Raine & Horne Mount Maunganui
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Raine & Horne Mount Maunganui is a full service real estate agency with a reputation for expertise and a commitment to excellence. We take the management of your investment property seriously and believe our proactive approach is what sets us apart from our competitors. The consistent growth of our business is due to our proven track record of providing owners with service in which they have 100% confidence that their property is being well cared for.
Our focus is to maximise your return on investment and our trained staff with a hands on approach, together with our fine-tuned systems and cutting edge technology, will guarantee your peace of mind throughout your property investment journey. We are committed to providing a level of service unmatched in the industry and will communicate with you regularly about all the important matters relating to the leasing and management of your rental property.
Our team is highly trained in all facets of property management including constantly changing legislation
We believe communication is an integral part of our service to you and we will ensure you are involved in all decisions regarding your property
We have invested in various systems and technologies to ensure we deliver the best results for our customers
Our Property Managers understand market conditions and how this will impact the rental yield of your investment
Our local knowledge is backed by our collective strength and the comprehensive resources offered to our Property Managers by the Raine & Horne network
Properties under managements across the network
New tenants moved into their new Raine & Horne managed properties
Property Managers ready to support you through your property investment journey
After an impressive run of rental growth there are indications Aotearoa is shifting into a more balanced rental market as we head into 2025.
The latest Statistics NZ report on rental price movements across the motu show landlords can still make decent returns, but that tenants in Auckland and Wellington in particular are able to choose from a larger pool of rental options. Slowing net migration is also contributing to a flattening of the rental market, CoreLogic says in its latest housing report.
Infometrics chief forecaster Gareth Kiernan said the latest Statistics NZ data showed landlords were having to “compete harder in terms of the rents they are charging to attract tenants to take up rentals”.
With more choice for tenants and slowing demand the key to continued landlord success is to keep existing tenants happy. Staying on top of property maintenance is crucial in keeping tenants satisfied.
Regular inspections with your Raine & Horne Property manager are essential to identify problems with your rental early, issues such as leaking pipes, or mould that can be more costly to repair if left but can also lead to tenant dissatisfaction. Once faults are identified have them fixed quickly, while your property manager will follow-up to see if the repairs are holding.
At Raine & Horne we prioritise ongoing training for our property managers to ensure they remain responsive, respectful and attentive to your tenant’s needs. They are your representative and having a positive relationship between your property manager and tenant is at the heart of long-term rental success.
A good quality tenant pays the rent on time and treats the property like their own. To retain such tenants, consider fostering a long-term relationship by rewarding their dependability and respect for your property.
Consider proactively offering your star tenant a long-term lease. This stability can appeal to tenants, and in return, it helps reduce vacancy periods, ensuring consistent returns while saving landlords the time and effort of finding new tenants.
If your budget will stretch to it, consider upgrading older appliances such as ovens and cook- tops, replacing old curtains and adding new amenities such as heaters or a high-speed internet modem.
Spending wisely to hang onto a great tenant and positioning your property to attract the best candidates when it does become vacant is one of the best investments a landlord can make.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
When buying a property, due diligence before making an offer is a crucial step. It protects your biggest investment by uncovering any hidden issues that could affect a property’s value or use.
Skipping the due diligence can lead to costly repairs or restrictions on how you can use the property. If you discover defects, you can negotiate with the seller to have them fixed or to ask for a lower asking price.
Ian Keightley, Head of Operations, Raine & Horne New Zealand said: “Carrying out due diligence in advance of making an offer ensures you fully understand the asset you’re considering buying. Many settlements fall over because material information was not fully disclosed, or worse, lawyers have been called in to resolve a dispute when hidden faults have been discovered after a transaction.”
Ian continued, “Choose a real estate agent you can rely on to ask the hard questions of the vendor and who can help you find out if your property really is in the condition, it is being marketed as having. Partnering with clients to carry out a robust due diligence process is a key tenet of the Raine & Horne approach. Contact us if you would like to hear more about this.
Apart seeking information from the vendor, buyers should thoroughly check a property and use the services of a qualified building expert to have a property inspection report prepared. “The cost of this service will be a bargain if it prevents costly mistakes,” Ian added.
As part of a thorough inspection, ensure the roof, plumbing, electrical wiring, the piles are checked, along with the condition of drainage systems, insulation. Also, the inspection should look for evidence of house movement and any alterations that do not appear on the plan.
