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  1. #51

    Default Recommendations for good PMs in Wellington?

    Hi,
    Many of us have experienced poor property management, and I can sure relate to so many of the points made on this forum.

    Can anyone recommend a GOOD property manager in Wellington? Someone who knows property, is sensible, does follow-up and who actually works for the landlord?

    Any recommendations gratefully received. This is my first post, so I hope I'm not breaking any protocols asking this.

    Out of interest - I was recently asked to do a survey from a bank, and one of the questions was around property management, and what features I considered important in selecting a property manager. It was a tick-box type question, and the only options were around fees charged, fee structure, location, etc. Ie they assume that all that matters to us is the cost, and never mind if they can do a good job or not!

    Regards
    Jude

  2. #52
    Join Date
    Sep 2004
    Location
    Hastings
    Posts
    14,770

    Default

    Welcome to the PT Forums, Jude. No breach
    of Forum custom occurs in asking the question
    you did. Indeed, one might say that seeking
    answers to such questions is a significant way
    in which the Forums can provide guidance and
    help to those who visit.

    Later, you might keep us informed as to how
    you fare with what you decide.
    .
    Want a great looking concrete swimming pool in Hawke's Bay? Designer Pools will do the job for you!

  3. #53

    Default

    We have found Full House to be pretty good http://www.fullhousemanagement.co.nz/

  4. #54
    Join Date
    Dec 2007
    Location
    Vienna, Austria
    Posts
    2,662

    Default

    JUst skim read the whole thread so I apologise if I repeating some one elses post.

    I was intrigued with an early post that pointed out the on line profiles of some property managers. It impressed me ( in a bad way) in exactly the same way Human resources consultants around the world have. If you look at a situations vacant add for an HR consultant...you will notice that the focus is finding someone with good sales skills ( not good HR skills). The reason being the focus is on selling the service rather than ensuring it is a quality service. IMHO the whole HR recruitment industry relies on the fact that many managers don't actually know much about HR recruitment so the firms only have to be slightly better than their clients. Also the chances of loosing a legal claim made by a client are extremely low. I suspect Property management is the same......I would go so far as to suggest when you search for a PM you record the discussions you have with them and when you experience problems simple give them a copy of the recording.

    Even if you don't like that idea.......Its up to PIS to make PM perform to expectations by:

    Only contracting with some one who has the necessary experience in the field.
    Having the contract checked by your lawyer,
    and in every case have you lawyer demand changes ( even if just cosmetic) to the contract ( the aim is to send a very clear message to the company that the chance of legal action against them is much higher than normal)
    Don't pay separately for house checks......or if you do have an appropriate penalty clause added to the contract for failure to professionally perform the checks.
    The mission of any business enterprise should include the aim to develop economic conditions rather than simply react to them.

  5. #55
    Join Date
    Nov 2006
    Location
    Cyberspace
    Posts
    5,738

    Default

    Quote Originally Posted by Austrokiwi View Post
    or if you do have an appropriate penalty clause added to the contract for failure to professionally perform the checks.
    Good idea. Please define and provide examples.

  6. #56
    Join Date
    Jun 2008
    Location
    Auckland
    Posts
    194

    Default

    Quote Originally Posted by hamilton View Post
    I am new to property talk, however certainly not new to property investing and have been reading a few threads with varying interest.

    It would appear that the first reaction some of you have here is to bag people that you know nothing about. Why is that? Could it be you have your own agenda and the only way to feel good about yourself is to put someone else down? It would seem sadly to be a very New Zealand trait, ie tall poppy.

    Should we not encourage people to give it a go, and do their best. In some countries they even ask "what can I do to help".

    Just a thought. I have always taught my children "If you can't be nice, don't be nasty".

    After all it is always uplifting to read something positive.

    I will go see if I can find a positive thread to read.


    Bye for now
    New Zealand Investor
    Have to agree with this, while there are some incredibly experienced people on this site and some fantastic information contained amongst the many different threads, there are many that create a rather negative atmosphere IN GENERAL.
    Given that property investment relies on a positive outlook for the future (very hard to make money in a falling real estate market...unlike equities, commodities etc), I find it rather absurd that so often I get on here to see what the latest news is, and get off feeling rather depressed.
    As an entrepreneur and property investor/speculator/developer my success revolves around my ability to remain optimistic and positive about things, and having this mindset helps one to see opportunities where others are looking for a proverbial shotgun to put in their mouth. It's not always easy, but it takes a conscious decision to stay positive.
    That doesn't mean blow sunshine up anyone's backside for the joy of it, but at least try to see things in a positive light.

