Landlords

OUR SERVICES

Landlords

If you’re already a homeowner who wants to relocate locally or abroad; simply wants a bigger family home; do not want to sell your existing home, Quinovic can help.

We’re experts in residential property because it’s our sole focus.

We’ll assess your property and advise you on the rental you can expect. This is based on the type of property; area; school zones; availability of other properties in the area or already on our books; size of the property; other features.

We’ll make suggestions on getting your property ready for rental.

This could mean a coat of paint or just a general tidy-up.

Spending just a small amount can make a big difference to the rental you can get.

During these discussions we rely on you to tell us everything there is to know about your home – preferred garden maintenance; repairs that need doing; any other issues pertaining to the home that will ensure we can secure the best tenants for you.

Before we start marketing the property, the Management Authority and a Property Schedule need to be completed. The latter is a breakdown of chattels, insurance details, location of meters and other important information about the home

Marketing of the property is agreed with the owner before we start the process.

Prospective tenants are required to complete a detailed application form. Based on this information we carry out stringent reference and credit checks.

We also use Centrix to look at the financial history of potential clients, as well as other information lodged online by previous landlords. (This service is not usually available to private landlords.)

When we’re completely happy with every applicant we present a list to you for your consideration. We’ll only put forward suitable candidates and together we will chose the best tenant for your home.

Once a tenant has been agreed upon we handle all the paperwork such as the Tenancy Agreement; move-in documentation; we ensure that tenants understand their responsibilities; we prepare an ingoing inspection report and secure keys. Also included in the documentation is a photographic library of between 800-1000 images (of a family home) detailing the condition of the home on occupation.

You’ll be paid as soon as soon the tenant’s rent has been received and fully cleared by the bank. We usually do weekly payments to owners.

We send you a monthly statement showing all income and expenditure for the period. We also provide you with a financial year-end statement for your accountant to use when preparing your tax return.

We do regular maintenance inspections of your property – usually every three months. Most insurance companies now stipulate their required timeline for inspections pertaining to your property and the terms of your policy.

We notify the tenant at least 48 hours prior to inspection. During the inspection we not only check on maintenance issues but also the general condition of the home. On completion we send you a written report. We may also include suggestions on how to improve the capital value or rental return on you property.

We ensure that your property is always in good repair. Maintenance issues are addressed and dealt with promptly. We work with trades people who share our commitment to quality work, done on time and within budget.
Work is closely monitored and you are kept in the loop until the work is completed.

A member of the team at Quinovic Merivale is available 24/7 for emergencies. Emergency repairs will be authorised and arranged by the Duty Manager. She may not be able to answer property specific question but your assigned property manager will respond promptly on the next business day.

Of course Sharon is also well informed on any issues that arise outside of normal business hours.

Towards the end of the tenancy we’ll ask you whether you want to continue renting the property.
Depending on your decision we’ll contact the tenant and make the necessary arrangements.

This process may involve re-assessing market rent levels or marketing the property if new tenants are to be found. At this stage we’ll make suggestions regarding any repairs or refurbishment that may need to be done in order to attract high-calibre tenants or buyers.

Although we don’t sell property, should you decide to sell, we can assist you by recommending excellent sales agents who are as customer-focussed as we are.

HELPFUL TIPS

Landlords Tips

Quinovic works with a wide range of property owners:
  • Owners relocating and renting out the family home;
  • Investors needing help with their property investment portfolio;
  • Investors who want their property portfolio to work smarter for them;
  • Owners who’ve been managing their own properties and no longer want the responsibility and hassle;
  • Owners whose current Property Managers are not providing satisfactory service.

With extensive knowledge of and experience in residential property management, Quinovic Merivale offers owners and investors the following useful tips:

Fixed-term Tenancy vs. Periodic Tenancy

We always recommend Fixed-term Tenancy to property owners because it’s the safest option. It’ll eliminate potential tenants who are not serious about renting your property from the get-go. It gives you control over the termination date – line this up with peak tenancy times in your market. (Hint: not in the middle of winter and not during the four weeks over Christmas!)

It’s possible for a tenant to break a Fixed-term Tenancy, but the tenants becomes liable for any expenses incurred in the process as well as rent until a new tenant is secured.

A Fixed-Term Tenancy automatically becomes a Periodic Tenancy 28 days prior to the termination date if neither party has notified the other that it intends terminating, or an extension of the tenancy has been signed. For any tenancy signed after 11 February 2021 we need to start thinking of fized term tenancies as “minimum term”. The landlord can not simply give notice that the tenancy will not be extended after its termination date or insist on a further fixed term, It will automatically become a periodic lease unless the tenants ask to sign a further fixed term contract. Tenancies can be terminated / not extended in the case of sale, owner moving back in or rennovations- however notice periods have changed and mst be done correctly.

Starting a Tenancy

Checking References
It’s vitally important to complete thorough reference and credit checks on your potential tenants. How can you tell whether they’re bona fide references and not something provided by a friend or colleague?

Think through your questions carefully before calling referees. Rather than tell them what you’ve been told, ask what their relationship is to the

If possible run a credit check through Centrix.This service not only checks the applicant’s financial history but also any other tenancy issues. However, this service is usually not available to private landlords.)

Named Tenants
Have as many adults as possible named on the tenancy and make them jointly and severally responsible. If things go wrong, you can go after each party for any outstanding monies.

Condition Reports
Ensure that there’s agreement at the beginning of the tenancy between both parties about the condition of the property. A photographic record can be extremely beneficial in case of a dispute later on.

Clauses
Make sure that you have a good understanding of which clauses can and
cannot be enforced under the Residential Tenancies Act.

  • Rent increases during a Fixed-term Tenancy are possible provided there’s a clause to that effect in the Agreement.
  • Professional carpet cleaning at the end of the tenancy is a common clause in any Agreement. However this will not be upheld in a tribunal hearing. The tenant must leave a property in a reasonable state of cleanliness. Professional cleaning of any description may not be required. However, photographs of items in less than a reasonable condition may support your case.

Bonds
Always pay your bonds to Tenancy Services within 23 days of receipt thereof.
Failure to do so could result in a fine of up to $1000.

Ending a Tenancy

Make sure that both parties are clear 28 days prior to the end of the tenancy that’s not continuing. Failure to do so means the tenancy has automatically become ‘Periodic’.

We recommend that you send a letter or e-mail to your tenant outlining your expectations when they vacate your property.