Landlord Services

Finding a Tenant:

As soon as we receive written notice, which is usually three weeks before the current tenant vacates (sometimes more), we post your property description to a range of high profile property websites. If necassary we will email your property listing to various relocation agencies and may contact other allied property management companies who are happy to assist us and refer tenants.

Tenant Screening:

We personally interview and screen prospective tenants through a comprehensive application and credit check process. As a member of TENANCY.CO.NZ, New Zealand's largest database company, we’re able to put your tenant's details into ten database screeners, including The Ministry of Justice, Tenancy Tribunal, New Zealand Police, NZ Insolvency, Centrix Credit Checking, Equifax Credit Reporting and Veda Baycorp Advantage, Facebook, Linkdin, connections and many more.

Your tenants are interviewed in person and if successful must provide photo identification for the credit checking procedure. Before proceeding we ensure that there are no expectations over and above what is required from a landlord and identifying positive attributes from the tenant that will ensure a successful professional relationship. 

Bond Management:

We collect a minimum four week’s rental bond. The bond is held at the bond centre until the property is inspected and all parties are satisfied the property is in the same condition as at the start of the tenancy (less reasonable wear and tear).

Rental Income:

Rental income is deposited into your nominated bank account on the 15th and 1st working day of the month. An electronic statement is automatically emailed to you at the time of each deposit.

Professional Conduct:

The highest standards of honesty, professional practice and integrity are applied throughout our dealings and in compliance with the Code of Ethics of the Real Estate Institute of New Zealand and the Real Estate Agents Authority.

Property Inspections:

Routine inspections are carried out every four to six months. However, we take the opportunity to inspect whenever possible particulary when maintenance is required, as many times the problem can be quite simple. Routine inspections, include a detailed record of the property supported by photographs which are emailed to you in a PDF report and are also uploaded to your Landlord Portal. Thorough video (at our discretion), photographic and written inspections also take place at the beginning and end of each tenancy.

Maintenance Efficiency:

We take a very hands-on, personal approach to maintenance. At our vacate inspections we have various hand tools, cleaning products, light bulbs, curtain clips etc at hand to quickly fix things. Maintenance call out fees are $80 - $100 to get a contractor just to the font door, so we attempt to fix what we can, when we can.

Our tenancy agreement insists all maintenance requests are to be in writing, ideally via our website "maintenance request form". If a problem can be solved with our guidance and the tenants assistance, we send informative instruction on how to proceed, provided no risk is involved. For example: How to fix a waste disposal. . Often we visit the property before sending a contractor out or have the tenant send us photos before arranging a contractor.

Serious and potentially expensive maintenance issues are brought to your attention immediately. If you are unavailable we will phone your emergency contacts. If required we will involve the building manager and body corporate secretary for assessment ( if the maintenance falls inside their jurisdiction for insurance purposes). We’re careful to economically contain the fault and seek your approval for the next course of action.

Lease Renewals:

Our goal is to sign tenancies with a twelve month fixed term (minimum six month), renewing at the anniversary or extending to a periodic term. We like to offer our tenants incentive for signing longer terms and encourage this by a slight reduction in rent guided by comparative market rentals. We strictly adhere to all tenancy signing instruction which is clearly defined in our property management agreement with you before we start.

Rent Arrears:

We have a zero tolerance towards rental arrears. Tenants ‘paid to’ dates are checked daily, written notices are sent constantly by text and email, at times impromtu property visits and if further assistance is required, we seek remedy via Tenancy Services or tenancy termination. 

Communication with Landlords:

We believe in transparency and clear communication. As well as receiving monthly electronic statements, we’ll be in contact during the re-letting and tenant selection process, when maintenance issues exceed our expenditure limits or issues arise around arrears, bond refunds, lease renewals or tenant complaints. But let us know if you’d like less noise. We can customise and reduce our communication to suit your requirements.

Landlord Insurance:

We encourage our owner's to have contents inurance and or rent insurance, we can recommend different companies and policies on the market.

Our friendly team has over 30 years experience in real estate services. We ensure only capable efficient staff are managing your property. Because legal suits from disgruntled tenants are a common occurrence (sometimes involving legal penalties up to $25,000) we have $1,000,000 of Professional Liabilty Insurance governed by the Real Estate Institute of New Zealand to protect our company and staff. Cobb Property Management Ltd & Sales trust accounts must be audited yearly under our REINZ and REAA membership conditions.