Quick Tips

We’ve been offering property management and rental services in Auckland for over 25 years. With a solid reputation in the residential market and high-end executive and corporate rentals, we have extensive knowledge to share. Here are some tips to help you make the most of your investment.

Landlord Insurance

Considering comprehensive full landlord protection insurance? As a member of The Real Estate Institute of New Zealand (REINZ) we can provide you with the best Landlord Insurance Cover available in New Zealand, it is only available to members of the REINZ.

Although Cobb Property Managment Ltd has a competitive in house "rental guarantee", we also promote one of New Zealand's Leading Residential Landlord Insurance's available see there website link. Real Landlord Insurance

We highly recommend this landlord insurance product  Real Landlord Insurance as it covers you completley from all the pitfalls of being a landlord. Loss of Rent, Contents Insurance, Third Party Liability.

 

Contents Insurance

Should you have it? Most landlords don’t have this cover as they feel it is not necessary to cover just for say the furniture, light fittings, drapes and carpets in the event of for example a fire, they tend to take the risk without insurance. However, for those insurance conscious owners Real Landlord Insurance  as mentioned above do have a very attractive all in one policy.

(Please note: Apartment owners are mostly covered by Body Corporate Insurance, for the likes of fire and water damage from other apartments. However, the policy should be read carefully, as they all differ substantially)

 

Tenant Damage

We take tenant damage to property seriously. If a tenant is negligent or careless we may seek your approval to terminate the tenancy. Our first step is to approach the tenant in writing and assess the extent of the damages. Once we have reached settlement with the tenant, we assist and oversee the repairs by appointing the correct tradesperson to rectify the damages.

If the tenant failed to comply with our settlemetns terms, we would then seek assistance from the Tenancy Tribunal and keep you informed.

Important Note: Accidental Tenant Damage

If a tenant accidentally damages your property there is a good chance that you may not be entitled to claim damages from the tenant. If you are not prepared to pay for damages that may happen out of the tenants control, we strongly recommend to have landlord contents insurance. The biggest one here is a flood or fire, this can obviously cause extensive damage to the interior, light fittings, carpet, furniture and non fixed items which are not covered by general home insurance or Body Corporate Insurance.

 

 

Rent Increases

Our rents are reviewed monthly. By raising a report at months end we can see those properties elegible for a rent review / increase. A 60 day notice period is required unless a new fixed term is being entered into at which time the rent increase can start earlier. 

Be aware you can only increase rent after 180 days. If the tenancy is fixed, then the rent cannot be increased within that fixed period, unless specifically stated in the tenancy agreement for a specific purpose (not for general increasing).

Residential Tenancies Act 1986 and Residential Tenancies Amendment Act 2010:

It pays to know your legislation. All residential tenancies in New Zealand are governed by this Act. If a tenancy breach occurs, either party has the right to apply for a special hearing at the governing body, Tenancy Services New Zealand, to protect their rights.

Furniture Inventories or Chattels List

To avoid confusion we recommend that the owner provides a list of furniture and other chattels housed in their investment property. Noting items of high or sentimental value. We will double check this list and merge it into our system.

It can be quite useful, if the cost of the chattel is on the same report, then if damage occurs we can claim the bond fairly at the end of a tenancy.

Wanting to sell, but have just rented..

If you’re thinking about selling your property soon after a tenant has moved in, be careful. Ideally consult a property expert before committing to the tenancy prior a sale. There can be difficult complications and penalties awarded by the Tenancy Tribunal against an owner who chooses to sell his or her property soon after it is rented. For more information contact us

Landlord Insurance

Considering comprehensive full landlord protection insurance? As a member of The Real Estate Institute of New Zealand (REINZ) we can provide you with the best Landlord Insurance Cover available in New Zealand, it is only available to members of the REINZ.

Although Cobb Property Managment Ltd has a competitive in house "rental guarantee", we also promote one of New Zealand's Leading Residential Landlord Insurance's available see there website link. Real Landlord Insurance

We highly recommend this landlord insurance product  Real Landlord Insurance as it covers you completley from all the pitfalls of being a landlord. Loss of Rent, Contents Insurance, Third Party Liability.

 

Contents Insurance

Should you have it? Most landlords don’t have this cover as they feel it is not necessary to cover just for say the furniture, light fittings, drapes and carpets in the event of for example a fire, they tend to take the risk without insurance. However, for those insurance conscious owners Real Landlord Insurance  as mentioned above do have a very attractive all in one policy.

(Please note: Apartment owners are mostly covered by Body Corporate Insurance, for the likes of fire and water damage from other apartments. However, the policy should be read carefully, as they all differ substantially)

 

Tenant Damage

We take tenant damage to property seriously. If a tenant is negligent or careless we may seek your approval to terminate the tenancy. Our first step is to approach the tenant in writing and assess the extent of the damages. Once we have reached settlement with the tenant, we assist and oversee the repairs by appointing the correct tradesperson to rectify the damages.

If the tenant failed to comply with our settlemetns terms, we would then seek assistance from the Tenancy Tribunal and keep you informed.

Important Note: Accidental Tenant Damage

If a tenant accidentally damages your property there is a good chance that you may not be entitled to claim damages from the tenant. If you are not prepared to pay for damages that may happen out of the tenants control, we strongly recommend to have landlord contents insurance. The biggest one here is a flood or fire, this can obviously cause extensive damage to the interior, light fittings, carpet, furniture and non fixed items which are not covered by general home insurance or Body Corporate Insurance.

 

 

Rent Increases

Our rents are reviewed monthly. By raising a report at months end we can see those properties elegible for a rent review / increase. A 60 day notice period is required unless a new fixed term is being entered into at which time the rent increase can start earlier. 

Be aware you can only increase rent after 180 days. If the tenancy is fixed, then the rent cannot be increased within that fixed period, unless specifically stated in the tenancy agreement for a specific purpose (not for general increasing).

Residential Tenancies Act 1986 and Residential Tenancies Amendment Act 2010:

It pays to know your legislation. All residential tenancies in New Zealand are governed by this Act. If a tenancy breach occurs, either party has the right to apply for a special hearing at the governing body, Tenancy Services New Zealand, to protect their rights.

Furniture Inventories or Chattels List

To avoid confusion we recommend that the owner provides a list of furniture and other chattels housed in their investment property. Noting items of high or sentimental value. We will double check this list and merge it into our system.

It can be quite useful, if the cost of the chattel is on the same report, then if damage occurs we can claim the bond fairly at the end of a tenancy.

Wanting to sell, but have just rented..

If you’re thinking about selling your property soon after a tenant has moved in, be careful. Ideally consult a property expert before committing to the tenancy prior a sale. There can be difficult complications and penalties awarded by the Tenancy Tribunal against an owner who chooses to sell his or her property soon after it is rented. For more information contact us

We have been genuinely pleased with the management services that Darin Cobb has provided for the past 20 years, we were committed when he started his own company brand

Ardy Teguh, Property Investor

Darin is very pro-active, down to earth, easy to work with, very knowledgeable provides advice, guidance and support over and above of what you can expect from a property manager

Carsten Falcke, Sydney

 
"Cobb Property applies leading edge internet property management systems which eradicate paperwork, allowing us to concentrate on what matters most - our clients' requirements."

Talk to us

8 Central Road, Kingsland 1021, Auckland
Phone: 021 917 688
Email: darin@cobbproperty.co.nz

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