goodwill reflects goodwill.

Preventative Repairs

Does the roof need to be repaired?  Are the windows leaking?  Is the property secure?  Look out for any preventative repairs required during property inspections to reduce the occurrence of damage over time.

Investing Badly During Renovations

When landlords decide to invest in a rental property it’s often with the goal to increase its rent income and tenant demand.  Yet all too often people fail to invest in quality products that will earn profits in the long-term.  Though it’s tempting, try to avoid cheap, low quality paint, wallpaper, carpets and tiles.  These have a habit of wearing out quickly.  Discerning tenants look for better quality and you may be cutting some of the best tenants out of your market.

Quinovic Property Management Parnell Gives Tips for Rental Property Investors

Price-Rent Ratio

Don’t make the mistake of sealing the deal and purchasing investment properties without fully understanding the financial situation.  Take the time to first consider what the cash flow will be, how the property will help your financial position, and what initial maintenance may need to be done to attract good tenants.  Analyse the gross yield and net yield of the property, then calculate what you will earn after all the costs are taken into account.  You may even find the property isn’t as profitable as you first assumed.

Managing the Property

Managing properties is more than just being available to answer tenant calls all day every day.  Make sure you keep on top of the paperwork too.  Often we hear about landlords who let rent arrears get out of control with thousands owned.  A simple spreadsheet and swift contact with the tenant can help you keep on top of rent arrears, maintenance costs, endings of tenancies, help you measure the financial success of the property, and remind you when the rent value can next be looked at.  Thus creating a less stressful investment and a more confident investor.  Another common mistake made by self-managing landlords is the avoidance of properly checking and recording the condition of a property, at the beginning and end of each tenancy, and at regular property inspections, then letting damage go by without claiming the repair cost from the tenant.

Find Out More

To find out more about property management get in touch with Quinovic Parnell – experts in property care and return.  Click on the link below:

Get in touch with Quinovic Property Management Parnell