Property Management Fees: Look Beyond Numbers

Property Management Fees can seem straightforward at first glance.

Property Management Fees can seem straightforward at first glance.

However, focusing solely on the percentage is a massive mistake regarding property management fees. It’s tempting to compare companies side-by-side on fees alone and pick the lowest number. But that “bargain” fee will likely cost you more than paying the extra for a quality manager.

This is the sixth of seven key factors in a recent video titled “How to Choose the Right Property Manager.

Episode 16 – Fee Structure.

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits.

Short, sharp landlord tips.

TRANSCRIPT.

Focusing solely on the percentage is a massive mistake regarding property management fees. It’s tempting to compare companies side-by-side on fees alone and pick the lowest number. But that “bargain” fee will likely cost you more than paying the extra for a quality manager.

It’s not so much about your fee but the overall return at the end of the year. Property management isn’t just collecting rent. It’s maximising returns and protecting investments.

A skilled property manager who charges more will likely secure better tenants who stay longer, reducing vacancy costs. They’ll have stronger trade relationships and be proactive about rental increases and problem prevention. Because that is what you are paying for: results, right?

I’ve seen owners choose the cheapest option and end up stung; remember the saying “pay peanuts, you get monkeys”

When speaking with potential property managers, ask, “How will you maximise my property’s performance?” Look for specific strategies instead of vague promises, and review what is included in your fees along with any additional charges.

So remember, it’s false economy to think you’ll get the best value from the cheapest fees when it’s about who puts the most money in your pocket.

Your goal isn’t the cheapest management; it’s the highest return. Keep your eyes on that bottom line.

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

Making life easier for landlords is what we do.

Effective Rental Property Maintenance

Effective Rental Property Maintenance

Effective rental property maintenance is about how you look after an investment property.

It isn’t just about fixing things when they break—it’s about planning to prevent minor issues from turning into major, expensive problems.

This is the fifth of seven key factors in a recent video titled “How to Choose the Right Property Manager.

Episode 15 – Effective Rental Property Maintenance 

Landlord Tips: A Game-Changer: Reduce Stress and Hassle, Increase Profits.

Short, sharp landlord tips.

 

TRANSCRIPT

So, what does effective maintenance management look like? Let’s break it down.

1️⃣ Early Detection

Early detection by regular inspections is crucial to identify those minor issues. For instance, a loose or broken roof tile may seem insignificant but can lead to leaks, water damage, and expensive repairs if not addressed.

It is wise to check for water leaks under sinks and basins, inspect hot water cylinders, and thoroughly investigate any signs of moisture, mould or water damage.

2️⃣ Reliable Network of Tradespeople

Your property manager should have a network of trusted professionals—plumbers, electricians, builders, etc., who can respond quickly and do quality work.

Using unqualified or cheapest tradespeople might save money upfront, but often results in more repairs later.

3️⃣ Preventive Maintenance Saves Thousands

Think of property maintenance like a car service—you don’t wait for the engine to fail before changing the oil. The same applies to houses. Simple things like cleaning gutters, servicing heating systems, and sealing exterior cracks prevent expensive problems down the track.

Effective maintenance isn’t just about reducing costs—it also keeps tenants happy, extends the life of your property, and protects your investment.

If your property manager isn’t proactive, it’s time to ask why.

Done right, it’s an investment, not an expense.

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

Making life easier for landlords is what we do.

Tenant Screening: The Rock-Solid Foundation

Finding good tenants is like choosing business partners. They'll care for your valuable investment, so prudent tenant selection is essential.

Tenant screening is the cornerstone of successful property management.

Separating profitable investments from costly headaches.

With the right tenant screening process, landlords can safeguard their valuable assets while ensuring reliable income streams for years.

This is the fourth of seven key factors in a recent video titled  “How to Choose the Right Property Manager.”

Episode 14 – Tenant Screening

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits.

Short, sharp landlord tips.

TRANSCRIPT

Number 4 of these key factors is Tenant Screening.

Finding good tenants is like choosing business partners. They’ll care for your valuable investment, so prudent tenant selection is essential.

So what makes a solid tenant screening process?   Let’s break it down.

1️⃣ Rental History & References

A good property manager will check rental history and references. They’ll contact previous landlords to ask questions like: Did the tenant pay rent on time? Did they look after the property? Would they rent to them again?  And were there any tenancy breaches?

