Property Management for Wellington Landlords

The work

What the management fee covers.

The same two people who answer the phone.

Market rent

A free appraisal shows where the property sits right now, and it is a chance to ask anything about renting it.

Rent reviews

We keep the rent in line with the market and suggest improvements that can lift what it returns.

Arrears

Rent is reconciled every weekday in a commercial trust account. If a payment is missed, we are already on it.

Inspections

Four a year. A written report on condition and maintenance, plus anything larger you should budget for.

Maintenance

Haven Home Helpers are trades we have chosen and use. You hear about a job from the start through to completion.

Statements

Monthly and end-of-year statements give you a snapshot and a way to look ahead.

Online access

Statements, inspection reports, rent and more, in a secure web portal, any time.

Tenant selection

Everyone views before we process an application. Then references, background and credit checks.

Disputes

If a tenancy goes wrong, we handle it, including Tribunal mediation or a hearing, at no extra cost.

Pricing

Simple fees. The work is inside them.

Management

10% + GST

Of rent collected. All inclusive.

Routine inspections
Entry and exit inspections
Monthly and end-of-financial-year statements
Tribunal or mediation attendance
Tradie coordination and administration
Payments on the 1st and the 15th

Letting a vacancy

1 week + GST

Of rent. Charged when we tenant the property.

Trade Me feature listing for 7 days
Listed on our Facebook page
Viewings and application processing
Tenancy agreement and bond lodgement
Entry inspection

Before the photos

Getting the property ready

The better it is presented, the prouder you will be to show it, and the clearer the standard you expect it kept to.

Re-key

If you can, re-key now. Keying the locks alike is cheaper the next time a lock has to change.

Maintenance

Fix the small things, including the tap you have been ignoring. If you paint, stay neutral. Check every bulb, including the oven, rangehood and heat lamps.

Servicing

Anything on a service cycle should be done and put on an annual plan now: heat pumps, chimneys, flued gas heaters.

Outside

Trim trees and plants, mow lawns, clear gutters, and wash the house and paths.

Window coverings

Replace tired nets, blinds, curtains and shower curtains.

Healthy Homes

A third-party Healthy Homes assessment is a must if you have not had one. We can help with the work that follows. A rental has to comply before it is tenanted. Read the standards on Tenancy Services, or our local guide.

Smoke alarms

Every property we manage is signed up to an annual smoke alarm testing service.

Insurance

Tell your insurer you are now a landlord. They will talk you through the right policy.

A tenant info pack

Rubbish days, the nearest bus or train, and instructions for anything quirky in the house. It saves the first month of questions.

FAQs

Landlord questions we hear every week.

Why do I need a property manager?

We run the day-to-day and look after tenants so you do not have to, including after hours. Your asset sits at the front of every decision, and we stay current with industry changes so the property stays compliant and has a proper chance of achieving its rent.

Can you tell me what my property will rent for?

Yes. The rental appraisal is free. It shows where the property sits in the current market, and we will answer the questions that come with it.

What legal requirements do I have to meet?

We help you line the property up with the current standards, from Healthy Homes through to the Building Act and the points in between. We go to regular training so the advice matches the rules as they apply to your house.

What about inspections?

Inspections protect the property and your insurance position. Haven homes are on a three-monthly schedule, four times a year. You receive a written report and photographs.

When will I see the rent?

Rent is collected each week, held in our commercial trust account, and paid to you on the 1st and the 15th. If those dates fall on a weekend or public holiday, it is paid the next working day.

What if there are ongoing problems with a tenant?

We select carefully, and sometimes a tenancy still goes wrong. If inspections show the home is not being looked after, or rent stops, we act promptly. Rent arrears follow a strict process and we keep you informed.

What areas do you cover?

The Hutt Valley, Wellington's northern and western suburbs, and South Wairarapa towns including Carterton, Greytown and Featherston. If you are unsure, call and we will tell you.

What if my tenant does not pay rent?

Payments are checked each weekday. If a usual payment is missed, we know the same day, follow it up straight away, and tell you.

I want to switch to Haven. What do I do?

Talk to us and we will send the information and arrange a catch-up. Sign the management agreement. Then write to your current manager, copy us in, and we take it from there.