The Story Behind the Name All Ways Property

All Aspects of Property Management

All Ways, Not Always

When people ask what sets us apart, the answer is simple. We handle every aspect of property management, and we make sure each one is done right. In fact, all aspects of property management is exactly what our name stands for.

I started out as a property investor back in 2003. Like many landlords, we had property managers look after our rentals, and honestly, not all of them were great. Some things were done well, others were missed, and as an owner, that affects both your results and your peace of mind.

That experience stayed with me. When we started All Ways Property in 2009, I wanted to build a business that did things differently.

Our name is All Ways, spelled A L L, as two words. It’s a deliberate play on “always” because we set out to do everything properly, all the way through.

All Aspects of Property Management, Done Properly

For us, that covers everything from accurate rental appraisals and helping investors with due diligence when buying, through to diligent tenant selection, routine inspections, property compliance, repairs and maintenance, reliable tradespeople and a good paper trail.

As a personalised, independent, owner-operated business, every one of these matters to us because each affects your investment.

Coffee

If you’re looking for a property manager in the Manawatū or Tararua who handles every aspect of property management, I’d love to hear from you. Get in touch, and let’s chat over a coffee.

Watch the Video

Transcript

Hi, it’s Richard here from All Ways Property Management. A little while ago, I was asked, “How did you come up with your company name, All Ways Property?” There’s a little bit behind that. When we were investing in property ourselves, we would get property managers to look after our rentals, and to be honest, not all were that great.

So when we formed All Ways Property, that’s All with two L’s, All Ways, not Always, it was because we wanted to be deliberate in doing all things properly. That’s from accurate rental appraisals through to helping property investors with purchasing and due diligence on the property.

It’s all aspects of property management: tenant selection, routine inspections, property compliance, organising repairs and maintenance, getting good tradesmen on deck, and keeping a good paper trail. Every aspect of property management, we want to do well, so we get great results for our clients.

So if you’re wanting a property manager in the Manawatū or Tararua region, let me know. Let’s have a coffee and a chat...

Rental Property Vacate Delays Cost You Big Time

Empty rental property waiting to be advertised after vacate delays

Rental property vacancy delays are costing you more than you realise.

When tenants leave and the process stalls, your property sits empty, and you lose rental income every single day it’s vacant.

We recently took over a property where the owner was left in the dark. The bond hadn’t been processed, cleaning hadn’t started, and weeks later, they still didn’t know what was happening. Rental property vacate delays like this don’t just frustrate landlords. They cost serious money.

The good news? It doesn’t have to be this way. Consistency and clear communication can eliminate delays and get your property back on the market fast.

TRANSCRIPTION

It’s unfortunate, but it does happen. We’ve just taken over a property, and the owner’s in the dark. They don’t know what’s happening with the bond. Cleaning hasn’t been done. There were cats in the property, and the carpets need professional cleaning because regular vacuuming can’t remove all the cat hair. The tenants vacated last week, and the owner’s still waiting. They’re confused and frustrated. And it shouldn’t be like this.

Here’s the thing. Consistency in property management means doing the basics right, the same way every time. It’s methodical, it’s thorough, and it gets results.

If everything had been handled promptly, it would be on the market by now. First or second viewings probably would’ve happened already. Instead, the property’s sitting empty, and vacancy time is costing the owner.

Consistency makes all the difference when tenants vacate. You communicate clearly. You get quotes for any work needed, talk to the tenant about the cost, get agreement from all parties, and then you organise it and get it done. The job’s finished on time, ready to rent and the owner’s rental income is back on track.

From day one, expectations should be crystal clear. The property is presented clean and tidy. Before tenants move in, they sign a vacate checklist. They know exactly what’s expected upfront. No grey areas, no arguments. When they give notice to vacate, that checklist goes out again, and everyone knows what needs to happen. It simplifies the whole process.

If you would like some help, let’s chat.

Hope that helps. We’ll catch you next time.

Making life easier for landlords is what we do.

Property Management Partnership: Better Results Together

Property Management Partnership: Better Results Together

Personal Service Delivers Better Outcomes

The right property management partnership delivers better results. When you work with someone who understands your needs, listens to what you want, and works alongside you, everything just works better.

Personal service makes the difference. A good property management partnership isn’t about one-size-fits-all management. It’s about finding someone who cares about the outcome you’re looking for and helps you get there.

TRANSCRIPTION

I’d like to introduce our new team member, Andrew. He recently joined us as a VA administrator and is already fitting in well. Andrew also brings graphic design skills to All Ways Property. This got me thinking, and I’d like to share an analogy that shows exactly what I mean about how much working closely as a team really matters in getting the results you want.

 Over the years, I’ve worked with several graphic designers, and while they did good work, it often didn’t quite align with our business. Now, with the opportunity to work alongside Andrew and his graphic design expertise, we are getting the results I actually want.

