GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT

Transcription

1 Property Management Secure in our Management GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

2 Five Reasons To Use Giera Progressive First National To Manage Your Rental Property The owners of Giera Progressive work in their business on a daily basis to ensure consistently high standards. The Property Managers at Giera Progressive have completed the Certificate of Property Management and continue training to keep up to date with all Property Management knowledge and changes in legislation Giera Progressive Promise - This promise is a service guarantee to you and is backed by a money back guarantee. Maintenance - Giera Progressive has their own maintenance division, offering landlords and tenants a cost effective professional service in a timely manner along with a complete preferred list of all trades people. We are able to get work done promptly at a good rate. Giera Progressive have a full time accountant, an audited trust account to ensure your money is in the best possible hands, and two experienced admin people. Giera Progressive Property Management

3 What s included in your fee? Management fees are charged on a percentage basis as the rent is collected. Management fees are for services in connection with: Advertising Property for rent on websites and tenant databases. Screening any potential tenants to endeavor to get the best possible tenant. Attending to daily telephone, and internet enquiries. Checking and processing daily rent payments. A Property Manager on call 24/7/365. Organising keys for inspections and viewings. Attending to payments of various property expenses and maintenance. Collection of late rent through various legal means. Following our best practice for rent collection Serving legal notice when required. Enforcement tribunal orders and preparing for Tribunal appearances. Hand delivery of notices to tenants as necessary. Vacate and detailed ingoing inspections. Showing potential tenants through properties. Keeping your property up to market rent. Electronic funds transfer to owner account. Attending to eviction of tenants. Preparing monthly statements to owners and annual year end summary for accountants. Liaison with Property Owner and attending to all correspondence. Follow up with maintenance contractors Arranging maintenance on owners behalf. Various and regular inspections of the property. Processing notices to vacate or to renew a tenancy agreement. Liaison with Insurance companies. Bond process and refunds GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

4 Why Use A Property Manager? Minimum stress, maximum return Having your property professionally managed by Giera Progressive First National otherwise known as GPFN, can maximise the return for you as a landlord, while minimising the stress of dealing with tenants. When your property is managed by GPFN, we put you first. We look after your investment like our own. With over $220 million of assets under management, accommodating over 2000 tenants and collecting in excess of $13 million in rent per annum our team remains totally committed to exceeding your expectations. In today s business environment property management requires a wide set of specific skills. We have a track record of providing expert advice and up-to-date market knowledge. Being part of the First National Group means our property managers are backed by the best practice quality assurance and professional standards of an international real estate network. First National in New Zealand manages more than 6000 properties. Entrusting your property to GPFN gives you access to extensive experience, expertise and a reputation for quality service earned over decades of varying economic conditions. We can manage the whole process or just the jobs you would rather not handle.

5 Marketing Marketing your property for Rent Progressive First National specialises in the north-west suburbs of Christchurch - Avonhead, Ilam, Burnside, Fendalton, Bryndwyr, Bishopdale and Upper Riccarton. However we manage properties all over Christchurch and surrounding districts. Our high profile site on Waimairi Road is situated in a key location, our new offices are to be built next to our temporary premises. Marketing your property for lease includes erecting For Rent signs outside your property. Your rental property is listed on the First National, Giera Progressive, Trademe and Realestate.co.nz websites. Each listing has at least one accompanying photograph of your property. Currently 80 % of inquiries come via the internet. Descriptions will be accurate and you can also receive reports on the number of times your property is viewed. Information will be provided to you on current market conditions to maximise your rent return. Quality tenants are the key to a successful leasing relationship. We pride ourselves on making sure we match suitable tenants with every property. Our comprehensive application process includes credit checks and rental references. GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

6 Tenant Selection Tenant selection process All applicants are screened. Potential tenants are interviewed and given opportunities to view your property at mutually convenient times. Credit checks are carried out and references followed up before any contracts are signed. Feedback is provided to you, the property owner. On the contract being signed, rent is collected in advance and bonds are lodged. Tenants are then able to move in and are monitored regularly to ensure obligations continue to be met.

