At APPML we value communication and transparency. We have experience with a wide range of property owners of and investors and we will ensure that you will always receive sound advice whilst ensuring your best interests remain at the forefront of our relationship.
Get In Touch for advice on managing your property, tenants or any other property management issues you may have. As a member of Scotney Williams (LLB), Tenancy Practice Service, we have the support of Auckland’s leading property management consultancy, giving peace of mind on legal tenancy issues and promoting safe practice.
We customise each property management to ensure that every aspect of the property is covered to meet the owners specific requirements. In order to achieve the very best results we have set out procedures that we follow, some of which are described in more detail below.
If you feel we have not covered off something that is of particular importance to you, please feel free to Get In Touch.
We offer a comprehensive rental appraisal service free of charge. With up to date market rent statistics and a thorough understanding of the market place, it is important to appraise properties for rent with particular knowledge in mind.
APPML will meet with you at the property to discuss your requirements and assess your home for rental. You can tell us about your property and include any specific requirements such as garden maintenance or maintenance that may be required prior to the property being advertised. Every property is different, so a customised service ensures you maximise your returns in each individual situation.
Once we have received the signed Management Authority and Property Schedule, we can begin marketing your property. We offer helpful advice on how to present your property for marketing. We can assist you with access to contractors for painting or any remedial work that you may like to do that will help achieve a higher and more sustainable rent.
Professional photography and detailed focus on a property’s attributes have proven time and again to rent the property faster. We will help identify unique aspects of your property that will attract the most suitable tenants. Does it have extra features such as pool/spa, a particularly stunning outdoor area, sea views, central to the CBD, close to public transport links or perhaps it is in an increasingly popular school zone?
We believe the right tenant is not only the first, but the most vital step in a trouble-free tenancy. Taking the time to discuss requirements and expectations with each applicant means we only show pre-qualified tenants through your property. We will provide you with feedback after viewings and keep in regular contact with you during the marketing process.
Prospective tenants are required to complete a Tenancy Application Form. Once received, we carry out a thorough background, credit, reference and employment checks reducing unforeseen risks. After careful and considerate matching of tenants with both properties and owners, the property manager and owner in partnership, make the decision as to who will tenant the property. Our emphasis is on maintaining long-term tenancies in your property.
We work closely with Tenancy Practice Service who have developed, and continue to update, a comprehensive Tenancy Agreement that covers all aspects of both parties’ responsibilities and obligations in line with the current and ever-changing Residential Tenancies Act. When signing the tenancy agreement with the tenant, we take the time to explain all aspects of the tenancy document and related move in documentation, inducting the tenant so that they understand their responsibilities and our expectations from the outset.
The Initial Inspection report is a comprehensive record of the property condition at the start of the tenancy. The report is broken down by room; description of paint/wall paper finishes and colours, condition and description of chattels and gardens, with photographs and notes as required. The signed report of which all parties including the owner receive copies, is invaluable should a dispute arise at the end of a tenancy.
Thereafter, 90-Day Routine Inspections are carried out, to ensure that your property and the tenants are being looked after. Tenants are encouraged to be present at the inspection as this provides a good opportunity to bring up any issues they have with the property as well as forge good communications between the tenant and APPML. Inspection reports are sent to both the owner and the tenant containing details of the quality of your property, maintenance and repairs. This also maintains not only our obligations, but those under the owners’ insurance policy for the property.
We have a team of reliable and experienced maintenance contractors. APPML will not carry out any maintenance to your property without your knowledge and consent (unless the repair is legally defined as “urgent”). By setting a maintenance budget when you sign the Management Authority there are no surprises when you receive your monthly rental statements and you will know in advance what has been happening at your property during the month. We are exceptionally proud of our long standing relationships with our tradespeople and the outstanding service they provide us with.
With long term tenancies, annual rent reviews in consultation with both owners and tenants are important to achieve ongoing market rents. We want you to receive optimal rent and your tenant to be happy enough to want to stay following their rent review.
