Pre-tenancy forms and checks

[Belinda]

Without wanting to sound too ignorant, what are these pre-tenancy check forms that people are talking about? Is there a standard form that is easily available? And what checks (where) are landlords doing prior to tenanting a property? Is it costly?. I currently own and manage 1 rental but am keen to expand, both my property and my knowledge in PI. Would greatly appreciate your words of wisdom on this.

[drelly]

If you message me your email address, I'll send you the tenancy application form I use. I've learnt from bitter experience the value of doing credit and reference checks.

It is far better (and cheaper in the long run) to have a house empty for a week or two and get the right tenant than to let the wrong tenant into your property.

[muppet]

Hi Drelly

If you are happy to, could you post a link to your tenancy forms for other forumites to download instead of sending you PMs? Please.

Regards

[drelly]

Here's a PDF version from the Ministry of Housing.
I think I based mine on this one.

http://www.minhousing.govt.nz/tenancy/Forms/T68%20Pre-tenancy%20Application%20Form.pdf

[whitt]

I also wrote my own Pre tenancy form which I used ideas from Glenn and the Housing corp form. I think I covered most things well.
Although I am unable to access it untill next week as my main PC is down at present.

[Belinda]

re-pre-tenancy agreements

Thanks Dave,

I'd really appreciate it if you'd send me your form you've developed.

My email is [email protected]. I'll also check out the link.

Cheers,
Belinda

[Propoholic]

Hi Belinda

Pre tenancy checks (credit, ID, reference etc) are very important, however I am continually amazed how many Landlords suffer the common tenant problems with these checks being completed. These checks are a safety net but to me, more important is the tenant interview process.

As we say in the industry and tell tenants, the tenant interview is like a job application and the best applicant gets the job.

I often wonder if there has become an overweighting in importance of pre tenancy checks at the expense of good old fashioned 'hard' questioning at the interview?

I like to hear the applicants tell a story, what their goals are (no goals - I'm less interested!), does a 1 - 2 year tenancy suit them...this is what I require! I'm not an expert on body language but if you ask the hard questions and bluntly state your requirements you will get great feedback in the way of hesitation or negative facial expressions or perhaps a positive response from an organised motivated applicant. I take notice of an applicant that offers references without being asked.

An applicant gets a big tick from me if they are ready to meet me in half an hour to sign the residential tenancy agreement and bring along $1300.00 (two weeks rent, two weeks bond) in cash. This is another indication of being ready for the interview and may generate an alternate response ie we cant get that sort of money together today, can we pay the bond in one/two weeks? It is great if you can establish that they are strong financially so rent increases will pass seamlessly!

I always ask myself do I really want this person/family staying in my property? Was I happy with their presentation, conduct, the way they spoke at the interview???? Did I pick up good vibes or bad vibes??

My own view is that this is one industry where it is very positive to be critical or judgemental of the people you are taking on!

We are often entertained by presentations at the Property Investor Associations by very exeperienecd Landlords that have completed pre tenancy checks and still end up with multitudes of colourful stories and the associated damage. There seems to be some vital tenant information/assessment slipping through the cracks at the interview stage?

Just a few thoughts!

[Glenn]

We are often entertained by presentations at the Property Investor Associations by very exeperienecd Landlords that have completed pre tenancy checks and still end up with multitudes of colourful stories and the associated damage. There seems to be some vital tenant information/assessment slipping through the cracks at the interview stage

?

You just have to realise Propoholic that sometimes you have to take a chance. Well in fact every tenant is a risk. I have had tenants that have been onto their third property with me then they strike problems.
I have also have had (do have) tenants that have been really bad for either me or other landlords. If they have been bad payers and been evicted they can turn out real good payers if you manage them well.

The whole point of these preapproval forms is that you are better able to manage them if you know what you are dealing with.

[Propoholic]

Hi Glenn

Quote:'You just haveto realise Propoholic that sometimes you have to take a chance. Well in fact every tenant is a risk.'

I am not talking about taking chances but one of minimising risk and observing a trend where problematic tenants become a regular occurence for some Landlords rather than the exception.

Quote: I have also had tenants that have been really bad for either me or other landlords. If they have been bad payers and been evicted they can turn out real good payers if you manage them well.

If tenants have an unfavourable history they wont get a chance with me.

[Glenn]

If tenants have an unfavourable history they wont get a chance with me.

I have some tenants that left a terrible mess and debts at one property.
I did however get their bond and I was happy with this. They were done by WINZ for $7000 of benefit fraud.

A while later they asked for a real low grade house. A place that is so low it does not matter that they live in squallor.

so I went off to WINZ and said to their case manager that WINZ had to pay the rent dirrect to me. After a terrible standoff with the tenant pleading and in tears with the case manager that resulted in the case manager taking two weeks stress leave but WINZ approved it.

So this rough diamond is happy as. I get the rent in without fail for the owner, and the tax payer does not have to susidize a spend thrift by paying for booze, drugs and pockies. The rent comes to the correct place and all is well. Well almost well. The power kept being cut off so after another impassioned plea the boy and girls at WINZ pay the power bill also.

Now surely this is a good thing. I am happy to be able to help these dispicable people. Who else would do it. They are loveable rogues.
They have little children and need food and shelter.
The social agencies are not into helping people like this. Too much trouble and not nice to deal with. The tenants have been HNZ tenants but are on HNZ black list now.

Where is our wonder Helen and her socialist cronies when there is work to be done. Perhaps off hob nobing it with the nice people whilst I am down in the trenches serving our country.

[whitt]

Hi
My pc is back working now so if anybody is keen on seeing my version of pre tenancy form drop me a PM with your email address and I can forward a copy to you.