Frequently Asked Questions

We handle everything involved in renting out your property — from finding and screening tenants, to collecting rent, coordinating maintenance, conducting inspections, and ensuring your property meets all legal requirements including Healthy Homes standards. Think of us as your property’s dedicated caretaker, keeping you informed every step of the way.

Our management fee is 8% of weekly rent collected (+ GST). The letting fee for placing a new tenant is $550 + GST — which includes advertising, credit checks, and the initial property condition report. Property inspections are $50 each. There are no monthly admin fees, no EOFY statement fees, and no hidden charges. You can see our full fee schedule on the Services page.

We advertise your property across TradeMe, realestate.co.nz, and TPS to reach the widest pool of applicants. Every applicant goes through thorough screening: photo ID verification, employment and income verification, previous landlord references, credit checks, and Tenancy Tribunal history checks. We’d rather wait for the right tenant than rush a poor fit.

We follow up on arrears from day one — not day fourteen. If rent is late, we contact the tenant immediately to understand the situation and agree on a plan. If it continues, we follow the formal process under the Residential Tenancies Act, including issuing notices and applying to the Tenancy Tribunal if necessary. You’re kept informed throughout.

Yes, and it’s simpler than most people think. You typically need to give your current manager 30 days’ written notice (check your management agreement for the exact period). We handle the transition for you — including contacting your current manager, transferring the tenancy bond, and introducing ourselves to your tenant. Most switches are completed within a few weeks with zero disruption.

Yes. All rental properties in New Zealand must comply with the Healthy Homes standards, which cover heating, insulation, ventilation, moisture and drainage, and draught stopping. Non-compliance can result in fines of up to $7,200 per breach. We assess your property against all five standards and coordinate any remediation work needed.

We conduct routine inspections every three months (the maximum frequency allowed under the Residential Tenancies Act). Each inspection includes a detailed photo report with condition notes and maintenance recommendations. You’ll receive the report within a few days of the inspection.

We cover Kerikeri, Waipapa, Paihia, and the surrounding Bay of Islands area, including the wider Far North District. If you’re not sure whether your property falls within our area, just ask — we’re happy to have a chat.

Get in touch for a no-obligation chat. We’ll discuss your property, give you an honest rental appraisal, and explain how we work. If it’s a good fit, we’ll handle all the paperwork and get things set up. No pressure, no sales pitch.

We deliberately manage fewer properties so we can give each one genuine attention. You’ll always deal directly with Callum or Tracy — no rotating staff, no call centres. We’re proactive communicators, local to Kerikeri, and independently owned. Your property isn’t a line item on our spreadsheet — it’s the reason we come to work.

A rental appraisal is an assessment of what your property could realistically rent for based on current market conditions, comparable properties, and the specific features of your home. Ours are always free, always honest, and come with no obligation. We’ll tell you the real number, not an inflated figure to win your business.

It depends on the property, the time of year, and the rental price. In Kerikeri, well-priced properties in good condition typically attract quality applicants within two to four weeks. We focus on finding the right tenant, not just a fast one — a thorough screening process upfront saves months of problems down the line.

Under the Residential Tenancies Act 1986, landlords must provide a property that’s in a reasonable state of repair, meets Healthy Homes standards, has working smoke alarms, and has the tenancy bond lodged with Tenancy Services within 23 working days. You must also maintain the property, not interfere with the tenant’s quiet enjoyment, and give proper notice for inspections and entry. We manage all of this for you.

Absolutely. We consult you on all significant decisions — rent reviews, maintenance over a set threshold, lease renewals, and tenant selection. You set the boundaries for what we can approve independently and what needs your sign-off. Some landlords want to be closely involved; others prefer a hands-off approach. We work with both.

We have established relationships with trusted local tradespeople in Kerikeri. When a maintenance issue is reported, we assess the urgency, arrange the repair, and keep you informed. For urgent issues (burst pipe, no hot water, security risks), we act immediately. For routine maintenance, we get your approval before proceeding if the cost is above your agreed threshold.

At minimum, you need landlord insurance that covers the building, landlord contents (if applicable), and landlord liability. Standard home insurance often doesn’t cover rental-specific risks like tenant damage, loss of rent, or methamphetamine contamination. We recommend talking to an insurance broker who specialises in rental property — we can point you in the right direction.

When a tenant signs a tenancy agreement, they pay a bond of up to four weeks’ rent. We lodge this with Tenancy Services (a government agency) within 23 working days, as required by law. At the end of the tenancy, the bond is refunded to the tenant less any agreed deductions for damage or unpaid rent. We handle all the paperwork and inspections involved.

We conduct a thorough final inspection, comparing the property’s condition against the initial inspection report and photos. Any damage beyond fair wear and tear is documented and discussed with the outgoing tenant. We then handle the bond refund process, arrange any remediation work, and begin marketing for a new tenant — often before the current tenant has even moved out, to minimise vacancy.

Yes. Property management fees, letting fees, and most other costs associated with earning rental income are generally tax-deductible in New Zealand. This includes insurance, rates, maintenance, and interest on your mortgage (subject to the interest limitation rules). We recommend working with an accountant who understands rental property. We provide clear, itemised statements that make tax time straightforward.

If you decide to sell, we work with you and your real estate agent to manage the process smoothly — including coordinating access for open homes, communicating with the tenant, and ensuring the property is presented well. If the property is sold with the tenant in place, the tenancy continues under the new owner and we can assist with the transition.