Employing a professional property letting agent to not only
let but also manage your property can save you a lot of time,
effort and stress.
Managing a residential investment property demands considerable
time in terms of arranging tenant move in / move out, carrying
out property inspections, dealing with telphone calls from
tenants, collecting rent, and organising repairs and maintenance.
Many of our clients simply cannot afford the time required
to organise and supervise matters that can be efficiently
done by a professional property manager.
The property rental business has become very complex over
the last number of years, and modern day landlords must ensure
full compliance with an abundance of rules and regulations,
especially since the introduction of the Residential Tenancies
Happliy, however, it is an established fact that rental properties
managed by a professional property manager suffer fewer vacancies,
and enjoy higher rent levels over the longer term.
Our full management service includes:
1. Rent collection.
2. The reporting and organising of any necessary repairs
3. Liasing between landlord and tenant regarding tenancy
4. Dealing with all tenancy related matters on behalf of
5. Key holding service
6. Property inspections during tenancy
7. Rent reviews at the end of each lease term.
8. Final property inspection upon termination of a tenancy.
Fee = 7% of the gross lease term rental income
Above fees are exclusive of V.A.T. @ 21%
CONSIDER SOME OF THE BENEFITS OF EMPLOYING KINSELLA'S WEXFORD
PROPERTY MANAGEMENT TO MANAGE YOUR PROPERTY FOR YOU:
1. No hassle with tenants ringing you at home, in work or
on your mobile every time they have a problem. Tenants in
properties managed by us are given our office and mobile numbers
only. There is no direct contact between landlord and tenant.
We deal with all tenancy issues on your behalf in a professional
and efficient manner.
2. Rent collection. No worries about continually checking
your bank statements and chasing tenants for late or missed
payments. We operate a very strict rent collection policy
and do not tolerate arrears. we are very much aware that in
most cases our clients have mortgage committments to meet
on their investment properties each month.
3. Property inspections during tenancy. It is essential to
not only carry out such inspections, but to make the tenants
aware at the beginning of their tenancy that they will be
carried out. This will act as a strong incentive for tenants
to maintain the property in good order during their tenancy.
As part of our full management service, we carry out a full
property inspection every 3 months during the tenancy, and
report our findings back to you.
4. Repairs and maintenance. We have a dedicated team of skilled
tradesmen at our disposal to carry out any repairs or maintenance
that may be required from time to time. They guarantee us
same day service once a problem is reported before midday.
We have also negotiated excellent bulk job rates not normally
available to clients on a job by job basis.
5. Rent reviews. The rental values of all properties managed
by us are automatically reviewed in line with current market
rents at the end of each tenancy term. Therefore you can be
assured that your property will always yield the maximum return
under our management.
6. Year end statement. If required we will prepare a full
statement of rental receipts and expenditures for you to submit
as part of your year end tax returns. Also please note that
our letting and management fees are fully tax deductible against
your rental income.
KINSELLA PROPERTY MANAGEMENT LTD.- OFFICIAL COMPANY POLICY
The following information constitutes the official company
policy of Kinsella Property Management Ltd. regarding all
properties under our full management to include rent collection.
It is effective from January 1st 2006. Please note that K.P.M.
Ltd. reserves the right to modify this policy document at
any time in the future where deemed appropriate, such modifications
to become effective immediately upon publication on this website.
See "rent collection service" under "landlord
Reporting and organising of necessary repairs and maintenance:
When we receive a report from a tenant regarding necessary
repairs or maintenance, such as faulty plumbing, appliances
etc.., we will make arrangements, on your behalf, for one
of our contractors to cary out the necessary work. We will
agree in advance the level of responsibility you wish us to
have in arranging repairs and maintenance and then proceed
accordingly, without further reference to you as discussed
We will subsequently deduct the amount due from rents received
and send the landlord a copy of the paid invoice. However
in the event of more serious and costly problems (i.e. in
excess of eur150.00) being reported, we will firstly investigate
the problem and obtain a quotation from the relevant tradesman.
This will then be presented to the landlord for approval before
work can commence.
Of course some landlords prefer to take responsibility themselves
for such matters once they have been reported to them by us,
and this is perfectly acceptable to us.
In the event of an emergency repair such as a burst mains
or sewage pipe or electrical fault, there are serious health
& safety legal obligations on all parties involved and
we may find it necessary to carry out the repairs immediately
to prevent any further damage to the property and/or threats
to the safety and wellbeing of the occupants or neighbours,
regardless of prior arrangements. We provide a 24 hour emergency
number for all tenants under our management for this purpose.
