Four Walls Property Management



Click here to complete a tenancy application online »

If you are interested in one of our properties, we suggest you go for a drive-by to ensure it is in your preferred area and make an educated decision if the property and neighbourhood appeals to you.

If you believe the property suits what you are looking for, please contact us to confirm availability and we will arrange a time for one of our Property Managers to meet with you on-site for a viewing.

Once you have found a suitable property and you wish to be considered for a tenancy, you must complete an online Tenant Application Form by clicking on the above link.
It is important that your application is completed in full, and all members of your group/family have completed individual forms, so it can be processed promptly. Any person over the age of 18 who will live in the property is required to complete an application form, regardless of if they will be financially responsible for rent payments.

We try to process applications quickly, and in most cases can have a response to you within 24-48 hours. This is subject to all information being supplied at the time of your application and the availability of your referees etc.

If your application is successful, a Property Manager will contact you to arrange a suitable time to sign a Tenancy Agreement. After your contract is signed, you will be required to pay 4 weeks rent as a security-bond for the property, your first weeks rent upfront (which covers your first week in the property) and a letting fee. All funds must be paid in full before you move in to the property.
Four Walls Property Management will not release keys to any property where these funds have not been cleared into our Trust Account.

Property Check-In

Keys can usually be collected from our office from 12pm onwards.  Your Property Manager will advise you of the exact time your property will be available for key collection.

Prior to you moving into your new home, your Property Manager will have completed a thorough Entry Inspection Report and taken photographs to assess the condition of the interior and exterior of the property.  You will receive a copy of this report when you collect your keys from our office on the day your tenancy commences. Alternatively, a copy will be left for you in the property.

This inspection report will form part of your Residential Tenancy Agreement. It is an important legal document - please keep it somewhere safe.

Once the report is completed and recieved by the ingoing tenants, you have 3 days to come back to us in writing if you would like any changes to be considered. Please note, you will be required to supply your own photos in support of you application for any amendments to your Entry Inspection Report - no changes will be considered without supporting photos.  If a request to amend/alter the initial report is received, this will be reviewed by your Property Manager and a decision communicated to you via email as soon as possible.

We highly recommend our tenants read their Entry Condition Report and carefully inspect the property on their day of takeover themselves, prior to moving any furniture and personal effects into place. 

Should we not hear from you in writing within 3 days of tenancy takeover, the report is confirmed as accurate and no further alterations will be permitted. This report will then form a legal part of your tenancy at the property.

Property Check-Out

When you leave a property you will be sent or emailed a vacating letter.  This letter will explain the requirements with regards to rent payments owing to the end of lease and also a cleaning checklist, to ensure that the property is returned to us in an acceptable condition. This helps to eliminate any confusion as to the standards expected at the end of your lease and will help to speed up your bond refund application.
If requested, your Property Manager can arrange a pre-inspection prior to vacating to help you with this process.

On the final day of your tenancy, please ensure all personal belongings are removed from the property and return the keys to the Four Walls office by 12pm.  We regret to advise that failure to adhere to these conditions may result in additional rent being charged to you on the property.


A bond is a security deposit a tenant pays at the beginning of their tenancy to cover any damages, rent arrears, outgoings, or any other charge incurred by, or caused by, the tenant during their tenancy that the property owner would otherwise have to pay.  All properties managed by Four Walls incur a bond of the equivalent of 4 weeks rent.
A bond refund will be released to a tenant at the end of their tenancy, provided their are no deductions required. Bonds are held in trust with The Ministry of Business, Education and Employment (not by the Property Managers or owner of your property).

Rent Payments

Rent is due to be paid on or before the due date outlined on your Tenancy Agreement. Four Walls Property Management has a ZERO tolerance to rent arrears.  This is explained to our tenants at the beginning of any tenancy and failure to pay rent by the due date may result in proceedings. We strongly encourage you to speak to your Property Manager if you are experiencing any difficulties in meeting your rent expectations.

Four Walls Property Management like to keep communication open and encourage our tenants to contact us on (03) 4776600 or by email at regarding any tenancy query.


At Four Walls, we carry out routine property inspections quarterly, or as often as required by the landlord’s insurance company or as deemed necessary by the Property Manager. You will receive an inspection notification from your Property Manager the week prior to your inspection, giving notice of the date and time of the visit. Please note this time and date can not be changed. Photographs will be taken at the property during the inspection and will be sent to the landlord to show the condition of the property.

Tenants Responsibilities

As a tenant, you are responsible for keeping the property in the same or similar condition - less fair wear and tear - as it was offered at the beginning of your tenancy.

The owner is responsible to make repairs to any building faults, plumbing, electrical, heating and general repairs considered wear and tear.

It is the tenant's responsibility to replace any blown light bulbs, fuses, clean out heatpump filters regularly, maintain lawns and gardens as required, remove any carpet stains and repair any accidentially damaged or broken windows, walls or doors throughout your tenancy.

If you have a query relating to who is responsible for the repair, please contact your Property Manager.

Lock Outs

If you find yourself locked out of your property during office hours, please contact your Property Manager as you may be able to collect a set of keys from our office.  These must be returned to us within 1 hour of collection.  Please note, there is no guarantee or obligation that we will be able to assist you with a lock-out at any time during your tenancy - this is a courtesy, not a right.

For privacy and security reasons, we are only able to supply keys to tenants who are listed on the tenancy agreement for that property. You must bring photo identification with you in order to collect any keys from our office.

Any lockouts outside of our office hours, or where your property manager is unable to assist you, will require you to contact a locksmith to assist you with entry. All locksmith costs are the tenants responsibility. Spare keys will be required to be registered with our office.