As standard we do routine inspections every three months however this can be adjusted depending on the landlords insurance policy or requirements.

The Healthy homes standards are the regulations imposed on the long term rental industry to have minimum standards of compliance in relation to how a property is maintained. They relate to heating, drainage, insulation, ventilation and drafts. They were set up, as the name suggests, to provide warmer, dryer homes to renters.

There are some properties that are exempt however in general if the property is rented on the long term market then it will have to reach the Healthy homes standards. A landlord is required to show compliance on a tenancy agreement which is data that is pulled from a Healthy homes report.

This can be assessed by either a 3rd party or a landlord can assess it directly.

Puhoi to Pakiri and anywhere in between. See the list of suburbs below. If you are out of that zone don’t fret. Simply give us a call on 0221009263 and we can determine if there is someway we can help you.

• Algies bay
• Kaipara flats
• Leigh
• Mahurangi (east and west)
• Makarau
• Matakana
• Omaha and Omaha flats
• Pakiri
• Point Wells
• Puhoi
• Sandspit
• Snells beach
• Tawharanui Peninsula
• Te Arai
• Te Hana
• Tomarata
• Waiwera
• Warkworth and the greater Warkworth area
• Wellsford
• Whangaripo

Jules holds the NZ certificate in Residential Property Management (level 4). This is the highest level of property management qualification in New Zealand currently.

Yes! It was our entry into Property management where looking after our own rentals and tenants was so rewarding that we wanted to make it a full time job.

We believe our tenant selection process is so robust that this should not be an issue we encounter on a regular basis. When it does occur though we will take the Residential tenancies act (RTA) into consideration and apply the particular procedure required for each specific breach in hand with our zero tolerance policy on arrears and anti-social behaviour.

With the added complexity of the RTA however this application can vary every time so each breach is dealt with on a case by case basis to ensure each party complies with their obligation to each other under the RTA and tenancy agreement.

The summer 2025 sign up offer for new landlords includes complimentary healthy homes reporting, smoke alarm reporting (both by a 3rd party compliance company, preferably All Clear) and a professional photography package.

The offer does not include remedial work required (or any work required to comply) within the Healthy homes report. If the healthy homes report identifies any work required to comply with the Healthy homes standards then it is the property owners liability to conduct this work in order to comply.

The offer is for new properties signed up with Kōwhai Coast Property Management before 31/3/2025. If multiple properties are signed up by one individual then the offer will apply to all properties not just one.

If the landlord signing up already has one or more of these benefits then Kōwhai Coast Property Management can and will (at their discretion substitute a suitable replacement offer.

In short, all of the regular property management services at a fixed fee. We also proudly provide unwavering customer service to both landlords and tenants to ensure we can source fantastic tenants that stay on for longer and maintain a property to the highest standards which in turn provides greater stability to landlords.

Services included in our flat flat fee commission:

• Marketing (photography, 2d floorplans etc)
• Listing on numerous platforms including trademe, homes.co.nz and realestate.co.nz
• Background and credit checks on possible tenants
• Entry, Routine and Exit inspections
• No charges added for Kōwhai arranging maintenance
• End of year financial statements for accounting
• Tenancy tribunal representation
• Up to date rental appraisals as and when required
• After hours service included

Find out all about our services here.

At this stage, yes. A healthy homes report is the documentation that a landlord requires to produce a healthy homes statement on their tenancy agreement. This can be done by a third party assessor (Kōwhai can arrange) or the landlord can conduct it themselves. While new builds will most likely comply, the report must still be done to show that the property does indeed comply.

Of course. Simply note the request with us and we can ensure to reach out a week or two prior to the planned inspection to map out a time that week.

We can also do ad hoc inspections if you are in town for other reasons. Just reach out and we will arrange.

Definitely. If possible, register all these contractors with us during the onboarding phase to streamline the process. We can also contact them directly and copy you in if you are happy for us to.

Our commission is a flat fee for all the regular property management services. All Inspections, listings, lettings, admin, reports, organising of maintenance and credit checks our covered by our flat fee commission.

Twice a month. On the 1st and 15th of each calendar month (or next business day).

We are confident this will not occur however if, within the first 3 months of Kōwhai Coast Property Management providing you service, you are unhappy and wish to move on then we will refund all management fees we have received back to you no questions asked along with providing the smooth transition of any and all property related documentation or data that we hold.

Yes we do! Having lived on numerous lifestyle properties, both as a tenant and owner, I am fully aware that each rural property has individual requirements and quirks. Unlike properties in large built up areas, where neighbours can have similarities, I understand the quirks that each rural property holds and am happy to create a detailed maintenance and monitoring plan for each rural block to ensure their specific needs are met.

We understand that sometimes a change in your life requires this. This would be an assignment of the tenancy. You are responsible for the property until a new tenant is found or the end of your fixed term tenancy, whichever comes first.

You need to provide a suitable replacement tenant that the landlord can have the option to accept. All related costs are your liability. You can find the tenant yourself and get them to apply via our application portal or you can Kōwhai to do the letting process for you at your cost. More details on that can be found by contacting your property manager.

The two weeks rent in advance is used at the beginning of the tenancy (first 14 days) with payments made after move in used in advance. If you have provided notice we will issue you a rent summary to show you the amount due up until your last day.

We will be in touch to arrange the next steps. If you wish to vacate then you need to let us know 28 days prior to the end of the fixed term. If no notice is given by either party then the tenancy will roll over to periodic.

If you are on periodic then you are required to provide at least 28 days notice.

We will email you move out guidelines as part of your vacate notice however the basic requirement is that the property is left reasonably clean and tidy with keys left on the kitchen bench and all doors locked. If you cannot leave the keys on the bench and lock the doors behind you then let the property manager know and we can arrange a handover of keys.

Kōwhai will conduct an exit inspection the following business day from your vacate and arrange the bond refund.

Communication is key here. Keep the landlord and your property manager in the loop the whole way and do not obtain the pet prior to consent being provided as this is a breach of the tenancy. We understand that having pets is beneficial to many NZ families so if you have the request simply open the discussion with us.