Frequently Asked Questions

Q: How do I change my property over if it is currently being managed by another property management company?

Simple! If you currently have a property managed by another agent and you’re not satisfied with the service you are getting and would like to change over to XCELLENCE PROPERTY MANAGEMENT all you have to do is fill out the ‘Transfer of Management Form’ (under forms and documents), send a copy of that to us and also to your current managing agent, fill out a new management agreement with XCELLENCE PROPERTY MANAGEMENT and we will take care of everything else for you.

We will organise for the tenant to be notified and for the keys to be collected from your managing agent. Everything else carries on as usual. Changing your agent could never be easier!

Q: How long will it take to find a tenant for my property?

This is a common one and there is no guarantee on how long it takes to rent a property, however, the better your property is presented, the more realistic the rental amount you are asking and the better the agent whose letting your property, the quicker it will rent out. At XCELLENCE PROPERTY MANAGEMENT we have among the lowest vacancy rates in the industry.

Q: What happens if my tenant doesn’t pay rent?

We monitor tenant arrears on a  daily basis. When a tenant is 2-5 days in arrears we contact them via telephone, email and SMS text. On the 8th day of arrears a Termination Notice will be issued giving the tenants 14 days to remedy the situation. On the 15th day we lodge an application with Tribunal for an order of payment and termination of tenancy.

We will communicate with you throughout this process and an application with the Tribunal is never lodged without discussing with you first. It is our intention at all times to minimise any loss to the owner so these actions need to be carried out promptly.

Q: Is an agent’s location important to their ability to manage my property?

One of the most common misconceptions about finding an agent to manage your property is they need to be located in the neighbourhood. Over 90% of all our tenant enquiry now comes from the internet, meaning that we can quickly and easily rent out properties in a very large geographic area.

We can also very quickly assess rents in any given area to determine what the right amount of rent is for a particular property. At XCELLENCE PROPERTY MANAGEMENT we easily manage properties in a geographical area from Hira through to Motueka and all from one office location.

Q: How should I know what my property will rent for?

Market forces will determine exactly what amount of rent you achieve. If you have a very popular property you will get more interest and subsequently a higher rent. If you have a property that is less rentable, you will find it hard to command a premium rent.  XCELLENCE PROPERTY MANAGEMENT employ skilled property managers, who accompany all tenants on property viewings, similar to a good real estate salesperson, to ensure that all tenants are made aware of the positive features of the property and hence are more likely to pay a higher rent.

Q: Do I need landlord insurance?

As with any insurance policy, it is not compulsory to have landlord insurance on your property, however, we strongly recommend every investment property owner has a specific landlord insurance policy in place for their property. Real Landlord Insurance protects you in the event of a tenant not paying rent, departing the property early or damaging the property. It also includes legal liability and cover for contents. For full policy details please refer to the Landlord Preferred Policy on our website (under forms and documents).

Q: What do I do if I want to sell my property?

If we currently manage your property and you are looking to sell or even if we don’t manage your property and you are looking to sell, your choice of agent is of critical importance in ensuring you get the best price in the sale. Many of our owners live out of the area and don’t have relationships with real estate agents in the area their property is located in. We specialise in renting properties, however, we do have an affiliation with Ray White Richmond, and can easily put you on to the best agent to sell your home, no matter what area it is located in. Just call us and we will put you in touch with the right people.

Our goal is to ensure you get the very best return on your investment and that extends to the best possible price being achieved when you want to sell.