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Moving In - A Guide for Tenants

Congratulatuions on securing your new rental home.  Here is some information to assist you through your tenancy with us.

Office Hours
The Ray White Allens Property Management and Rental team can be contacted Monday to Friday between 8.30am and 5.00pm on 09 430 0075 or via email rentals.whangarei.nz@raywhite.com

Problems After Hours
If you have a proplem after hours, call your Property Manager on their mobile phone, or alternatively phone the office and follow the voice prompts to your Property Managers voice mail - which will be emailed to their phone immediately.  Where possible, they will deal with problems over the phone. Where required, we have experienced contractors who can attend to urgent maintenance matters. 

Repairs and Maintenance
Our Property Management Department will attend to all repairs as promptly as possible however, in many instances it will be necessary to obtain the owners’ approval for quotes to be obtained before any work can commence.  
All maintenance requests need to be in writing.  For non urgent repair requests you may wish to register these through our online Request for Repairs and Maintenance Form on our website - available by clicking here or alternatively collecting a form from our reception.

Electricity, Gas and Phone
It is your responsibility to have all services at the property placed in your name and to arrange final meter readings prior to vacating.

Rental Payments
Rent, under your Residential Tenancy Agreement is payable in advance at all times. If at any time, you are unable to make a rental payment please make immediate contact with our office.  If we do not receive your rental payment and you have not contacted us, our course of action, as provided for by legislation, is to issue a 14 day notice of breach then to proceed to mediation.  If the matter is still not sorted out the case goes to the Tenancy Tribunal for a hearing to gain possession of the property and collect all rent and charges due.  All rental payments must be made by Automatic Payment to our Trust Bank Account, encoded with your tenant reference number that has been provided to you in your Tenancy Agreement.

Property Condition Report
A copy of the report is provided to you in your Tenant Pack.  This report is very important as it outlines the condition of the property at the commencement of your tenancy and will be compared to that when you vacate.  Any variation (fair wear and tear excluded) will be your responsibility to reinstate.  Please review the Property Inspection Report thoroughly making any additional comments you feel are necessary to accurately establish the condition of the property.   When you have completed the report, please sign and return it within the first three business days of your tenancy. Once you have done this we will provide you with a copy for your records.  If a signed copy is not returned to Ray White Allens and a dispute arises at the end of your tenancy, the condition of the property will be assessed as that indicated on the report completed by Ray White Allens.

Rental Bond
Your rental bond will be lodged with the Bond Processing centre and is held as security against any unpaid rent or damage to the property. Upon lodgement you will receive written confirmation from the Bond Processing Centre confirming they have received your bond payment and providing you with a Bond Registration Number.  Your bond will be refunded to you promptly after the property is fully vacated, less any deductions that may be agreed between us or as directed by the Tenancy Tribunal.

Periodic Inspections
During the course of your tenancy, we may inspect your property periodically provided you have been given at least two days notice.  This will include an inspection three months after your tenancy commences and every three to six months thereafter.  We will inform you by mail to let you know the day this is scheduled for.

Keys
Ray White Allens retains a duplicate set of keys to all rental properties for emergency access.  Locks can only be changed after you have obtained permission from us and you would then need to supply us with a spare set of those keys.

Insurance
The owner’s insurance cover on the property does not extend to cover your belongings.  We strongly suggest that you take out comprehensive contents insurance to cover your belongings against fire, theft and other perils.
In the event that you, another occupier, or visitor accidentally damages the property and rectification work is required, you will be required to pay any excess that may apply to the owner’s insurance cover.

Sub Leasing
Your tenancy agreement states the maximum permissible number of people who can occupy the property.  If  there is any change in either the original occupants or any additional occupants, please notify us immediately.
Sub leasing is not permitted.

Termination of Tenancy
Your fixed term tenancy agreement is a legal binding contract providing protection for both you and the property owner.  You can only terminate this agreement in one of the following ways:

a) if you intend to vacate at the end of your tenancy agreement you are required to give 3 weeks written notice to Ray White Allens prior to the expiry of your fixed term lease.

b) you may be given the option to remain in the property after your fixed term has completed.  A ‘periodic tenancy” may be considered.  A periodic tenancy requires you to give Ray White Allens at least 21 days written notice in advance of your intention to vacate.

If any unforeseen circumstances arise and you have to vacate the property prior to the expiration of your fixed term tenancy agreement, please contact Ray White Allens immediately. In this "breaking lease" situation we will endeavour to find another tenant to take over your tenancy obligations.  If this occurs, you will be responsible for the following:

a)    Payment of all rent until another approved tenant commences tenancy.

b)    Payment of any advertising.

Your information is held on our database to enable us to provide our services to you and the property owner during your tenancy.  Your personal information is held, used or disclosed in accordance with the Privacy Act and will not be disclosed without your prior consent to other parties except in the following circumstances:

a) where required or authorised by law, for example, to Government or regulatory bodies or purposes related to public health or safety, the prevention or detection of unlawful activities or to protect public revenue.

b) where related services of Ray White Allens wish to tell you about their products or services that might better serve your financial, e-commerce and lifestyle needs or for promotions or other opportunities unless you have told us you do not wish to receive such materials.

c) where the party is involved in maintaining, reviewing or developing our business systems, procedures and infrastructure including testing or upgrading our computer system.  After your tenancy has ended, Ray White Allens are required under New Zealand law to keep your information for a maximum period of 7 years.