We take maximum care.

If you have an out of hours emergency to do with plumbing, sewerage, electrical, hot water, and need to reach Max Property, please call 03 337 3132.

Note that if an emergency call out is made for a non-urgent repair, a fee may be charged.

During office hours (9-5 weekdays) keys may be picked up from our office at 3/106 Carlyle St in Sydenham. Call first to confirm the key is in the office and keys must be promptly returned. If you require keys to be dropped to your home, and it is convenient for us to do so, a charge of $50 plus GST will be applied.

Outside of working hours you will need to call a locksmith to gain access to your home and please note that all locksmith costs for lockouts are tenant responsibility.

Our recommended locksmiths are South Pacific Safe & Security Ltd on (027 958 1133) and Ross Galt (03 365 0298), who are both available 24/7.

Contact your property manager directly at Max Property Management and let them know. If you don’t get a response from your property manager please call our main number to report the problem. Note that your property manager typically will only respond during business hours.

If you have an emergency to do with plumbing, sewerage, electrical, hot water, and your property manager is not available, please call 03 337 3132.

This number is monitored 24/7, but please leave a message if you cannot get through for any reason. Note that if an emergency call out is made for a non-urgent repair, a fee may be charged.

As a tenant of the property you are responsible to maintain the property in the same or similar condition as the house was entrusted to you at the start of your tenancy. Fair wear and tear during your stay is expected, but you are responsible for any damage to the property beyond this.

It is the tenant’s responsibility to:

• Replace any blown light bulbs with similar quality bulbs throughout the property
• Replace smoke alarm batteries when needed. Note that new smoke alarms that we install have long life batteries that should last for 5 to 10 years.
• Repair fuses if blown
• Replace cracked or broken windows and screens (unless the incident is reported to police as a break in or vandalism)
• Clean heat pump filters monthly when used
• Maintaining gardens and lawns (it is important to mow, weed and water regularly)

You pay by automatic payment usually once per week to the bank account number we provide to you.

We require a single payment from groups of tenant rather than multiple smaller payments.

In your automatic payment please include the following code: the first 3 letters of your last name, the street number of the property you are renting from us, and the first 3 letters of the street name of the property you are renting from us.

For example, if you are Charlotte Bronte and renting the house at 25 Wuthering Heights, include the following in the bank payment reference: Bro25Wut.

Please contact your property manager as soon as possible if you have, or think you will, miss a rent payment.

We have a zero tolerance of rent arrears. Failure to pay rent by the due date may result in proceedings being taken to terminate your tenancy.

Your rental bond will be lodged with the Ministry of Business, Innovation and Employment (MBIE). The bond acts as security against damage or undue wear and tear. The bond will be refunded once we have completed a property inspection and any work required has been completed and paid for. The bond is not to be used to pay your last few weeks of rent and you must keep paying your rent through to your last day in the property.

Note that during the summer holiday season, bond refunds may take several weeks to be processed by MBIE and we have no control over the duration to process bond refunds.

It is your responsibility as the tenant to maintain the garden unless a special agreement was made at the start of the tenancy.

Minor trimming of large shrubs or trees may be performed by the tenant, but removal of large branches or pruning that will change the shape of shrubs or trees is the landlord’s responsibility. Please contact your property manager if you are unsure.

You must get written permission to make a minor change to the property. Please contact your property manager in writing by email. Minor changes to the property include fixtures like: curtains, doorbells, baby-proofing, e.g. a baby gate, and earthquake-proofing, e.g. securing a bookshelf to the wall.

Tenant responsibilities for making a minor change:

1. Make the request to the landlord in writing
2. Receive landlord’s permission before making the minor change to the property
3. Pay the installation costs (unless otherwise agreed with the landlord)
4. At the end of the tenancy, remove the fitting that was installed (unless the landlord agrees it can stay)
5. Return the property to substantially the same condition it was in before the minor change was made.

Fixed term tenancy: In accordance with the Residential Tenancy Act 1986, fixed term tenancies are a legal agreement between both parties for a specific length of time, and cannot simply be ended with notice.

If you are coming towards the end of your fixed term tenancy, contact your property manager about your options for renewal.

If you will be leaving at the end of your fixed term tenancy, your property manager will conduct a final inspection during your last few days at the property. Ideally one of the tenants will be present to hear or discuss what additional cleaning needs to be done. We also need to make arrangements to receive all keys, security passes, and garage-door openers on the last day of the tenancy. Failure to return these items may result in you being charged rent until these items are returned. In order to receive a speedy bond refund, please ensure the property is left in a clean and tidy state and rent is paid.

Periodic tenancy: Please see the separate question on this topic.

Periodic tenancy: In accordance with the Residential Tenancy Act 1986 if you have a periodic tenancy, you have to give us at least 28-days’ notice to vacate the property in writing (email is sufficient). If there is a group situation, notice to vacate from one tenant will be taken to assume that all tenants are in agreement.

Your property manager will conduct a final inspection during your last few days at the property. Ideally one of the tenants will be present to hear or discuss what additional cleaning needs to be done. We also need to make arrangements to receive all keys, security passes, and garage-door openers on the last day of the tenancy. Failure to return these items may result in you being charged rent until these items are returned. In order to receive a speedy bond refund, please ensure the property is left in a clean and tidy state and rent is paid.

Fixed term tenancy: Please see the separate question on this topic.