Minimising vacancies maximises the return on your investment and reduces the damage to your property from people moving in and out. APPML works closely with tenants prior to their current tenancy expiring, either signing new tenancy agreements with them or marketing the property prior to their departure, maintaining good relationships with current tenants and ensuring co-operation for viewing access with prospective tenants.
APPML acts promptly and assertively in the event of any rental arrears issues. Tenants are immediately contacted and rent payments are expected to be made. Should this not happen and a reasonable agreement cannot be reached, tribunal mediation is sought promptly to demonstrate that rent arrears are not a tenable option in our Company.
APPML uses Realbase Palace, a web based property management software, which allows us to offer a more efficient service. Owners are paid monthly by electronic transfer into their nominated bank account within 3 working days of our monthly close off date. Statements can be sent out either via e-mail or standard mail.
Property outgoings will be paid on your behalf prior to the due date (subject to the availability of funds). Statements include all income and expenditure for the month. We also provide a Year End Statement to assist Owners or their accountant with completing their annual tax return.
The APPML Consolidated Owners Trust Account, in which rent monies are held, is an independently audited Trust Account. The account is audited by an external chartered accountancy firm – reviewed monthly and audited annually.
Jackie Nelson, the Principal of Auckland Professional Property Management Limited has acted as property manager for clients of mine since late 2000. During this period, I have been impressed with Jackie’s professionalism and dedication to her obligation for her clients.
She now acts for several of my clients who own residential property where I am a trustee.
I recommend her as an independent property manager who gets the job done.
I have found Jackie very professional as well as personable over the past few years.
No issues have been too great for her to deal with instantly, and having put my property in her care, I have not had to worry about either property or tenants.
I have already recommended her to a number of friends and would happily continue to refer her to others in the future.
In our experience, APPML is an extremely professional and well-run property management company. Communication is prompt and we are kept well informed by telephone and/or in writing of any issues arising with the tenancy. Jackie takes care to select the best tenants available to avoid future problems, but if problems do arise, Jackie has the knowledge, contacts, negotiating skills and experience to handle them firmly and without delay. We receive regular reports and financial statements are confident that our property is in good hands.
When you have retired and live remotely from your rental property, confidence in your property manager is an extremely important consideration.
We have found Jackie to be very professional in her attention to detail and she has an excellent understanding of the rental market.
Jackie communicates with us on a regular basis, which gives us the confidence that our property is in good hands.
We have had Jackie manage our investment unit in Onehunga for many years. We have found Jackie to be enthusiastic, honest and informative. I (Peter), was in the real estate industry for 13 years and Betty for 5 years. We are sure we would find it hard to get a better property manager.
Jackie and APPML have been looking after our properties since 2005. Their service has been invaluable as we spend most of our time overseas. APPML’s professionalism, proactiveness, can-do attitude and integrity has been appreciated by both our tenants and ourselves over the years. Jackie and her team are well organised and hardworking when it comes to finding a new tenant, small repair jobs or even renovations. I’d recommend APPML to anyone looking for a professional and personable property management service.
Jackie and the team at APPML have been managing my property for the past 16 years. During this time Jackie has always been extremely professional, reliable and very intuitive in finding me good tenants. Above all Jackie has years of experience and knowledge which she willingly shares to support her owners.
I would have no hesitation in recommending Jackie and the team to my friends and family, in fact I would not trust anyone else to look after my property.
Jackie Nelson and the team at APPML have been managing our Auckland property for several years now. We have been consistently impressed by their professionalism, their careful and committed approach to managing the property and the way they keep us informed through clear and constant communication. We would not hesitate to recommend their services to any property owners.
I once worked for Jackie in an administration role so I know exactly how professional she is. Jackie is very thorough and has implemented procedures and systems to ensure the smooth running of APPML at all times.
So, when my circumstances changed and I needed a property manager for my home, I knew that I could simply not trust anyone but Jackie. She keeps up to date with all legal requirements and knows all the ins and outs of property management. Jackie also thoroughly checks all tenant applications and regularly undertakes property inspections thereby keeping a good eye on the property and ensuring it’s being looked after by the tenants.
It’s peace of mind knowing that my biggest asset is in her safe and very capable hands.
