What to look out for when renting to single mum on WINZ

[NovInvestor]

Hi all

I got a vacant unit looking for rental, and a single mum with a baby on WINZ income wants to look at the unit and looking to rent long term.

I had a brief telephone conversation with her that's all.

So being a newbie, what things do I ask/prepare for when interviewing this kind of tenant?

I know to do the following:
1) talk and see her character
2) see if shes clean dressed
3) see if she takes her shoes off when she enters the unit (fully renovated)
4) check her drivers license for name, and use it later to check on Tribunal to see if shes got a record
5) TINZ for credit check
6) ask for reference and talk to her current landlord
7) demand that the rent comes straight from WINZ instead of her wallet

What else can I do to minimize my risk?

I'm more used to the working people type tenants...

Thanks

Gary

[Keys]

Credit history. If she has anything on it which indicates she's had problems put the following into your tenancy agreement if you decide to offer her the rental:

If the tenant is a beneficiary and has any defaults, collections, judgements or bankruptcy notices in their credit check, as at the date of the tenants application for this tenancy, then payment of rent is to be made directly from their W.I.N.Z. benefit. Their credit history demands that the landlord requires this. No other reason is the cause for this condition

Should the redirection be stopped it's a breach of the TA and a claim to the TT.

[NovInvestor]

Thanks Keys

So what is the process of applying for the rent to be paid from WINZ?

I will put that clause in regards of what her credit history is.

I rather get money from WINZ than her, but assuming it is legal to do so.

[NovInvestor]

If the re-direction from WINZ is stopped, what is the process of sending a claim to TT? ie 14 day notice then mediation then court?

Sorry I'm very new to this.

[AMR]

Check out any partners and run the credit checks on them as well.

[Keys]

Thanks Keys

So what is the process of applying for the rent to be paid from WINZ?

I will put that clause in regards of what her credit history is.

I rather get money from WINZ than her, but assuming it is legal to do so.

You need to be an approved provider. Email me and I'll return a scanned copy for you.

If the re-direction from WINZ is stopped, what is the process of sending a claim to TT? ie 14 day notice then mediation then court?

Yes, That's the process. You can't do it if the redirection is not a condition in the TA.

[Keys]

Check out any partners and run the credit checks on them as well.

That could be problematical. Authorisation is needed and you won't be checking them for the purpose of providing accommodation.

[One]

I'd google her name too, just in case it comes up as the partner of a mongrel mobber or some such.

[cube]

If she arrives in a car, check the state of the back seat and boot (if you can see it) - not a bad approximation of the living room after a week.

Get the address of a next of kin "so, at the end of the tenancy, I can forward any mail to you" - tenants are more willing to give a parent's address at the start of the tenancy than at the end, in my limited experience.

[Devious0]

Single parents are usually reliable tenants, the problems start when she gets a questionable boyfriend

[revdev]

Get the address of a next of kin "so, at the end of the tenancy, I can forward any mail to you" - tenants are more willing to give a parent's address at the start of the tenancy than at the end, in my limited experience.

This is an excellent bit of advice - I have yet to have any tenant refuse this at the start of a tenancy. Also, if someone was dodging this question at the start, there should be alarm bells ringing.

Single parents are usually reliable tenants, the problems start when she gets a questionable boyfriend

Yep, agreed. So it's a good idea to put a maximum number of people allowed in the flat i.e. (2) = tenant + baby

[SuperDad]

So it's a good idea to put a maximum number of people allowed in the flat i.e. (2) = tenant + baby

Number AND name the adults allowed at the premises (and number the children).

For example: Maximum number of occupants = 1 Adult (Jane Doe) and 4 children.

You don't need to specify whether the 4 children are by 3 different fathers.

[NovInvestor]

Thanks all.

I have dropped the rent asking by $20 over the last three weeks, and yesterday had 3 inquiries, with two group looking through after work, and one of them coming up from Hamilton is gonna complete the paper work with deposit today.

It's a done up 2 bedroom unit in Mt Wellington but not much interest when the rent was $320/wk...

[cube]

Number AND name the adults allowed at the premises (and number the children).

For example: Maximum number of occupants = 1 Adult (Jane Doe) and 4 children.

You don't need to specify whether the 4 children are by 3 different fathers.

One for the property managers - is specifying numbers and types of occupants enforcable by the Tribunal?

[essence]

Hi Cube

I definitely believe specifying numbers is enforceable. ie if I've got a three bedroom home for rent and I originally rent it out to Mum, Dad & two kids that's fine.

But when I do my inspection six weeks later, I find Uncle, Aunty and their four kids have moved in, well I'd be annoyed (putting it politely!!)

That's a total of 10 people living in a 3 bedroom house. If HCNZ allowed that to happen, there'd be a real ruckus about "overcrowding" etc.

It also means a LOT more wear and tear on the property. If there are more people that specified on the TA, then you can give them notice to remedy and/or go to TT to end the tenancy.

I don't believe what "type" of people who are in the house is enforceable ie gang members, Jehovah Witnesses, occult members etc. How people live their lives is irrelevant, so long as they pay their rent, don't damage the property and leave the neighbours alone.