North Shore Property Management is a specialist Auckland Property Management company. We concentrate on Auckland Property across central Auckland and the North Shore. We pay particular attention when engaging in the letting process.
Our purpose is to provide you with trouble free rental property ownership and income while ensuring the capital value and the rental value are maximised.
Quite simply, we provide landlords with trouble free property investment income and easy tenancy management. We have over 20 years of experience in delivering trouble free returns to landlords and take care of the management of your investment.
We are a small boutique Auckland Property Management company who specialise in managing a small portfolio of quality properties that attracts reliable quality tenants. As property owners ourselves, we understand the importance of finding the right tenants for your property and so we implement a thorough interview process, including verifying tenants rental, employment and financial history.
We have turned down management opportunities where we consider the property would not attract quality tenants. All our property managers are experienced, with most owning their own rental investments, and with a service ethos that is second to none.
HOW WE DO IT
Tenant quality is paramount
Tenant selection is extremely critical in the management of any rental property and we believe when managing Auckland properties, the most important decision made is the choice of tenants. North Shore Property Management checks on employment records, credit history, and personal references.
Marketing and Renting the property
Obviously to get good tenants we need to market and advertise your property.
We spend more on marketing, making it easier and more cost-effective to always get the right trustworthy tenant. This is a fine balance with 20+ years of proven experience in serving the needs of landlords and investors we are acutely aware of the need to sustain market driven rentals and cash flow. To attract tenants We use signs, Trademe, – often we have prospective tenants on a waiting list.
We always initially commit to a written tenancy – even for short-term rentals. It creates clear written performance expectations for both the tenants and ourselves as an Auckland Property Manager. After the fixed term period tenants may choose to renew for a fixed term or automatically allow the lease to transition to a periodic tenancy – which we allow if they have been good tenants, if not we find new tenants.
Prior to the tenant entering the property to begin their lease, they are required to fill out a detailed Pre-inspection report – with photos if required.
Upon the end of a lease, we use this report to ascertain if there is any damage to the property for which the tenant is liable.
All our rental payments are done by automatic bank transfer.
We refuse to receive cash.
This creates an indelibly written record and also protects our managers and premises.
We run daily reports on outstanding rentals – and maintain a zero-tolerance regime. If there are late payments we immediately contact the tenant and if not remedied within 24 hours commence the process for termination.
To top it all off we maintain the property throughout with regular property inspections every 3-4 months and forward detailed reports so you can keep on top of your investment and returns.
Repairs and Maintenance
Unfortunately, the improvements (house, drainage, and other infrastructure) are depreciating assets, and with use and time, they will deteriorate. There are times where intervention and replacement and repair are necessary. We always keep owners in the picture if we need to expend money on their behalf on the property.
We engage only qualified, trustworthy cost-effective tradesmen and repair professionals. They provide fair market rates for their services and guarantee their work. Our prompt payment policy is recognized and ensures we enjoy reliable and responsive attention.
We collect 4 weeks bond and forward it to be held by the Ministry of Business Innovation and Employment.
This is refunded to the tenant following the lease ending and the property being left in a clean and tidy condition and all outstanding monies being paid by the tenant.
Keeping the record straight
We pride ourselves on keeping up with current legislation with the Residential Tenancies Act and the Health & Safety Act 2015. Obviously, we have up to date software accountancy packages that allow us to know on a daily basis if all rent is paid up to date. Each owner receives a comprehensive detailed monthly breakdown of every dollar and cent expended on behalf or paid to the owner. This is easily converted to an annual summary if required.
Tenancy finish and final inspection
When the tenancy finishes we complete an end of tenancy inspection with the old tenant and ensure there is no excessive damage and no outstanding money owed for rent, water etc.
Then we will arrange repayment of the bond less any money owed.
Your property is required by law to meet EECA compliance standards (Energy Efficiency Conservation Authority). This standard of insulation must be in place by1 July 2019.
Should your property require upgraded insulation to meet new Insulation Requirements (NZ Tenancy Services T30 (10/16), MB13712), North Shore Property Management can assist with the provision of cost-effective solutions including initial assessment, installation or upgrade. To ensure you get the best price, our process includes obtaining 3rd party quotes. If required our service may extend to project management, at a negligible cost to our owners.
If you are an experienced property investor who wishes to work with an accomplished Property Manager then Mark Kelly and John Li can assist you. Mark has seen the ups and downs of property prices, interest rates, and continuous regulatory intervention. He prides himself in having a team who consistently deliver high yields, carefully selected tenants and low maintenance costs.
We would welcome your enquiry.
Let us help you to make the most out of your investment