Tenant information guide

At CLO Property Management, we aim to ensure that your rental tenancy runs smoothly and that your apartment meets all your expectations. This page provides all the information you need to make your tenancy with CLO an enjoyable experience.

Tenant responsibilities

Under section 40 of the Residential Tenancies Act, you must as a resident:

  • Pay the rent when it is due under the tenancy agreement.

  • Ensure that the premises are occupied principally for residential purposes.

  • Keep the premises reasonably clean and tidy.

  • Notify us as soon as possible after the discovery of any damage to the property.

You must not:

  • Intentionally or carelessly damage, or permit other persons to damage, the property.

  • Interfere with the means of escape from fire or tamper with fire alarms.

  • Use the property for any unlawful purposes.

  • Cause or permit a disturbance to the peace, comfort, and privacy of any other residents or persons residing in the neighbourhood.

  • Have more people living at the property than what is stated in your tenancy agreement.

  • Use or allow others to use illegal substances in the property.

As a resident, you can expect the property to be provided and maintained in a reasonable state of repair.

Tenant Rights

As a tenant, you are protected under the Residential Tenancies Act 1986. This legislation provides you with the rights to enjoy a safe, healthy, and habitable living environment. 

Should any issues arise, you have the right to:

  • Request repairs and maintenance within a reasonable time.

  • Receive proper notice before entry by the landlord.

  • Dispute resolutions via the Tenancy Tribunal if required.

For further details, please visit the Tenancy Services website: Tenancy Services.

Tenant FAQ

The application process is as follows:

  1. Complete the online application form available on our website at https://apply.tenant.co.nz/tps8366?

  2. Ensure all required fields are accurately filled out, including personal details, employment information, and references.

  3. Submit the application along with any supporting documents, such as identification, proof of income, and previous rental history.

  4. Once received, our team will review your application and conduct necessary background and credit checks.

  5. If you wish to proceed, we will provide you with a tenancy agreement to review and sign.

  6. Upon signing the tenancy agreement, you will be required to pay the bond and first rent payment.

  7. After the payment is processed, the tenancy will be officially confirmed, and you will receive keys to the property.

The move-in process is straightforward. Once you have completed all the paperwork and the move-in costs have been paid, a time and date will be agreed upon for the access cards or keys to be handed over. The move-in costs usually consist of three weeks' rent as bond, and then one week in advance, so four weeks upfront. Please ensure you have these funds available. We ask you to pay the bond directly to Tenancy Services. More information can be found in the onboarding document sent with your tenancy agreement.

We advise tenants to conduct an initial inspection of the property and document any existing issues. We recommend tenants create their pre-inspection report to mitigate disputes at the end of the tenancy. This proactive approach ensures transparency and clarity regarding the property's condition upon move-in.

It is your responsibility to ensure that you have power and the internet connected to your property. Some CLO-managed buildings are limited to providers. Please read the onboarding document sent with your tenancy agreement for more details and instructions on getting connected.

Tenants are required to dispose of rubbish in the designated rubbish area. We provide rubbish skips for household rubbish only, securely bagged in black bags. Permitted items include plastic wraps, foil wraps, disposable items, broken glass (wrapped), some plastics, and recyclable items. Prohibited items include hot ashes, garden waste, chemicals and hazardous items, building materials, and large household items. Improper disposal will result in a removal fee, charged to the tenancy with a minimum of $160 plus GST. The fee covers costs for correcting waste management services. 

Our building's common areas, including the entrance hall, are under 24/7 camera surveillance. However, we cannot fully safeguard the arrival of mail and packages, and CLO & the property owner do not assume responsibility for the loss of any items from the premises. 

NZ Post offers location collection to ensure your anticipated mail is collected only by you. You can find information on the NZ Post website: NZ Post.

Please submit general repairs and maintenance requests via our maintenance page at CLO Maintenance. Our Facilities Manager may arrange a tradesman and provide your contact number for access. If you make an appointment with a tradesman and do not turn up, you will likely be charged the tradesman’s call-out fee. Additionally, if the maintenance job requested is due to tenant neglect or lack of care, any associated charges will not be covered by the landlord. Therefore, please ensure that if you arrange to meet a tradesman or inform them that someone will be home, you adhere to the arrangement and ensure that access is granted.