7 Property Management is Tax Deductable Taxation Obligations - Income From Rental Properties Income Any income that you receive from renting out property will be liable for income tax and must be included in your tax return. This income is taxable in the year in which you receive it. For example, if your tenant paid rent on 30 March 2014, which covers the following two weeks, you must still return this income in the income year 1 April 2013 to 31 March Tenancy Bond Amounts received for tenancy bond and passed on to the Tenancy Bond Centre are not considered taxable income. However amounts received from the Tenancy Bond Centre for payment of damages, rent arrears, etc will be taxable income when the amounts are received. Expenses The following expenses can be deducted from your rental income: Rates and insurance Interest paid on money borrowed to finance your property Property agents fees and commission Repairs and maintenance (except if they substantially improve the property) Related motor vehicle and travel expenses (usually in the form of an allowance per km) Legal fees which are equal to or less than $10,000 per annum Mortgage repayment insurance Accounting fees for the preparation of accounts/taxation returns Depreciation on chattels. You should consider obtaining an official valuation of chattels when purchasing the property, alternatively when signing the sale and purchase agreement to ensure that the purchase price is split between land, building and chattels on the agreement to establish this value. Picking the right structure Before signing the sale and purchase agreement for your proposed rental property, consideration should be given to which entity will own the property. There are 4 main entities available: Sole trader Partnership Company (ordinary or Look Through company) Trust And tax advantages can be achieved by using the correct structure. We would strongly recommend that you seek the advice of an accountant who will advise you of the most advantageous structure for you based on your specific circumstances. Bennett Reddington Limited are specialists in rental property accounting and taxation advice. Please do not hesitate to contact either Brian Reddington or Fiona Campbell who will be happy to meet you for an initial consultation free of charge. They can be contacted as follows: GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

8 Rent Management Let s talk about the money Giera Progressive Property Management can provide you with information to help you decide on rent levels in current market conditions. Once the rent level has been set and tenants are in place, we process and check rents on a daily basis. We have a zero tolerance comprehensive policy, for rent arrears. We receive electronic bank statements daily, enabling us to act on arrears promptly. Payments to you can occur monthly or twice monthly on the first working day after the 1st and 15th of each month. Payment of rent from the previous month is paid to you by Giera Progressive Property Management on the first business day of the following month. We can provide detailed financial statements every 1st and 15th working day to you and your accountant. Rents are reviewed regularly to ensure the rent reflects current market conditions. We can pay expenses such as rates, insurances, grounds maintenance etc and can attend to any insurance claims on your behalf.

9 What you need to know about your Statement Mr & Mrs Brown 11 Smith Street Christchurch Agent GST No: Owner Statement for Period Ending: 01/05/ Reference: SAMPLE TAX INVOICE GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

10 Property Maintenance Getting down to the nitty gritty GPFN carries out comprehensive inspections at the beginning and end of each tenancy. During the tenancy, we complete detailed property inspections four times a year, or sooner if your insurance indicates otherwise or you request. We provide a comprehensive written report with photos. Our experienced trade s people are able to take care of any issues that arises. We ensure all our contractors have Professional Indemnity Insurance. While we use a team of preferred contractors, we are happy to use anyone you recommend to work on your property. We can also manage, at your request, any garden maintenance outside the tenants responsibilities (such as pruning trees, spraying or removing aggressive vegetation) You may also wish to organise this independently of our services. If you are purchasing a property which is already tenanted, ensure you receive copies of the current tenancy agreement, a written statement of rent collected, ideally an ingoing inspection, outstanding maintenance, keys and bond information. Our Services For fixed term tenancies, we review the tenancy agreement 6 weeks before it expires. You will be contacted prior to r e n e w i n g t h e agreement. Notice of vacating will be confirmed in writing with both you and your tenants. Repairs are undertaken by certified trades people or a person of your choosing.

11 Working with us We look forward to managing your valuable property assets. Here are some other things you may like to know: Relationships We want you to enjoy the process of having your p r o p e r t y p r o f e s s i o n al l y managed. You have access to our team of Property Managers. Once the tenancy is under contract you will be assigned to one manager who will deal with your day-to-day transactions. Landlord Insurance We offer insurance to ensure peace of mind for our l a n d l o r d s i n v e s t m e n t properties. Many standard insurance policies do not cover the risks often associated with rental properties such as malicious damage or theft by tenants and their guests and defaulting rent payments. Confidentiality We commit to working in a professional manner upholding client confidentiality and not disclosing your information to a third party without authority or legal duty to do so. As members of the Real Estate Institute of New Zealand, we abide by an ethical code of conduct. Tenancy Tribunal Normally the relationship between our landlords and their tenants is a happy one and it is our aim to keep it that way. However, our property managers are equipped with a thorough knowledge of the Residential Tenancies Act 1986, and the workings of the Tenancy Tribunal should an application be needed. We pride ourselves on having good relationships with our clients and have a track record of successful mediation and know the workings of the Tenancy Tribunal should you require representation. Keys and Locks A landlord is required to provide a secure dwelling so locks need to be in good working order. We require three sets of keys to be provided, two to be given out to tenants and one to be retained in our office. Wear and Tear Inspections are carried out to ensure your property is maintained to the same standard when being vacated as when the tenant moved in, allowing for reasonable wear and tear. Our schedule of continued routine inspections means you are kept updated with any issues as soon as they arise, along with advice on options for action. Appraisals Appraisals indicate what your property may be worth in the residential rental market. As well as setting rent, in conjunction with our sales team we can offer a market appraisal to give you an idea of what your property would sell for in the current market conditions. We want you to enjoy working with Giera Progressive First National BECAUSE GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT HAS A SINGLE-MINDED PHILOSOPHY OF PUTTING YOU FIRST, WE KNOW GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

