If a property has its own individual water meter, tenants can be billed for all water charges. If the dwelling does not have an individual water meter the Landlord is responsible for all charges. Any rent increase must be notified in writing, not less than 60 days in advance and take effect not less than 180 days since the last increase or start of the Tenancy. 

A tenant (periodic tenancy), must give 21 days written notice to terminate, Landlords and Tenants may mutually agree on a shorter notice. Landlords must give 90 days written notice, this may be reduced to 42 days if the property has been sold or the Landlord or family wish to occupy the dwelling. Landlords must advise the Tenant in writing if they intend selling the property. Fixed term tenancies cannot be terminated by notice.

Landlords must maintain the premises, clean gutters, replace light bulbs and repair appliances if they malfunction. Tenants are responsible for damage caused by themselves or their guests and must keep the gardens and lawns in a “reasonable condition.” Weed spraying, pruning and vine removal is the Landlords responsibility. 

Pool maintenance should be taken care of by professional maintenance companies. This is not a large expense and should be incorporated into the rent. Landlords should ensure they have Fire and Contents insurance policies covering dwelling and chattels ie: carpets, drapes stove etc. Landlords must inform their insurance company when a dwelling is tenanted. 

Mould: An epidemic problem in Auckland is the Landlords responsibility. Therefore you should install security catches on windows and fans in bathrooms so there can be adequate ventilation and security while tenants are absent.

Rental properties do not have a fixed value, rental properties are worth what a potential tenant is prepared to pay. If a property has the WOW factor or is in very good condition then tenants will pay slightly more than the average price for the area.

Remember, you will be financially better off with paying tenants on a reduced rent, rather than allowing your property to sit empty chasing too high a rent and losing income.