Reputable Property Managers in Parnell (Auckland, NZ)

Quinovic Property Management in Auckland has earned an enviable reputation for providing over 20 years of reliable property and tenant management for residential properties.

Our range of property management services is extensive, modern and well regarded by our rental property owners and investors.  As evidenced by the fact that our residential property management business tends to grow through word of mouth of our existing client base.

Specialised property account management ensures we can integrate all of the Quinovic property services to provide the complete management  service for you and your rented property.

To contact the specialist property management team call Quinovic Parnell.

Quinovic Parnell, rental property Auckland, property for rent, property management Parnell Auckland, Quinovic Property Management

A Rare Gem in Desirable Kohimarama! New Rental Property Listing!

Quinovic Parnell Auckland Property Management Specialists

Executive Home Available for Rent!

We have for rent a stunning, architecturally designed 3-bedroom home with 2 bathrooms and an extra living area.  This is a beautifully designed rental property with plenty of space, light and sun.  Located within a short walking distance of Kohimarama beach in Auckland, local shops, cafes and public transport….$1200/ week, available in the New Year.

Contact Kerry at Quinovic Parnell with your expressions of interest 0220 108 005

New listing: Executive home available for rent in Parnell, Auckland

You can’t beat this location – Gladstone Road, Parnell: spacious two bedroom two bathroom semi-detached townhouse, newly renovated to a high standard and ready for you to move in/ to rent/to let. We are looking for the ideal professional couple. This executive home/property comes with a vast amount of storage, 2 car parks and all white ware is included. $750/ week

Quinovic Parnell

Call our senior property manager for early viewing, this property wont be available for long….Thomas Goehring 0211 195 721

parnell executive home rental property new listing

Property Management Auckland

Quinovic Parnell property managers have returned from their christmas break as have a number of property owners, and business is very busy. Many of our new clients read our blog about self managing rental property, rent arrears, choosing the right property manager etc last year and are now coming to us to take the pressure and worry off them. Fortunately we are very well resourced at Quinovic Parnell and have the capacity for lots of  new business this year. In fact there is a growing demand for rental properties and definitely a shortage of well presented and well maintained houses, townhouses and apartments.  We have already taken on new clients and as well as those who read our blog we have a number of referrals from current clients. Property management in Auckland should definitely be the job of a professional property manager who can ensure rents are paid on time every time, rents are reviewed and kept up to market, properties are maintained, tenants meet their obligations and legal requirements are met.

On another but related note. Owners of Quinovic Property Management Parnell, Mary and David Vinsen recently sold their house so they could move to Parnell and rent a property there. Ironically they had to look beyond their own property portfolio to find a suitable rental property because everything they had on file was rented long term. Luckily they have found a home and in the process found some new properties to manage. They are now looking for tenants wanting high quality elegant homes in the $1000 to $2000 per week rent bracket as well as more properties in the $500 to $1000 per week bracket.

Contact us

 

Avoiding Rental Property Traps

You’ve decided to rent out a property but are you aware of the pitfalls? While “letting agents” and some real estate agents can rent out your property for a fee paid by the tenant, that may be all they do. Mary and David Vinsen, new owners of Auckland-wide property management company Quinovic in Parnell, say many new landlords are unaware that owning rental properties requires proper and often time-consuming management. “Some property owners discover to their consternation that management involves more than just letting premises and hopefully collecting rent,” Mary Vinsen says. “For example, how do you ensure that your tenants are reliable rent-payers or that your property is maintained and left in the condition it was rented at the end of the tenancy?” she asks. “Who monitors condition, organises maintenance, collects and accounts for rent and expenses for end of year financials? Generally, not a letting agency! But we do.” Established over 20 years ago in Wellington, Quinovic is the largest privately-owned specialist residential property management group in the country with offices individually owned, and operated to a consistently high standard across the country. The company acquires tenants with proven credit histories and references, lets properties without charging them fees; and is on call to deal with any property-related issues. Property owners can access regularly updated confidential reports via the internet covering the property’s condition, maintenance and repairs, rental cash flow, inspection reports and photos and customised financial statements. “The peace of mind and freedom to live your live as you’d like costs only a small fee based on a percentage of income,” Mary Vinsen says. David Vinsen says that some clients are actually former tenants who found Quinovic administration “firm but fair” and eventually enlisted the company’s management expertise when they acquired their own investment properties. For a free rental appraisal, contact us David Vinsen or Mary Vinsen at Quinovic Parnell; ph 473 4353; or email enquiries@quinovic-parnell.co.nz

Hidden costs of self managing your property.