Character references are important in professional settings like work but generally do not come from family or friends. Think of it this way: in principle, it’s like applying for a job.

2️⃣ Background Checks

A thorough background check helps verify a tenant’s trustworthiness. This process includes reviewing criminal history, tenancy tribunal records, and court cases and conducting Google searches to uncover any potential issues.

3️⃣ Credit Checks

Credit reports give a clear picture of financial responsibility. A history of unpaid debts or defaults could signal a risk. A good tenant should have a stable income and a strong record of paying bills on time.

That said, experience may indicate the odd exception, for example, exceptional landlord-tenant history with no rent arrears.

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A robust tenant screening process leads to fewer problems, greater stability in tenancies, and improved returns on your investment.

If your property manager is not performing thorough screenings, it’s time to question why.

Done correctly is like laying a strong foundation when building a house. Everything else depends on this.

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

Making life easier for landlords is what we do.

Property Manager Communication: Why It Matters

Property Manager Communication: Why It Matters

Property manager communication is one of the biggest frustrations landlords face.

Delayed responses, missing updates, and unclear information can lead to stress and costly mistakes. A great property manager keeps you informed, responds promptly, and is transparent about any issues. If they can’t communicate effectively, they can’t manage effectively—here’s why

This is the third of seven key factors in a recent video titled “How to Choose the Right Property Manager.”

Episode 13 – Landlords: If They Can’t Communicate, They Can’t Manage!

.Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits.

Short, sharp landlord

TRANSCRIPT

When it comes to property management, the biggest complaint I hear from landlords is a lack of

communication. And I get it—owning a rental property is an investment, and you need to know what’s happening.

That’s why communication and transparency are absolutely essential when choosing the right property manager.

So watch how quickly companies respond to you when you first contact them. If they’re slow to return calls or emails before you’re a client, their service will more than likely worsen once they have your business.

A good property manager should keep you informed, respond promptly, and be upfront about any issues. If they take days to reply or only contact you when there’s a problem—that’s a red flag.

The best property managers provide regular updates, whether it’s about annual rent reviews, maintenance, or tenant concerns. They should be proactive, not reactive.

At the end of the day, you shouldn’t have to chase your property manager. Choose someone who values clear, consistent communication—because a well-informed landlord is a successful landlord.

Remember, you’re entrusting one of your most valuable assets to this person. If they can’t communicate effectively, they can’t manage effectively.

During interviews, ask specifically about their communication protocols and reporting systems. The right property manager will welcome these questions and demonstrate that keeping you informed is a top priority—not an afterthought.

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

Making life easier for landlords is what we do.

Local Rental Market: Choose Property Management Wisely

Understanding the local rental market is crucial for landlords

Local Market Matters

Understanding the local rental market is crucial for landlords who want to maximise their investment returns while minimising stress and vacancies. Therefore, selecting an experienced local property manager is essential.

This is the second of seven key factors in a recent video titled “How to Choose the Right Property Manager.”

.Episode 12 – Market Pulse: Why Local Knowledge Matters

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits

Short, sharp landlord tips.

TRANSCRIPT

This area of expertise is crucial for determining accurate rental pricing.

Your property manager needs to be well-acquainted with rental trends in the neighbourhood where your rental property is situated.

Setting the right rental price isn’t just about looking at averages over the whole town.

Understanding the specifics of your area is crucial. Rental trends can significantly vary between suburbs or even from one street to another.

Factors such as seasonal demand, tenant preferences, and demographic shifts all play a role in determining what renters are willing to pay.

Staying updated on local developments is essential. New infrastructure, schools, or businesses can boost demand, while changes to school zoning or an oversupply of rentals may negatively impact rental returns.

They also need to know how long similar properties remain on the market, which is essential.

If rental demand is strong, you can raise rents while still attracting high-quality tenants.

On the other hand, if vacancies are rising, it may be time to adjust your strategy—improving amenities, offering incentives, or reassessing your pricing.

Ultimately, the more your property manager knows about your local market, the better positioned you are to maximise returns.

Remember, working with a property manager with their finger on the pulse can help you stay ahead of these market shifts before they impact your bottom line.

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

Making life easier for landlords is what we do.

Experienced Property Managers: Beyond the Textbook Knowledge

An experienced property manager does more than follow the rulebook

Experienced property managers do more than follow the rulebook—they apply real-world insights from hands-on experience. A property manager with landlord experience understands your challenges first-hand and makes decisions based on real-world knowledge—not just theory.

