Author: Richard Gardner

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

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.

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.

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.

Balanced Property Management = People + Property

Balanced property management has two main aspects: people and property, which are equally important

This video explains the imbalances on both ends of the spectrum between landlords and property managers

Episode 6 – Balanced Property Management = People + Property

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

Short, sharp landlord tips.

TRANSCRIPT.

Managing a rental involves these two main facets.

I often notice imbalances on both ends of the spectrum from landlords and property managers, but the priority should always be people’s homes and investments.

Property Managers often focus on the people, which is great; people are important.

However, if property managers focus solely on people and neglect the property, things can go awry. When a property is not properly maintained, the landlord’s assets may lose value—a situation that happens far more often than it should.

I recently listened to a podcast where a prominent property investor described property managers as people managers.

He said they don’t look at the property from the landlord’s perspective, and the more I thought about that, the more I realised he was right.

Big property management companies can get stuck in the people process, and sometimes landlords suffer the consequences of a property going backwards instead of their asset growing in value.

We just took over a new management and encountered neglect and a ton of deferred maintenance, which we are sorting out. Stuff like this should not happen.

Conversely, while many landlords understandably prioritise their property, as it’s their asset, things can go terribly wrong if they neglect to treat their tenants well.

It’s equally important for landlords to focus on people, fostering stronger tenant relationships through greater care and consideration.

So remember, people and property are both critical; they are two sides of the same coin, and in the rental business, we need to look after both.”

Making life easier for landlords is what we do.

Prompt Repairs = Better Returns – Landlord Tips a Game-Change

Landlord Maintenance: Smart landlords know that responding promptly to maintenance issues isn’t just about the repair. It will protect their investment and boost their bottom line.

This video explores why quickly fixing repairs helps you make more money.

Episode 5 – Prompt Repairs = Better Returns

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

Short, sharp landlord tips.

TRANSCRIPT.

Smart landlords know that responding promptly to maintenance issues isn’t just about the repair. It will protect their investment and boost their bottom line.

Better Returns Landlords – Here’s why:

1️⃣ Financial Benefits

🟢 Prevents minor issues from becoming costly repairs
🟢 Maintains or increases your property value
🟢 Reduces emergency repair costs
🟢 Helps justify annual market rent reviews

2️⃣ Tenant Satisfaction

🟢 Tenants stay longer
🟢 Positive reviews and referrals
🟢 Fewer complaints and disputes
🟢 Better landlord-tenant relationships

3️⃣ Protect Your Investment

🟢 Full compliance with Health and Safety and Healthy Homes Standards
🟢 Avoid costly Tenancy Tribunal proceedings

The Pain of Delayed Repairs

It is pretty much the opposite

🟢 More expensive emergency repairs
🟢 Property value decline
🟢 Higher vacancy rates
🟢 Potential legal costs
🟢 Higher turnover rates
🟢 Difficulty attracting quality tenants
🟢 Increased complaints

If you’d like to know more about deferred maintenance and “The Hidden Cost of Doing Nothing,” check it out here.

Remember: Prompt maintenance isn’t just an expense. It’s an investment in your property’s future.

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

Making life easier for landlords is what we do.

Showing Tenant Appreciation Pays Off – Landlord Tips a Game-Changer

Showing Appreciation to Tenants Pays Off

Showing tenant appreciation and communicating it isn’t just nice—it’s smart business.

This video discusses three major benefits and ways to show appreciation.

Episode 4 – Expressing Appreciation to Tenants Pays Off.

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

Short, sharp landlord tips.

TRANSCRIPT.

Showing appreciation to your tenants and communicating it isn’t just nice—it’s smart business.

From first-hand experience looking after rentals for over two decades, I found that when tenants feel valued, your investment thrives. It’s just that easy.

There are three Major Benefits, You’ll generally find.

Tenants Stay Longer:

🟢 Less turnover costs. (advertising, cleaning, repairs)

🟢 And stable rental income

Property Cared For:

🟢 Appreciated tenants tend to treat the property with more respect.

🟢 More likely to report maintenance issues early.

🟢 And keep the property cleaner and better maintained.

Better Rapport:

🟢 You’ll have better communication, which will help resolve any rental issues more easily.

🟢 Tenants are more understanding when inconvenienced by maintenance or repairs.

Okay, so how do you show appreciation to tenants?

🟢 In-person – thank them for being great tenants at the property or on the phone.

🟢 Email – After a routine inspection, email them to thank them for looking after the property so well.

🟢 Thank you cards & small gifts, i.e. prezzy cards. (Christmas time is great for this)

Everyone wants to feel valued and appreciated.

Also, check out this blog: Tenants are Customers.

Have you ever walked into a shop and been ignored and waiting patiently to be served, but it ain’t happening, so what do you do? I have walked out of a shop and never gone back.

