5 Renovations To Maximise Your Rental Property Returns


Renovating rental properties can be an excellent strategy for maximizing returns. Here are five renovations that can help boost rental income:

  1. Kitchen Upgrades: The kitchen is often considered the heart of the home. Upgrading appliances, countertops, cabinets, and fixtures can attract tenants willing to pay higher rent. Consider adding energy-efficient appliances to appeal to environmentally-conscious renters.
  2. Bathroom Remodeling: A modern and clean bathroom can significantly increase the desirability of a rental property. Upgrades such as installing a new shower/tub, updating the vanity, and adding contemporary fixtures can make a big impact. Also, consider improving ventilation to prevent mold and mildew issues.
  3. Flooring Replacement: Durable, low-maintenance flooring not only enhances the aesthetic appeal of the property but also reduces ongoing maintenance costs. Consider options like hardwood, laminate, or vinyl plank flooring, which are both attractive and easy to clean.
  4. Energy Efficiency Improvements: Making your property more energy-efficient can attract tenants and lower utility costs, increasing your overall return on investment. Install energy-efficient windows, upgrade insulation, and consider adding programmable thermostats to help tenants manage their energy usage.
  5. Curb Appeal Enhancements: First impressions matter. Improving the curb appeal of your rental property can attract more potential tenants and allow you to command higher rent. Simple enhancements like landscaping, exterior painting, and updating the front door and porch area can make a big difference.

Before embarking on any renovation project, it’s essential to thoroughly research the local rental market to ensure that the improvements align with tenant preferences and justify the potential increase in rent. Additionally, consider the overall budget for renovations and weigh the costs against the expected increase in rental income to ensure a favorable return on investment.

T And T Property Management Privacy Policy


Thank you for engaging with our Google Ads Form Campaign. Your privacy is important to us, and we are committed to protecting your personal information. This Privacy Policy outlines how we collect, use, disclose, and manage the information collected through our Google Ads Form Campaign.

  1. Information Collection:
    • We may collect personal information such as your name, email address, phone number, and any other information you provide voluntarily through the Google Ads Form Campaign.
  2. Use of Information:
    • We use the information collected to respond to your inquiries, provide requested information, or fulfill other purposes disclosed at the time of collection.
    • Your information may be used for internal purposes such as analyzing campaign effectiveness, improving our services, and enhancing user experience.
  3. Disclosure of Information:
    • We do not sell, trade, or otherwise transfer your personal information to third parties unless we provide you with advance notice or obtain your consent, except as required by law.
    • We may share your information with trusted third-party service providers who assist us in operating our Google Ads Form Campaign or servicing you, as long as those parties agree to keep this information confidential.
  4. Marketing Communications:
    • We will not send you marketing communications unless you have explicitly opted in to receive such communications.
    • You have the option to opt out of receiving marketing communications at any time by following the instructions provided in the communication or by contacting us directly.
  5. Data Security:
    • We implement appropriate technical and organizational measures to safeguard the information collected through our Google Ads Form Campaign against unauthorized access, disclosure, alteration, or destruction.
    • However, no method of transmission over the internet or electronic storage is 100% secure, and we cannot guarantee absolute security of your information.
  6. Retention of Information:
    • We will retain your personal information only for as long as necessary to fulfill the purposes outlined in this Privacy Policy, unless a longer retention period is required or permitted by law.
  7. Changes to this Privacy Policy:
    • We reserve the right to update or change this Privacy Policy at any time. Any changes will be effective immediately upon posting the updated Privacy Policy on our website or through other appropriate communication channels.
  8. Contact Us:
    • If you have any questions or concerns about this Privacy Policy or our practices regarding your personal information, please contact us at accounts@tandtpropertymanagement.co.nz.

By engaging with our Google Ads Form Campaign, you acknowledge that you have read and understood this Privacy Policy and agree to the collection, use, and disclosure of your personal information as described herein.

