thinkrental - maggie dixon real estate ltd...maggie dixon real estate ltd offers you a highly...
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maggiedixon.co.nz
thinkrental
WINNERS OF 2010 REINZResidential Real Estate Agency of the Year
Maggie Dixon Real Estate Ltd offers you a highly specialised service, including
a superior level of technology and specifically trained staff who also bring a
wealth of practical knowledge to the business.
We deliver a guaranteed service to you. As a rental property owner you want
your investment protected in a business-like manner without the hassle of
unblocking drains, finding new tenants and chasing rent payments!
Our aim is to provide a specialist service that allows you to be secure in
the knowledge that your asset is being protected; allowing you to achieve
the highest returns possible while enjoying the best Property Management
available.
Here at Maggie Dixon we like to keep things simple. In this booklet, you will
find a simple, easy to understand introduction to the rental property market;
how to rent out your property, what is involved in managing a rental property,
and how we can help you get the most out of your rental investment.
You could think of this booklet as an ‘operation manual’ for property owners.
Although this booklet does not form part of your Residential Management
Authority with Maggie Dixon Real Estate Ltd, it is designed to give you an
understanding of our processes and procedures and to outline the services
that we offer you in the management of your properties. Which, when it
comes down to it, is simply what we do best.
Think yellow, think Maggie Dixon!
Welcome...
What is involved in managing your rental property?Managing your own investment property can be a minefield. We know just how difficult it can be – and that’s why we have put together this list of handy hints to help.
Know the legislation inside outBefore you even think about putting your property on the rental market, it’s vital that you thoroughly familiarise yourself with the specific legal rights and obligations of landlords and tenants as detailed in the ‘Residential Tenancies Act 1986’ (144 sections).
Keep in mind also that these regulations may change frequently, so updating your knowledge should become a regular part of your routine.
Prepare all necessary documentationHaving developed a sound understanding of your legal parameters, for the protection of both parties, you’ll then need to draft all the various forms and agreements to ensure those parameters cannot be breached.
These include the Residential Tenancy Agreement, Access Notices for inspections, Inspection Sheets, 14 Days Notices, and Eviction Notices.
Make sure you’re covered – for everythingAs well as addressing your insurance needs – Building and Contents, Public/Private Liability and cover against tenant vandalism and rent default – you’ll need to develop a watertight record-keeping system.
Rent receipts should always be issued, along with records of bond lodgement and refund, and detailed inspection sheets. These will all be essential if you’re ever required to attend a tribunal to resolve a dispute with a tenant. It is your legal obligation to keep an up-to-date record detailing dates and amounts of rents received.
Keep up appearancesBefore occupancy it will be your responsibility to ensure the property is clean and secure, and that all appliances and facilities are in good, safe working order.Once the tenant moves in you’ll need to ensure all repairs and routine maintenance tasks are carried out quickly and satisfactorily, whether by you or contracted professionals.
Find the right tenantThis can be trickier than it seems. You’ll need to decide on an advertising strategy, arrange and conduct open and/or private inspections, and screen all applicants.
Maggie Dixon can manage
the entire rental process
for you
Be particularly careful to check applicants’ references, rental history and ability to meet payments, as bad-risk tenants will often target private landlords in the hope that they’ll be less thorough than a professional property manager.
Set and collect rentWhen deciding what you’ll charge for rent its important that you find the right balance between what you’d like to be getting and what the market will bear.
Inspect as many properties as possible that are similar to yours in terms of size, quality and location, and get a feel for what they’re charging. You’ll then need to settle on payment methods, make the necessary arrangements for these, and establish strict arrears control measures.
Conduct regular inspectionsFor the protection of your investment you’ll need to conduct regular inspections of the property and keep detailed records of your observations.
Detailed feedback should be provided for the tenant, along with clear instructions regarding any actions you require of them, when you expect these actions to be completed and the repercussions if they are not.
Consider professional assistanceFinally, you may like to consider simply handing all these responsibilities over to a professional property manager such as Maggie Dixon Real Estate.
With a sound working knowledge of all relevant legislation, market trends, local tradespeople, rent control procedures, and a steady stream of potential tenants, we can handle the entire process for you.
Depending on your situation and experience, that can often mean far less stress, greater occupancy rates, better quality tenants and ultimately greater returns on your investment.
Whether you are selling, buying or investing, the team at Maggie Dixon Real Estate in Whangarei provides a no obligation, free advisory service on real estate matters.