You may believe you can save money by managing your property yourself! This is a phenomenon unique to New Zealand residential property owners where perhaps due the “do it yourself” attitude 80% of rental properties are self managed. In contrast even in Australia the reverse is true where only around 20% of property owners manage their own rental properties.

Unfortunately, the belief can often be counter productive when self managers discover the hidden costs and the risks they are taking by not using an experienced specialist residential property manager.

Here at Quinovic Parnell we see self managers losing money and can often turn around the losses.

Here are some of the risks of self managing:

 1.      Rent too low

Self managed properties are more likely to be rented below market value.  This is due to a combination of factors including:

You are unlikely to have good comparative data on market rentals which a good local property manager will have from continually letting properties in the area.

You may be less likely to review the rent regularly due to simply forgetting, fear of losing a good tenant, or having too personal relationship with the tenant and not wanting to upset them.

 For a long term rental this can have a huge impact on long term cashflow. Rents should be reviewed at least yearly, and adjusted when appropriate even for good tenants.

 2.      High Vacancy rates

A self managed property is at greater risk of higher vacancies. There are several reasons for this and is mostly due to a lack of professional relationship with the tenant and failure to treat the property as a business.

 So examples of this we have often seen include:

 Self managing landlords being reluctant to start viewings at the property before the tenant moves out, because the tenant is not wanting to co-operate with this.  This is a sure loss of around 3 weeks rent – almost a year of management fees.

   If a tenant is vacating in the peak season (which includes the January holiday season) you may not be back from holiday to deal with handling enquiries and viewings in a fast efficient way.

  Not controlling the tenancy. For maximum return on most properties, fixed term tenancies with renewals in the peak period are recommended. However, if you succumb to pressure from the tenant to change to a periodic tenancy, or allow a non-peak termination date, or forget to renew the fixed term so that it becomes periodic, this highly increases the risk of a longer vacancy at the end of that tenancy.

 You may find it difficult to insist on the terms of the lease even in difficult circumstances such as where the tenant has been made redundant, a family breakup or a forced relocation.  Unfortunately, letting a tenant off a lease when this is not required can be very expensive.

 3. Cost of damage and cleaning

 Self managing landlords are often not able to be firm enough with tenants on an ongoing basis to establish standards for, during and at the end of a tenancy.  One part of this is failing to complete a thorough property condition report for each tenancy which involves hundreds of photos and a detailed written report that takes several hours to complete.  Following this process and providing the tenant with this report sets a bench mark and is a strong indicator to the tenant of the detail that will be checked. If this is not done, and not followed up with regular inspections (we recommend 3 monthly), then there is  increased risk of the property being allowed to deteriorate, and arguments at the end of the tenancy on cleaning standards and ‘wear and tear’.  It is essential to establish a history with the tenant of being firm and insisting on a high standard of cleanliness so that this becomes the expectation. 

 At the end of a tenancy a tenant will sometimes put pressure on you to release the bond even before the end of the tenancy or very soon after, for example if they are leaving the country.  However, succumbing to this request can result in difficult to recover costs for rectifying damage and cleaning issues which are found later on.  It can sometimes take until a new tenant moves in to check that everything is working as it should. For example if the power has been disconnected it is difficult to check that appliances are all working.

 Your insurance may become invalid if inspections are not carried out at least once every 6 months.  A high standard of cleanliness (above the level legally required) cannot be insisted on legally, but there is a high chance of achieving this with regular inspections and setting a high expectation of the tenant.  If a history of high expectation has not been established then the tenant may consider minor damage and cleaning to be ‘wear and tear’.

 4. Rent Arrears

 Rent needs to be checked on the due day and action taken immediately if rent falls into arrears.  This can happen even with a previously reliable tenant due to sudden loss of income due to redundancy or illness.  Arrears are most likely to happen in the holiday period when most people are not even thinking about their rental property at all and are on holiday. Timely and professional action is essential to ensure that appropriate legal action is started and the issue is resolved before the debt mounts. 

 This is not a pleasant process but essential to prevent the risk of losses in the thousands which can accumulate in a matter of weeks.

