Property manager

A property manager is a person or company engaged to manage a rental property on the owner's behalf — letting, tenant selection, rent collection, inspections, maintenance coordination and Tribunal representation.

What is usually included

• Marketing and letting the property
• Tenant screening and reference checks
• Preparing the tenancy agreement and lodging the bond
• Rent collection and arrears follow-up
• Routine inspections and reports
• Coordinating maintenance
• Acting for you at mediation and the Tenancy Tribunal

What it costs

Management fees are typically charged as a percentage of rent collected, commonly in the range of 7–9% plus GST, though this varies by region and provider. Additional charges are common — letting fees, inspection fees, advertising, statement fees, maintenance coordination margins.

Compare total cost, not headline percentage. A lower percentage with high add-ons can cost more.

The regulatory position

Residential property management is not a licensed occupation in New Zealand. Unlike real estate agents, there is no mandatory licensing regime, no compulsory training and no industry-specific complaints body. Anyone can operate as one.

That makes selection genuinely important — check trust account arrangements, professional indemnity insurance, industry association membership, and how they handle Healthy Homes compliance.

Common misunderstanding

You remain legally responsible. A manager acts as your agent. If they fail to lodge a bond, serve a defective notice, or let a non-compliant property, the liability under the RTA generally sits with you as landlord.

Include the fee in your yield calculations from the start. Investors modelling self-management and later handing over are often surprised how much it moves net yield.

Related terms

Last reviewed: 1 August 2026 · ---

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