“Check the property for potential signs of leaking and make sure you view the property’s file at the local council and obtain a Land Information Memorandum (LIM) from the council,” Ian recommended.
The property’s LIM details any permitted alterations that have been made to the property and any proposed zoning or other changes to the area or the property. The LIM report will also show whether existing works have received council consent and whether the council requires any additional work.
“You should also seek legal advice about the property title, have a title search done and know about easements, including rights of way,” Ian said.
“Buyers should only sign a purchase agreement that they are confident is right for them.”
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
Will it be enough to move the market forward? In a widely expected move, the Reserve Bank of New Zealand (RBNZ) has cut its official cash rate (OCR) by a hefty 50 basis points (0.5%) to 4.75%.
The 50-point cut was the third by the central bank since August and meant the OCR rate had fallen 125 basis points in that time.
In its 27 November statement, the RBNZ’s Monetary Policy Committee said annual consumer price inflation had declined and was now close to the midpoint of the Committee’s 1 to 3 percent target band.
Inflation expectations were also close to target and core inflation was converging to the midpoint. If economic conditions continue to evolve as projected, the Committee expected to be able to lower the OCR further early next year.
Immediately after the RBNZ announcement, ASB said it was dropping its variable personal and business lending rates by.05% and BNZ announced it was cutting its standard variable home loan rate, passing on the full OCR cut of 50-basis points. Kiwibank also announced it would be lowering its variable home loan rates by 0.50%
Ian Keightley, Head of Operations, Raine & Horne New Zealand said the key was whether the third rate cut this year would be enough to create a spark in the market.
“Our agents are seeing more confidence in the market as they work around the country. Realestate.co.nz has also reported buyer sentiment is changing with the properties on is website selling faster. Properties listed for less than 30 days increased from 23.9% in September to 27.9% in October meaning that stock was moving faster, and interest was warming up, CEO Sarah Wood said.
Ian Keightley added: “Interest costs will certainly fall for borrowers with variable mortgage rates, while those with fixed rates may enjoy smaller reductions. Time will tell if these cuts encourage more homeowners to list their property so they can upgrade. They will certainly allow the large number of first home buyers to increase their budget.
“I would advise owners thinking of selling to contact their local Raine & Horne agent so they are ready to move quickly should the market respond positively.”
Realestate.co.nz said the abundance of stock in Aotearoa, with more than 32,000 properties available across the motu – the highest in a decade — was creating favourable conditions for those in a position to buy. In addition, for 22 months, the national average asking price had remained steady, fluctuating only between $850,000 and $890,000, providing rare market predictability.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
Snagging a high-quality, long-term tenant is the golden ticket to keeping your investment property as profitable and stress-free as possible.
A good tenant pays the rent on time, treats the property like their own, flags potential maintenance issues before they become costly, and keeps the property clean. Spending time and money on a property to help attract the right tenants is one of the best investments a landlord can make.
First impressions count
Giving your property a spring clean is essential – especially if the last renters were in residence for a longer period of time. If your rental property presents well, this sends a message that you take great pride in the house or apartment, and that you’ll respond in a timely manner to future maintenance or repair requests. Consider offering desirable amenities that can set your rental property apart from others. A high-speed internet modem, plates, cutlery and modern appliances including a heater are examples of affordable touches that can attract quality tenants seeking convenience and comfort.
Most tenants, especially those with young families, will welcome a garden or yard, but not if the outdoor spaces are in a scruffy condition. Cull the weeds, mow the lawn and plant some fresh shrubbery. The aim is to help prospective tenants visualise happy times with the family playing or barbecuing in the garden. Likewise, the front garden is the first aspect a property a tenant sees when they arrive for an open house – in a competitive market you can’t afford to turn-off a potential tenant before they walk through the front door.
Fair rent and careful screening
Research the rental market to make sure you are offering a competitive and fair rent price. Ian Keightley, Head of Operations, Raine & Horne New Zealand said: “Asking too much may deter quality tenants, while discounting will prompt questions about what is wrong with the property.
“If you strike a balance between the correct market rate and the value of having a quality tenant, you are more likely to find a tenant who stays for longer and minimise periods when the property is empty and making no return.”
Ian added, “When marketing the property, we advise investing in professional-quality photos that showcase its best features.”
“It also important to carefully screen potential tenants, which is where an experienced Property Manager such as Raine & Horne is worth their weight in gold. A Property Manager will contact a rental applicant’s referees to ensure they are reliable, responsible and likely to fulfill their lease obligations,” Ian confirmed.