How To Fill Out A Stand Out Tenancy Application


Making your tenancy application stand out is crucial, especially in competitive rental markets. Landlords and property managers receive numerous applications, so it’s essential to make a positive impression. Here are some tips to help your tenancy application stand out:

  1. Complete the Application Thoroughly:
    • Fill out all sections of the application form accurately and completely.
    • Provide detailed information about your rental history, employment, and references.
  2. Attach a Rental Resume:
    • Create a rental resume summarizing your rental history, references, and personal information.
    • Include details about your previous rental experiences, length of stay, and reasons for moving.
  3. Provide References:
    • Include professional and personal references who can vouch for your character and reliability.
    • Provide contact information for previous landlords if possible.
  4. Demonstrate Financial Stability:
    • Include proof of employment, such as pay stubs or a letter from your employer.
    • Offer a strong credit report or a reference from a guarantor if your credit history is not ideal.
  5. Be Transparent:
    • Be honest and transparent about your rental history, including any past issues or concerns.
    • Explain any negative aspects upfront and how you have resolved or improved since then.
  6. Highlight Your Respect for the Property:
    • Express your commitment to maintaining the property in good condition.
    • Emphasize your responsibility as a tenant and your respect for the landlord’s property.
  7. Communicate Effectively:
    • Respond promptly to any inquiries from the landlord or property manager.
    • Clearly communicate your interest in the property and your willingness to adhere to the terms of the lease.
  8. Personalize Your Application:
    • Tailor your application to the specific property and landlord.
    • Mention specific features of the property that you appreciate and explain why you would be a great fit.

Remember, the goal is to present yourself as a reliable and responsible tenant. Stand out by showcasing your positive qualities, being thorough, and demonstrating a genuine interest in the property.

Tips For Success In Property Management


Achieving success in property management involves a combination of effective strategies, strong communication skills, and a proactive approach to problem-solving.

Here are some tips for property management success:

  1. Clear Communication:
    • Establish open and transparent communication channels with tenants, property owners, and any relevant stakeholders.
    • Respond promptly to emails, phone calls, and inquiries to build trust and maintain positive relationships.
  2. Thorough Tenant Screening:
    • Implement a rigorous tenant screening process to ensure reliable and responsible tenants.
    • Check rental history, credit reports, and references to minimize the risk of late payments or property damage.
  3. Up-to-Date Documentation:
    • Keep accurate and up-to-date records of lease agreements, property inspections, and communication with tenants and property owners.
    • Use property management software to streamline documentation and organization.
  4. Regular Property Inspections:
    • Conduct regular property inspections to identify maintenance issues early on.
    • Proactively address any needed repairs to prevent more significant problems and keep the property well-maintained.
  5. Proactive Maintenance:
    • Implement a preventative maintenance plan to extend the lifespan of property components.
    • Address maintenance requests promptly to ensure tenant satisfaction and protect the property’s value.
  6. Know and Follow Local Laws:
    • Stay informed about local, state, and federal laws related to property management.
    • Ensure that lease agreements, eviction processes, and other practices comply with legal requirements.
  7. Effective Marketing:
    • Develop a solid marketing strategy to attract quality tenants quickly.
    • Utilize online platforms, social media, and traditional marketing methods to promote available properties.
  8. Financial Management:
    • Establish a realistic budget for property expenses and income.
    • Track financial transactions accurately, including rent collection, expenses, and taxes.
  9. Invest in Professional Development:
    • Stay updated on industry trends, best practices, and changes in regulations.
    • Attend relevant workshops, seminars, and networking events to enhance your skills and knowledge.
  10. Emergency Preparedness:
    • Develop and communicate emergency protocols to tenants.
    • Ensure that you have a reliable network of contractors and service providers for urgent repairs.
  11. Build Strong Relationships:
    • Cultivate positive relationships with tenants, property owners, and vendors.
    • Address concerns with empathy and professionalism to foster a positive rental experience.
  12. Technology Integration:
    • Embrace technology, such as property management software, to streamline processes and enhance efficiency.
    • Use online platforms for rent payments, maintenance requests, and communication.

By combining these tips with adaptability and a customer-centric mindset, property managers can enhance their success in the dynamic field of property management.

Why We Love Property Management (And You Should To!)


