Client focussed property managers making life easier for landlords
Breeze Property Management is a client focussed business providing investors and absent owners with peace of mind in the management of their rental properties. Our primary focus is on helping clients to minimise their liabilities, in turn maximising the return from their investment.
Frequently Asked Questions
Breeze Property Management do not sell houses, insurance or mortgages. With no distractions or enquiries relating to sales or listings, we focus 100% of our time on the management of investment properties and tenancies. Our aim is to take the stress out of being a landlord, providing professional, reliable property management services with a strong focus on maximising return on your property investment.
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We always strive to get our clients the maximum rent possible. Market rent needs to be comparable to the rent charged for other properties of a similar type, size and location. To establish market rent we take into consideration recent Local Market Rent statistics as well as make a comparison to other local properties that we manage and other similar properties currently available for rent. Demand for rental properties also plays a part, this can be seasonal and affected by a number of factors.
- T.I.N.Z. (Tenancy Information NZ) defaults, 14 day notices, ratings, verbal/physical abuse, drug abuse warnings, and photos from other members.
- Ministry of Justice, Tenancy Tribunal orders.
- The C.I.A. Debt Recovery Group Ltd.
- Veda Advantage credit check (Previously Baycorp)
- LTNZ Driver’s License national database.
- Ministry of Justice Fines database.
In addition to this we contact employers and existing or past landlords to assist us in our assessment of whether the tenant can afford to pay the rent and maintain the property to an acceptable standard.
Fixed-term tenancies are for a specific length of time, for example 12 months, and cannot be ended by notice during the term of the tenancy unless mutually agreed between the landlord and tenant. A fixed term tenancy automatically becomes a periodic tenancy upon expiry of the fixed term unless both parties agree to extend the fixed term. To end a Periodic tenancy, each party will then be required to give the following notice period to terminate the agreement:
- A tenant must give at least 21 days’ written notice.
- A landlord must give at least 90 days’ written notice, but can give less time (at least 42 days’ notice) in certain circumstances.
The Kapiti Coast District Council charges for Water, separate to Property Rates, every quarter. According to the Kapiti Coast District Council (KCDC) website, water will be charged at $0.990 cents (incl. GST) per cubic metre (1,000 litres) of water used, measured by a dedicated water meter installed at each property. A fixed annual charge of $190.00 will also apply to each property, this is charged quarterly ($47.50). It is the landlord’s responsibility to pay the fixed charges and the tenant’s responsibility to pay for water consumption.
How will this work in practice?
The KCDC will only send Water Consumption invoices to the property owner or the owners appointed Property Manager. Upon receipt of the invoice, Breeze pays the full invoice then seeks reimbursement from the tenant for the water consumption component.
All smoke alarms must be installed in accordance with placement requirements identified in the manufacturer’s instructions. If a property has existing smoke alarms that are not long-life photoelectric, landlords will not need to replace them immediately providing they are in working order. But when they do need replacing they should be replaced with long-life photoelectric alarms.
This will see older style, replaceable battery smoke alarms being progressively replaced over time with new long life photoelectric alarms with long life batteries that have a life span of at least 8 years.
Breeze Property is currently working with a number of insulation providers and can arrange a site visit to determine your properties current level of insulation and what is required, if anything, to meet the Tenancy Act requirements.