WHY DO LANDLORDS AND PMs KEEP GOING TO TRIBUNAL?

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.

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.