Phone us on 4350980 or visit our website maggiedixon.co.nz
Highly effective practices
ensure your experience
with us is nothing short of
exceptional
The Maggie Dixon DifferenceConsidering having your rental property managed by a professional company? Look no further! Here at Maggie Dixon Real Estate we are experienced, we are friendly, and most of all we are enthusiastic! Allow us to manage your rental property, and enjoy the following benefits:
Qualified Managers• The team at Maggie Dixon Real Estate Ltd have specific management and
real-estate experience combined with the latest property management training available.
• Our team will approach the management of your property in the same way they would manage a successful business.
• We have practical knowledge of matters relating to housing and grounds maintenance, construction and repair.
Marketing your Property for Rent• We will erect a ‘For Rent’ sign on your property once we list a new
management, or whenever a tenant advises us they will be vacating.• We will conduct an unlimited number of private viewings of your property
until the property is leased (subject to access provided to us by any current occupant).
• All property viewings will be carried out by one of our representatives (we do not give out keys to prospective tenants).
Advertising• We primarily advertise for tenants on websites maggiedixon.co.nz, realestate.
co.nz and trademe.co.nz and on display in our office.• Print media advertising is also available as an option.
Leasing your Property• Tenants are required to complete a comprehensive tenancy application
document which will be checked to verify their identity and the information they have supplied.
• We will ensure every property is tenanted by the best tenant available.• We will lease your property for the rental amount nominated in the
Management Agreement between us or higher if the market justifies it.
Our focus is to ensure you are completely satisfied with the service you receive from Maggie Dixon Real Estate
Subsequent qualification steps include• We thoroughly screen all tenants using our 4 stage screening process• We use a 100 point identification check whereby prospective tenants
are required to provide copies of identification, proof of current address, employment etc.
• Credit checks• Verification of tenant history through default databases• Cross referencing of our own databases• Successful applicants are then required to sign a tenancy agreement which
details every aspect of their tenancy of your property
Rent Collection• We have a zero tolerance rent arrears policy• We will conduct daily arrears checks and follow up including phone calls, text
messages, written notices, and face to face visits to ensure arrears are brought up to date.
• Should termination of the tenancy be necessary, we will keep you informed throughout the legal process.
Rent Monies• All rent monies received by us will be banked into your nominated bank
account within 5 working days following the 15th and 30th of each month, once commissions / expenses have been deducted.
• We will provide you with an accurate Annual Income and Expenditure Statement within 30 days of the end of the financial year.
• We will conduct a rent review of your property every 6 months to ensure your tenant is paying the appropriate market rent.
24 hour Emergency Line• Maggie Dixon Real Estate Ltd has a 24 hour a day, 7 days a week emergency
hotline which allows your tenant to contact us if a crisis occurs.• Immediate and appropriate action can then be taken to remedy the situation
and ensure any consequential damage to your property is minimised.
Vacating• On receipt of vacating notice, we will; - Advise you by email. - Confirm the details to both you and the tenant. - List the property on the internet and put an advertising plan into effect. - Prepare all necessary vacating documentation.• Arrange access for viewings by prospective tenants.
Tenancy Agreement Renewals• We will review the tenancy agreement with the tenant for your property 30 days
prior to its expiry.• Unless you instruct otherwise, we will offer the tenant a renewal of the fixed term
tenancy agreement for another period.• You will be advised if the tenant does not want to renew their tenancy agreement.
Inspections• An initial inspection will be carried out when we first list the property.• Routine inspections will be done every three months during a tenancy; we will
provide you with a detailed report each time.• A final inspection will be done once a tenant leaves the property.
Arranging Maintenance and Quotes• All repair requests from tenants will be attended to expediently.• We will automatically undertake minor maintenance and repair work up to an
estimated cost of $300• We will consult with you and obtain your authority to proceed before undertaking
any repairs and maintenance work that is likely to be over $300. The only exception to this would be in an emergency or if delaying the work would compromise the tenant’s health or safety or compromise your legal position.
• All reasonable steps will be taken to obtain the best pricing for your repairs, quotes and maintenance.
• We will only use appropriately licensed and insured trades people for any repairs of maintenance work to your property.
Photographic Record• Maggie Dixon Real Estate Ltd make a photographic record of the property and
it‘s condition at the beginning of the tenancy.• This is used as a comparison at the end of the tenancy to ensure that any and
all damage is accurately accounted for.
Payment of Creditors• We will, on your behalf pay any property outgoings required such as rates,
insurance, body corporate fees and maintenance (subject to funds available).
