FAQs

A Comparative Market Appraisal or Rental Appraisal will base the value of your apartment/townhouse on what has sold or rented in your complex.  It is important to bear in mind that even on the same complex, each property may not be the same value.

These are some of the factors that will have an impact:

• The type of title, for example Freehold, Cross Lease, Stratum Title.
• Location
• Size
• Which part of the complex
• Outlook and sun
• The Body Corporate
• Age of the complex
• Repairs and Maintenance
• Car parking and storage

Our professional expertise at the Apartment dept will establish a price range that the property should achieve taking into account all the factors above.

No. All appraisal visits for selling or renting will be done when it’s convenient for the tenants. 

We are experienced at making tenants feel at ease and are usually outside again within 10-15 minutes.

Yes absolutely, we can do this for you.  If the owner gives us approval to do so, we are authorised to speak to the Body Corporate on your behalf.  It really helps the selling process (not required for renting).  We keep the Body Corporate Manager or Property Manager consulted and up to date with what is happening.

We’ll meet with the tenants if selling before the apartment comes to market.  Tenants appreciate being kept in the loop and having their queries and concerns addressed.  Open homes and buyer or potential tenant appointments are much easier to manage with agreed days and times for the tenants.

It’s all about communication and no surprises along the way. It reduces the tenant’s stress and uncertainty. Being considerate to the tenants is paramount to a successful sale or letting to new tenants.

This depends on the Body Corporate Rules.  Usually, pets are not approved by Body Corporates.  If this is of importance to you, then please bring it to our attention so we can find suitable apartments and townhouses.

This depends on the complex.  Some complexes come with parking, and sometimes car parks are available for rent.  We will be able to advise on availability for you.

Staging your apartment or townhouse ensures the positive features will shine through.  Even if your place is short on floor area, the home stagers will make it feel spacious and contemporary.  You can expect great photography and increased buyer interest.

The photographs and video are the flagship of your marketing campaign.  Beautiful photography and a stunning video are brilliant at generating interest and attracting prospective buyers to open homes.  The aim is to stand out from the other listings on the internet.  

You only have 7 seconds before a buyer will swipe their mobile onto the next apartment or townhouse.  You must stand out!

Your property will stand out online, which is where the most potential buyers will see it first.

If it is vacant the home staging will bring it to life.  

A styled space always looks better than an empty room, especially when photographed and videoed.

The home staging process makes your property look bigger and gives a sense of how a potential buyer could live there.

A Body Corporate automatically forms when a multi-unit complex is subdivided.  Its primary role is to manage, insure, and maintain shared spaces and the building's exterior.  The body corporate is made up of all the unit owners. 

The Body Corporate issues the rules that the complex must operate under.  All unit owners, occupiers, tenants must follow the operational rules that apply within their complex.  The Operational Rules help the body corporate govern the complex.  

An Annual General Meeting (AGM) must be held once every calendar year, and not later than 15 months after the previous AGM.  A new Body Corporate in New Zealand must hold its first Annual General Meeting (AGM) within 6 months of the unit plan being deposited or the settlement of the first unit sale, whichever happens first.

• The purpose of an AGM is for owners to discuss and decide on matters affecting the complex. At an AGM the body corporate must elect:
• A body corporate chairperson
• Body corporate committee members (if there is a committee)
• A subsidiary body corporate representative (if the development is a subsidiary unit title development).
• A minimum quorum of 25% of the owners must be present in person or by proxy.
• A notice of intention to hold an AGM must be sent at least three weeks before the date of the meeting, or six weeks before if the development is a parent unit title development.
• The notice of AGM must be sent at least two weeks before the AGM or three weeks before if the development is the parent unit title development.

A motion must be decided on at an Annual General Meetings or Extraordinary General Meetings.  Motions are proposed on the agenda, and members cast votes to either pass or defeat them.  Passing a resolution depends on whether it is a Special or Ordinary resolution.  

Special resolution – A special resolution is required by the Act for decisions, made by the Body Corporate which could have significant consequences for the owners, for example, borrowing money.  For a special resolution to pass, 75% of the eligible voters who vote on the resolution must vote in favour of the resolution.

Ordinary resolution – An ordinary resolution is used for all other decisions made by a Body Corporate at a general meeting, such as changes to the development’s operational rules.  For an ordinary resolution to pass, a majority of the voters who vote on the resolution must be in favour of the resolution.

All resolutions must be recorded in writing.

Pre-contract disclosure statement:

The pre-contract disclosure statement provides prospective buyers with information about the property they are looking to buy. It includes basic information about the unit and the development.  There is now a distinction between a pre-contract disclosure statement for the sale of an existing development and an off-the-plans development, with each requiring different information to be provided to potential buyers.

Vendors must provide a pre-contract disclosure statement to buyers before a sale and purchase agreement is signed. The pre-contract disclosure statement should be completed as early as possible, preferably before marketing the property. 

There are consequences for the failure to make a pre-contract disclosure. If a vendor fails to provide the buyer with a complete and accurate disclosure, the buyer can cancel the sale and purchase agreement for the unit title property or delay settlement, (subject to strict notice periods).

Pre-settlement disclosure:

Vendors must also provide a pre-settlement disclosure statement to buyers when a sale and purchase agreement has been signed and before the transaction has settled. This disclosure must be accompanied by a certificate provided by the body corporate that certifies the information in the statement is correct.

Like the pre-contract disclosure statement, there is different information required for the pre-settlement disclosure statement for off-the-plans sales, and sales of existing developments.

The purpose of the pre-settlement disclosure statement is to give the buyer additional information once the sale and purchase agreement has been entered into, and before settlement date.

Just like the pre-contract disclosure statement, there are also consequences for failing to provide a pre-settlement disclosure statement, or if it is incomplete or inaccurate.

The vendor must provide the pre-settlement disclosure statement no later than the 5th working day before the settlement date. If it is not provided by this time, the buyer can either:

• delay settlement until the 5th working day after it is provided, or
• cancel the sale and purchase agreement by giving 10 days’ notice.

Vendors should prepare this statement with assistance from their lawyer or licensed conveyancing practitioner and are expected to meet the related costs.

Additional disclosure on request:

Vendors no longer need to provide an additional disclosure statement on request from a buyer. This requirement was repealed as part of the changes to the Unit Titles Act.  A buyer can still request for further information should they want to, but there is no formal requirement by the vendor to provide it.