 Another common issue arising with self managing is that arrears are not treated seriously enough.  We have seen many examples where tenants have accumulated thousands of dollars of arrears and the landlord has failed to take decisive action due to repeated promises and some irregular payments from the tenants.   A firm policy to follow the legal process of 14 day notices and application to the Tenancy Tribunal in case of arrears, is essential to prevent large potential losses that are very difficult to recover.

 5. Breaking fixed term tenancies

 Approximately 20% of fixed term tenancies will be broken at the request of the tenant.  We have seen so many examples of self managers letting tenants off their tenancies and making concessions that are not required resulting in significant vacancies.  If managed professionally a new tenancy should be started with no loss of rent (not even a day), and expenses such as advertising, credit checks and a new property condition report covered by the outgoing tenant.  

 A formal documented process is essential to ensure that the outgoing tenant accepts responsibility for the tenancy and expenses.  This is time consuming, but essential to prevent arguments later over who pays for what. Tenants may advise they want to move, then change their mind and you are left with costs if they have not formally agreed to them.

 6. Selection of a tenant

 Tenants with adverse rental or credit history generally will not even approach Quinovic properties because they know they will get checked out and will not be successful.   Self managers are at much higher risk of attracting unsuitable tenants.  High quality tenants also often prefer to rent through a professional property manager as they know they can demand a professional level of service.  Quinovic has many tenants like this who will not go self managed properties due to past bad experiences with unprofessional service.

 Thorough reference checks and credit checks must be completed in all instances.   You are more likely to be more tempted to take a tenant at face value as you are not letting properties all the time with constant comparisons.  

 It is also important that the process of offering the tenancy is formal and clear.  We see many examples where inadequacies in this area result in misunderstandings and tenants pulling out at the last minute resulting in a loss and unexpected vacancy.

 7. Inadequate Documentation

 The standard Building and Housing tenancy agreement is non-specific and missing a number of important issues that should be in any tenancy agreement. 

 If proper documentation is not used throughout the tenancy this massively increases the risk of misunderstanding and not being able to hold the tenant to account, and with subsequent loss to you.  Proper documentation should be used for all records including the initial tenancy agreement, record of inspections, record of variations and extensions to the tenancy, and proper notice being given at the end of a tenancy. 

 If for example you forget to renew a fixed term tenancy before it expires, the lease enters a 3 month ‘no-mans land’ where the tenant does not have to give notice at all.  This is currently under review and is expected to change to a situation where if no agreement is made then the tenancy will automatically default to a periodic tenancy.  Allowing this to happen is likely to result in later loss as the tenant then only needs to give 3 weeks notice, and can do so at any time of the year.

 Is it really worth the risk and stress???? Join other self managing owners who have referred their business to us for peace of mind.

 For rental appraisals, rental market advice, or property management, please contact us – Mary Vinsen or David Vinsen at Quinovic Property Management Parnell.

 

100% Focussed on Your Investment Property

Why should you let us manage your investment property?  The answer is simple … we are specialists in the field.

 At Quinovic Parnell our 100% focus is your investment property. We will not try to coerce you into selling your property, and we do not treat property management as a sideline business. Property management is our business.

 Our property managers are trained to align their interests with your own. They are paid for minimising vacancies, maximising rents and for sourcing only the highest quality tenants.

 That is what makes our property managers so different.

 You will have a dedicated property manager who will be responsible for every aspect of your property. The added convenience of this personalised service means your single point of contact will answer any of your questions and deal with any issues that may arise. You will only have to deal with one person in order to access our full range of services and resources of the team. Your property manager is also only one step from the business owners whom you are invited to meet at any time.

 Our people, experience and commitment to excellence ensure your investment property is managed to the highest possible standard.

If you want the best return possible on your investment property call us for a management proposal and rental appraisal.

10 Reasons for choosing Quinovic to manage your Rental Property

 

 1. Size does count! Because of our reputation, we have become the largest independently-owned specialist property management group in New Zealand. This means we have more accurate rental appraisals, we deal with more property tenants on a daily basis, and we have invested in superior systems to make your property investment profitable, easy and safe.

 2. Property management specialists. Our business is purely property management. We do not sell properties; our sole function is to professionally manage residential properties.

 3. Experience. We have been in business serving property owners for 21 years, and our performance and experience has built our reputation as NZ’s leading residential property management specialists.

 4. Inspections. We undertake regular thorough inspections, with full reporting to owners, keeping you informed and in control of your investment.

