JAMES LAW PROPERTY MANAGEMENT
We have been specialising in Residential Property Management since 2011, for the entire Auckland region covering Central Auckland, Northshore, West Auckland, Manukau and Eastern Auckland.
We provide a full range of services from Casual Letting to full service Property Management.
Tips for Tenants
If you are looking to rent, you need to be well organised - then, a sweet home is waiting for you.
Finding the right place to rent, choose the Right Home.
- House or apartment
- Alone or with others
- Cheap or expensive
Once you've found somewhere, make sure you co-operate with the landlord so they can easily choose you to be the tenant.
Once found the right place, you and your landlord have to:-
- Complete a tenancy agreement, write in any conditions that you both agree on, and each keep a copy
- Complete and sign the Bond lodgement form
- Organise how you will pay the rent (e.g. automatic payment or direct debit)
- You might also want to ask your landlord to complete a Contact details for the landlord information sheet (available atwww.tenancy.govt.nz). This sheet records contact details for your landlord and an alternative person. It also asks for contact details for tradespeople.
- Complete a thorough property inspection and note any damage in the property inspection report (part of the tenancy agreement)
- If you're paying for water charges, record the water meter reading on the property inspection report and in the tenancy agreement.
- Your landlord must lodge the bond with Tenancy Services. You will receive a letter from Tenancy Services after your bond has been lodged.
Before move in
- Purchase contents insurance that includes tenant liability.
- Find out when rubbish and recycling is collected.
- Connect the gas, electricity, phone and broadband
- Inform your doctor, dentist, workplace, gym, bank, children's schools, friends and family that you are moving.
- Organise your mail to be redirected by the post office.
After move in
- Know your rights and obligations - read the booklet Renting and you (available atwww.tenancy.govt.nz).
- Check that your bond has been lodged with Tenancy Services.
- Keep all records - especially your tenancy agreement, inspection report and bond lodgement letter.
- Keep records of payment such as rent receipts, bank statements and invoices.
- Only sign documents when you are ready.
- Read the tenancy agreement carefully (including the standard terms and any conditions) before you sign it.
- Only sign a tenancy agreement when you are sure you want the property.
- Record the condition of the property.
- Inspect the property with your landlord. Ask any questions you have and record any damage.
- Pay the rent always on time as per the tenancy agreement
- Keep the premises reasonably clean and tidy
- Notify the landlord as soon as any repairs are needed
- Use the premises principally for residential purposes only
- Pay for outgoings they actually consume or use, such as: electricity, gas, telephone charges and metered water
- Notify the landlord as soon as possible if any damage occurs
- Leave the property clean and tidy, and clear of rubbish and possessions at the end of the tenancy
- At the end of the tenancy, leave all keys and such things with the landlord. Leave all chattels supplied with the tenancy.
Tenant must not:
- Withhold rent if the landlord cannot get repairs done
- Damage or permit damage to the premises
- Disturb the neighbours or the landlord's other tenants
- Alter or attach anything to the premises without the landlord's written consent
- Use the property for any unlawful purpose
- Exceed the maximum number of occupants as stated in the tenancy agreement.
- Additional rules and responsibilities apply to tenants in boarding house tenancies.
Work out what you can afford to pay - make sure you can afford.
For example, if the rents $450 per week, you may need to pay:
3 / 4 weeks- rent as bond, equal to $1,350.00 / $1,800.00
1 / 2 weeks- rent in advance, equal to $450.00 / $900.00
Letting fee (usually 1 week's rent plus GST-15%), equal to $517.50
So the total you'll need is 2,317.50 / $3,217.50
How tenants pay rent
The tenant and the landlord must agree on how the rent will be paid and include these details in the tenancy agreement. Rent is usually paid in one of the following ways:
- Automatic payment
- Cash cheque
- Non-negotiable personal cheque
The landlord must give receipts when no other payment record is available to the tenant. It's a good idea to keep receipts and your own rent record. The landlord must also keep rent records. The tenant can ask for a copy of these at any time.
Additionally, both parties have responsibilities to:
- Make sure the tenancy agreement is in writing
- Keep their contact details up to date
- not to change on all the locks without the others permission
- Limit the chance of any further damage being done if the other party breaches the agreement.
- If in a Unit Title property, you must follow the body corporate rules or changes.
Tips for Flatmates
If you're a flatmate or sharing a house, you're not covered by the Residential Tenancies Act. But it's still a good idea to have a written agreement.