Frequently Asked Questions 

Why do landlords use a property manager?

Property owners use a property management company to delegate the day to day management of a rental property.  This enables you to step away and use your time more productively.  At Bray Property Management we strive to add value to the property owner by ensuring the investment property is achieving its maximum investment potential.  By ensuring the property is regularly reviewed, maintained and serviced to a level that provides efficiency and professionalism, it delivers a more profitable investment over a long period of time.

How do you manage the rent payments and accounting?

  • Rents will be paid from Bray Property Management to the property owner in a monthly lump sum less any disbursements.
  • All transactions are recorded and reported ready for your accountant.
  • Bray Property Management operates an audited Trust Account and the service we provide is tax deductible.

What happens if the tenants don’t pay the rent?

  • Bray Property Management make contact with the tenants immediately, we have a robust system for tracking rents and arrears. 


What happens if maintenance and repairs are required?

  • After the owner has given consent we will arrange quotes for intended work.
  • All quotes are presented to the owner for discussion.
  • The winning tradesman is hired to complete the work.
  • Any essential maintenance or repairs that incur a cost less than $500 will not require prior consent from the owner.
  • We will visit the project on commencement of work, during and after completion of the job.  Photos and a report will be provided to the owner.
  • Bray Property Management will pay the tradesman directly with the details of the transaction noted on the owners account.
  • Annual maintenance usually includes a building wash / water blasting, gardens & trees trimmed, gutters cleaned.


How do you select tenants?

  • Bray Property Management have developed a points based system that qualifies tenant applications.
  • All tenants are credit and reference checked
  • Tenant selection is key to this business, we call on our vast experience in this area to make the final decision on your new tenant.


How do property inspections work?

  • Property inspections are scheduled a minimum of twice per year.  In the first year of a new tenancy we would inspect a property a minimum of three times.
  • An appointment will be made with the tenant to view the interior and exterior of the whole property. 
  • During the inspection photos and detailed notes will be taken of the property. This information will be presented to the owner to give an overview of the condition of the property, the tenancy and highlight any maintenance required. 
  • Any repairs and maintenance required will be discussed with the owner and upon consent it will be arranged and carried out. Essential maintenance or repairs that incur a cost less than $500 will not require prior consent from the owner.


How much does it cost?

Bray Property Management is happy to discuss your specific property management needs and offers a flexible range of superior property management services at competitive prices (Services & Costs)

How do I sign up with Bray Property Management?

Whether you are using a property manager for the first time or transferring from another management company signing up with Bray Property Management is simple.

Do I need insurance?


Do I need to drug test my property?


What are my responsibilities as a landlord?

Landlord Responsibilities Under The Residential Tenancies Act 1986

(Bray Property Management take on these responsibilities on your behalf)

  • A tenancy agreement must be signed, with a copy given to the tenant.
  • The bond must be sent to the Department of Building and Housing within 23 workings days, and tenants must be given a receipt for their payments.
  • The property must be clean and tidy before the tenant moves in.
  • All locks must work, and the property must be reasonably secure.
  • Maintain the property and carry out any necessary repairs.
  • The entire property and any work being carried out at the property must comply with the Health And Safety At Work Act 2015.
  • Reasonable steps must be taken to ensure that the tenants don’t disturb neighbors.
  • Give the tenant notice (as set down by the Residential Tenancies Act) regarding property inspections; rent increases; notice to vacate the property; and notification if the property is to be sold.
  • A landlord may enter the property in an emergency without informing the tenant. The landlord may also enter the property at other times with no less than 48 hours notice or if the tenant freely allows it.
  • All rental homes must have working smoke alarms installed.
  • Ceiling and underfloor insulation must either meet the 2008 building code, or have a minimum thickness of 120mm
  • Rental homes must have a fixed heating device that can heat the living room to 18C
  • Windows in the living room, dining room, kitchen and bedrooms must be operable and extractor fans must be in rooms with a bath or shower, on indoor cooktop.
  • If a rental property has an enclosed subfloor, it must have a ground moisture barrier if it's possible to install one.
  • Landlords must stop any unnecessary gaps or holes in walls, ceilings, windows, floors, and doors that cause noticeable draughts. All unused chimneys and fireplaces must be blocked.
  • 1 July 2021 – From this date, private landlords must ensure that their rental properties comply with the healthy home standards within 90 days of any new tenancy.
  • Any owner that will be overseas for more than 21 days must have a local contact
  • Landlords and property managers must operate within the following acts - Privacy act, Fair trading act, Residential tenancies act, Health and safety at work act, Unit titles act.


Landlords must not:

  • Ask for more than 4 weeks’ rent as a bond.
  • Ask for more than 2 weeks’ rent in advance, or ask for rent to be paid before it’s due.
  • Inspect the property more than once every 4 weeks, except on work they’ve asked the tenant to do to remedy a breach of the Tenancy Agreement.
  • Interfere with the tenant’s peace, comfort and privacy.
  • Interfere with the supply of water, gas, electricity or telephone unless to avoid danger or to enable maintenance or repairs.
  • Unreasonably refuse to allow a tenant to put up fixtures such as shelves.
  • Change the locks unless the tenant agrees.
  • Unreasonably stop a tenant who wants to sublet or assign the tenancy to someone else, unless it’s stated in the Tenancy Agreement that the tenant cannot assign or sub-let the tenancy.
  • Evict a tenant (this needs a possession order enforced by the District Court).
  • Take the tenant’s belongings as a security for money owed at any time during or after the tenancy, or refuse to hand back belongings left behind at the end of the tenancy (provided the tenant pays any actual and reasonable storage costs).