N.B._ We cannot make any outgoings beyond available funds
held by us on your behalf
Liasing between landlord and tenant:
Generally this means that we act as an intermediary between
landlord and tenant regarding any tenancy issues that may
arise during the tenancy term. We can offer expert advice
to both parties about their rights and obligations under the
terms of the tenancy agreement. This is an invaluable service,
which can prevent a simple problem from escalating into a
much bigger one.
Dealing with all tenancy related matters on behalf of landlord:
Basically this means that the property owner does not have
to worry about tenants ringing them at home, in work, or on
their mobile every time something goes wrong, or they have
a query. All problems are reported to us, and are dealt with
in a professional and efficient manner.
The tenant has no direct contact with the landlord, and is
not given any landlord contact telephone numbers or home/work
addresses. The only contact telephone numbers given out are
for this office and our representatives mobiles. We also supply
an emergency contact number for use outside normal office
Key holding service:
As part of our full management service, we always keep a
spare key to the property in our office, in case of emergencies,
lock outs, owner required access, etc.
Property inspections during tenancy:
As part of our full management package, we will carry out
a full inspection of your property every 3 months during the
the tenancy. We can also carry out extra inspections on request,
for an extra fee of eur75.00 per inspection. From our experience,
we have found that if the tenant understands that the property
and their tenancy of it is being closely monitored, they are
more likely to maintain higher standards of care in the property.
The tenancy agreement makes reference to the fact that the
landlord or landlords agent has the right to visit the property
at times acceptable to the tenant by prior appointment.
We generally ask that the tenants to be present during our
inspections so that they any queries or disputes about our
conclusions can be dealt with there and then. If our representative
is in any way unhappy about the manner in which the property
is being maintained by the tenant, e.g. excessively untidy
or dirty, marks on walls etc., the tenant will be instruted
to make good the deficiencies within 10 days, at which time
a further inspection will be carried out.
If at that time, the same problems exist, and the tenant
has made no effort to remedy these problems, we may advise
that they be issued with notice to quit.
Rent reviews at the end of each 12 month tenancy period:
Assuming the property owner is happy to continue renting
their property, when a tenants lease is approaching expiration,
provided they have been in occupation for at least 12 months,
the rental price being charged is reviewed in line with current
rental values (Please note that in accordance with the provisions
of the Residential Tenancies Act 2004, a rent review can only
be carried out after every 12 months of a tenancy unless substantial
renovation works have been carried out in the interim).
The tenant is then notified by post, at least one month before
the end of the lease, of the new rent to be charged should
they wish to renew their lease.
Otherwise they will be required to give us one months notice
of their intention to vacate the property, which will be advertised
again at the new rate. Therefore a client can rest assured
that their property will always yield maximum market returns.
Final property inspection upon termination of a tenancy:
If a tenant has decided not to renew their lease, and has
given us the required 28 days notice of their intention to
quit the property, they will be entitled to a refund of their
security deposit paid upon occupying the property.
However before any money is refunded, a representative of
K.P.M. Ltd. will arrange to meet them at the property on the
day they are vacating, to carry out a final property inspection
and inventory check. Our representative will also request
proof of final utility bill payments (ESB, Gas, Etc.), which
will be checked against readings taken that day.
If all is in order, our representative will authorise a security
deposit refund to the tenant upon surrender of the keys. However
if the representative is in any way unhappy about the condition
of the property (allowing for normal wear & tear), or
if proof is not provided regarding final utility bill payments,
the refund will be suspended until any work deemed necessary
is carried out by our tradesmen, and all utility bills are
paid and receipts obtained.
At that stage the Tenant will receive a statement from us
detailing any deductions taken from their deposit together
with a cheque for the balance of their security deposit.
If it is convenient, it may also be advisable for the landlord
to inspect their property personally prior to the refund of
the tenants deposit. This can be arranged at any time by contacting
our office, whereby a representative will make an appointment
to meet the owner at the property. In this case, the full
security deposit will be with held subject to the property
owners overall satisfaction as to the condition of the property
and it's contents.
Please note that for all properties under the management
of K.P.M. Ltd. it is our policy to retain the security deposit
for the duration of the tenancy
Our management service does not include the supervision of
the property when it is not let. However, during these void
periods, when showing the property to prospective new tenants,
any defects noticed will be brought to the attention of the
Instructions of solicitors:
You will be informed of any breaches of the lease agreement
brought to our attention, and K.P.M. Ltd., acting as your
agent will try to resolve same. However, if it is necessary
for a solicitor to take action, you will be responsible for
instructing your own solicitor and for all fees involved.
