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Need Something Fixed?

We aim to take care of maintenance in a timely manner to ensure that you are a happy tenant. However, some requests made by tenants can be resolved by taking a few simple steps. Below is a list of common problems and solutions. If your problem isn’t listed here, or you have tried the solutions to no avail, please call or email your property manager.

After hours call outs.

If you notice an issue within business hours, and you wait until after hours to report it, you may be asked to pay the difference in trademan’s rates – they charge more for evenings, weekends, and holidays. If it is not an emergency, we reserve the right to postpone tradesman attendance until ordinary working hours. If you are unsure if something is urgent, call your property manager or emergency contact person to discuss. As a general rule of thumb – if the issue is causing more damage by doing nothing, then it is an emergency, and should be reported immediately. If it is simply annoying you, such as making a noise, but no damage is occurring and you failed to report it when first noticed, you may have to put up with it until working hours resume. We will not sent tradespeople on weekends or in the evenings just because it is more convenient for tenants. Tradespeople like to have time off too, so please respect that. We can give them keys so they can access your property during working hours if you cannot meet them at the property.

Power off?

Always know the location of your fuse box, the main power switch and your power meter. If your power is off, check if it is the whole house, or just part of it. Are the lights and power points affected? If only some of the house is affected, it is a fuse issue. For properties with trip-switches, simply flick the affected switch in the opposite direction. If it stops again soon after, check how many appliances you are running. Eg TV, vacuum cleaner, washing machine and heater all running on the same circuit can trip the switch. Turn off some, reset the switch, and do some of these things later. If all power is off, check main switch. If off, turn on. If that’s not the problem, check with the council and/or your power company. There may be an local outage or you could have been disconnected for non-payment. If there is a fault with the power supply, your electricity company will be able to sort this out. If we call out an electrician and they find a fuse issue or simply has been turned off either at mains or by electricity company, you will be responsible for paying their cost of call out.

Hot water cold?

For electric Cylinders: Has someone just used a lot of hot water? Long showers or many people using the water drains the cylinder of hot water, so wait a while for it to reheat. Check if the hot water cylinder is turned on – there is usually a switch in or near the hot water cupboard. If that is on, check the hot water cylinder fuse. Check the thermostat (this is a small round dial, usually under a round or rectangular metal cover towards the bottom of the cylinder) – it should be set to around 55 degrees. If it is lower, turn it up. You will need to wait a few hours after adjusting these to feel if the water is heating up. If still nothing, call us. Please note if the technician is called out for one of these things, you will need to pay their call out fees. For gas cylinders: Is the pilot light on? (the pilot light is a small flame under the cylinder which starts the main burner) If not, follow instructions on cylinder for relighting. If not a system that uses a pilot light, follow instructions on cylinder. Some have electric ignition, and require electricity to be connected for them to start. Does it use bottled gas? Check gas bottle levels. If low, arrange replacement as per tenancy agreement, or contact your property manager if unsure. If it uses mains gas (i.e. piped to house), check the valves are open, the supplier has not disconnected supply for any reason and there are no faults in the distribution network (check with supplier). Once you have done this, contact your property manager.

Lost your keys or locked yourself out?

You are responsible for ensuring you do not lose a key or lock yourself out. If you lock yourself out during office hours, you may be able to come collect a key – you will need to pay a deposit for its prompt return. If it is after-hours, call a locksmith. Do not under any circumstance force open doors – the damage cost is more than a locksmith will charge for a call out. You will be responsible to pay for this yourself. Please let us know if you have lost keys. We will advise you whether the locks will need to be replaced and sufficient new keys cut. If they do, it will be at your cost. Please be very careful with your keys.

Screw loose?

Tighten these to prevent them getting worse. Use the right kind of screw driver for the screw. Do not over-tighten, this can make it worse! Do let us know if a screw is persistently loose.

Dripping taps?

Let us know if a tap is dripping. Please do NOT simply turn it off harder and harder – this damages the mechanism inside the tap. If water is leaking from the joins of the tap, call us straight away. If it is left too long it may damage cabinetry.

Fire engine call out or alarm company call out

If there is a false call out for fire or security, there will be a charge from that company and that will be passed onto you to pay. If you have an emergency, don’t hesitate to call 111 – genuine emergencies are free. If you are not sure, call for help – better to lose some money than your life.

Smoke alarms beeping?