12 Giera Progressive Promise We understand when you are choosing a Property Manager you require experience, the ability to co-ordinate and control delivery of services to ensure consistency and high quality service at all levels. Our Guarantee to you: Communication A high level of communication at all times from Giera Progressive to ensure that you are fully informed on all matters in relation to your property portfolio tell us how often you want to hear from us and we will oblige. Rent arrears A systemised Company process for rent arrears. Rent arrears are checked daily: i. Contact tenant if 1 3 days in arrears ii. Three working days in arrears issue a 14 day breach notice iii. Communication with landlord to discuss options within the 14 day period iv. Apply to Tenancy Tribunal/mediation if required and instructed by landlord Inspections Ingoing inspections: i. Photos of the property ii. Detailed report of any defects iii. Detailed documentation Routine inspections: i. Three to four inspection reports per annum ii. Detailed inspection report with photos sent to landlord iii. Advising landlord of maintenance issues iv. Recommendations to landlord if anything needs attention prior to new tenancy to enhance rental return where necessary Minimising Vacancies i. Regular market rent appraisal to landlord to ensure minimum loss of rent return. The Property Manager will provide feedback as to the current rental market and make suggestions for increases. ii. Recommendations to landlord to enhance the property to ensure it achieves maximum rental return. iii. Marketing of the property, 85% of inquiry comes from websites. GPFN will advertise the property on the following websites: - Realestate.co.nz - Trademe.co.nz - Gpre.co.nz - Firstnational.co.nz iv. Current tenant database new properties ed as soon as they are listed. v. Photos to present property well to potential tenants vi. For rent signs (optional) vii. Detailed rental lists available from our office and online. Giera Progressive Promise Giera Progressive Property Management is owned and operated by Sue and Joe Mullins. We have a hands on approach to the day to day running of our business. We stand by our promises, if we fail to meet any of them we will manage your property for FREE for the next three months (conditions apply).

13 Here s what our clients say... TESTIMONIALS - GIERA PROGRESSIVE PROPERTY MANAGEMENT Here s what our clients say My husband & I have used First National since September 2011 to manage our property since we decided to use our home as a rental after relocating to Australia. We have felt reassured that James, our Property Manager, has chosen tenants that were reliable and respectful of the property. Being an overseas landlord we rely heavily on James to communicate clearly and in a timely fashion, and we are very happy with the relationship we have with James. We have confidence that our property is being properly managed. Claire & Simon W Wonderful service thanks Rebecca. Professional and friendly, very impressed with the information folder, great idea! Quick return of any phone calls made to the afterhours service. Beverley S James Mullins was my Property Manager for 2½ years. I couldn t speak highly enough of him as a Property Manager and would recommend him to both tenants and landlords. Throughout my dealings with James, he was constantly professional and polite. He was clear in communicating with me what was expected of me as a tenant. Whenever I raised issues or concerns with him he was punctual in his response, and made the time to answer my questions. I knew I could trust James as my Property Manager to communicate with me and be honest in this communication - particularly important when it came to issues relating to Earthquake Repairs. Because of this, I felt able to approach him and let him know of the things that might be of concern to both him as a Property Manager as well as for the landlord. James consistently treated me in a respectful manner. I didn t feel like I was simply a source of income to Giera Progressive, or that I was an inconsequential tenant who could easily be replaced - not a common trait in the current climate in Christchurch. If I was looking for another place to rent in the future, Giera Progressive would be the first Property Management Agency I would contact. Rebekah A We found the service provided by Shelley very friendly, helpful, fast and efficient. It is a pleasure to have a Property Manager like her. Okiwi H Leeanne I would like to thank you for your recent dealings with my property in terms of engagement, efficiency, and follow up on any issues. My own values are to look after my tenants well, to make things very clear from the onset my expectations and in return for a proactive landlord, expect tenants to care and treat the property with respect. You were able to prove that to me in a short time, through your thorough reports and good communication, you were able to respond in a professional manner and make good on points that did not meet our expectations and in doing so reinforced to me that you listened, acted and managed to our best interest. I would at this point of time, have no regrets in recommending you to other prospective clients who may be seeking a professional and capable property manager. Rodger Linton GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