 Personal service really makes a difference. When you work with someone who cares about the outcome you’re looking for, listens to what you want, and helps you get there, everything just works better.

Whether you’re new to property investing or have lots of experience, working closely with the right person leads to better results over time.

Some landlords prefer to be completely hands-off, and some prefer to be more involved with their property manager. That’s the magic of having a property manager who understands your needs, works alongside you, and delivers the best outcome for you.

That’s partnership.

I hope that helps.

Making life easier for landlords is what we do.

Rental Properties Cash Flow: No Excuses for Maintenance

Look, I get it. Cash flow can be limited when you own a rental.

Rental Properties, Limited Cash Flow, No Excuses.

Many landlords think limited cash flow is an excuse to delay maintenance. 

But when you own rental properties and have limited cash flow, you still have legal obligations that don’t change.

Heating, hot water, and working appliances. These aren’t optional. Discover what you’re actually required to maintain and why ignoring it costs far more than the maintenance itself.

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TRANSCRIPTION

I want to talk about landlords’ and maintenance responsibilities.

Look, I get it. Cash flow can be limited when you own a rental.

I’ve been there myself as a property investor for over fifteen years. There are times when money’s stretched and you’re thinking carefully about every expense.

But here’s the thing: if you own a rental property, you have a responsibility.

You are required to maintain the property and address any repairs or maintenance issues that may affect tenants or cause damage, regardless of inconvenience or cost.

Savvy property investors understand this. They have financial resources available for this very reason. When a maintenance issue happens, they get it sorted. Because they understand that owning a rental property comes with obligations.

If something is not working when your tenant moves in, you are not necessarily required to fix it. But if it affects their use of the property, such as the oven, heating, or hot water, you must maintain it.

However, if an appliance or fixture is already working when tenants move in, you must keep it in good condition.

The law is clear and not open to interpretation. Tribunal cases across New Zealand have confirmed this. Once something is installed and working, whether it is a fixture or a chattel, it is your legal responsibility to maintain it.

Tenants get frustrated when maintenance is ignored. They notice it when basic upkeep is not done.

To be frank, if you are not willing to maintain a property, you shouldn’t own a rental. It really is that simple.

I hope that helps. We’ll catch you next time.

Making life easier for landlords is what we do.

Landlord Emotional Stress Manawatu

We've seen first-hand how the wrong property manager can cause real emotional stress

If you’re a landlord in Manawatu and you’re feeling stressed or finding property management tough going, you’re not the only one.

We’ve seen firsthand how the wrong property manager can cause real emotional stress for landlords in Manawatu: anxiety, mental load, and constant worry.

In this video, we’ll talk about six common emotional stresses that landlords shouldn’t have to face, and how choosing the right property manager can make a big difference.

 

6 Real Emotional Stresses Landlords Should Not Have to Experience

TRANSCRIPT

.I’ve seen what happens when landlords don’t have the right property manager. There’s stress, anxiety, and a heavy mental load. It doesn’t have to be this way.

With the right property manager, you can avoid these six emotional stresses.

When communication breaks down and responses are slow, frustration builds. No progress on what matters.

The constant mental pressure. Surprise costs. Being left out of decisions about your investment property.

Sometimes trust is broken, and you’re left wondering if anyone truly cares.

Not knowing what’s happening with your property can lead to constant worry.

It’s frustrating, especially when you’ve invested your time and hopes. It shouldn’t feel like this.

And underneath it all, there’s anxiety.

With the right property manager, all of that can disappear. You get clear communication, transparency, and accountability. You stay in control.

You deserve a property manager who truly has your back.

At All Ways Property, making life easier for landlords is what we do.

I hope that helps. We’ll catch you next time.

Hassle-Free Property Management Manawatu

The Four Pillars That Make the Difference

The Four Pillars That Make the Difference

Hassle-free property management in Manawatu starts with getting the fundamentals right. Some landlords enjoy consistent returns with minimal stress, while others face constant headaches—vacancies, maintenance issues, and problem tenants that drain both time and money.

The difference comes down to four fundamental pillars. When property managers get these right, your investment runs smoothly and delivers hassle-free property management. Miss even one of these pillars, and it will cost you.

Here’s a short video explaining the four fundamentals.

Four Pillars That Determine Rental Property Success

(One Weak Pillar and Everything Crumbles)

Property management comes down to four fundamentals. Get these right, your investment thrives. Get them wrong, and it will cost you.    

Fundamental 1: Tenant Selection

This is your foundation. Done well, built on rock. Done poorly, devastating.

Great tenants generally stay longer, pay their rent on time, and look after the property. Get the wrong tenant? Constant issues, rent arrears, property damage, and often end up at the Tenancy Tribunal.

