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.

List your rental property investment with the Kapiti and Wellington property management company that works smarter for you.

Frequently Asked Questions

Why should I use Breeze Property Management to manage my property?
At Breeze, we recognise that investors love how property helps create wealth, but they hate the hassle of managing investment properties. Unlike other investments such as shares and bonds, property requires much more hands-on management. Our primary focus is on helping clients to minimise their liabilities, in turn maximising the return from their investment in full compliance with all current legislation. At Breeze Property Management, we treat every property investment as a business. From maximising rental income and limiting vacancy times to providing chattel depreciation valuation services, our focus is on achieving optimum returns for every aspect of our client’s property investment. List your rental property investment with the property management company that works smarter for you.

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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.

What is Valuit™?
While property investment is a fantastic way to increase your personal wealth, many investors never fully realise the potential returns their property can offer. Valuit is here to help you get maximum benefits from your investment in accordance with IRD regulations. Depreciation is a tax allowance for the wear and tear on your investment property. It is claimed as an expense against your rental income. The greater the depreciation claimed, the less tax you pay. Changes to depreciation regulations have left many with the false impression they can no longer claim depreciation. This is NOT correct. The Valuit team will ensure you are claiming your full entitlement and help you increase your cash flow.
Contact us for more information on Rental Chattel Depreciation
Can you provide a free rental appraisal and consultation on my Property?
Yes, we would love the opportunity to appraise your property … we offer this service for FREE with no obligation to you. This would require a visit to your property so that a full assessment can be made.
Click here to arrange you free Rental Appraisal and Consultation
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.
What is the length of the average tenancy?
Unless instructed otherwise we seek fixed term tenancies of 12 months.
What documentation does Breeze prepare to manage the tenancy?
Once a tenant has been approved (subject to strict tenant screening), we prepare and execute a Tenancy Agreement and bond lodgement paper work. The bond lodgement form along with the bond money is deposited with Tenancy Services, (part of Ministry of Business, Innovation and Employment). In addition to this we prepare a comprehensive Move-In Inspection Report that records the condition of the property prior to the tenancy commencing. We take plenty of photos to go with the written report. This report is then referred to for all future inspections.
What is your tenant screening process?
Breeze Property Management has a mandatory tenant screening process. We use Tenancy Information New Zealand (TINZ), New Zealand’s largest Tenancy database, to provide a comprehensive prospective tenant check. Database checks include:

  • 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.

Do you guarantee rent?
We do not guarantee the performance of the tenant. Breeze Property Management are rigorous in checking that rents are paid on time daily. Many of our Property Owners have substantial financial commitments and it is our duty to immediately follow up and take all necessary action, on all late or missed rent payments. Unfortunately there are risks that come with owning an investment property, including property damage over and above “fair wear & tear”. We recommend that you take out landlord protection insurance if the risk greatly concerns you.
Can I get a copy of your Management Contract and Fees?
Please call us on 0800 455 622 or alternately email us at paraparaumu@breezepm.co.nz and we will send you a comprehensive information pack.
Contact Breeze Property Management
What happens when a Tenancy Agreement expires?
You can read more about ending a tenancy here.
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.

For more information click here.

How often do I get paid my rent?
Breeze collects rental income on a weekly or fortnightly basis as agreed with the tenant.   Breeze credits rent payments, less any fees, every fortnight to your nominated bank account. A detailed Statement is sent out at the same time.
Who arranges repairs and maintenance?
Most minor repairs in a property are simple things that our property managers can handle on the spot, such as broken hinges, toilet seats, and loose door handles etc. This attracts little or no cost to you. Some repairs require qualified tradespeople such as electricians or plumbers. At the outset of our relationship we agree a pre-approved limit for repairs. Should repairs look likely to exceed this we will be in contact for your approval. However, this said, our number one priority is to protect your investment so Tradespeople will be dispatched immediately to all emergencies to limit any potential property damage (such as a water leak) and cost is discussed after the event.
Who pays for Water consumption?

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.

Use of technology to manage properties?
Breeze Property Management has invested in the best of breed Property Management Accounting technology to take care of the complicated stuff so we can focus on more important tasks. Our technology enables our Property Managers to access and load information such as property inspections on the go. We also provide access to a secure website that allows owners the ability to log on and get relevant, up-to-date information such as Statements, Invoices, Property Inspection Reports and end of financial year reporting.
How often do you carry out property inspections?
We inspect each property 4 times per year. In reality we will visit the property more often due to small maintenance requirements, drive-bys etc. In addition to this, our property managers introduce themselves to neighbours, where practical. This provides additional eyes and ears as well as security.
Who is responsible for smoke alarms?
The Residential Tenancies Act requires landlords to install a minimum of one working smoke alarm within 3 metres of each bedroom door or every room where a person sleeps. In a multi-storey or multi-level home (including split levels), there must be a smoke alarm on each level or storey.
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.
Do I need to insulate my rental property?
From 1 July 2019 all residential rental homes must meet the minimum insulation requirements as outlined in the Residential Tenancies Act. From July 1 2016 all landlords are required to provide a statement on new tenancy agreements about the location, type and condition of insulation in the home for any new tenancy.

For more information click here.

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.