Whether you’re a seasoned investor or just starting out, the right property manager can make a world of difference. They should protect your investment, keep your tenants happy, and help to make your life stress-free. But what if you’re starting to question whether your current property manager is doing the job well? Here’s how to tell if your property manager is really delivering—and what you can do if they’re not. 1. They Know the Law—and Use It to Protect Your Investment In New Zealand, property managers must understand the Residential Tenancies Act 1986 , the Healthy Homes Standards , and your rights and obligations as a landlord. A knowledgeable manager will: Serve the correct notices at the correct times Advise on rent reviews legally and fairly Guide you through any Tenancy Tribunal proceedings 🚩 Warning sign: If you’re left Googling tenancy laws or dealing with tribunal matters yourself, your manager probably isn’t doing their job to a good standard. 2. They Communicate Quickly and Clearly Great property managers don’t leave you in the dark. They: Respond promptly to your emails and calls Keep you updated with inspections, maintenance issues, and tenant feedback Communicate well with tenants to avoid misunderstandings or escalations 📞 What to expect: Proactive updates—not reactive excuses. 3. They Stick to a Routine Inspection Schedule A professional manager conducts inspections every three months (or as required by your insurance provider) , as allowed under NZ law. You should receive: A thorough report with clear photos Notes on condition, wear and tear, and tenant care Recommendations for maintenance and improvements If it’s been months since you saw an inspection report or heard from your agent, something’s probably not right. 4. They Collect Rent on Time and Handle Arrears Swiftly Rent collection should be automated, efficient, and stress-free. A great manager: Has a system to track payments daily Follows up immediately on missed rent Issues breach notices and takes action when required 💡 You deserve certainty —not rent that drips in late every month. 5. They’re Proactive, Not Reactive, with Maintenance Maintenance should never come as a surprise. Your manager should: Have trusted tradespeople on call Book and track repairs swiftly Communicate with you about urgent vs. non-urgent jobs 🛠️ Great managers prevent issues before tenants complain. 6. They Minimise Vacancy and Choose Quality Tenants Smart tenant selection = stable income. Your property manager should: Run thorough background and credit checks Contact past landlords and employers Advertise on top platforms and manage viewings efficiently If your property is sitting empty or you’re experiencing repeated issues with tenants, it may not be the market—it may be the management. 7. Their Fee Structure is Clear and Fair There should be no mystery around what you’re being charged for. A professional property manager: Provides a written schedule of fees and services Is transparent about costs for inspections, repairs, and advertising Justifies their fee with service, not silence 💸 Look at the numbers—but also look at the value. 

In New Zealand’s diverse rental market, both boarding houses and residential rental properties play important roles, but what exactly sets them apart? Whether you're a property investor weighing your next move or a tenant seeking the right fit, understanding the key differences, along with the pros and cons, can help you make smarter decisions. Let’s break it down. What is a Boarding House? A boarding house is a property where six or more tenants, each with separate tenancy agreements, rent individual rooms and share common facilities like the kitchen, bathrooms, and sometimes the living area. These are often used to house single occupants, students, or those needing more affordable, short-to-medium term accommodation. What is a Residential Rental Property? A residential property refers to a standard rental – such as a house, apartment, or unit – typically leased to one household under a single tenancy agreement. This could be a family, couple, or flatmates who manage the rental together. Pros and Cons: Boarding Houses Pros Higher Yield Potential: Renting by the room can result in a higher cumulative rental income. High Demand in Certain Areas: Popular near universities, city centres, and industrial zones. Lower Entry Cost for Tenants: More affordable for individuals needing just a room, not an entire home. