Your Questions,
Answered.

Our management fee is a percentage of the weekly rent collected, charged only when rent is received — so we are directly motivated to keep your property tenanted and rent flowing. We also charge a one-off letting fee when we place a new tenant. We are transparent about all fees upfront; there are no hidden charges or surprise invoices. Contact us for a full fee schedule.

Beyond the management and letting fees, the main costs you may encounter are: maintenance and repairs (charged at cost from our trades network), Watercare invoicing (we manage this on your behalf), and any Tenancy Tribunal filing fees in the rare event of a dispute. We will always discuss any significant expenditure with you before proceeding.

Rent is collected throughout the month and disbursed to your nominated bank account on the first working day of the following month. We provide a clear monthly statement with every disbursement. Mid-month disbursements are available on request.

Our tenant vetting process is comprehensive. For every applicant we check: credit history via Equifax NZ, Tenancy Tribunal records (TINZ database), Ministry of Justice criminal records, current and previous landlord references (we call them — not just email), identity verification, and proof of income. We take this process seriously because placing the right tenant is the single most important thing we do.

We monitor rent accounts daily. If rent falls behind: at 1–3 days overdue, we contact the tenant by phone, text, and email; at 4 days overdue, we issue a formal 14-day notice to remedy; at 5 days with no communication, we file an application to the Tenancy Tribunal. We do not wait and hope — we act quickly and decisively to protect your income.

Yes. We present you with our recommendation and the full vetting report for any applicant we propose to place. The final decision is always yours. We will give you our honest professional opinion, but we will never place a tenant without your approval.

We manage the entire outgoing process: serving the appropriate notice, completing a detailed outgoing condition report (compared against the ingoing report), arranging any cleaning or repairs required, releasing or claiming from the bond, and beginning the re-letting process immediately to minimise vacancy time.

Yes — all rental properties in New Zealand must comply with the Healthy Homes Standards. Since 1 July 2025, full compliance is mandatory. The six standards cover heating, insulation, ventilation, moisture and drainage, draught stopping, and smoke alarms. Non-compliance can result in financial penalties of up to $4,000 per breach. We manage all compliance requirements on your behalf and work with certified Healthy Homes specialists.

We can arrange a comprehensive Healthy Homes assessment through our network of certified specialists. The assessment covers all six standards and provides a clear report on what, if anything, needs to be addressed. We then coordinate any remediation work required. Contact us to arrange an assessment.

The key changes include: landlords can now end periodic tenancies without giving a reason (90 days' notice required); fixed-term tenancies automatically convert to periodic at expiry unless notice is given; tenants can make minor modifications for safety and personalisation; and tenants are liable for damage up to four weeks' rent or the insurance excess (whichever is lesser). We stay current with all legislative changes and ensure your tenancy agreements and management practices are always compliant.

Yes. You deal directly with Jeff Reid — always. We deliberately keep our portfolio size manageable so that every client receives personal, attentive service. You will have Jeff's direct phone number and email, and you can expect a response within the same business day.

You will receive a monthly financial statement with every rent disbursement. Beyond that, we communicate proactively whenever something requires your attention — a maintenance issue, a rent review, a lease renewal, or any tenancy matter. We do not bombard you with unnecessary updates, but we never leave you in the dark about anything important.

Absolutely. Switching property managers is straightforward and we manage the transition process for you. We will review your existing management agreement, advise on the appropriate notice period, and coordinate the handover of all documentation, keys, and financial records. Most transitions are completed with minimal disruption to your tenancy.

We are not a real estate agency, so we have no conflict of interest when it comes to your decision to sell. If you decide to sell, we will work with your chosen agent to manage the transition, including coordinating access for viewings and managing the outgoing tenancy process professionally.