Bayleys will place a listing for your property on all the real estate websites that we subscribe to and each listing will include at least three photographic images of the property. Your property will be accurately described and advertised as mutually agreed between us. We will conduct an unlimited number of private viewings of your property until the property is tenanted (subject to access provided to us by any current occupant). All property viewings will be carried out by one of our representatives (we do not give out keys to prospective tenants). We will update you on the status of your available property regularly and provide you with a weekly marketing report until such time as the property is tenanted.

All information and references provided by tenancy applicants will be verified by us within one working day of receipt. All tenancy applicants will be screened on the national tenancy databases that we subscribe to. Unless you instruct otherwise, all potentially suitable tenancy applications will be referred to your property manager for a decision. We will tenant your property for the rental amount nominated in the management agency agreement between us (or higher if the market justifies it) and the property will not be tenanted for a lower amount without your prior approval. Subject to the tenancy commencement date and the tenant’s availability, we will prepare the tenancy documentation within two working days of tenancy approval.

Bayleys has a zero tolerance rent arrears policy. We will follow up all rent payments in accordance with our fully documented arrears process and the requirements of the relevant legislation. Should your tenant get to 14 days in arrears, we will contact you to seek your instructions regarding possible termination of the tenancy. Should termination of the tenancy be necessary, we will keep you informed throughout the legal process. You will be advised once the rent arrears have been paid by the tenant.

All monies received by us will be banked into your nominated bank account or posted by cheque to you on or before the fifth working day of the month. Bayleys can provide you with two monthly rent payments: one mid monthly payment, and a second payment after month end.

All non-urgent repair requests from tenants will be attended to within two working days of receipt. Bayleys will not arrange any repairs above the limit in our agreement to your property without your knowledge and approval (unless the repair is defined as “urgent” under the Residential Tenancies Act). Bayleys will attend to any “urgent” repair requests within four hours of receipt. All reasonable steps will be taken to obtain the best pricing for your repairs and maintenance. We will only use appropriately licensed and insured tradespeople for any repairs or maintenance work to your property. We will provide you with a copy of invoices for all work arranged on your behalf for the property.

We will review the Tenancy Agreement for your property 21 days prior to its expiry. Unless you instruct otherwise, we will offer the tenant a renewal of tenancy agreement for the same period as the initial agreement at the same rent (or a higher rent if the market justifies it). You will be advised if the tenant does not want to renew their tenancy agreement.

We will carry out quarterly periodic inspections of your property each year and provide you with a detailed report each time.

On receipt of a tenant vacating notice we will:

• advise you by phone, letter, fax or email
• confirm the details in writing to both you and the tenant
• list the property on our website and put the agreed advertising plan into effect within one working day
• prepare all necessary vacating documentation
• arrange access for viewings by prospective tenants
• conduct a pre-vacating inspection to check for any potential problems with the property

We will process the tenant’s rental bond refund within four working days. If deductions from the rental bond are considered necessary, full details will be provided to both you and the tenant. All necessary documentation to finalise the rental bond will be completed within a further two working days.

All agreed property disbursements will be paid on your behalf prior to the due date (subject to the availability of funds). Your statement will be sent to you within five working days of our monthly close off date. Your statement will be personally checked by your property manager prior to being forwarded to you. We will provide you with an accurate annual income and expenditure statement within 30 days of the end of the financial year.

Our office hours are 8.30am to 6.30pm Monday to Friday. We will respond to:

• Telephone messages within four hours
• Email within 24 hours
• Mail within 48 hours We will promptly advise you of any pertinent matters affecting your property or the tenancy.

Tenant’s complaints received in writing (i.e. fax, letter, and email) will be acknowledged within one working day All complaints will be formally recorded and responded to within two working days.

We will provide all documentation in clear and concise English. We will ensure that all documentation is accurate and complete. All property condition reports will be comprehensively and accurately completed. Copies of all documents that we sign on your behalf as agent will be forwarded to you (unless you instruct otherwise).

All personal information will be held in the strictest confidence and will not be released to a third party without written authorisation. All updates and corrections advised to us will be recorded in our system within one working day.

The highest standards of honesty, integrity and professional practice will be conducted in compliance with the Code of Conduct of the Real Estate Institute of New Zealand.