Director & Property Manager
Ray Fairbairn is a born and bred Wellingtonian with a passion for the city he rates above all others.
He comes from a business background of mortgage broking and sales, equipping him for the challenging world of residential property management. Ray has spent the past decade in property investment and sales with a reputation for getting results, as well as providing a high quality service.
The consummate professional, Ray Fairbairn's business acumen has seen him accumulate various awards and acknowledged achievements over the years.
His service philosophy is based on strong work ethic and a promise to follow up - making the phone call that is often guaranteed but seldom happens.
Dwellings of Wellington is a boutique, family owned and operated residential letting and management company, based in Wellington, and specialising in city apartments.
We’ve had many years’ experience with real estate and property investment in New Zealand, Europe and with our own properties. Unfortunately, our experiences of dealing with property managers and residential letting agents were often negative, and this led us to start our own business with a focus on providing a professional, helpful, and personal service.
If you’re thinking of letting your property, we can find tenants for you, so call or email us today for an obligation free rental assessment.
With Dwellings as your property managers you'll be receiving the best in personalised service. Since we’re a family run business, we understand how even the smallest matters are important to you. We provide a complete property management solution, looking after the day to day management of your property from the outset, eliminating hassle, and giving you peace of mind.
You’ll be dealing directly with us, not subcontractors or transient property managers, as you might find with larger property management companies. This means we'll hand pick your tenants as if they were our own.
We offer a very competitive property management fee of 8% (plus GST) which includes the following services:
We will inspect your property and advise you of the condition. If you require, we can advise of any cost effective improvements that can be made to the property in order to maximise the rentals potential.
We will also assess your property and the local rental market, giving our recommendation on the rent we think your property can earn. Rental price is agreed with you before the property is placed on the market.
We will advertise the property, and invite any suitable potential tenants to view. Viewings are always carried out by arrangement with yourself if you are residing in the property, or by arrangement with any current tenants.
We engage an extensive tenant screening process, including tenant identification, proof of employment, and reference checks.
We will organise the issuance and execution of a Tenancy Agreement and Pre Tenancy Inspection Report as approved by the Office of the Tenancy Tribunal, on your behalf.
We will also collect a minimum of 2 weeks bond and lodge it with the Department of Housing and Building as required by law. The bond is refundable to the tenant only after a final inspection has been completed, to our satisfaction, at the end of tenancy.
We aim to create a rapport with the tenant from the outset. We believe good relations and communication with the tenant aids sound management of the property, enabling us to keep good tenants. In the case where there are problems with tenants, we can detect them early, and deal with them quickly.
We will check for rental payments on the day that they are due into our DwellingS of Wellington Trust Account. Payments, less any expenses, are made via electronic banking to your specified account once a month, and we will provide you with a detailed statement.
If we do not receive rent monies on the due date, we will immediately contact the tenant for an explanation by all means available to us (phone, email, fax, text). If no satisfactory explanation is forthcoming or we cannot contact the tenant we will issue the tenant with a formal 10 day Notice of Remedy letter as required by the Residential Tenancies Act.
We will inspect the property every 3 months during the term of the tenancy, and provide you with a report of the inspection. Should there be any issues in the inspection report that the tenant is required to attend to, we will issue a letter to the tenant and follow up until the problem is rectified.
Should your property require any maintenance or repair work to keep it in good order such as plumbing, electrical, cleaning or gardening services we will organise this on your behalf and agreement. We have a network of cost effective tradespeople who are well known to us at our disposal or, if you wish, you can nominate your preferred tradesperson.
If you require renovation or building work on your property, either before or after tenancy, we can arrange quotes and contracts for this.
We will review the rental market relevant to your property, and if we feel that an increase in the rental is due then we will advise you and implement the increase with your agreement.
In the event of a dispute, we will do everything possible to resolve the problem through mediation. However, if this is not successful we will attend Tenancy Tribunal Court hearings on your behalf. We would very much like the opportunity to manage your property and should you like to discuss this further please do not hesitate to contact us.
Welcome to your new home! As you already know, the property you are renting is managed by Dwellings of Wellington on behalf of the owner. We'll be your point of contact throughout the tenancy. Please download a copy of the Pre-tenancy application form using the link below.