Raine & Horne Mount Maunganui
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Raine & Horne Mount Maunganui is a full service real estate agency with a reputation for expertise and a commitment to excellence. We take the management of your investment property seriously and believe our proactive approach is what sets us apart from our competitors. The consistent growth of our business is due to our proven track record of providing owners with service in which they have 100% confidence that their property is being well cared for.
Our focus is to maximise your return on investment and our trained staff with a hands on approach, together with our fine-tuned systems and cutting edge technology, will guarantee your peace of mind throughout your property investment journey. We are committed to providing a level of service unmatched in the industry and will communicate with you regularly about all the important matters relating to the leasing and management of your rental property.
Our team is highly trained in all facets of property management including constantly changing legislation
We believe communication is an integral part of our service to you and we will ensure you are involved in all decisions regarding your property
We have invested in various systems and technologies to ensure we deliver the best results for our customers
Our Property Managers understand market conditions and how this will impact the rental yield of your investment
Our local knowledge is backed by our collective strength and the comprehensive resources offered to our Property Managers by the Raine & Horne network
Properties under managements across the network
New tenants moved into their new Raine & Horne managed properties
Property Managers ready to support you through your property investment journey
Kiwis are famous for their ‘she’ll be right’ attitude. But, when it comes to landlords, being too laid back can mean inadvertently falling foul of the law – unless someone like a friendly Raine & Horne property professional is there to warn and protect them.
Let’s look at two examples. It has been a busy summer, and our ‘do it yourself’ (DIY) landlord is looking to escape the coming winter cold by holidaying in a warmer climate. Our DIY property owner is older, retired and can afford to spend more than a month away, combining it with a side trip to see a family member.
Hotels, and air tickets are booked, and off Mr and Mrs DIY go, except no-one reminded them of what the Residential Tenancies Act (RTA) requires of landlords heading overseas. If a landlord will be outside Aotearoa for more than 21 consecutive days, they must appoint an agent to act on their behalf while they are away.
This is not a ‘nice to do’, it is a legal requirement with penalties of up to $1,500 payable to the tenant, and a fine of up to $3,000 if an infringement notice is issued.
If forewarned, our Mr DIY can ask any friend or acquaintance to act as his representative, but they would need to be well-informed of tenancy obligations to manage the property effectively and meet legal requirements. For many, these may be more onerous than they had bargained on.
The good news is that if Mr DIY hires Raine & Horne as property manager he is fully covered and nothing else needs to be done. Enjoy your holiday!
Example two: Without Raine & Horne, Mr DIY may have forgotten one other important thing. According to the Healthy Homes Standards deadlines, every rental property in New Zealand must have been inspected and be fully compliant from 1 July 2025.
There are no exceptions to this, and any non-complying property cannot be legally rented out. If tenants move out and the property is non-compliant, landlords will be facing an extended vacancy period until everything is up to standard. Non-compliance can also cost a landlord significantly more than just getting repair work done, as the Tenancy Tribunal can impose financial penalties – not to mention the loss of rental income while the repair work is completed.
If Raine & Horne had been retained as Mr DIY’s property manager his rental would have been assessed and any repair work carried out well ahead of the deadline, when it may have been harder to find contractors.
With Raine & Horne on the case Mr DIY could really relax, knowing we have his back, while helping him make the most of his rental asset.
Whether you want to buy, sell or rent a property, don’t hesitate to contact your local Raine & Horne office.
After an impressive run of rental growth there are indications Aotearoa is shifting into a more balanced rental market as we head into 2025.
The latest Statistics NZ report on rental price movements across the motu show landlords can still make decent returns, but that tenants in Auckland and Wellington in particular are able to choose from a larger pool of rental options. Slowing net migration is also contributing to a flattening of the rental market, CoreLogic says in its latest housing report.
Infometrics chief forecaster Gareth Kiernan said the latest Statistics NZ data showed landlords were having to “compete harder in terms of the rents they are charging to attract tenants to take up rentals”.
With more choice for tenants and slowing demand the key to continued landlord success is to keep existing tenants happy. Staying on top of property maintenance is crucial in keeping tenants satisfied.
