Information for tenants and prospective tenants
If you are a prospective tenant looking for a rental home we invite you to search our available rentals and if you so wish, sign up to our property alert service.
We wish to make it clear however that by registering for this service Spectre Property Management Services Ltd. is not entering into any sort of contractual relationship with you to find you a rental home. Our obligations as a provider of Property Management and Letting Agency services are to our homeowner clients (our Principals) with whom we enter into a written agency contract to perform certain tasks on their behalf, one of which is to find suitable tenants for their properties.
In order to fulfil these ‘tenant finding’ obligations we have established a ‘Property Alert’ service which prospective tenants can sign up to, which will alert them to any new properties that we have advertised.
How do I view a property that I am interested in?
Every property listing under Available Rentals includes contact details for the Letting Agent. Contact them and they’ll be in contact with the next available viewing time for you. It is common for the property to be shown in an “open home” style, with more than one prospective tenant viewing the property at the time. Please beware that viewing times are scheduled based on the availability of the property manager/letting agent and the available access to the property. A property will be shown at the scheduled viewing, and any applications following from that viewing will be processed prior to another viewing being scheduled.
Application and Interview
In order to be considered for a property, you must first have viewed the property in person (see above), and then fill in and submit one of our rental application forms (available on this site under tenant forms). Interviewing can be done at the property viewing, at the office or via telephone or email.
Upon applying to be considered for a property, the potential tenant is asked to supply a valid photographic ID, a copy of their most recent payslip and any written rental or workplace references that they may possess.
Following the interview we make further enquiries about the prospect by contacting their previous landlords, employers and by conducting credit checks and any further reference checks that we deem necessary. Tenants need to be aware that the more information that they can supply us, in respect of past tenancies and landlord contacts, the more likely they are to be considered for one of our properties. Our assessment of merit is based on this information.
The final selection of tenant is most often done in consultation with the property owner and is based entirely upon merit. In order to make this merit judgement we review the information gained from the registration form, the interview, the tenancy and workplace references and the credit checks and apply it to a variety of criterion of which the ability to pay rent regularly and on time and the ability to look after and care for the rental property are paramount.
We should make it clear that we will not accept any instruction from homeowners that may contravene the Human Rights Act or any other enactment that could compromise the health, safety or wellbeing of future tenants.
How much do I pay to move into a property?
Usually around six weeks’ rent being:
1. The first 2 week’s rent
2. A bond equivalent to 4 weeks rent
Do I need insurance?
Yes, you will need to take out personal contents and liability insurance as the landlord’s insurance will not cover your possessions.
How do I pay my rent?
Automatic Payment: Your Property Manager will give you an automatic payment form and once completed, you must lodge it with your bank for loading before the day the automatic payment is due to commence; or, you can set up your automatic payment via online banking.
Bank: you can make a one off payment by going to our bank and depositing the money into our account (either over the counter or via the smart ATM’s) with cash or eftpos – ensure you use your surname & property address as references.
We do not accept Cash, Credit Cards or Cheques.
What does Spectre Property Management Services Ltd. do if I do not pay my rent?
Spectre Property Management Services Ltd. has a zero tolerance for rent arrears. If you are 1 day in arrears, we will contact you informing you that a payment has been missed and you will receive a 14 day breach of tenancy letter.. If no payment is received by day 3 we will again contact you. If by day 7 you have still failed to pay the missed payment, an application to the tenancy tribunal is made. Rental payments are required to be paid in advance.
Spectre Property Management Services Ltd. has the right to make an application to Tenancy Services at the same time the 14 day notice is sent to you and a mediation or hearing will be scheduled through Tenancy Services for you and the landlord (your property manager) to have their case heard. This will result in either owed rent to be paid and/or the tenancy terminated.
What do I do if something on the property needs repairing?
Fill in a maintenance request form available under tenant forms on this site. A contractor will be organized and you will be contacted to arrange a suitable time for them to come around and do the work needed, or they will pick up a key from our office if that has been arranged between you and the property manager.
What do I do if I have any complaints about work not being completed or if I feel I have been treated unfairly?
Contact your Property Manager to discuss your concerns and issues. If you are not satisfied with the outcome please see our complaints page on this site and follow the steps.
How often can my rent be increased?
Under the Residential Tenancies Act rent cannot be increased more than once every 180 days, and the landlord must give the tenant 60 days written notice of this increase.
How often can the landlord inspect the property?
Under the Residential Tenancies Act a Landlord is not permitted to inspect the property more frequently than four weekly, however, as a rule though, we recommend at least 4 inspections a year. The landlord must give 48 hours’ notice of any inspection. Inspections can only be carried out between 8.00am and 7.00pm.
How often will you inspect the property I am renting?
Most properties we manage are inspected about every 3 or 4 months. If the owner wants more or fewer inspections, though, that’s their choice. A comprehensive report, including any maintenance issues, is sent to the owner after each inspection, often including photos.
What happens if the owner decides to sell the property?
You will be sent a letter telling you of the owner’s intentions. Your Property Manager will discuss suitable access for potential buyers and, with your agreement, form a plan for this arrangement.
If the property is sold and the buyer requires vacant possession, you will be given 42 days written notice. If you decide to leave earlier you are bound by the Residential Tenancies Act to give 21 days’ written notice to the landlord.
In many cases buyers are pleased to keep you on as a tenant, so it is important to talk with your Property Manager before making a decision about staying or leaving.
How much notice do I have to give if I want to move?
21 days written notice is required for a periodic tenancy. You are bound by the Residential Tenancies Act to pay rent up until this date – the only exception being if the property can be re-tenanted beforehand. The landlord cannot double charge rent on a property.
If you are on a fixed term tenancy with a finite end date then you will need to discuss with your property manager how you can end your tenancy. In many cases you will be liable for rent up until a new tenant is found for the property.
How do I give the keys back when I leave?
Return them to our office on the day you vacate. If this is not a weekday, please contact your property manager to make alternate arrangements. Unless needed prior, the property manager may ask for them to be dropped into the office on the next working day.
How do I get the bond back?
After keys are returned, your Property Manager will carry out the final bond inspection. The water meter is arranged to be read upon you vacating, then this is charged to you. Your Property Manager will then arrange the release of your bond unless there has been damage to the property or your account (including rent, water and any other outstanding accounts) is not up to date. In those cases, they will claim either all or part of the bond for the owner
What do I do if I have any complaints about my Property Manager?
Visit our complaints page on this site.