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Attract long-term tenants and invest in easy to maintain gardens
Although tenants are usually required to maintain lawns and gardens, few tenants will ever maintain them as well as a property owner—most will only maintain to approximately 75%. Generally landlords are expected to contribute to this periodically and generally we recommend the property owner carry out a 'spring clean' of the garden between tenancies. Hedges in properties are often seen to be the responsibility of both tenants and landlords. Although tenants can often trim hedges themselves easily enough, some often require ladders and more effort to trim the tops and hard to reach places. Often this is beyond a tenant’s capability so the landlord is expected to contribute. Trees are generally a landlord’s responsibility to trim and you should beware of allowing tenants to trim trees. Tenants will not necessarily know how to trim a tree properly and can cause damage to trees which can kill or prevent further growth. Tree trimming is an important part of maintenance as this will allow more sunlight in to the property, reducing mould and moisture. When it comes to attracting long term desirable tenants it may be prudent to invest in low maintenance gardens. Many tenants are busy people just like property owners so the prospect of low maintenance can make your property more appealing to tenants. You do not need to turn your rental property into a concrete jungle to achieve this, and following a few simple guidelines will make your tenants appreciative of the extra leisure time they have to spend with their family.
An often used acronym but a good rule of thumb to begin with is to "keep it simple…" Use a small variety of plants that have year-round foliage—a splash of colour amongst green, grey and silver foliage is aesthetically pleasing and will help to reduce costs.
Often it is good to use mainly all-season plants that are slow growing. These include evergreen shrubs, groundcovers, New Zealand native grasses and flaxes along with succulents. Avoid high maintenance annuals as well as deciduous plants—no-one likes sweeping leaves!
Selecting plants suited to Auckland’s soil and climate will ensure they are more likely to thrive. Also consider the amount of sun or shade they will receive and whether they will be in a sheltered or exposed area of your property. Planting natives or yuccas, agaves and succulents that are suited to the climate will also keep watering to a minimum, but you will have to make sure the location is suited for future growth.
Hay fever is one of the most common allergic conditions and can be caused by allergenic pollen. The most troublesome source of these pollens in New Zealand is introduced plants, the biggest culprit being perennial ryegrass during springtime. Become knowledgeable about which plants are a nuisance to allergy and asthma sufferers.
Adding a deck or paving to outdoor areas will reduce the lawn area and create an ideal BBQ area for your tenants. Consider converting some lawn to garden in hard to reach, shady or sloping areas that are difficult to mow.
Reduce the need for weeding and watering by using weed mat or mulch around plants. Mulching is fantastic way to improve the quality of the soil as well slowing the growth of weeds. It needs to be applied in a thick layer and ideally replenished twice a year. Making use of groundcover plants and gravel or rocks will also reduce garden maintenance and be visually appealing.
Get some valuable advice from the experts at your local garden centre—they will be able to guide you through the complete process, from plant selection to landscaping advice. You can read other recent blogs including Negotiating Tenancies, The Tenant Selection Process, The Art of the Rent Review, A Landlord's Preparation for Winter, Smoke Alarms in Rental Properties, Reduce Moisture—Reduce Vacancies and How Many Tenants on an Agreement?
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While beautifully manicured gardens may improve the presentation of your property, when it comes to renting some potential tenants could find the prospect of caring for a high maintenance garden daunting. If your rental property already has stunning gardens which you want to have maintained to a high standard, you may want to consider giving your tenants 'added value' by paying for a gardener to maintain them and building this in to the rent.
Consider climate and soil condition