Regular inspections with your Raine & Horne Property manager are essential to identify problems with your rental early, issues such as leaking pipes, or mould that can be more costly to repair if left but can also lead to tenant dissatisfaction. Once faults are identified have them fixed quickly, while your property manager will follow-up to see if the repairs are holding.
At Raine & Horne we prioritise ongoing training for our property managers to ensure they remain responsive, respectful and attentive to your tenant’s needs. They are your representative and having a positive relationship between your property manager and tenant is at the heart of long-term rental success.
A good quality tenant pays the rent on time and treats the property like their own. To retain such tenants, consider fostering a long-term relationship by rewarding their dependability and respect for your property.
Consider proactively offering your star tenant a long-term lease. This stability can appeal to tenants, and in return, it helps reduce vacancy periods, ensuring consistent returns while saving landlords the time and effort of finding new tenants.
If your budget will stretch to it, consider upgrading older appliances such as ovens and cook- tops, replacing old curtains and adding new amenities such as heaters or a high-speed internet modem.
Spending wisely to hang onto a great tenant and positioning your property to attract the best candidates when it does become vacant is one of the best investments a landlord can make.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
The changes to the residential tenancies legislation passed through New Zealand’s Parliament at the end of last year and came into effect on January 30, 2025, with further changes scheduled for later in the year.
Here is a summary of what tenants and landlords need to know about the amendments, which the government says were introduced to create a more modern and balanced rental market and provide more certainty for all parties.
90-Day ‘no cause’ terminations reintroduced
Landlords will be able to end a periodic tenancy with a 90-day notice and will no longer need to provide a reason. Landlords have also regained the right to give notice to end a fixed-term tenancy at the end of its term without requiring a specific reason.
Shorter notice periods for landlord
Landlords can terminate a periodic tenancy with a reduced notice period of 42 days for specific grounds, if certain requirements are met. These grounds include if the owner needs to use the property as their principal place of residence or for one of their family members, or if there is an unconditional sale of the property.
Shorter notice periods for tenants
Tenants can terminate a periodic tenancy with only 21 days' notice instead of the previous 28-day requirement.
Upcoming – renting with pets made easier, pet bonds and technical changes
In March 2025 further changes will come into effect, including confirming that an email address can be used as an official address in tenancy agreements and that agreements banning smoking indoors are enforceable.
If a tenant or their child/dependent experiences family violence during a tenancy, they will be able to remove themselves from the tenancy by giving at least two days’ notice.
Effective later in the year, there will be other changes such as provision for pet consent rules (consent is required but landlords can only refuse pets on reasonable grounds), pet bond requirements (up to two weeks’ rent) and tenant liability for any pet-related damage. Disability assist dogs will be exempt from pet consent and pet bond requirements.
These are just key highlights. To explore the changes in more detail please visit the Tenancy Services website here.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
The best way to think about landlord insurance is that it provides cover for a much wider range of things than regular house insurance and is specifically designed to protect Aotearoa’s hundreds of thousands of Kiwi landlords from loss from foreseeable tenant-related circumstances.
While house insurance protects your home and some personal belongings, landlord insurance covers costs from risks like tenant caused damage and lost rental income because a tenant has ‘done a runner’ or suddenly can’t pay due to financial hardship.
Landlord insurance is not legally required, but many landlords will tell you it is worth the peace of mind and can save you stress and expense given New Zealand’s traditional natural disaster risks, like earthquakes and floods and more recent history of violent cyclones and bush fires.
A simple test for whether it is worth it to actively weigh-up the benefit of landlord insurance against the cost is to consider if you could manage the hit to your finances if your rental property was suddenly left empty and had to be repaired before it could generate rental returns again.
Landlords should be aware that rental insurance policies vary and that it is important to read the fine print to check what you will and won’t covered for. Your Raine & Horne property manager is very experienced in this area and can give you valuable advice on how to proceed if you are considering landlord insurance.
Here are the key areas most landlord insurance policies cover:
What are the exclusions?