Recently, I made a video on “How to Choose the Right Property Manager.”

Highlighting 7 Key Decision Factors Hands-On Experience is no 1.

Episode 11 – Hands-On Experience

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits

Short, sharp landlord tips.

TRANSCRIPT

As a property manager who’s also been a landlord, this dual experience makes a big difference.

When managing properties, I apply the lessons I’ve learned from owning rental properties.

There are excellent property managers with years of experience who have never owned a rental property.

And while credentials like the NZ Level 4 Property Management qualification are valuable, having a manager who’s also been a landlord gives you a definite edge.

Just be cautious of the new kid on the block who only has a certificate but hasn’t weathered any real storms yet. Unless they work closely with an exceptional mentor who holds them accountable, their textbook knowledge will only take them so far.

I’ve had to make tough calls between urgent repairs and necessary improvements when there wasn’t enough money to cover everything.

I know what keeps property investors awake at night because I’ve experienced those same worries firsthand. I’ve developed systems to maximise returns based on my experience building a rental portfolio.

When interest rates climb, it’s not just theory for me. I’ve felt that pressure and navigated high-interest environments with my rentals on the line.

Property managers who are or have been landlords will treat your investment as if it were their own because they understand the industry intimately from both perspectives.

So when choosing a property manager, ask if they’ve been a landlord.

This perspective can’t be taught or certified; it can only be lived.  The best managers don’t just know the theory; they’ve experienced the reality.

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

Making life easier for landlords is what we do.

How to Choose the Right Property Manager

How to Choose the Right Property Manager

Key Decision Factors

Knowing how to choose the right property manager can significantly impact the protection of your investment.

But how can you determine which one is the best fit for you? Let’s break it down:

Or, if you prefer, this video covers the seven factors in slightly less detail.

1️⃣ Hands-On Experience

Experience is important, but not all experience is created equal. Look for a property manager with practical experience rather than just theoretical knowledge.

If they are new to the field, check if they are pursuing the NZ Level 4 Property Management qualification, a nationally recognized standard.

If they are or have been a landlord themselves, that’s a bonus—and a massive benefit to you.

2️⃣ Local Market Knowledge

A good property manager should thoroughly understand the local rental market. They need to know what tenants are seeking, the rental rates of similar properties, and how to set a competitive rental price.

3️⃣ Communication & Transparency

Effective communication is essential. You want a property manager who keeps you informed, responds promptly, and is upfront about any issues. If they take days to reply or only reach out when there’s a problem, that’s a red flag.

4️⃣ Tenant Screening 

Selecting the right tenants is crucial. A great property manager will have a comprehensive screening process that includes checking rental and background history, credit reports, and references to ensure reliable tenants who will care for your property.

5️⃣ Maintenance & Inspection

Regular inspections and proactive maintenance help prevent costly repairs. A good property manager will address maintenance issues before they escalate into significant problems.

6️⃣ Fee Structure

Management fees are important, but the cheapest price isn’t always the best option. Instead of just comparing costs, examine what services are included. A property manager who saves you time, reduces stress, and prevents costly mistakes is well worth the investment.

7️⃣ Legal Compliance

New Zealand has strict tenancy laws, including the Healthy Homes standards and the Residential Tenancies Act. Your property manager must be knowledgeable about these regulations to ensure compliance and protect both you and your tenants.

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Remember, your property is a valuable asset.

Take the time to find the right person to manage it. Do your research, ask the right questions, and choose a property manager who treats your investment as if it were their own.

Happy renting!

Making life easier for landlords is what we do.

Raising the Bar: Professional Property Management

Professional Management isn't just a nice-to-have—it's the foundation for long-term success.

Professional management is the key to Raising the Bar in Property Management—ensuring efficiency, happier tenants, and a strong reputation for long-term success

This video shows that professional management is not just good business practice.   It’s crucial for property management success.

Episode 9 – Raising the Bar: in Property Management

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits

Short, sharp landlord tips.

TRANSCRIPT

Whether you’re a landlord or a property manager, professionalism isn’t just a nice-to-have—it’s the foundation for long-term success.

Professionalism isn’t determined by whether you wear a suit or not. It’s about how you communicate, solve problems, and treat people who rely on you.

Being organised is a key aspect of being a professional.

Efficiently managing tenancies, maintenance, and rent collections ensures your property is well-managed, leading to happier tenants and reduced vacancies.