People may find various reasons to love property management, depending on their individual perspectives and experiences. Here are some common reasons why individuals or professionals may appreciate property management:

  1. Diverse Responsibilities: Property management involves a wide range of tasks, from tenant relations to property maintenance. This diversity can keep the job interesting and challenging.
  2. Problem-Solving: Property managers often face unique challenges and problem-solving situations. This aspect of the job can be rewarding for those who enjoy finding creative solutions and overcoming obstacles.
  3. Building Relationships: Successful property management often requires strong interpersonal skills. Building positive relationships with tenants, property owners, and contractors can be fulfilling for those who enjoy connecting with people.
  4. Income Generation: For property managers or property management companies, the financial aspect can be appealing. Managing properties can be a profitable venture, especially when done efficiently and effectively.
  5. Real Estate Market Knowledge: Property management involves staying updated on local real estate markets, rental trends, and property values. For individuals interested in real estate, this can be an exciting and dynamic field.
  6. Flexible Schedule: While property management can be demanding, it often allows for a certain degree of flexibility in terms of schedule. This flexibility can be attractive for those who value work-life balance.
  7. Long-Term Investment: Managing properties may offer the opportunity to be involved in long-term real estate investments. Watching properties appreciate in value over time can be rewarding for those interested in wealth accumulation.
  8. Community Impact: Property managers play a role in maintaining and improving the communities where they operate. For individuals who take pride in contributing to the well-being of their local area, property management can be a fulfilling career.
  9. Learning Opportunities: Property management requires knowledge in various areas, including real estate law, finance, and customer service. Those who enjoy continuous learning may appreciate the ongoing educational aspects of the job.
  10. Variety of Properties: Property managers may oversee different types of properties, including residential, commercial, and industrial. This variety can add a dynamic element to the job.

It’s important to note that while many people find joy and fulfillment in property management, it can also be a challenging profession. Dealing with tenant issues, handling property maintenance, and navigating legal requirements are just a few of the potential challenges. Individuals who are well-suited for property management often possess a combination of organizational skills, communication abilities, and a genuine interest in the real estate industry.

3 Little Changes To Improve Your Property Management


Improving property management involves enhancing efficiency, tenant satisfaction, and overall profitability. Here are three small but impactful changes you can consider:

  1. Implement a Robust Tenant Communication System:
    • Why: Clear communication is essential for a positive landlord-tenant relationship.
    • Change: Utilize a user-friendly property management software or communication platform to streamline interactions. This could include sending automated rent reminders, maintenance updates, and important announcements.
    • Benefits: Enhances tenant satisfaction, reduces misunderstandings, and fosters a transparent relationship.
  2. Embrace Sustainable Practices:
    • Why: Going green not only benefits the environment but can also save costs in the long run.
    • Change: Introduce energy-efficient appliances, implement recycling programs, and consider sustainable landscaping practices. Additionally, explore ways to reduce paper usage by digitizing documents and processes.
    • Benefits: Reduces operating costs, attracts environmentally conscious tenants, and contributes to a positive community image.
  3. Regularly Review and Update Policies:
    • Why: Property management is dynamic, and policies should evolve to meet current needs and market trends.
    • Change: Schedule regular reviews of your property management policies, including lease agreements, maintenance procedures, and tenant screening criteria. Make necessary updates to stay in compliance with local laws and to reflect industry best practices.
    • Benefits: Improves legal compliance, ensures policies remain relevant, and demonstrates a commitment to providing a modern and efficient property management service.

Remember, even small changes can have a significant impact over time. Regularly reassess your property management processes to identify areas for improvement and stay responsive to the evolving needs of both tenants and the market.

How To Foster A Good Tenant-Landlord Relationship


Fostering a positive tenant-landlord relationship is essential for a harmonious and mutually beneficial rental experience. Here are some tips to help you establish and maintain a good relationship:

For Landlords:

  1. Effective Communication: Maintain open and clear lines of communication with your tenants. Be responsive to their inquiries, concerns, and maintenance requests. Timely communication can prevent misunderstandings.
  2. Respect Privacy: Respect your tenant’s privacy by giving proper notice before entering the property, as required by local laws. Only enter for necessary inspections or repairs.
  3. Prompt Repairs and Maintenance: Address maintenance issues promptly. Regular maintenance not only keeps the property in good condition but also shows that you care about your tenant’s well-being.
  4. Fairness and Consistency: Apply rules and policies consistently to all tenants. Treat all tenants fairly, regardless of background, and avoid any discriminatory practices.
  5. Know the Laws: Familiarize yourself with local rental laws and regulations. Comply with all legal requirements regarding lease agreements, rent increases, and security deposits.

For Tenants:

  1. Pay Rent on Time: Pay your rent on time and in full. This is one of the most critical aspects of the landlord-tenant relationship. It establishes trust and reliability.
  2. Respect the Property: Treat the rental property with care and respect. Report any damages or maintenance issues promptly to the landlord.
  3. Follow Lease Terms: Abide by the terms of your lease agreement, including rules regarding pets, smoking, and other restrictions. Seek permission for any significant changes or alterations to the property.
  4. Communication: Communicate with your landlord or property manager if you have concerns, questions, or requests. Be respectful and clear in your communication.
  5. Give Notice: If you plan to move out, provide proper notice as per your lease agreement and local laws. This gives the landlord ample time to find a new tenant.