To request a change of tenant, please follow these steps:

  1. Contact CLO Property Management via our website at contact us to inform us of your intention to change tenants.

  2. We will provide you with the necessary forms and instructions for completing the change of tenant process.

  3. All remaining, leaving, and joining parties must complete and sign a change of tenant (bond) form via our TPS software.

  4. Once the form is completed, CLO will send it to tenancy services to update the registered tenants.

  5. The bond amount from the leaving tenant will be transferred into the name of the joining tenant by tenancy services, if agreed upon by all other tenants.

  6. Please note that CLO charges a fee of $225 per tenant for the change of tenant process.

  7. Additionally, please note that CLO takes no responsibility for the loss or mishandling of bond transfers between leaving and joining tenants.

A periodic tenancy is one where there is no fixed termination date, and the agreement runs on until the tenant or the landlord gives lawful notice to terminate. In a periodic tenancy, the tenant must give a minimum of 28 days' notice to leave in writing via CLO Contact Us.

If a landlord gives the tenant written notice to end the tenancy and the tenant wants to move out sooner, the tenant must still give the landlord 28 days' written notice. If there are multiple tenants named on the tenancy agreement, and one of the tenants gives the landlord written notice, this ends the tenancy for all the tenants. The length of written notice a landlord has to give depends on the reason for the periodic tenancy ending. More information surrounding periodic leases can be found on the tenancy website: Tenancy Services.

A fixed-term tenancy is for a specific term, for example, one year. It has a start date and an end date, both noted on the tenancy agreement. More and more landlords are offering their property for rent on a fixed-term basis. There are benefits to tenants and landlords for fixed-term tenancies. The main benefit is the security of a long-term tenancy which cannot be terminated by either party giving notice.

If the fixed-term is for longer than 90 days, the tenancy will automatically become a periodic tenancy when it ends. If the landlord or the tenant doesn't want it to become a periodic tenancy, they need to give notice saying this. The notice must be given between 90 and 21 days before the expiry date of the fixed term. If the tenancy does not become periodic and is renewed or extended instead, these same rules about giving notice continue to apply until the fixed-term ends or a new agreement is signed.

To renew your lease, please contact us as soon as possible if you wish to extend your tenancy. We will provide you with instructions on how to proceed with the renewal process.

Rent is due and payable on or before the due date as per your tenancy agreement. CLO Property Management has a zero tolerance for rent arrears. Failure to pay rent by the due date may result in Tribunal proceedings.

CLO understands that in certain circumstances paying your rent can be difficult. We encourage open lines of communication and invite our tenants to contact us as soon as possible regarding any payment queries before they become an issue. CLO has a 2-day arrears policy which means that on a daily basis all rent arrears are followed up. If your rent falls into arrears, you’ll receive a 14-day notice and have a chance to sort out the problem. This could involve a meeting with the Tenancy Mediation service to discuss and resolve the issue or result in CLO applying to terminate your tenancy.

Rent is always paid at the beginning of your rental period, not the end. For example, if you move in on a Friday, your rental period runs from Friday through Thursday, with rent due every Thursday night. If you get paid fortnightly, then you need to include two weeks' rent in each payment.

The first week's rent covers your first week of tenancy. Some tenants mistakenly believe that the first week of rent is held in trust for use at the end of the tenancy, like a bond, but it is not. Rent is always paid in advance to cover the upcoming rental period.

CLO carries out inspections at regular intervals as required by landlords. CLO is required to give you 48 hours' notice before entering the property, or 24 hours' notice for maintenance. For most general routine inspections, which typically occur every six months, you will receive an email notification approximately one week prior to your inspection, providing the date and approximate time of our visit.

You are required to leave your access card/keys inside your apartment on the last day of your lease. You must remove all personal items and rubbish by this date. You are obligated to return the apartment to the same clean and tidy standard given to you and as per Section 40 (1) (e) (i) of the Residential Tenancy Act. Following your exit inspection, if these obligations are not met, the costs to remedy this may be deducted from your bond. If your apartment is left to the required clean and tidy standard and all access cards/keys are left in the apartment, we will send you a confirmation message and arrange for the release of your bond to be actioned.

If you have caused any damage, you need to have this repaired at your cost, to a good standard prior to moving out. Any repair work is to be carried out by a professional tradesperson. If this is not done, the cost to remedy this may be deducted from your bond.

