FAQ - Before the tenancy
How Do You Determine the Best Rent For My Property?
We always strive to get you the best rent possible, however, we must also keep in mind the current market trends to get your property rented as soon as possible.
We will consider these factors:
Demand- Is there a high or low demand for properties at present. This can be seasonal and affected by what is available right now.
What Is Available Now- we look at properties currently available for rent on the internet, we consider their location and features for comparison, and calculate a maximum rent for your property.
What We Have Rented Right Now- We compare your property with what we have currently “rented”. We take into account property location and features.
These factors allow us to give you enough information to set the correct market rent for your property.
What if I want a rent amount that is higher?
You may place your property on the market at whatever rental amount you wish but please keep in mind that market demand sets the rent, and if prospective tenants looking for a rental property deem the amount of rent too high, your property may stay vacant longer than necessary.
With this in mind, be aware your annual rental return will be reduced by 2% for every week it is vacant!
Do you review the rent during the time that you manage it?
Yes. This will be done at lease renewal time and when we need to secure a new tenant, we will review the rent against the market conditions. We will always contact you for your permission before we increase the rent.
How Does Someone Apply To Rent My Property?
Once a prospective tenant views your property we ask that the prospective tenant complete an application form. The application form will have name and numbers of current agents, references and employers. It will also have past rental history, income, pets, employment details and who will be living in the property. We will also ask for 100 points of identification and the past 2 weeks pay slips.
How Do You Check An Applicant?
With the information received on the application form we confirm their ability to pay the rent and tenancy history by calling their current and previous landlord as well as confirming their employment. We also check a national tenant database which has a list of tenants which have a bad rental history.
In some cases an applicant may not have a tenancy history. We will try and confirm other information that may give us insight to show their ability to maintain a tenancy in your rental property. E.g. A stable employment history, personal and employers references etc.
If this is not possible, in some cases, we may simply reject the application.
What reason do you have to give the applicant to reject their application?
Legally we do not have to give a reason and it is good industry practise not to do so.
Who selects the applicant for my property?
You do! We will supply you with the information we have collected from the application and with our experience of meeting the potential tenant and our experience in the industry, we may give you our own thoughts about an applicant but, at the end of the day, it is always your choice!
Do You Guarantee The Tenant?
We can never guarantee any tenant for your property. We can only collect information on their past history, cross check all information we have and confirm their income. As the paying of rent and maintaining the property is purely voluntary we cannot guarantee any tenancy outcome. This is a landlord risk that comes with allowing someone else to rent your property!
What Do You Do To Advertise My Property?
Once we have a signed Management Agreement we list your property in the following forms of advertising:
Internet- This is by far the most used method of searching for a rental by potential tenants. Your property, along with photos, is entered onto 13 different websites. From here tenants can make enquiries straight from the site and we can also check how many times your property site has been viewed.
Facebook- We have a very active Facebook page which we will advertise your property on. If we feel the need we will also utilise local Facebook sites around the community to advertise as well.
Rental Listing Brochure- Your property is added to our office listing brochure with a photo and details of your property. This is given to anyone that comes into the office looking for a rental property.
Courier Newspaper – If requested by you we can advertise in the Courier. This is charged to you at the cost we are charged by the newspaper.
How Should The Property Be Presented?
First impressions count. We would like the property presented in the way that you would like it to be kept to attract the right tenant.
How Clean Should The Property Be When A New Tenant Moves In?
As a very general rule we ask the tenant to leave the property at the standard they found it. The property should be presented ‘reasonably clean’ in accordance with legislative requirements. If you are moving out and leaving the house as a rental we would expect the same. Basically, you leave the home how you would like it returned.
In cases where the property is provided in an extreme level of cleanliness we ask the tenant to leave the property in the same way. However in the case of a dispute, legally we can only enforce that the tenant return the property in a ‘reasonably clean’ condition, as this is the minimum legal obligation, under the Residential Tenancies Act 1995 as amended.
If I Allow Pets At My Property, What Expectations Will Be Asked Of The Tenant?
We always have a pet lease agreement signed with your tenant. This obligates them in 4 ways:
- No further pets may occupy the property without prior permission.
- The pet may not come inside the property (although we cannot legally enforce this).
- The pet must be removed from the property if it becomes annoying to neighbours (after reasonable warning has been given in writing).
- The tenant must be responsible for any damage caused by their pet including the remove any rubbish or faeces deposited by the pet.
We also record the details of the pet on the tenancy agreement, which is then signed by the tenant.