The beauty about this is when you do express genuine appreciation, it gets contagious, and you won’t stop with your tenants.

You’ll find this easy once it’s a habit, but you do need to be authentic and mean what you say.

Making life easier for landlords is what we do.

Respecting Tenant Privacy: 5 Key Tips to Make Life Easier for Landlords

Respecting tenant privacy is crucial. It ensures legal compliance, builds trust, and creates a positive home environment. Respecting privacy leads to happier tenants, longer leases, and a smoother landlord-tenant relationship.

1. Before entering the property

Give the proper notice, such as 24-hour notice for repairs and at least 48 hours for routine inspections.

Follow up with written notice by email or text. This will back you up in case of a dispute because it will include the day and time you’ll be entering the property. It’s also great for tenants to refer to check when you are coming.

2. Respect the tenant’s personal space

Keep in mind that it’s the tenant’s home, so aim to make repairs as convenient for them as possible. For instance, avoid scheduling tradespeople early in the morning if the tenant works night shifts.

Try to limit the number of visits by coordinating multiple trades (like plumbers, builders, or painters) to work simultaneously. If you’re gathering quotes from different contractors, separate visits may be needed, but keep these to a minimum when possible.

3. Maintain professional boundaries

Being professional with tenants means keeping the relationship respectful and business-focused. Avoid becoming too personally involved or overstepping into their private lives.

4. Confidentiality of Tenant Information

Keep any personal or sensitive information about your tenants private. Do not share personal details such as their contact information, rental history, or personal circumstances without permission.

5. Privacy Act

Keep any personal or sensitive information about your tenants private. Do not share personal details such as their contact information, rental history, or personal circumstances without permission.

Check out privacy at Tenancy Services.

So remember, when landlords prioritise tenant privacy, they create a comfortable home environment that fosters greater tenant satisfaction, longer lease terms, and more harmonious landlord-tenant relationships.

Happy tenants stay longer, which makes your rental more profitable.

Making life easier for landlords is what we do.

Also, check out 8 Proven Tactics to Make Landlord-Tenant Relationships Easier.

Why Heat Pump Servicing is a No-Brainer

Landlords No-Brainer Annual Heat Pump Service.

Heat Pump Servicing isn’t just a good idea – it’s necessary.

This video discusses why scheduling yearly heat pump maintenance makes perfect sense.

Episode 3 – Heat Pump Servicing a No-Brainer

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

Short, sharp landlord tips.

TRANSCRIPT.

Protecting your rental investment while keeping tenants comfortable should be a top priority. That’s why annual heat pump servicing isn’t just a good idea – it’s necessary.

Here’s why scheduling yearly maintenance makes perfect sense:

Regular servicing extends your heat pump’s lifespan. These units typically cost between $2,000-$6,000, so protecting that investment is crucial.

Cleaning filters and coils means your heat pump operates at peak efficiency. This can reduce power bills by up to 25% – a massive benefit for your tenants.

Professional servicing catches those minor issues before they become major repairs.

It’s smart financially, as it’s much cheaper to fix a minor problem during routine maintenance than to replace a failed unit in the middle of winter.

If a heat pump is used often for cooling, you can have a problem with mould building up inside the unit. If this is a problem, the service provider will do a strip clean.

Tenants benefit, too. They’ll enjoy:

🟢 More reliable heating and cooling
🟢 Better air quality
🟢 Lower power bills

Keeping heat pumps in top-notch condition with a 12-month service is beneficial for your property, great for your tenants, and saves you money.

Don’t wait for problems to develop.

Making life easier for landlords is what we do.

Rent Reviews Made Easier – Landlord Tips a Game Changer

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

Short, sharp landlord tips.

This video discusses two tips to get better results when implementing rent reviews.

Episode 2 – Soften the Blow

TRANSCRIPT.

Tip 1: for a 12-month rent review, you want to look at what the market’s doing around 12 weeks before the year’s up. That way, if the market has moved, you’ve got plenty of time to prepare a 60-day notice, so at the 12-month mark, the actual increase would start.

If you wait until the year ends before giving notice, the rent increase will not take effect for 14 or 15 months from the last rent review or when the tenancy started because, legally, you have to give a minimum of 60 days’ notice.

Tip 2: When I prepare a rent increase notice, I won’t send it until I speak with the tenants.

Over the years, I have found that tenants appreciate a call. It prepares them and reduces the shock of just giving formal notice.

It’s an opportunity to have a candid conversation with low-income earners. If the rent increment is high, some tenants may be unable to afford it.

I can discuss affordability with tenants and then negotiate a smaller increase with the landlord’s approval.

Remember, retaining great tenants is the key to long-term rental success.

Making life easier for landlords is what we do.