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Braziers property management division specialises in managing residential investment properties throughout the Christchurch market.
Our extensive portfolio covers a wide range of properties, from stand-alone houses in the suburbs through to centrally located flats and apartments in the inner city - entry level properties through to multimillion dollar houses and complexes.
To provide a first class property management service for our clients, allowing them to maximise the potential of their property investment and grow their portfolio to optimum levels.
Brazier Property Investments Ltd is a licensed member of the Real Estate Institute of New Zealand (REINZ).
By law, we are therefore required to keep a trust account and provide monthly reconciliations to the Real Estate Institute - in fact we conduct reconciliations of our trust account on a daily basis.
Our trust account is also audited regularly by chartered accountants.
Hundreds of thousands of dollars worth of clients' funds pass through our trust account each month. We have the safeguards in place for your protection.
Managing a client's property is a long term ongoing relationship, based upon trust.
Trust is a result of effective, honest service.
A large percentage of our new business comes through referrals from satisfied customers.
It would be fair to say that the experiences most landlords incur in a lifetime of property management could equate to what our company deals with in a month. This is purely due to scale.
Managing hundreds of residential properties throughout Christchurch has meant that we have been involved with a wide range of situations, tenants, tenancy tribunal hearings, types of properties, repairs, insurance claims' This experience can save you time and money.
Many of our people are also property owners and investors themselves, meaning that they already have practical 'hands on' knowledge and can relate to your situation.
At Braziers we operate a portfolio system to ensure individual accountability and a direct line of communication with owners.
There is a large support team in the background assisting the Property Managers.
Each staff member has a clearly defined job description, meaning that all of the members of our team know their responsibilities.
Our proactive and systemised approach ensures that we maximise opportunities for owners.
The nature of the rental market can be unpredictable. Tenant demand can vary on a daily basis due to a wide range of factors.
Regardless of market conditions, we must rent properties. This makes it important to continually implement new ways of attracting tenants.
Recent innovations include the employment of a Property Manager who speaks fluent Chinese, a 24hr automated voice mail system & an accessible, informative website, with automated emails to prospective tenants of new listings.
The majority of our staff have relevant tertiary qualifications. Several staff have Bachelor of Commerce (Valuation & Property Management) degrees from Lincoln University, and the majority have Real Estate Salespersons Certificates.
At Braziers we understand that the key to a great property management service is having comprehensive and well documented systems and procedures in place.
With this in mind we are continually refining existing procedures and implementing new ones — the nature of property management is such that this is an ongoing process.
Much of our inspiration has been from overseas where we have had the opportunity to study a wide range of property management operations.
At Braziers we embrace technology and we can confidently say that our company would have one of the most technologically savvy operations in the Christchurch market place.
All property managers are armed with their own digital camera, mobile phone and palm pilot with built-in Dictaphone. Every workstation includes a modern computer networked to their colleagues.
We have a voicemail system that allows tenants and owners to leave messages at each staff member's desk, in the event that the particular person is out of the office or in a meeting. It also allows prospective tenants to hear automated information of currently available properties for rent, together with open home scheduling.
Our website can be updated either from individual staff members' desks or remotely within minutes and is like a library, storing historical property information as well as currently available properties. From here tenants can access information about the properties, view the open home listings and sign up to receive automated emails when new listings matching their criteria come on stream.
As well as the normal paper based filing systems, every property has its own computer file which includes all correspondence and archived digital photos, protecting the owner's interests in the event that a dispute arises with the tenant.
Our specialist operation with individual portfolio managers promotes accountability and a single line of communication for owners.
With property management, the old adage "No news is good news" tends to apply! However, you can expect prompt and frequent communication from your Property Manager whenever a tenant falls into arrears, when a vacancy is imminent or when any major repairs are needed. You can also expect to hear all the good news as the Property Manager keeps you informed of any new tenants that are signed up, current tenants who extend their leases and any refurbishments near completion.
Where possible we aim to correspond by e-mail as this saves time and avoids missed calls from either party.
Rental income collected less disbursements (i.e. rates, insurance, management fees, repairs etc) is forwarded to our clients electronically in to their nominated bank, twice a month.
A monthly statement is provided to our clients after the end of each month, itemising all income and expenditure.
At the end of each financial year, we supply our clients with a comprehensive Income and Expenditure report. Those overseas clients with differing financial yearends can be provided with reports to suit their individual situation.
Copies of statements can be sent or emailed to clients' accountants.
Braziers property management division can arrange and organise the repairs and maintenance for your property, ensuring the condition of your property is maintained at suitable levels to minimise vacancies and ensure continuity of income.
We have a pool of reliable trades people at our disposal and operate a cost-effective service for our clients, providing good quality workmanship together with reasonable rates.
For the larger jobs we ensure that quotes are sought to avoid unnecessary surprises.
We project manage many property refurbishments each year. The resultant rental is often significantly higher, making for a healthy return on money invested. In many cases, individual owners utilise our services again and again, refurbishing one property after another.
We believe that it is part of our duty to our clients to ensure that properties are inspected on a regular basis in order to minimise any problems that may occur. We do not consider our job description is merely that of a rent collector or "property babysitter".
The Inspection process is fully computerised, with routine inspections being conducted on a periodic basis, dependent upon the property type.
We have state-of-the-art reports for both ingoing and routine inspections designed to promote accountability and transparency for all parties.
Our Inspection Coordinator performs the proactive task of scheduling in the inspections (and conducts the majority of them) ensuring that deadlines are met and consistency is achieved. This leaves the property managers on our team to perform their daily role which can be quite reactive, such is the nature of property management.
Our team in the field all have their own vehicles and digital cameras, enabling a quick response.
It is unwise to assume that there is a 100% fool proof system for selecting tenants — references can be falsified for example. Therefore our role is all about minimising risk for owners.
All New Zealand citizens are credit checked and a minimum three week bond is taken. We also have a set profile of the type of tenant we are looking for.
Utilising our services offers the property owner the opportunity to involve a third party who is experienced in dealing with tenants and qualifying them.
Tenants are signed on fixed term leases unless otherwise instructed by the owner — this promotes continuity of cash flow and security for owners.
We have a policy of zero tolerance to those tenants in arrears and as a result our arrears percentage is extremely low. We have strict procedures in place to minimise downtime to owners in the event of a tenant missing their rent. Such timeframes are dictated by government legislation under the Residential Tenancies Act, however prompt action minimises downtime for affected owners. Rents are checked on a daily basis and computer generated reports provide us with a clear picture of the situation.
On all rents collected: 7.95%
Arranging and / or supervising repairs, maintenance or renovations, disbursements, on the cost thereof: 7.95%.
(No service charge for rates, insurance, emergency after hours electrical / plumbing repairs).
Inspection fees to be charged as follows:
- Ingoing Inspection: $ 45.00
- Routine Inspection: $ 45.00
- Final inspection: $ 45.00
(All charges are subject to GST)
Please contact Michael McCormick for an obligation free discussion about your property management needs.
3777 477 Ext 706 or mike@braziers.co.nz
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