Attending Mediations and Tenancy Tribunal• We believe that accurate recording of information is the first step to ensure
disputes are resolved in an effective and timely manner.• We will always attempt to resolve any matters of contention with tenants in
the first instance, and so avoid the need for tenancy tribunal involvement.• If a mediation or tribunal hearing is required we are experienced
negotiators, and will always be armed with all the facts.
Routine inspections
will be done every three
months during a tenancy
Our Service GuaranteeUnconditional
Our business is built on not just helping you achieve the results you want, but also on the enthusiasm and integrity of our company as a whole. Our focus is on ensuring you are completely satisfied with our service, and we are proud to know that our clients happily recommend our services to others.
At the end of the day, it’s the way we care for our clients and the results we offer that count; which is why we wholeheartedly offer you this personal guarantee:
If at any time you feel that we are not living up to our promises in full, or you feel that we are not giving 100% of what we promised you in the management authority, please contact us immediately.
One of our Directors will respond personally to your complaint and work to resolve it to your complete satisfaction. If we have not been able to resolve the issue to your complete satisfaction within 48 hours of your complaint, you will have the option to cancel our management authority, without further obligation, regardless of the period still in the agreement.
v
Best Practice Accreditation Award
Maggie Dixon Real Estate is proud to have been awarded the Best Practice Accreditation standard; an independently audited standard which is recognised throughout Australia and New Zealand.
Maggie Dixon Real Estate is the first to achieve this standard in the North Island, and at present is the sole holder of this accreditation in Whangarei. What does this mean for you? The Best Practice Accreditation is only awarded to agencies who have a written Guarantee of Service and who provide world’s best practice levels of performance in customer service, professional conduct and ethical behaviour, employee training and support, and business and financial management. This means that our clients receive the best care possible, at every step along the way.
REINZ Best Residential Real Estate Agency 2010
Quite simply, Maggie Dixon Real Estate is a world-class operation – and now it’s official. In September 2010, we were honoured to be awarded the Best Residential Real Estate Agency in New Zealand by the Real Estate Institute of New Zealand (REINZ).
Graham Lester, Managing Director of Maggie Dixon Real Estate, is a leader in Northland’s real estate industry. As the first New Zealand real estate agent to ever win the highly regarded BDH cup for excellence in personal performance, Graham is passionate about the reputation for excellence associated with Maggie Dixon Real Estate, and is determined to see the high standards continue.
‘From the day we opened our doors on the 7th January 2003, Maggie and I have always focused Maggie Dixon Real Estate on our people,’ says Graham. ‘Clients, customers and staff are the most important aspect of our business, and our aim is not necessarily to be the biggest, but definitely to be the best.’
We believe our latest accolades prove it. If you’re looking for a Real Estate company to work with, why not choose the best company in New Zealand?
‘Think Yellow...Think Maggie Dixon Real Estate.’
Together we make a winning team
Maggie Dixon Real Estate has an iron-clad code of ethics. This means that you can be assured of the following when dealing with any of our team:
• We act in our client’s best interests. We will be fair to all parties but shall at times act in the best interests of the party with whom we have a management agreement: our client.
• Confidentiality. We shall at all times retain and respect the confidential and privileged nature of our dealings with clients and the public at large.
• Defend in public. We will always be prepared to defend our actions, services and activities in a public discussion with local property consumers, the media, clients and the local community at large.
• Comply with the law. We shall at all times have an understanding of and comply with any and all legislation that pertains to any of our activities.
• Comply with professional bodies. We shall at all times comply with all by-laws, rules and regulations of all professional bodies of which we are members.
• Comply with business policies. We shall at all times comply with the policies, systems and procedures of our agency.
• Reject uncertainty. We will not give any proposed action, service or activity the benefit of the doubt. If we are uncertain as to whether or not it complies with our Code of Ethics, we will reject it.
Our code of ethics
Proudly Supporting Our Community Maggie Dixon is first and foremost a community-minded local business, and as such we feel a responsibility toward the people we work and deal with every day. We take great pleasure in supporting local groups and societies, some of whom include the following:
• North Haven Hospice
• Angels for Children Charitable Trust
• Cancer Society of New Zealand
• Arthritis New Zealand
• Bowls Northland District Umpires Association
• Whangarei Women’s Bowling Club
• NZ Red Cross
• Marist Soccer Team
• IHC Whangarei
• Project Promise
Our code of ethics