For Both Parties:

  1. Written Agreements: Ensure that all agreements, changes, or promises are in writing. This helps avoid misunderstandings in the future.
  2. Regular Inspections: Conduct regular inspections of the property together, if possible, to address any concerns or issues in person.
  3. Conflict Resolution: If conflicts or disputes arise, try to resolve them through respectful and open communication. If necessary, consider mediation or arbitration.
  4. Documentation: Keep records of all correspondence, including emails, texts, and maintenance requests. This documentation can be useful if disputes arise.
  5. Professionalism: Approach the relationship professionally, as you would with any other business arrangement. Keep emotions in check and focus on finding mutually agreeable solutions to problems.

Remember that a good tenant-landlord relationship is based on mutual respect, trust, and clear communication. Building and maintaining this relationship can lead to a positive and stress-free rental experience for both parties.

Five Signs You Need A Property Manager


Engaging a property manager can be a smart decision, especially if you own rental properties or real estate that require ongoing management and maintenance. Here are five signs that indicate you might need a property manager:

  1. Limited Time and Availability: If you have a busy schedule with work, family commitments, or other responsibilities, managing your properties can become overwhelming. A property manager can handle tasks like tenant screening, rent collection, maintenance coordination, and addressing tenant concerns, freeing up your time for other important matters.
  2. Distance from Property: If your property is located far away from where you live, it can be challenging to effectively manage it. A property manager who is local to the area can oversee day-to-day operations, handle emergencies, and conduct routine inspections without requiring you to be physically present.
  3. Multiple Properties: As the number of properties you own increases, so does the complexity of management tasks. Juggling multiple properties can lead to oversight, inefficiencies, and increased stress. A property manager can streamline operations, ensuring each property receives the attention it needs.
  4. Lack of Expertise: Property management requires knowledge of local laws, regulations, and best practices. If you’re not familiar with these aspects or find it difficult to stay updated, a property manager can ensure that your properties are managed in compliance with legal requirements and industry standards.
  5. Tenant-Related Issues: Dealing with tenant-related matters such as screening, lease agreements, rent collection, and conflict resolution can be time-consuming and stressful. A property manager can handle tenant interactions professionally, minimizing conflicts and ensuring a positive rental experience for both parties.

Ultimately, the decision to hire a property manager depends on your individual circumstances, preferences, and the scale of your real estate investments. If you find yourself struggling with any of the above signs, it may be worth considering the benefits of bringing in a qualified property manager to help streamline your property management responsibilities.

Healthy Homes – changes to ventilation standards


he ventilation standard now allows properties with certain continuous mechanical ventilation in kitchens and bathrooms to meet the ventilation standard.

If your home was built with a continuous mechanical ventilation system, to meet the standard it must:

  • be designed to vent extracted air continuously from residential property to the outdoors, and for a kitchen or bathroom, extracts the air directly from the room, and
  • have been installed in the property or a tenancy building that first received building consent on or after 1 November 2019 and was part of that original building consent, and continues to meet the requirements of the building consent.

Alternatively, if your home has been renovated and now includes a continuous mechanical ventilation system, to meet the standard, the system must:

  • be designed to provide ventilation for multiple rooms and to continuously vent extracted air to the outdoors, and
  • extract air directly out of the kitchen and bathroom, with an exhaust capacity of at least 12 ℓ/s in the kitchen and 10 ℓ/s in the bathroom. The actual flow rate may be varied (manually or automatically), in response to the demand for ventilation.

Recirculating systems (products like HRV and DVS systems), or fans that do not extract to the outdoors are not suitable to meet the ventilation standard.

Updates to Healthy Homes


The Healthy Homes Standards have been updated with improvements to the heating, ventilation, and moisture ingress and drainage standards.

One improvement is a new formula for the heating standard, that applies for modern dwellings built after 2008 and certain apartments.

The formula change recognises that these types of properties are better at retaining heat.

The heating assessment tool has also been updated to calculate the required minimum heating capacity using both the new and original formula.

The Tenancy Services website has been updated to include these changes.