14 To Re-cap... BREAK DOWN TENANTING - We will find reliable and suitable tenants for your property/s, this includes Credit Checks and references. ADVERTISING - We will advertise your property: Trade Me Realestate.co.nz First National Real Estate Website Progressive Property Management Website Signage INSPECTIONS - We will carry out quarterly Routine and Maintenance Inspections to ensure your investment is kept clean and tidy and no damage has occurred. At GPFN we have a high standard of presentation. (Inspections can be carried out as requested by the owner.) REPAIRS & MAINTENANCE - Any repairs or maintenance will be dealt with quickly and efficiently by our qualified and reliable Trades people. (Repairs or Maintenance can be carried out by Trades people requested by the owner) LEASE EXPIRY - We will ensure that there is minimal downtime between leases when a tenant vacates. Six weeks notice is required for a Fixed Term Lease prior to the end of tenancy. 3 weeks for a Periodic. RENT - We will collect rent weekly, fortnightly or calendar monthly and check Rents on a daily basis. We have a Zero Tolerance Policy when it comes to Rent Arrears, therefore any Tenant that has not paid will be dealt with swiftly. APPRAISALS/RENT REVIEWS - We will routinely check the Market Rents to ensure that your investment is achieving the correct rental amount. If we deem this to be too low, we will carry out a Rent Increase, this will be communicated with you prior. Appraisals can be done upon request. TENANCY TRIBUNAL/MEDIATION - We will organise and attend any Tribunal or Mediation Hearing for any Tenancy that has: Gone in to Arrears Caused Damage to the Premises Failed to Comply with the Terms and Conditions outlined in the Tenancy Agreement RENOVATIONS - We can oversee a complete or part Renovation on your Investment. TECHNOLOGY/SOFTWARE - We know that keeping ahead means moving with the times when it comes to Technology. All Inspections are done on an ipad which are downloaded automatically to a software system that is top of the line in Property Management. All our processes can be done electronically. We also use comprehensive purpose built property management software. STATEMENTS/PAYMENTS - Monies are paid through to Owners accounts Monthly or Twice Monthly. Along with your Payment you will be ed or posted a Monthly Statement. INSURANCE/RATES - We can take care of your Insurance and Rates upon request.

15 Our very own Translator Robin Zhou Robin is dedicated and enthusiastic in his work and manages our Accounts Department in a totally professional manner. He is also quick to grasp new ideas and concepts, and to develop innovative and creative solutions to problems. Robin has a Bachelor of Commerce Degree in Accounting, Finance and Information Systems from the University of Canterbury. He speaks English and Chinese (Mandarin) fluently. We are privileged to have Robin as a Team Member. We are able to utilise his services as a translator when required and can be assured our accounts department is in safe hands. GIERA PROGRESSIVE FIRST NATIONAL PROPERTY MANAGEMENT 247 Waimairi Road, Ilam, Christchurch

16 Is selling your property an option? About Giera Progressive Realty Our aim is to restore trust to the business of selling and buying Real Estate. Giera Progressive Realty predominantly specialises in the North-West suburbs of Christchurch - however we also sell property all over Christchurch and the surrounding areas. We are members of the First National Network consisting of over 100 offices in New Zealand and a further 550 offices in Australia. With this coverage and international support we provide an excellent professional service to our clients, priding ourselves on a well trained and successful team environment. Thinking of selling? Your best interests will always come first Our objective is to get you the best possible price in today s market We will provide you with the best possible price advice based on current market evidence We recommend your careful evaluation of all the relevant factors when choosing an agent Quality marketing is critical The market, not the agent, will ultimately establish the value of your home You are in charge all the way We guarantee professionalism and full communication throughout The important decisions Choosing the right agent Choosing the price and pricing strategy Choosing the method of sale Choosing the marketing campaign For more information, please call us on : P: E: reception@gpre.co.nz