Fundermental 2: Routine Inspections

The typical mindset during routine inspections is tenant-focused. Of course, it’s important to make sure tenants are taking care of the property. But sometimes deferred maintenance is overlooked, and small problems can turn into costly repairs.

Fundermenal 3: Rent Reviews

Yes, we want to look after tenants. But we also need to keep an eye on market rent to maximise return.

If the market moves. Your rent should too.

Fundamental 3: High Occupancy Rates

Good property managers balance tenant relationships with landlord returns, working with owners to achieve the best outcome.

These four fundamentals are the critical ingredients for long-term success in rental.

Curious about how your property manager measures up? Download the checklist 

Hope that helps. We’ll catch you next time.

If you have a rental property in our area and need help? Let’s chat.

Making life easier for landlords is what we do.

WHY DO LANDLORDS AND PMs KEEP GOING TO TRIBUNAL?

Stop the Madness: The Property Manager Systems That Prevent Disputes

Stop the Madness: The Property Manager Systems That Prevent Disputes

Ask any property manager about their biggest challenge, and they’ll likely mention disputes, yet an effective property manager rarely sees the inside of a tribunal.

In 2024, 29,309 Tenancy Tribunal cases were filed across New Zealand, a staggering 56% increase since 2021.

Here is a short video on how not to go to Tribunal.

What are successful property managers doing differently?

I saw a post on LinkedIn the other day. A trainer offering courses on how to get better results at the Tenancy Tribunal, and that’s great.

But here’s my question: why not train property managers to avoid Tribunal in the first place?

Yes, people have financial issues. Yes, sometimes tenants struggle to pay rent. Here’s the thing: if you have selected the right tenants, and you have good communication with them, it should be able to be resolved without going to a tribunal. Or at least only through mediation.

After all, aren’t tenants customers? If we treated them like customers, wouldn’t there be fewer disputes?

I think it was 2018 when I last visited the Tenancy Tribunal. So what are we doing differently?

✅ Two things. The EEL Formula and the Four Fundamentals of Property Management.

➡️ The Four Fundamentals? Diligent tenant selection, regular routine inspections, annual rent reviews, and maintaining high occupancy rates. Get these right from the start, and you’re already ahead.

➡️ The EEL Formula? Education, Expectations, Lead by Example.

See our YouTube channel for more on the Four Fundamentals and the EEL Formula.

Most Tribunal cases? Rent arrears, bond disputes, cleaning and damage. These things don’t start at move-out. They usually start at move-in.

Here’s what we hear from new tenants again and again: “The property wasn’t left clean and tidy when I moved in with the other company.” That’s where problems begin.

We start differently. The property is presented clean. Everything works. I’m showing them the standard I expect back.

The basics matter. Is tenant selection thorough? Are landlord references checked? Is the property presented in a clean condition for new tenants? Are inspections happening regularly?

It’s the mundane, repetitive tasks that get results. Systems. Done the same way every time.

Small things done right from the start mean big problems avoided at the end.

✅ The result? No Tribunal since 2018. Give or take.

That’s not luck. That’s the Four Fundamentals and the EEL Formula.

Making life easier for landlords is what we do.

Property Management: Leading First, Not Just Managing

Balanced property management

Leading Creates Win-Win Property Management.

Property management doesn’t have to be adversarial.

At All Ways Property Management, we lead people rather than just manage compliance.

By treating tenants as customers and helping them succeed, we create long-term tenancies, well-maintained properties, and happy landlords.

Discover the difference between managing and leading.

TRANSCRIPT

Property managers manage. That’s their job, right? We’re different. We lead people. Big difference.

It’s easy to tell tenants what they must do. You must keep the place reasonably clean and tidy. You must comply. That’s management.

Here’s the thing. At All Ways Property Management, tenants are customers too.

Some property managers see tenants as the problem to control. We see them as people to serve.

Most tenants want a good home. We want them to be happy. Happy tenants stay longer, look after the place, and report issues early. Everybody wins.

We treat them this way from day one.

Rather than forcing compliance, we help them succeed. When they succeed, you succeed.

Does that mean we let things slide? No. Standards matter. The property needs to be maintained. That’s their responsibility. But our job is to make it easy for them to meet those standards.

We explain what’s expected. We show them how. We provide support when needed. That’s service.

Inspections work the same way. I walk in, asking: Is everything okay? Any maintenance issues? Anything need fixing? I’m just checking in. Small issue spotted? Let’s sort it now before it becomes a bigger problem.

If a tenant needs help understanding something? We explain it. They need a product to clean something properly? Sometimes we provide it. That’s not giving them an out. That’s setting them up for success.

Because when you serve people well, they respond. They respect the property. They communicate better. They stay longer.

We demonstrate the professionalism we expect back. We show up on time. We’re respectful. We’re clear in our communication. How can you expect more from a tenant without showing them first?

That’s the difference between managing and leading.