Whether you want to buy, sell or rent a property, don’t hesitate to contact your local Raine & Horne office.
When buying a property, due diligence before making an offer is a crucial step. It protects your biggest investment by uncovering any hidden issues that could affect a property’s value or use.
Skipping the due diligence can lead to costly repairs or restrictions on how you can use the property. If you discover defects, you can negotiate with the seller to have them fixed or to ask for a lower asking price.
Ian Keightley, Head of Operations, Raine & Horne New Zealand said: “Carrying out due diligence in advance of making an offer ensures you fully understand the asset you’re considering buying. Many settlements fall over because material information was not fully disclosed, or worse, lawyers have been called in to resolve a dispute when hidden faults have been discovered after a transaction.”
Ian continued, “Choose a real estate agent you can rely on to ask the hard questions of the vendor and who can help you find out if your property really is in the condition, it is being marketed as having. Partnering with clients to carry out a robust due diligence process is a key tenet of the Raine & Horne approach. Contact us if you would like to hear more about this.
Apart seeking information from the vendor, buyers should thoroughly check a property and use the services of a qualified building expert to have a property inspection report prepared. “The cost of this service will be a bargain if it prevents costly mistakes,” Ian added.
As part of a thorough inspection, ensure the roof, plumbing, electrical wiring, the piles are checked, along with the condition of drainage systems, insulation. Also, the inspection should look for evidence of house movement and any alterations that do not appear on the plan.
“Check the property for potential signs of leaking and make sure you view the property’s file at the local council and obtain a Land Information Memorandum (LIM) from the council,” Ian recommended.
The property’s LIM details any permitted alterations that have been made to the property and any proposed zoning or other changes to the area or the property. The LIM report will also show whether existing works have received council consent and whether the council requires any additional work.
“You should also seek legal advice about the property title, have a title search done and know about easements, including rights of way,” Ian said.
“Buyers should only sign a purchase agreement that they are confident is right for them.”
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
Will it be enough to move the market forward? In a widely expected move, the Reserve Bank of New Zealand (RBNZ) has cut its official cash rate (OCR) by a hefty 50 basis points (0.5%) to 4.75%.
The 50-point cut was the third by the central bank since August and meant the OCR rate had fallen 125 basis points in that time.
In its 27 November statement, the RBNZ’s Monetary Policy Committee said annual consumer price inflation had declined and was now close to the midpoint of the Committee’s 1 to 3 percent target band.
Inflation expectations were also close to target and core inflation was converging to the midpoint. If economic conditions continue to evolve as projected, the Committee expected to be able to lower the OCR further early next year.
Immediately after the RBNZ announcement, ASB said it was dropping its variable personal and business lending rates by.05% and BNZ announced it was cutting its standard variable home loan rate, passing on the full OCR cut of 50-basis points. Kiwibank also announced it would be lowering its variable home loan rates by 0.50%
Ian Keightley, Head of Operations, Raine & Horne New Zealand said the key was whether the third rate cut this year would be enough to create a spark in the market.
“Our agents are seeing more confidence in the market as they work around the country. Realestate.co.nz has also reported buyer sentiment is changing with the properties on is website selling faster. Properties listed for less than 30 days increased from 23.9% in September to 27.9% in October meaning that stock was moving faster, and interest was warming up, CEO Sarah Wood said.
Ian Keightley added: “Interest costs will certainly fall for borrowers with variable mortgage rates, while those with fixed rates may enjoy smaller reductions. Time will tell if these cuts encourage more homeowners to list their property so they can upgrade. They will certainly allow the large number of first home buyers to increase their budget.
“I would advise owners thinking of selling to contact their local Raine & Horne agent so they are ready to move quickly should the market respond positively.”
Realestate.co.nz said the abundance of stock in Aotearoa, with more than 32,000 properties available across the motu – the highest in a decade — was creating favourable conditions for those in a position to buy. In addition, for 22 months, the national average asking price had remained steady, fluctuating only between $850,000 and $890,000, providing rare market predictability.
Whether you want to rent, let, sell or buy a property, don’t hesitate to contact your local Raine & Horne office.
