Our Services

Free Tenant selection process

One of our sayings is " it is easier to get a good tenant in, than to get a bad tenant out ".

Our aim is to have a preferred tenant residing in your investment property. Each prospective tenant must complete our in-house Application Form which captures all necessary information ranging from asking for referees, next of kin details, employment details and IRD numbers which we can use as a tracking device should the need arise.

There are occasions when a tenant hasn't had a previous landlord and in those instances we use our online credit checking facilities.

Tenancy Agreements

We have developed a tenancy agreement that is not only easy to understand but comprehensive giving maximum legal protection to your asset. Our terms and conditions are clear, concise and communicated thoroughly to tenants at the beginning of their tenancy.

All tenancy agreements are signed by all tenants residing in the property.

Rent Collection

Our Trust account is fully automated, therefore we are able to process rent collections on a daily basis. This allows us to identify any potential problems before they become an issue.

Rent Disbursement

In accordance with Real Estate Audit Regulations we are required to hold all monies received on behalf of a Landlord in our Trust account. We disperse rental received either fortnightly (on a Wednesday) or monthly. This process usually takes between 1 to 4 days, depending on which days of the week rent is paid and which day of the week the end of the month falls.

Once the accounts have been balanced, the funds from each Landlord are dispersed to the appropriate bank accounts by direct debit. As a rule the process is completed by the 3rd of the new month.

Arrears Management

The management and tracking of arrears is important in an Property Asset Managers daily schedule. We have a zero tolerance policy for rent arrears.

We have a system that monitors any rent arrears that a tenant may have so we can solve problems before potential financial disaster occurs for a landlord or other party. Unfortunately problems do occur and for this reason we have the following arrears management process:

• Daily overdue reports completed by the Asset Manager.
• SMS & email messaging of tenants as a reminder if rent is in arrears.
• If the rent is not paid as per the Tenancy Agreement, we issue a 10-day letter,
  as per Section 56 of the Residential Tenancies Act to enforce payment.

Property Inspections

We conduct two types of inspections:

1. A full property inspection at the beginning of each Tenancy consisting of a detailed 4 page report and 4 page check list for the tenant to 'tick' confirming they agree with what we have documented. This negates the potential for problems concerning the condition of your property when a tenant vacates. We also take digital photos of the outside and inside of every room in the property as a tangible record that is stored on file. We feel you need all of the above to clearly show the condition of the property for the future protection of both the owner and the tenant/s.
2. A regular twelve weekly inspection, the first being after the tenant has been in the property 1 month. At these inspections we check that the property is being looked after in accordance with the Tenancy Act and check if any maintenance work needs doing.

After the inspections are complete a one page report is emailed to the owner giving them an overview of their property and what action, if any, needs to be taken.

We believe that every property needs a two year maintenance plan. With the property owner every two years we review the inside and the outside condition of the property then put recommendations forward as to what needs repairing or maintaining.

Rent Reviews

Obtaining the correct rent is an important part of getting your optimum rent return. Rent reviews are done at the end of each tenancy or once a year which ever comes first. If we feel that the rent is able to be increased we will advise you of this.

Tribunal Knowledge

Like in any field where assets are involved disputes arise and at times we require the services of the Tenancy Tribunal. At Full House Management all our Asset Managers have a sound knowledge and experience in dealing with Tribunal hearings and with all aspects of the Residential Tenancies Act. If it is necessary we will apply for a mediated hearing with Tenancy Services and if an agreement cannot be reach we will take the matter to the adjudicator.

Trades People

If problems do occur it is always comforting to know that there are qualified trades people who share our devotion to good service.

At Full House Management we have spent time finding trades people we feel confident with. Not only are we able to deliver quick service, but we also have the advantage of a pricing structure that would be difficult for a single Landlord to achieve. We also know that our trades people will give our calls priority when required and most importantly we are able to offer this service 24 hours a day, seven days a week.