The result? Long-term tenancies. Well-maintained properties. Landlords and tenants are both happy. That’s balanced property management.

Hope that helps. We’ll catch you next time.

If you have a rental property in our area and need help? Let’s chat.

Making life easier for landlords is what we do.

Tenants Moving Out: Clean Exits, No Bond Disputes

tenants moving out. When tenant gives notice. Some landlords/PM may stress about the move-out condition. Will there be arguments? Bond disputes? Cleaning battles?

When Tenants Vacate: Clean Exits, No Stress

Tenants moving out doesn’t have to mean stress, bond disputes, or cleaning battles. Most landlords and property managers worry about move-out conditions, but there’s a better approach.

The secret? Move-out success is actually determined at move-in. When you set clear standards from day one through proper tenant induction and routine inspections, tenants moving out becomes a smooth, professional process and much less stressful ordeal.

In this video, I’ll show you how our EEL Formula (Education, Expectation, Lead by Example) creates clean exits with no surprises, no arguments, and no bond disputes. It’s about setting tenants up for success from the start, so everyone wins when it’s time to part ways.

Watch the video below to see how it works: 🔭

TRANSCRIPT

When tenants give notice. Some landlords/PM may stress about the move-out condition. Will there be arguments? Bond disputes? Cleaning battles?

There is a better way.

We’ve talked about the EEL Formula before: Education, Expectation, and Lead by Example. If you haven’t watched those videos, the links are in the description. Tenant induction & Routine inspections, that’s the groundwork.

You showed professionalism throughout the tenancy. Now it all pays off.

The Vacating Checklist was signed by tenants at sign-up. Agreed what was fair and reasonable. They’ve known the standards from the start.

When a tenant gives notice, I send the vacate letter and attach the Vacating Checklist to reaffirm what was agreed at sign-up

No surprises. Nothing new, just being consistent.

You can offer a pre-vacate inspection a week or so before move-out. Point out anything needing attention. Gives tenants time to prepare. But with the EEL Formula. I haven’t needed to do this in years.

They know the standards; most vacate to this. Setting things up from day one makes a world of difference.

I also bring a cleaning kit to final inspections. We’re all human. Things get missed. I’ll point out what needs attention. Sometimes, tenants fix it right then & there. Sometimes I just handle it.

The result? Clean move-outs. No bond disputes. Professional relationship maintained. Your property is protected.

Some landlords may only mention cleaning standards at move-out. Springing new expectations on tenants. That’s a mistake.

Move-out success is set up at move-in. Your investment in induction and inspections pays off here.

Hope that helps, we’ll catch you next time.

If you have a rental property in our area and need help? Let’s chat.

Making life easier for landlords is what we do.

Tenant Induction: Setting Up Tenancies for Success

How Proper Tenant Induction Sets You Up for Success

How Proper Tenant Induction Sets You Up for Success. 

Tenant induction is the most important step landlords often skip.

A thorough tenant induction process educates tenants, sets clear expectations, and prevents problems before they start. Done properly, tenant induction saves you time, reduces stress, and sets everyone up for success.

💼 Setting up tenancies for success starts with proper tenant induction, as discussed in this video.

 

TRANSCRIPT

Good tenant found. Lease signed. Job done, right? Not even close

Some landlords just email the lease, get it signed, and hand over keys. Later, problems often start appearing.

Tenant induction is the first step in the EEL Formula: Education, Expectation, and Lead by Example. This is my approach to building strong tenant relationships. If you haven’t seen my video about it, there’s a link in the description.

Skip this step, and you’re setting everyone up to fail.

Here’s how we do it at All Ways Property Management.

Start educating tenants early. Even during viewings, show them how things work and where things are, or at some other point. This helps prevent problems later.

When signing a lease, we suggest meeting face-to-face either in person or over Zoom. Have a real conversation and go over tenancy documents before emailing.

Set expectations upfront. We give tenants our Vacating Checklist when they sign up, not at move-out. From day one, they know what’s expected, so there are no surprises. How Proper Tenant Induction Sets You Up for Success

We go over the ingoing condition report, explain what fair wear and tear is, and stress the importance of noting any defects, damage, or things that aren’t working. Tenants fill it out and return it.

Why do we do this? You can’t expect tenants to meet standards you haven’t explained.

This is how Education and Expectation work together.

To lead by example, we show up on time, are thorough, and answer any questions. We show the professionalism we want to see from our tenants.

The result is that tenants know what’s required and feel supported, not confused. When it’s time to move out, there’s no argument about cleaning standards because everyone agreed from the start.

A proper induction takes about an hour but can save you months of headaches later.

In the next video, I’ll show you what happens during the tenancy and how we keep using the EEL Formula.

Hope that helps, we’ll catch you next time.

If you have a rental property in our area and need help? Let’s chat.

Making life easier for landlords is what we do.