5 Signs Your Property Manager is Not Up to the Job
Not all property managers are equal. Some property managers are more focused on turning individual profits than maintaining long term beneficial relationships with renters and property owners. A good property manager will treat your property like it is their own, and will always be close at hand if you need to discuss anything. In this article, we will discuss five signs that your property manager is not up to the job and it’s time to find another one.
Poor Local Knowledge
A decent property manager will know local trends. They will be able to ask for the highest possible rent for your property because they know how much it’s worth and what the local prices are. If your property manager can’t tell you the average house value in your suburb or the average rental figures, then they might be spending more time drinking coffee than doing the necessary research for their job.
Bad Google Reviews
It is worth noting that people with negative experiences are more likely to review services than those with adequate experiences. That being said, bad Google reviews for your property manager are worth reading, and if there is a clearly visible pattern of substandard behaviour look elsewhere. The internet has made every aspect of our lives more connected, and that includes researching business capabilities.
Difficult to Contact
A property manager should be readily reachable by both the property owner and the tenant. If they are difficult to contact or impossible to peg down on the phone, chances are that they are shirking their responsibility in more ways than one. The property manager needs to be contactable by tenants to organise repairs in a timely and efficient manner. If the property owner can’t contact the manager, chances are the tenants will have problems too, and seeing how a stitch in time saves nine, a manager who is slow to organise repairs can cost you a lot of money in the long run.
Offers no Guarantees
A good property manager will guarantee their services. For properties where they have selected the tenants, this can include a rental income guarantee, which means that you will always be paid rent even if the tenant fails to. A property manager who refuses to guarantee or insure their services exposes you to substantial risk.
They are Impolite
This might not seem like the most important aspect of property management, but property managers are essentially relationship managers. They need to keep everyone happy, from the tenants to the tradespeople, but most importantly the property owners. Impolite landlords and property managers who act aggressively or arrogantly are difficult to deal with and can cause animosity between themselves and clients, which makes difficult situations harder to deal with.
Walker Weir is Reliable Property Management in Auckland
All houses require ongoing maintenance. There is no alternative but to let them fall down around you. As properties get older maintenance that has been avoided can start driving up the cost of repairs. The best way to keep on top of maintenance is to have a yearly schedule for inspections and upkeep. In this article, we will discuss some of the most common repairs for older properties.
Most people don’t realise just how much maintenance roofs require. They should be inspected annually for loose and missing tiles, which is a great time to empty gutters. Most roofs have a lifespan of 20 to 50 years depending on the materials used in construction. All roofs will need to be replaced eventually. Typically metal roofs last longer and require less maintenance than tiles. Problems with roofs escalate quickly; one missing tile creates an opening for wind to easily tear off other tiles. Any small perforation in the waterproofing system of the roof can start the process of water infiltration. Water getting into the roof can swell and destroy insulation, encourage the growth of mould, or compromise the structural integrity of the roofs frame. In some cases, all of that can happen before there are visible signs of water damage inside the property.
Many people might think plumbing is set in stone but foundations move. Before the prevalence of plastic pipes, plumbing was constructed using materials that are vulnerable to corrosion. Underground plumbing problems with sewage infrastructure is common, particularly given the increases in human density. A subdivided property with four small units might be funnelling through a bottleneck of the original two bedroom home sewage pipe. Of course, plumbing problems occur in the house too. With older houses, regular wear and tear over many years can cause numerous problems with pipes and fittings.
A hundred years ago, electricity was a lot more of a novelty than it is now. These days, there can be hundreds of electrical appliances in every house. Demand and expectations from the electrical grid have never been higher especially with the emergence of electric vehicles.
Unfortunately, older houses were often built without the present demand for electricity wired into their walls. This can cause problems. Additionally, if there have ever been pest problems, there may be exposed or frayed wiring in the walls, exposing the house to risk of electrical fault and fire.
Walker Weir Offers a Full Suite of Landlord Services
Walker Weir are professional property managers in Auckland. Our primary consideration is the property owner’s interests and that means we are thorough with our property maintenance. We carry out regular inspections to catch minor structural issues before they become expensive problems. When repairs are required we will organise them through our extensive list of trusted tradespeople. Call us today on 022 657 9432 or contact us online.July 23rd, 2018
As a property investor, your primary interest is maintaining the value of your investment. The value of property in Auckland has been steadily increasing for years, so re-sale is always an option that should provide a good return. Renting your investment property is another great way to keep the cash flowing. Renting also creates risks for your property, and that can be daunting for unprepared and inexperienced landlords. In this article, we will explain how a good tenancy agreement can protect your interests.
Avoid Bad Tenants
A comprehensive tenancy agreement will weed out bad tenants. Bad tenants, in this instance refers to those that will push the limits of what is acceptable behaviour in a rental. If you are allergic to particular animals, you will want a tenancy agreement that prohibits those animals from your property. You might not want to live there now, but you may change your mind at some point in the future.
Flats are a rental phenomenon where housemates come and go, and a family home is sometimes shared between half a dozen university students. Sometimes the tenants have turned over at such a rate that there is actually nobody left in the house that signed the original lease. With the right tenancy agreement, you can stop this phenomenon in its tracks by forcing every tenant to register.
Deal with Issues Quickly
Having a detailed and concise tenancy agreement has clauses pertaining to solutions for potential future issues. Other parts of the tenancy agreement might make it necessary to contact the landlord for any and all repairs, so that the landlord can organise a repair person they trust to do the repairs. That also goes for accidental breakages as repairs the tenants will expect the landlord to pay for, like plumbing.
