· We are happy to visit the property and provide you with a free no obligation rental appraisal. When an assessment is carried out we consider the location, age, condition and the highlights of the property. Along with rent statistics for the area and similar listings that we currently manage.

· Absolutely – please call us 0292 965 362 or email us brentw@rentexchange.co.nz and we’ll email you an information pack which includes our Management Agreement along with additional useful information to help you make a better informed decision.

. Most minor repairs in a property are simple things that our tradesmen can handle on the spot and at little cost to the property owner. . Repairs that need the attention of a professional (say a plumber or an electrician) and can cost more than a pre-arranged limit are reported immediately to you, the property owner, for consideration.

· We know what it takes to look after, maintain and improve a rental property. Often there can be things that you can consider doing to your property that will make it more ‘rentable’, allow you to raise the rent, or even add to its capital value for your future investment plans.

· Landlords must ensure all properties have working compliant photoelectric smoke alarms that have a battery life of at least 8 years or are hard-wired and installed within 3 metres of each bedroom door, or in every room where a person sleeps. This needs to be checked at the start of each new tenancy and remain in working order during the tenancy. We highly recommend annual checks carried out by a specialist smoke alarm testing service provider, which we can manage with our owners’ approval.

· The New Zealand Government is proposing changes to the Residential Tenancies Act (RTA) that will allow landlords to require pet bonds and require tenants to get written consent from their landlord to keep a pet. · Pet bonds: Landlords can require a pet bond in addition to the regular rental bond, up to a maximum of two weeks' rent. · Written consent: Tenants must get written consent from their landlord to keep a pet. Landlords can only refuse consent on reasonable grounds, such as: · The property is not suitable for the pet, such as due to size, fencing, or other features. · A relevant bylaw or body corporate rule prohibits the pet. · The tenant has not complied with relevant bylaws. · The pet is a dangerous or menacing dog. · There is reason to believe the pet has attacked people or other animals. · Liability for pet damage: Tenants are liable for all pet damage beyond fair wear and tear.

· Generally, tenants are responsible for maintaining gardens and lawns to a reasonable standard. · Owners are required to maintain hedges, pruning of trees or specialty plants, shrubs and cleaning roof gutters and spouting. · We highly recommend that owners maintain the full section if there are a lot of plants and hedges that require regular pruning and plant maintenance.

· Whether the tenant or the landlord is liable for the cost of repairing damage to a rental property depends on whether the damage is caused by: · An accident · A natural disaster · Normal wear and tear · By the tenant, intentionally or through carelessness. · It will also depend on whether the type of damage is covered by the landlord’s insurance. · Intentional Damage: · If a tenant or their guest intentionally damages the property, or damage is caused as a result of an imprisonable offence, then the tenant is responsible for repairing the damage or paying the cost of repair or replacement. · In this situation either the landlord or the landlord's insurer could pursue the tenant for the costs. · Careless Damage: · If a tenant or their guest, carelessly damages the property, then the tenant is liable for up to four weeks’ rent or the amount of the landlord’s insurance excess (if there is any insurance excess) – whichever is the lesser amount. · For a tenant paying income-related rent, four weeks' rent means four weeks' market rent. · If damage is neither careless nor intentional and the tenant can prove this, the tenant is not liable for the cost of repairing damage. · Natural Disaster Damage: · The tenant is not liable for the cost of repairing damage resulting from natural disasters such as fire, flood, explosion, lightning, storm, earthquake or volcanic activity. · In this situation, the landlord (or their insurer) will have to pay. · Normal Wear & Tear Damage: · If there is damage to the property or chattels that can be considered “fair” wear and tear, then it is the responsibility of the landlord to repair/fix this. · Damage Responsibility & Disputes: · Tenants need to tell the landlord if they know of any damage or need for repairs. If the tenant does not notify the landlord as soon as possible, the landlord may be able to claim some of the costs of repairing the damage from the tenant if it gets worse. · If the landlord and tenant cannot agree over who is responsible for the damage, either party can apply to the Tenancy Tribunal for a decision.

· We review current tenancies well in advance of the lease end date and consult with you and your tenants to negotiate another term. · Ideally we encourage good tenants to stay as long as possible. However if the tenant wishes to vacate, we market your property to potential tenants up to 4 weeks prior to vacancy. · This means in most cases, we have quality tenants ready to move in when the property is vacated or shortly thereafter.