Once you have vacated the property, an exit inspection is carried out. The result of this inspection, such as the need for repairs or cleaning, may delay the return of your bond. Any costs associated with cleaning or repairs can be deducted from your bond. This process requires tradespeople to complete the work and for their invoices to be received.

There are no time restrictions on the return of the bond. The Bond Refund Forms will be sent to you with any required deductions noted. These forms must be signed and returned for processing. Once sent to Tenancy Services for processing, it can take 2-5 working days for the refund to be processed.

Please note that the bond is held by Tenancy Services, not by CLO.

For more information, please see the Refunding a bond resource.

If you are unhappy with something or someone, please come forward to us as soon as possible. Whether it concerns the apartment, tenancy, or a change of tenancy, we are here to address your issues and find the best solution.

"Joint and several liability" is a legal concept often used in tenancy agreements and other contracts. Here’s what it means:


  • Joint Liability: All parties involved (e.g., tenants) are collectively responsible for the obligations of the contract. If one tenant fails to meet their obligations, the others must fulfil them.

  • Several Liability: Each party is individually responsible for fulfilling the entire obligation. If one tenant fails to pay rent, the landlord can seek the full amount from any one of the tenants, not just a portion.

In Practice

  1. Rent Payments: If you are in a joint tenancy and one tenant doesn’t pay their share of the rent, the landlord can require the other tenants to cover the shortfall. Each tenant can be pursued for the entire rent amount.

  2. Damage to Property: If there is damage to the property, the landlord can seek the full cost of repairs from any or all of the tenants, regardless of who caused the damage.

  3. Legal Proceedings: In case of a legal dispute, the landlord can take action against all tenants collectively or any individual tenant.


  • Financial Responsibility: You are not just responsible for your own actions but also for those of your co-tenants. This includes paying rent and covering any damages.

  • Credit Impact: If any tenant defaults and it leads to legal or financial repercussions, it can affect the credit records of all tenants involved.

  • Interpersonal Dynamics: It’s essential to ensure all tenants understand their responsibilities and trust each other to meet them.

Mitigation Strategies

  • Clear Agreements: Have a clear agreement with your co-tenants about splitting costs and responsibilities.

  • Communication: Maintain open communication with your co-tenants to address issues promptly.

  • Insurance: Consider tenant insurance to cover potential liabilities.

Understanding "joint and several liability" is crucial when entering a joint tenancy, as it underscores the importance of choosing reliable and responsible co-tenants.

Evacuation procedures are clearly displayed on each floor. Please familiarize yourself with these instructions for fire, earthquake, and tsunami scenarios. During an evacuation, ensure that access doors and smoke alarms are not blocked or tampered with.

Always keep your access card with you, and never leave the apartment without it. In case you find yourself locked out, consult the lockout instructions provided in the lifts and access doors. Please note that there is a fee for lockout services. If a lockout is caused by an infrastructure failure, you will receive a full refund. Never provide access to anyone without a legitimate access card to the building, as you may be liable for any subsequent damage. In the event of losing or breaking your access card, the replacement cost is $115.00 (including GST).

  1. Resident Parking Permit and Coupon Parking Exemptions:
    1. Resident Parking Permit: Apply on the Wellington City Council website for parking in resident zones.
    2. Coupon Parking Exemptions: Check the Council website for details on available areas.
  2. Wilson Car Park Monthly Subscription:
    1. Wilson Parking offers monthly subscriptions at various locations in Wellington Central. Get a quote on their website.
  3. CLO Property Management Secure Parking:
    1. Location: Pringle Ave, within 107 Manners Street building.
    2. Cost: $69 per week, including GST. CLO tenants get a $10 discount.
    3. Availability: Limited to 15 spaces. Join the waiting list if full.
  4. Additional Parking Options:
    1. Taranaki Street Parking (Next to Les Mills): Safe 24/7 parking with camera surveillance. Check rates and availability online: Home | Hope Gibbons Parking Ltd (hgparking.co.nz)
    2. Secure Parking on Boulcott Street: Convenient parking with full details available on their website: Boulcott, Wellington, NZ Car Park | Secure Parking

For more information, please visit the respective websites. 

Contact us with details of the issue. We will address the matter discreetly and professionally.

Any modifications or improvements must be approved by CLO Property Management in writing before proceeding.

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