If you get an occasional ‘beep’ it is time to change the battery. Open the alarm case as per instructions on it and replace with similar battery. If an alarm sounds frequently, you may need to change how you are doing things in the house. E.g. bathroom steam can set them off – shut the bathroom door during and after showering. Use any fans and ducts while cooking or showering to remove steam or smoke. Do not smoke inside, or use candles, or fog machines. Removal of alarms or batteries, covering them with tape or similar or otherwise disabling them is a breach of your tenancy agreement, and may see you face exemplary damages of up to $3000 (interfering with the means to escape a fire), or risk a fire.

Light bulbs blown?

Replace those you can reach. If they are in unusually high or inaccessible places, discuss with your property manager. If you find you need to replace bulbs frequently, try a lower wattage bulb. The higher the wattage, the hotter the bulb gets. If it is too hot it will blow. There is also the risk of melting the light shade or burning the ceiling. Recessed lights, down lights, or closed light fittings must have the correct wattage bulb installed. Too hot a bulb is dangerous. Often these will be ‘Max 60w’ – use 60w incandescent bulbs or lower, or use compact fluorescent bulbs as these radiate less heat when used.  It is important in down lights to use reflective bulbs manufactured for this purpose. Enclosed light fittings can be opened by hand using the small bolts on them, or with a screwdriver, as the design permits. Be careful to secure the fitting when opening so the glass doesn't drop suddenly. Halogen bulbs must not be touched with your hands. Always use a cloth or gloves when handling or installing these. The oils from your skin will create hot-spots on the glass, shortening their lifespan.

Drapes coming off hooks?

If drapes come off hooks it is a simple matter to re-hang these. Simply look at the others and do the same. Poorly hanging drapes will reduce the energy efficiency of your home, increase moisture and mildew issues, increase the risk of them being damaged, and look terrible. If the hooks snap, replacements are available from fabric stores, curtain stores, hardware stores and the warehouse for just a few dollars.

Stove elements blown?

This is most likely to happen if you cook with the stove-top on high. The most energy efficient, safe, and least likely way to burn your food is to turn the element down when it starts to boil. This also ensures a longer life for the element. It is costly to replace elements, and you may be asked to pay for this.

Blocked waste disposal?

Always run water down the waste disposal when using it. It cannot handle fibrous matter (onion skins, corn cobs) or hard things like bones, soil, or seeds. Dish cloths, bread bag tags, and spoons will damage it if they go down the disposal unit. If it gets blocked, turn it off at the wall (might be under the sink) unplug it to be sure, and carefully clear out any blockage with your hand – even very small pieces can cause these to jam. There is a re-set switch under most waste disposal units. Press it and reconnect power to it and turn on again to test. If still not working, use an allan key in the socket under the disposal to manually move the blades – this helps dislodge any stuck items. If still not working properly, call us. You will be charged for repairs if your use has caused the break-down.

Oven not working?

Does the cook top work and does the stove have a timer (a clock dial with extra bits, like a small window in it)? If so, make sure the little window shows a hand held in a ‘stop’ signal, rather than numbers, and push in the stop knob, the oven should begin to work. If this is the issue, and we send an electrician, you will pay for the call out as someone in the property had set the timer. If turning off the timer doesn’t fix the issue, call us.

Vacuum cleaner not working?

If lack of suction: Check if the bag is full. If so, empty or replace according to model. Check if filters are clogged, if so clean out (wash and dry before replacing). Check the hose and cleaner head for build up of hair or other blockage and remove. Bag-type cleaners need to have the correct bag fitted before use. If not, dust will destroy the motor. If this happens, you will be responsible for the replacement of the vacuum cleaner. If the motor is not working: Check the cord is connected to the plug securely. When disconnecting the cleaner from the wall socket always pull the plug, not the cord. Pulling the cord will loosen the wires leading to possible fire, electrocution, or failure of the vacuum.

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Our Philosophy

We are honest and act with integrity.  We think it is necessary to love what one does, leave things better than they were found and take time to enjoy the world while we walk it.   We bring quality to others in our dealings and treat people with respect.  
We think it is essential to have fun, so humour is always welcome at Rental Results.

Awards & Associations

We are a member of the Independent Property Managers' Association (IPMA), and Leading Property Managers of New Zealand (LPMNZ).

We are also members of the Wellington Property Investors Association and Jackie Thomas-Teague is the former president.