 5. Reputation. Over 75% of our business comes from referrals from satisfied clients.

6. No letting fees for tenants. We do not collect letting fees from tenants; we work solely for the property owner, with no conflict of interest.

 7. Prompt payment. Don’t wait until the end of the month to receive your rents; all payments are made automatically to your account 5 days after we’ve received them.

 8. Online access. Full accountability, transparency and reporting for owners with internet access to their individual property and financial reports. Check the status of your property’s records, inspections, photos and accounts at any time, wherever you may be.

 9. Financial reporting. Clear and comprehensive monthly and annual financial reporting, enabling ease of accounting and taxation returns for owners.

 10. Deal direct with the business owner. The Quinovic group shares world-class systems and reporting, but each franchise is locally owned and operated by a friendly, local professional.

Why do you want to rent out your residential property?”

Why do you want to rent out your residential property?”

You will have your own specific reasons for wanting to rent out your residential property.  It may be that you are a property investor, or you may just want to rent your family home while you’re overseas. Your motive could be to create a legacy for your family, a retirement “nest-egg”, a vehicle for financial leverage, or just to have your home looked after and costs recovered.

Whatever your motive, you will need to consider your property rental as a business. The first “rule of thumb” in any healthy business is to keep costs down. This can be achieved by reducing maintenance costs, minimizing vacancies and having no arrears of rent. Secondly, income must be maximised. Rentals should be received by you as soon as they are paid by tenants; your rents should be properly reviewed on a regular basis to ensure that a fair return is being achieved on the investment. This will have the effect of maximising your returns and cashflow. A third consideration for any successful business owner is accountability and reporting. You should have access to financial transactions online in the same way that you are able to access information from your bank or other financial institution. This speeds up the decision-making process. Fourthly, profitable businesses rely on reducing risks immediately. This is achieved by being able to access specialist advice at short notice e.g. on the Residential Tenancies Act or any other legal advice from professionals who are only a phone call away. Detailed photographs of the property, accurate lists of chattels and regular inspection reporting will resolve any problems which could arise between landlord and tenant. Prompt advertising of the property well in advance of the current tenants leaving ensures that the you don’t suffer from loss of rentals due to vacancies.

 At Quinovic Parnell we treat all of the properties that we manage as individual businesses and we strive to achieve all of the four criteria above to maximise your profits, and minimise your costs and risks. In addition, we ensure that your “business results” are communicated in a timely and accurate manner so that you will feel comfortable that your property investment business is being watched and monitored very carefully.

Call Quinovic Parnell today on 09 373 4353 or email enquiries@quinovic -parnell.co.nz

for a complimentary rental app raisal of your property.

AVOIDING RENTAL PROPERTY TRAPS (Property owners / Renting a home)

You’ve decided to rent out a property but are you aware of the pitfalls?

While “letting agents” and some real estate agents can rent out your property for a fee paid by the tenant, that may be all they do.

Mary and David Vinsen, owners of Auckland-wide property management company Quinovic in Parnell, say many new landlords are unaware that owning rental properties requires proper and often timeconsuming management.

“Some property owners discover to their consternation that management involves more than just letting premises and hopefully collecting rent,” Mary Vinsen says. “For example, how do you ensure that your tenants are reliable rent-payers or that your property is maintained and left in the condition it was rented at he end of the tenancy?” she asks. “Who monitors condition, organises maintenance, collects and accounts for rent and expenses for end of year financials? Generally, not a letting agency! But we do.” Established over 20 years ago in Wellington, Quinovic’s the largest privately-owned specialist residential property management group in the country with offices individually owned, and operated to a consistently high standard across the country. The company acquires tenants with proven credit histories and references, lets properties without charging them fees; and is on call to deal with any property-related issues. Property owners can access regularly updated confidential reports via the internet covering the property’s condition, maintenance and repairs, rental cash flow, inspection reports and photos and customised financial statements. “The peace of mind and freedom to live your life as you’d like costs only a small fee based on a percentage of income,” Mary Vinsen says. David Vinsen says that some clients are actually former tenants who found Quinovic administration “firm but fair” and eventually enlisted the company’s management expertise when they acquired their own investment properties.

For a free rental appraisal, contact David or Mary Vinsen at Quinovic Parnell; ph 373 4353; or email enquiries@quinovicparnell.co.nz.