Our full management fees are calculated at 7% of the gross
lease term, and are in addition to our letting fees. Our letting
and management fees will be deducted in full from rents paid
by the tenant until clear. However, if a tenant vacates a
property before the full lease term has expired, a refund
of part of our full management fee will be made to cover the
time period from when the tenant vacated the property and
the lease expiry date.
LANDLORDS RIGHTS AND OBLIGATIONS:
The purpose of the following information is to inform landlords
of their rights under legislation and to make them aware of
their obligations. This information is a general guide only
and not an interpretation of the law or a summary of all relevant
Certain minimum obligations are laid out in the Residential
Tenancies Act 2004. There may be other obligations arising
from other legislation, housing regulations and the letting
agreement signed by the parties.
Under the Residential Tenancies Act 2004 landlords must:
. Register the tenancy with the Private Residential Tenancies
. Charge a rent that does not exceed the appropriate market
rent for the dwelling.
. Provide tenants with 28 days notice of any rent review.
. Serve tenants with a valid notice of termination.
. Repair and maintain the structure of the dwelling.
. Repair and maintain the interior of the dwelling to the
standard which existed at the commencement of the tenancy.
. Allow the tenant to enjoy peaceful and exclusive occupation.
. Provide the tenant with information about any person who
is authorised to deal on the landlord's behalf and ensure
the tenant is able to contact the landlord or agent at reasonable
. Return any deposit due (unless the tenant has not paid
the rent or has caused damage to the dwelling).
. Reimburse tenants for expenditure on repairs that should
have been carried out by the landlord.
. Ensure that the tenants comply with their obligations (see
"Tenant information" under "Tenant services"
on this website). Third parties adversely affected by a failure
will be able to make a complaint to the Private Residential
Tenancies Board against the landlord.
Regulations under the Housing (Miscellaneous Provisions)
Act 1992 oblige landlords to:
. Comply with the minimum statutory standards which govern
the quality and condition of the accommodation, facilities
and appliances (see "letting service" under "landlord
services" on this website for details)
. Provide the tenant with a rent book containing the prescribed
information about the tenancy and rent payments.
LANDLORDS ARE NOT ALLOWED TO:
Sieze the goods of a tenant to secure recovery of rent unpaid.
. Penalise tenants who have referred a dispute to the P.R.T.B.
. Vary or restrict the basic landlord and tenant obligations
(Additional obligations can be imposed but only in so far
as they are consistent with the Residential Tenancies Act
. Set the rent higher than the market rent or review it more
than once a year unless justified by a substantial change
in the accommodation.
. Insist on an increased rent being paid (unless agreed
to by the tenant) until a dispute concerning the amount sought
has been determined by the P.R.T.B.
. Terminate a tenancy except in accordance with the provisions
of the Act.
. Discriminate against any of the nine protected groups under
the Equal Status Act 2000.
Receive the correct rent on the due date
. Receive other charges or taxes as they fall due in accordance
with the lease or tenancy agreement.
. Review the rent annually.
. Review the rent within a year if justified by a substantial
change in the nature of the accommodation.
. Refer disputes about the tenancy to the P.R.T.B. provided
it is registered.
. Receive notification of any repairs required and be allowed
access to carry out repairs and (by appointment) for routine
. Repair damage resulting from the tenant's actions and recover
the costs from the tenant.
. Decide whether to allow the tenant to assign, sub-let,
alter, improve or change the use of the dwelling (N.B. Refusal
of consent to assign or sub-let will entitle a tenant to terminate
a fixed term tenancy before its expiry date).
. Be informed by the tenant of anyone ordinarily residing
in the dwelling (not including casual guests or visitors).
. Be informed by the tenant of a fixed term tenancy expiring
after the tenancy has lasted more than 6 months, if they intend
to remain in the dwelling after the end of the fixed term.
. Terminate a tenancy that has lasted less than 6 months
without providing a reason and terminate a tenancy that has
lasted more than 6 months for one of the grounds listed in
section 34 of the Act (For full details see "Terminating
a tenancy" at www.prtb.ie )
. Receive valid notice of termination from the tenant when
the tenant is vacating the dwelling.
. Recover possession of the dwelling without giving notice
in circumstances where the tenant has vacated the dwelling
and the rent is at least 28 days in arrears.