Think long-term and reward
Consider offering a long-term lease if you find a quality tenant who likes the idea of stability and commitment, Ian said, “Long-term leases can be a win-win for both parties and save the landlord time and effort in finding new tenants.
“If your tenant takes good care of your property, acknowledge this and consider offering a small reward to encourage them to maintain this behaviour and stay longer.”
Whether you want to sell buy or rent a property, don’t hesitate to contact your local Raine & Horne office.
Securing a rental property is a competitive business. Owners are on the lookout for standout tenants, who will treat their property with care, while renters are eager to land the best homes their budget allows.
Ian Keightley, Head of Operations, Raine & Horne New Zealand says that to succeed a prospective tenant needs to act strategically and use every advantage to make themselves stand out from the crowd.
“First impressions matter and prospective tenants need to make rental applications shine, present themselves well at meetings with letting agents and showcase their suitability and reliability. Here are some proven insider tips from Raine & Horne that will help tenants present themselves in the best possible light and maximise their chances of success. Good luck!”
Provide a smart and error-free application
Make sure you include all requested information, write neatly or type answers and attach quality copies of requested documents. A well-presented application arranged in logical order using dividers and a folder showcases your attention to detail.
Provide strong references
Include positive references from previous landlords, employers or character witnesses to reassure landlords and make you stand out from other candidates.
Showcase your financial stability
It is important to show that you can consistently pay the rent and are financially stable. Include salary slips, printed bank statements and perhaps a copy of your employment contract. If you can, offer to pay rent in advance or offer a larger security deposit to, again, set you apart from others.
Write a personalised cover letter
Write a letter to sell yourself as the ideal tenant - but be sure to stick to the truth. Research the neighbourhood and say why you want to live there. This shows genuine interest. Highlight your qualities and character, such as how you are tidy, live quietly, are responsible and have skills that could benefit the property, such as being good at gardening. This will give the landlord insight into your character beyond the written application.
Treat meetings with property managers like job interviews
Dress well for meetings with letting agents or owners. We recommend smart casual attire with closed shoes rather than casual wear. Think about what you will say, be prepared for potentially challenging questions about your background, and make sure you arrive at the property viewing on time. Introduce yourself to the agent, smile and ask a couple of questions to stand out. If you are young, consider bringing a parent to the inspection as this can add credibility to your application.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
Having an investment property can be a great source of wealth generation but it comes with legal responsibilities and challenges. If you are contemplating becoming a landlord, you need to decide if you will manage the property yourself or use the services of a professional property manager. There are wide-ranging financial and other benefits of doing so, especially if you have a growing investment property portfolio.
Once you have carefully vetted and selected an experienced property manager the first thing they will do on a landlord’s behalf is find, vet and secure the right tenants.
This begins with advertising your property online. A property manager will then organise inspections and each applicant will be carefully assessed.
Property managers have access to tenancy databases that allow them to view prospective tenants' rental history. Your property manager can then advise you on the best application and highest quality tenant, leading to fewer problem tenants, decreased tenant turnover and reduced risk of having a vacant property.
Before the tenant moves in, a property manager conducts an entry inspection and routine inspections occur every three months afterwards to ensure the property's upkeep. These inspections include detailed reports and photographs documenting any repairs needed. A Raine & Horne Property Manager also has a strong network of trades people which ensures competitive pricing for maintenance and repairs. Additional benefits of using a property manager include:
Reduced stress and avoid potential tenant confrontations
Leaving a professional to manage your property means less worry and stress. Property managers act as a buffer between a landlord and the tenant and are expert at handling issues like late payments and property damage on their behalf. Using a property manager also prevents so called blurred boundaries that can occur when a landlord gets too friendly with a tenant.
Ensure you meet all legal requirements
If you own a rental property in Aotearoa, you are legally required to know and comply with several pieces of legislation. Property managers stay up to date with any changing legal requirements and ensure you stay compliant in dealing with tenants. They can also confidently act on your behalf if a claim is lodged with the Tenancy Tribunal.
Maximise your rental income
As well as ensuring rent is paid on time, a property manager can keep you up to date on changes in market rents for properties that are like yours, helping ensure you earn the maximum rent possible.
Whether you want to sell buy or rent a property, don’t hesitate to contact your local Raine & Horne office.
