Frequently Asked Questions

1. Why do I need Professional Property Managers?
Well not everyone does need a professional property manager.  Most Landlords do a good job of managing their own properties.  The key is whether they have the time and whether they are looking to a professional to add value, advise and gather greater returns.  If so, First National Mills & Gibbon should be top of your list.
 
2. What would it cost to have First National Mills & Gibbon manage my property?
The management fee is charged on the rents collected on your property.  This fee is 10% plus GST.  There are no other charges, which other agencies charge i.e.  maintenance on your behalf, postage fees, inspection fees, attendance at tribunal hearings etc.
 
3. Does First National Mills & Gibbon provide a letting service only?
Yes.
 
4. Does First National Mills & Gibbon provide casual property management for short periods of time?
Yes.
 
5. How can First National Mills & Gibbon ensure that my property is not let to undesirable tenants?
We are professionals.  It is in our best interest to get the best fit for you and the tenant.  We will spend time working out your preferred profile of tenant even if it turns out to be a very finite group of people.
 
6. How does advertising for a tenant work?  Who pays for that?
Advertising for a tenant is our responsibility.  Images and information relating to your property are included on our website, which potential tenants can view daily and sign up for our property email alerts.
 
We also print an updated listing of properties available daily in our office at 206 High Street, Hawera.
 
Additionally, we advertised in the Thursday South Taranaki Star, as well as other local suburban papers.  However, if you have a marketing plan, we can discuss this.
 
7. How does a potential tenant view a property they are interested in?
They can either phone or email us for viewing details.
 
8. What does First National Mills & Gibbon Hawera do if a tenant misses their rent payments?
The first time a rent payment is missed, the weeks rent in advance is consumed.
 
The second time rent is missed it appears on the weekly arrears list and a 10 working day notice is generated in conjunction with the Property Manager attempting to contact the tenant directly (often the tenant is not aware that an Automatic Payment for example is missed).  The 10 working day letter gives the tenant time to correct the missed payment/s.
 
An application to Tenancy Services can be made at the same time the ten working day letter is generated, however the mediators will not schedule a mediation or tribunal hearing until this notice expires.
 
Once a mediation or hearing is scheduled and attended the result is decided as to whether a consequential clause is agreed to where by a tenant pays rent plus an amount towards the arrears weekly or termination of tenancy is made.
 
9. What does a tenant need to accompany their application?
A copy of some photographed ID along with previous rental references.  A Baycorp credit check also can be completed with the tenants consent.
 
10. How much does a tenant pay to move into the property?
The two weeks rent in advance, four weeks bond and one weeks rent plus GST as a letting fee.
 
11. Does the tenant need to pay GST on rent?
No, GST is not payable.
 
12. Does the tenant need insurance?
It is in the tenants' best interest to hold a home and contents policy to cover their goods in the property.  The Landlords insurance does not cover their possessions.
 
13. How does the tenant pay their rent?
The tenant completes an automatic payment authority, which is photocopied, filed and the authority taken to the bank so we know it has been loaded.  Cash payments aren't encouraged; however a deposit book can be allocated if necessary and payments made to the Westpac Trust.
 
14. How often can the rent be increased?
Under the Residential Tenancies Act rent cannot be increased more than once every 180 days and the Landlord must give the tenant 60 days written notice of this increase.
 
15. How often can I inspect my property?
As frequently as required.  However, you are required to issue 48 hours notice prior to an inspection and they may be made between the hours of 8am and 7pm.
 
16. What does a tenant do if something needs repairing in the property?
Contact the office by telephone, fax or email to advise of the problem.  A contractor will be notified of the issue and contact made with the tenant to arrange a suitable time to repair the problem.
 
17. What happens if I decide to sell my property?
The tenant will be issued with a letter stating your intentions.  After this the Property Manager will talk to the tenant about suitable access for potential purchasers and with their agreement, form a plan for this arrangement.  In many cases investment properties pass onto other investors and the Property Manager can provide advice on this matter.
 
If the property is sold and the purchaser requires vacant possession, the tenant will be issued with 42 days written notice.  Should the tenant wish to leave earlier they are bound by the Residential Tenancies Act to provide you with 21 days written notice.
 
18. What happens if the owners want to move back in?
If you or a family member wish to occupy the property, 42 days written notice must be given.  Should the tenant wish to leave earlier they are bound by the Residential Tenancies act to provide  21 days written notice.
 
19. What happens if the owner just wants the current tenant out?
The owner or his agent must give the tenant 90 days written notice to vacate the property.  Should the tenant wish to leave earlier they are bound by the Residential Tenancies act to provide 21 days written notice to the Landlord.
 
20. How much notice does the tenant need to give if they want to move?
The tenant is required to provide 21 days written notice to the landlord that they are vacating the property.  They are bound by the Residential Tenancies Act to pay rent up until this date - the only exception being if the property can be re-tenanted prior to this date.  The landlord cannot double charge rent on a property.
 
21. How does the tenant give the keys back when they leave?
The tenant will arrange a time with the Property Manager to inspect the property for the final bond inspection and hand the keys back.  In some cases, the Property Manager will arrange for the tenant to drop the keys back into our office.
 
21. How does the tenant get the bond back?
After the final inspection the Property Manager will arrange the release of the tenants bond unless there has been damage to the property or the rental account is not up to date and then they will claim either all or a portion of the bond for the owner.
 
22. What do I or a tenant do if we have any complaints about the Property Manager?
Contact the Branch Manager on (06) 278 0360 or email admin.hawera@mgfn.co.nz
 
23. What does the tenant do if they have any complaints about work not being completed or they feel they have been treated unfairly?
In the first instance, contact our Branch Manager on (06) 278 0360 or email admin.hawera@mgfn.co.nz
 
24. How often do you inspect managed property?
This is arranged individually with each owner;  however we suggest 3 monthly inspections to begin with and thereafter every 6 months.  A comprehensive report is sent to the owner once this has been carried out, along with any maintenance issues.
 
25. Who will manage our property?
Call The Property Manager on (06) 278 0370 or email marie@mgfn.co.nz