Overview
Property Inspection Report
This is a very important form when moving in. You will be given this when you are given the keys or it will be posted within 2 days of your tenancy starting. Please read it carefully and go over all the starting damages and chattels to make sure they are all correct. If you need to make any additions or amendments please do so on the form and return a copy of it to us within 7 days of the tenancy starting. This is used at the end of your tenancy for the bond refund so it is very important that you take time to ensure that it is correct and you are happy with it. Please return it to our office or post to PO Box 15067.
Property Inspections
Your 1st inspection will be carried out after you have been in the property one month. You will be given at least 48 hours written notice as to when this will take place. You do not have to be present, the inspection takes about 20 minutes and attached to this sheet is what we expect. If the inspection is acceptable your next one will be in 12 weeks. We take our inspections very seriously and ask that you do as well. Each day we give the property that is the best presented for their inspection a small thank you gift and at the end of each inspection cycle (12 weeks) these properties go into a draw to win a prize.
Making Appointments
It is very important that if you wish to visit the office to discuss any issues with a property management staff member to arrange an appointment time. Our property management staff are often out of the office conducting inspections or showing properties and we know that there is nothing more annoying than having to wait or being unable to talk to the person that you need to.
Electricity/Gas/Telephone
It is your responsibility to have the electricity/gas changed over to your name and to finalise the power account when you vacate. It is also your responsibility to connect the telephone in your name and to finalise any monies owing when you vacate. You can use which ever company you like but please note that if Telstra or Sky have not been installed at your new address before they will require our permission to do so.
Occupancy
Only the people originally included on your application or lease agreement are allowed to reside at the property permanently. Any alteration to this must be discussed with our office as you may become in breach of your Tenancy Agreement if you choose to allow other people to reside at the property. The total numbers of tenants that may reside at the above property is written at the top of your lease agreement.
Payment of Rent
Rent must be paid weekly/fortnightly in advance by automatic payment or direct credit. Rent must be paid out of one bank account only. We have completed an AP form for you, if you haven't left it with us please complete your bank acc details and return to your bank at least 3 days before your next is due. Please do not pay rent direct into our account as it can be very difficult to track rent payments without the correct information appearing on our bank statement. If we have to trace a payment that appears on our bank statement with no reference then there will be a $15.00 charge for this. If you have to pay cash please pay at our office which is open between 8.30am to 5pm Monday to Friday.
Rent Arrears
If you are having difficulty paying rent please contact us to discuss the problems, we may be able to help.If you become behind in rent we are obliged to issue you with a 10 day notice which gives you 10 working days to bring your rent up to date. Should no rental payments be received by the end of the 10 days we will apply to Tenancy Services for a Tenancy Hearing. We will go to mediation and if we can not resolve the issue we will go to the Tribunal and an adjudicator will make a decision for us.
Maintenance
We ask that you report any matters requiring repair or maintenance immediately to avoid the risk of injury to either yourselves, your visitors or to the rented property. Please ring/email or fax the office with details of the repairs required and how access can be gained to your property.
Do not phone your property manager on their cell phone unless it is after hours and an emergency. Either our office or the tradesman will contact you as to when they will be attending to the repair. Once the job has been completed the tradesperson will advise our office before they have left the property. Any maintenance arranged by the tenant themselves will be at the tenants expense unless in extreme emergency.
Fixed Tenancies
Most of our tenancies are for a fixed term. A fixed term means that the tenancy can not be terminated by either party during this period. The advantage to the tenant is that the rent can not be increased during this term. WE WILL NOT LET STUDENTS OUT OF THEIR FIXED TERM TENANCY AT THE END OF THE ACADEMIC YEAR.
However, we can assist you if you wish to break you tenancy agreement and the following conditions will apply :- 1/The tenant is responsible for and must pay rent until the property is relet to a suitable tenant and a binding agreement has been entered into. 2/ The tenant must pay a reletting fee being equal to the first weeks rent. 3/ The tenant must also pay for all advertising costs expended by the office in the process of securing a new tenant.
Periodic Tenancies
A periodic tenancy may be ended by giving us 21 days notice in writing, we would also appreciate a phone call at the same time. Notice must be posted or faxed to us, please allow an additional 5 days for postage.
Rubbish
Wellington City Council (WCC) collects rubbish in your area, please phone them on 499 4444 for your collection day. They will only collect rubbish that has been placed in the correct WCC bags, these can be purchased from any supermarket. WCC will also collect your recycle bin on the same day. The bags need to be placed at kerbside before 8am. Any rubbish not disposed of regularly could become a health problem, especially during summer. All rubbish must be disposed of on a regular basis or it will attract rodents and other unpleasant creepy crawlies.
Pictures
DO NOT use Blu-Tak ®, adhesive tape or dress making pins to hang or place pictures on the wall as removal of these items usually causes damage to the walls. Picture hooks would be preferred but we ask that you leave them behind when you leave as to remove them may damage the wall and you will be responsible for repairing this damage.
Keys
If you lose your keys or lock yourself out during business hours you may be able to use our key (if it is available) and a deposit of $100 .00 will be held and will be refunded once the key is returned. After hours you will need to call a locksmith at your expense. It is important to note that for privacy and security reasons, we are only able to give keys to tenants listed on the tenancy agreement and photo identification must be produced.
Tenancy Hiccups
We respect your rights as a tenant to quiet enjoyment and privacy during your tenancy and we will do our best to help you during our time together. However, should you believe you have a problem, which is not being treated fairly by our staff, please put your complaint in writing and we will attend to it promptly and respond to your problem within seven (7) days. 