A tenancy agreement is a legal document. It is the first line of protection for property investors and managers. The tenants will have a copy of the document and therefore will be able to read and know about it when they breached it. The time involved for taking tenants to the Tenancy Tribunal for any reason can escalate quickly, and should largely be considered as the last possible option. Having a comprehensive tenancy agreement that spells out consequences, rights and responsibilities in easy-to-understand language is the best way to ensure tenants behave in your interests.
Walker Weir Crafts Exceptional Tenancy Agreements
Walker Weir are highly experienced property managers in Auckland. We always consider how best to manage the property owner’s interests, meaning we are thorough with our tenancy agreements. We also carry out regular inspections to catch minor structural issues before they become expensive problems. Call us today on 0226579432 or contact us online.July 16th, 2018
The best place to be during winter is inside, rugged up and cosy. Unfortunately, old houses can wreak havoc on the best laid plans, and as a landlord there are numerous issues that can arise which require your attention. In this article, we will discuss a few of the most common winter property problems.
While many people don’t realise it, roofs need to be maintained regularly. Old roofs can start losing tiles, accumulate debris in valleys, or become rusted around bolts. It’s important to regularly inspect your roof, but many of these checks get missed during the buying and initial rental phases. There are a few days of consistent heavy rain during winter that become apparent, and when water is leaking into the house, the problem is quite severe. Roofing problems escalate exponentially, and it is important they are dealt with quickly to avoid costly repairs in the future.
In the same vain as leaky roofs not being apparent until the water is flowing through them, broken heating systems won’t be obvious until someone tries to use them.
As a landlord, heatering systems are often supplied as a chattel or appliances with the rental, and therefore it is your responsibility to maintain them. Tenants are liable to become grumpy if they are stuck in a cold house when they paid for a working source of heating.
The best way to avoid getting stuck with a long delay in repairs is to have your property management team check all of the chattels and appliances thoroughly during initial property inspections.
Some storm damage is often unavoidable. The forces of nature can be extreme, and with climate change storms are likely to become more intense and irregular, leading to all sorts of unforeseen outcomes. A lot of storm damage, however, is preventable with good property management. Roof inspections are a great way to isolate and repair loose tiles before they fly off and wreck someone’s car. Another excuse for a roof inspection is to clean gutters, as gutters filled with debris can make it easier for water to get into the roof space.
A tree inspection from a qualified arborist can identify problematic overhanging branches and develop a plan to remove them.
Contact Walker Weir for Efficient Property Management
Walker Weir are experienced property managers in Auckland. We manage a plethora of properties and have an exceptional list of tradespeople on call for all manner of inspections and repairs. We are also persistently thinking about how best to manage the property owner’s interests, which means we are thorough with our regular inspections to catch minor issues before they become expensive problems. Call us today on 0226579432 or contact us online.July 9th, 2018
Renting an investment property can be a hassle. Understanding the legal obligations of landlords and tenants can take a long time and that’s before you’re even fulfilling them. The ongoing demands of maintenance, chasing rent and doing inspections can really take it out of you. At the end of the day, managing the tenants of even a single investment property can begin to feel like a job. In this article, we will discuss some of the most common issues with tenants that landlords face and explain how a good property manager can save you time and money.
Tenants Not Paying Rent on Time
While it’s never polite to be rude or aggressive about money, paying rent is the basis of a rental contract. There can be dozens of reasons why a tenant has been unable to pay rent on time, and they are more often than not legitimate. Cash flow problems can affect anyone. Whether your tenant is suffering from a recent unemployment, had a spike in medical bills or is simply bad at managing their money, there is always a diplomatic way to go about getting your money. Sometimes a payment plan needs to be devised, other times it may be necessary to wait a week for their next pay cheque. Being demanding and aggressive may lead to a tenant to leave early and place you in the tricky situation of needing to find a new one.
A good property management company will know the ins and outs of communicating delicately and effectively with tenants. A happy tenant is likely to be more reliable and easy to manage. A mark of a successful management company is that they will have a guarantee, meaning that the homeowner always receives their rent, even if the tenant is having cash flow problems. This avoids having the tenant’s cash flow problems becoming yours.
Tenants Being Obstructive Neighbours
As a landlord, you are often approached by neighbours and members of the community when your tenants are loud. It might be all night parties or a drum kit that is only used within daylight hours when the neighbour works nights and sleeps during the day. Often the best solution is to have the tenants solve the issue directly with the neighbours, but sometimes it is impossible and mediation is required.
Thorough screening and a detailed tenancy agreement is usually the best preparation for avoiding tricky situations, but the next best thing is experienced property managers who have experience mediating complex situations.
Undocumented Tenants and Animals
It’s an issue that is all too common. A house gets rented to a couple and unbeknownst to the landlord, half a dozen other friends move in. Different tenancy agreements permit subleasing the property and there is never a uniform way to deal with the situation. A good property manager may be able to find a solution that is beneficial to all parties, such as a slightly increased rent or bond to cover the increased likelihood of property damage.
Walker Weir are Professional Property Managers in Auckland
Walker Weir are highly rated professional property managers in Auckland. We manage properties across the city, making us experts in the industry. Our priority is the property owner, and we offer a rental income guarantee so you can trust us to manage the property while you sit back and watch the money flow. Call us today on 0226579432 or contact us online.July 9th, 2018