Marion Barnes Realty, RENTAL PROPERTIES AND PROPERTY MANAGEMENT, Ponson

Marion Barnes Realty Ltd has designed a service to deal with all aspects of the day-to-day business of Residental PROPERTY MANAGEMENT AND RENTAL PROPERTIES IN AUCKLAND. The services include:

>>Rental Appraisals
>>Marketing and letting
>>Tenant Selection
>>Bond lodgements
>>Rent collection and management
>>Accounts payable
>>Monthly statements and transfer of your funds into your account
>>Routine inspections
>>Repairs and maintenance
>>Valuer recommendations
>>Accountant recommendations
>>Solicitor recommendations

Click here to apply for Marion Barnes Realty to manage your rental property.

We can assess the value of your property for rental, taking into account the size and condition of the property, its location, its proximity to amenities, and local conditions. Click here for Marion Barnes to arrange a time to appraise your rental property.

Please seek professional accounting advice.
Generally, the rent received should be declared against your income. Deductions include the following:
>>Repairs and Maintenance to the property
>>Interest charged on mortgage
>>Depreciation
>>Management fees
>>Rates
>>Body Corporate levies

We advertise in the NZ Herald, on this website, and in a printed list that is available to potential tenants coming into our office in Ponsonby and by request by email. Prospective tenants are invited to view a property from outside, and to contact our letting agents to arrange a viewing. Applicants' references are checked thoroughly.

Yes. We will find you suitable tenants, and will retain the letting fee (currently this is set at one week's rent plus GST). Once a suitable tenant is found and paperwork is complete, we then have no further contact with the property.

Management fees are set at 7.5% plus GST on all money collected and disbursements on the property. This is a tax-deductible service.
The fee for service is automatically deducted from your account on a monthly basis and will only be charged when monies are received. All deductions are stated clearly on your monthly statement.

Rentsure is a rental property protection plan designed for property owners wishing to secure income from residential property rentals. It also protects rental property against malicious damage by tenants that is usually excluded from standard insurance policies.

We pay into your nominated bank account by direct credit on the first/second working day of each month. We also send you a statement of account at the start of each month, detailing all income and expenditure for your property. If you have email this is emailed to you.

Not before six months of the tenancy or six months after the last increase. Notice of an increase must be made in writing 60 days prior. Rent cannot be increased on a fixed term tenancy.

We charge a standard two weeks' rental, which is lodged at the bond-processing Centre against the tenant and the property. The Residential Tenancies Act states that a maximum of four weeks rent can be charged on any one tenancy.

Routine property inspections are undertaken approximately every six months. Owners are kept fully informed with regular reports, updates and statements. After each property inspection we forward a report detailing suggestions of future maintenance or any repairs that may require attention now or in the near future. These reports often contain feedback on how tenants are keeping the property. Inspections are charged on your monthly statement at $30 plus GST per inspection.

If the tenant misses a rental payment

The tenant receives a phone call or a txt message
A ten day breach letter is sent if there is no response in 24 hours
If necessary the tenant is visited
After 21 days of non-payment, an application is sent to the Tenancy Services
The rental arrears are mediated by Tenancy Services
If mediation does not resolve the arrears, the matter is referred to the Tenancy Tribunal
The tenant is given a sealed order to vacate the property, and to either repay the arrears fully, or to come to an arrangement to repay on a weekly basis

We would then hire a debt recovery agency.

No. The only person who can seize goods for non-payment is a bailiff of the court.

Yes, under the Residential Tenancies Act tenants are liable for water costs, if the property has a separate water meter. Water rates accounts are initially paid by us on behalf of the landlord - we deduct the payment from your account. We then invoice the tenants who pay us directly, which we then credit to your account. The payment and receipt are recorded on your monthly account.

We can arrange a complimentary rental appraisal. Contact us to arrange an appraisal, and we shall advise the tenant that this will be taking place.
When the property is listed, we liaise with the tenants to ensure access to the property. When the property is sold, we will advise the tenants with 42 days' notice if the property is purchased with vacant possession. If the tenants wish to vacate earlier than 42 days, they may give 21 days' notice in writing.

Tenants must be given 42 days' written notice. If the tenants wish to vacate earlier than 42 days, they may give 21 days' notice in writing.

Under the Residential Tenancies Act we are required to give the tenants 90 days' written notice. If the tenant wishes to move out prior to the 90 days notice they are required to give 21 days' notice in writing.

If the landlord finds that the tenancy has been abandoned, the landlord must apply to the Tenancy Tribunal for a possession order before re-letting the property. The landlord can secure the property and remove perishable goods only. Application to Tenancy Services can include three weeks rent in lieu of notice.

The landlord must store the goods safely and must apply to the Tenancy Tribunal for a disposal order. Any money from the sale of the goods must be paid to Tenancy Services and will be applied to any debt owed by the tenant to the landlord.

Yes. This work will be charged to your account

Unless it is written otherwise into the tenancy agreement, these items are the property owner's responsibility as this is deemed "Maintenance".

As with lawns and hedges, it is the property owner's responsibility as this is also deemed "Maintenance".

The landlord is responsible for ensuring the chimney is cleaned and swept at the start of the tenancy and for insurance purposes swept annually.

Normally the tenant if it was caused by the tenant's family or visitors, however repair of windows broken by burglars, heat stress or violent winds or any other reason that is beyond the control of the tenant, is the landlord's responsibility.

On receipt of a notice to vacate, we will:

Confirm the details in writing to both you and the tenant
List the property on our website and the www.realenz.net/marionbarnes website
Put it on our public list of properties available
Arrange for viewings by prospective tenants
A vacating inspection will be carried out to check for any problems at the end of the tenancy

After the tenant vacates the property we will:

Process the tenant’s bond refund within 4 working days and Make any deductions as we see necessary which will be paid into your account.