Owning a residential rental property in New Zealand can be a rewarding investment, but it also comes with significant responsibilities. For many landlords, especially those with multiple properties or limited time, working with a Residential Property Manager is a practical solution. These professionals play a crucial role in ensuring tenancies run smoothly, legal obligations are met, and properties are well cared for.

Here’s a breakdown of what a Residential Property Manager typically does:

What is a Residential Property Manager?

A Property Manager is a person or company hired by landlords to oversee the day-to-day management of their residential rental properties. Their role bridges the gap between landlords and tenants, ensuring both parties’ rights and responsibilities are upheld under New Zealand’s Residential Tenancies Act 1986 and other relevant legislation. Property Managers are they key contact for landlords and tenants, and keep landlords informed about tenancy changes, maintenance, rent payments, and regulations.

Core Responsibilities

1. Marketing and Tenant Selection

One of the primary duties of a Residential Property Manager is to advertise vacant rental properties and find suitable tenants. This includes:

• Listing the property on platforms like Trade Me, Realestate.co.nz, and/or agency websites
• Conducting viewings and answering enquiries
• Screening applicants through background, credit, and reference checks
• Preparing and signing legally compliant tenancy agreements ensuring all necessary legal information is included

A good property manager ensures that tenants are not only financially reliable but also likely to care for the property.

2. Rent Collection and Financial Management

Ensuring consistent rent collection is a vital aspect of property management. Managers:

• Collect rent on time, issue rent arrears notices if necessary and follow any other necessary steps to ensure the rent is being paid or pursue legal action
• Provide monthly income and expense statements to landlords
• Handle bond lodgements with Tenancy Services (a requirement under NZ law)

Property Managers can also liaise with owners in holding funds from rental income to save for future projects (e.g. renovations) or planned/unexpected maintenance.

3. Property Inspections and Maintenance

Regular inspections are carried out usually every 3-4 months (or in line with a landlord’s insurance policy) to check the property’s condition, ensure tenants are complying with their tenancy agreement, and advise on any current or long-term maintenance required. Inspections will be completed before a tenant moves in, and once a tenant vacates. Residential Property Managers also:

• Coordinate repairs and maintenance, including emergency callouts
• Source and oversee reliable and compliant contractors/tradespeople
• Oversee any minor or major renovations
• Coordinate and oversee insurance claims and any work related to that claim
• Ensure the property meets and continues to meet the Healthy Homes Standards (including heating, insulation, ventilation, moisture ingress, and drainage)
• Discuss long-term maintenance plans and budget with the property owner to ensure optimal financial support.

Property managers provide a report to landlords on the condition of their property after each inspection and keep open communication for proactive maintenance or things that could add value to the property.

4. Tenancy Management and Disputes

Throughout the tenancy, Property Managers serve as the main point of contact for tenants, handling issues, complaints, or requests. If problems arise:

• They can issue formal notices for rent arrears or breaches of the tenancy agreement.
• Communicate maintenance issues to the property owner and act accordingly.
• If required, they represent the landlord at the Tenancy Tribunal or Mediation, which resolves disputes between landlords and tenants.
• Ensure compliance to the Residential Tenancies Act (e.g maintenance issues are addressed, the property is in a reasonable condition).

5. Ending Tenancies and Re-letting

When a tenancy ends, the Residential Property Manager:

• Conducts a final inspection
• Organises cleaning and/or repairs of the property if needed
• Facilitates bond refunds or claims via the Tenancy Tribunal
• Begins the re-letting process to minimise vacancy
  
  

Legal Compliance and Industry Standards

Property Managers have a strong understanding of the Residential Tenancies Act, Healthy Homes Standards, and other relevant legislation. apm voluntarily sets and meets standards that will match any formal license requirements that is increasing in demand but not yet required, to ensure consistent quality and accountability. Ensure you choose a property management company that belongs to industry membership organisations and is transparent about its compliance to legislation and ongoing training.

Fees and Costs

Property management is a professional service. The most common costs would be the ongoing management fee (usually a percentage of rent collected) and a marketing/letting fee for when a property needs to be tenanted. There may be other costs or ‘add-on’ services depending on the management packages available. Many landlords find the convenience, legal protection, and peace of mind well worth the investment.

Why Hire a Residential Property Manager?

Engaging a professional Residential Property Manager can:

• Save time and reduce stress
• Ensure compliance with complex and changing regulations
• Improve tenant retention and satisfaction
• Reduce the risk of costly disputes or vacancies
• Dispute resolution through the Tenancy Tribunal if necessary
• Properties are investments that need the right person to ensure it continues to maintain and maximise value
• A professional and experienced Property Manager is the best person to look after a rental property
• Save landlords from dealing with tenant calls and repairs afterhours or during weekends when family/friend time is precious.

For both local and overseas landlords, a reliable Property Manager offers a hands-off way to maintain their investment and maximise rental returns. For overseas landlords, a key contact for tenants within the country of the property is a legal requirement for a tenancy, and a Property Manager is the best option.

A Residential Property Manager in New Zealand does far more than just collect rent. They are legal experts, tenant mediators, maintenance coordinators, and trusted advisors. In a changing regulatory environment, their role has never been more important. Whether you’re a first-time landlord or managing a growing portfolio, partnering with a skilled property manager can make all the difference.

Chat to our experienced Residential Property Management team today – we have it all taken care of.