  7. #57
    Join Date
    Nov 2006
    Location
    Cyberspace
    Posts
    5,738

    Default

    Look at the last post then. IN GENERAL, those of us with high posting numbers are incredibly helpful. We're here most days. We offer advice often. Often it is not heeded. Often the original poster withholds vital information. So, we get a little jaded at times. Put the effort to put another thousand or so posts to your credit Stickman. See how you feel with the constant questions which have the same answer. No, you can't just walk out of a Fixed Term Tenancy. So, you have problems with your landlord, what have you done? Called him? That's a waste of time if you've done it several times over the same issue.

    You wonder why we get a little negative at times?

  8. #58
    Join Date
    Dec 2007
    Location
    Vienna, Austria
    Posts
    2,662

    Default

    Quote Originally Posted by Keys View Post
    Good idea. Please define and provide examples.
    Like all good ideas its easy to say than do ( As you already knew keys)


    With HR consultants ( my bane) and I suspect with PI the key is to ensure the required provisions are written in measurable behavioural terms, not in general terms). Again: that is simple to say and understand but in actuality very hard to do. The big problem is too often we assume we are specifying specific expected behaviours when in fact we are resorting to jargon that sounds legally good but which in fact is open to interpretation. IN looking at HR consultants contracts I first have to understand clearly what I want. Even with 30 years experience that is very hard to do..... So before I even look at the contract( usually before even looking for consultants) I specify exactly what the problem is, what I want to achieve and then I write down how I will measure those achievements. It is amazing that most organisations never do this they just give a group of consultants an indication of what the problem is and then during the tender process it is the consultants who actually end up defining the performance measures: so the consultants can't loose and generally the resultant work tells the organisation absolutely nothing new.


    Once I Have established what the achievements are to be and how to measure them then the lawyer gets involved helping to write tender invites......or the actual contract. When this process is done properly a good many Consultants decide not to bid!!!

    With PI
    A number of posters have covered points needed to measure property inspection performance. One was a check list.....obviously if you are not there to check a lazy PM could just tick down the sheet. But that doesn't mean you should not have a check list.

    Here's some suggestions to make it more workable( this is from an industrial Psych angle) you design the check list. Attend the first property inspection and if you haven't done so already take photographs either having the PM in some of the photos or better have her sign and date the back of the photos with you that day or the next. Making sure you have arranged for the tenants permission add to extra check list items that you require the PM to fill in........the power meter reading and the water meter reading. It is a possible means of catching a crooked PM out...but more importantly it sends a clear psychological message to the PM about the sort of PI they are dealing with.


    For Expat landlords: you are allowed to claim the travel costs for one trip a year to check on the property..........no matter how much of a pain plan and budget for it. { you have a property worth around 1/4-1/3 of a million dollars you need to invest some time and money checking on it and the PM}. IF you can't afford to do that you can't afford to be an absent PI.

    Obviously time your visit to coincide with a scheduled inspection and advise the PM no more than 48 hours beforehand that you will be accompanying them on the inspection. Their reaction will tell you a lot about how they are managing your property. A good PM will welcome you. a bad one will make all sorts of rational reasons why its not a good idea or is unnecessary........obviously it should be a requirement written into the PM contract.


    I haven't really answered the question all that well. I do know who can answer it better:

    From what I have seen of Keys posts........ of the last few years .... he is probably the best person to help someone develop the behavioural requirements for a PM contract..........and I guess hes the last person to want to use one
    The mission of any business enterprise should include the aim to develop economic conditions rather than simply react to them.

  9. #59
    Join Date
    Jun 2008
    Location
    Auckland
    Posts
    194

    Default

    Quote Originally Posted by Keys View Post
    Look at the last post then. IN GENERAL, those of us with high posting numbers are incredibly helpful. We're here most days. We offer advice often. Often it is not heeded. Often the original poster withholds vital information. So, we get a little jaded at times. Put the effort to put another thousand or so posts to your credit Stickman. See how you feel with the constant questions which have the same answer. No, you can't just walk out of a Fixed Term Tenancy. So, you have problems with your landlord, what have you done? Called him? That's a waste of time if you've done it several times over the same issue.

    You wonder why we get a little negative at times?
    I get what you are saying (I have belonged to a few forums where I have clocked up a few thousand posts, across a variety of different "interests" too. Sure, people need to learn to use a search function. It isn't this sort of thing I am talking about. It is the tendency of some, not all, and very often not the 'senior' forum members, to often cut people, ideas down at the knees with their personal opinions rather than being open minded. I am on thin ice here, because I can't really think of any examples to link to right now...so I should really STFU.


 

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