Written for the person
looking for a reason to say no.
This page is the long version — the one to forward to your owners corporation committee. It covers the lease, what we carry versus what stays with you, the insurance, the reporting, and what happens at the end.
A head lease, not a management agreement.
We sign a residential lease on your property, the same instrument that protects you with any tenant. We are the tenant. Rent is fixed for the term and paid monthly in advance — if the property sits empty for a month, that’s our loss, not yours.
There is no management fee, because we’re not managing your property on your behalf. We’re renting it. The difference matters: a manager’s income rises and falls with bookings, and so does yours. Ours doesn’t change what you’re paid.
Terms run two to five years, with renewal by agreement. You keep the title, the fit-out we install, and every right the Residential Tenancies Act gives a landlord.
Who carries what
Every stay is insured. Here’s what that means.
Public liability cover for the short-stay operation, contents cover for the fit-out we install, and accidental damage cover on every booking. Certificates of currency are available before you sign, not after. Your own building insurance stays in place, exactly as it would with a long-term tenant — we’ll happily talk to your insurer if they have questions about the use.
You see the property’s condition in writing, quarterly.
A full photographic condition report at handover, then a written inspection report every quarter. Because the property is cleaned and checked between every stay, problems are found in days, not at the end of a twelve-month lease. Anything we or a guest cause, we fix at our cost before it reaches your report.
What happens when it ends.
At the end of the term you choose: renew, or take the property back. If you take it back, you get it furnished — the fit-out stays — professionally cleaned, with a final condition report matched against the one from handover.
Our standard is simple and written into the lease: the property comes back in better condition than a long-term tenancy would leave it. If the final report says otherwise, we make it right before we hand over the keys.
Still looking for the reason to say no?
Ask us the hard question directly. If the answer isn’t in writing, don’t sign.
Ask us anything