Adopting a professional approach builds trust and encourages tenants to stay long-term.

When issues arise, a professional demeanour allows you to turn problems into opportunities. Quick and courteous solutions demonstrate to tenants that you care and ultimately protect the investment.

When tenants feel valued, they tend to reciprocate by taking better care of the property, making payments when due, and leaving positive reviews.

Professionalism is not just good business practice.   It’s crucial for property management success.

Stay professional, and you’ll stay successful!

Remember: Your reputation is your most valuable asset. Every interaction is an opportunity to showcase professionalism and build trust.

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

Making life easier for landlords is what we do.

Simple Rental Fixes: Driveway Potholes

Simple Rental Fixes: Driveway Potholes

With simple rental fixes, it sometimes surprises me what people are willing to put up with.

This video discusses simple rental fixes, in this case, driveway potholes, that can impact your property’s appearance.

Episode 8 – Simple Fixes: Driveway Potholes.

Landlord Tips a Game-Changer: Reduce Stress and Hassle, Increase Profits

Short, sharp landlord tips.

TRANSCRIPT. 

It surprises me at times what people are willing to put up with.

Recently, we took on a new rental at the end of a shared driveway.

The driveway had several potholes, one particularly large—and honestly, it frustrated me every time I visited.

During the school holidays, I had a student helping with some garden work.

I asked him if he could fill the potholes with the loose gravel from the driveway.

The transformation was incredible. A simple task made a noticeable difference, benefiting all the residents.

It’s a great reminder: minor fixes can impact a property’s appearance and liveability.

Just because others tolerate it, why should you?

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

Making life easier for landlords is what we do.

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Managing Rentals: Best Practices for Landlord Success

Managing Rentals. Establishing trust while prioritising fairness and consistency over control
Managing Rentals: Best Practices for Landlords and Property Managers. 

This blog emphasises the importance of establishing trust while prioritising fairness and consistency over control.

Episode 7 – Managing Rentals: Best Practices for Landlord Success

Landlord Tips: A Game-Changer: Reduce Stress and Hassle, Increase Profits

Managing Rentals – Here are six vital principles for fostering fair, transparent, and professional tenant relationships.

1️⃣ . Treat all tenants fairly and equally.

The same procedures should apply to your whole property portfolio, whether standalone or multi-dwelling.

Whatever your policy is for rent arrears, organising maintenance booking routine inspections. It should be consistent, with the same process followed every time.

2️⃣ Be transparent about all policies and procedures.

Transparency begins with new tenancies and the induction process.

It’s important to explain the procedure if a rent payment is missed, outline the expectations for completing an ingoing condition report, and clarify what will happen during routine inspections.

This upfront transparency helps prevent misunderstandings and demonstrates that you treat everyone equally.

3️⃣ Respond to maintenance requests in the order they are received.

It’s a straightforward but essential principle of fairness. Promptly addressing genuine maintenance requests is critical. Respond to maintenance requests in the order they are received.

While actual emergencies, such as flooding or electrical hazards, take priority, adopting a first-come, first-served approach for standard maintenance shows respect for everyone’s time and needs.

4️⃣ Provide clear, written correspondence for all important discussions and outcomes.

Clear written communication is essential. It ensures everyone has a shared understanding and can refer to what was discussed or decided.

Written records help reduce misunderstandings, prevent ‘he said, she said’ situations, and maintain consistency.

Additionally, written communication creates a common reference point everyone can rely on, making it easier to uphold fairness and consistency.

5️⃣ Keep records of all significant communication and decisions to ensure accountability.

An important aspect of fairness and consistency is documenting all your interactions and decisions. Think of documentation as a transparent trail that anyone can follow.

When you document thoroughly, you’re not just recording what happened but building accountability into your process.

It’s essential to write down each decision, its reasons, and the factors that influenced it. Be sure to include dates, participants, and any relevant information.

6️⃣ Give ample notice to all tenants regarding any upcoming routine inspections.

Providing ample notice for routine inspections demonstrates respect for tenants.

The Residential Tenancies Act stipulates that landlords must give a minimum notice of 48 hours and a maximum of 14 days for inspections.

I prefer to schedule inspections with tenants and provide 10 to 14 days’ notice.

This approach gives tenants more time to prepare, resulting in more productive inspections and fewer conflicts. Clear communication regarding inspections reflects professionalism and fairness in property management.

Making life easier for landlords is our mission.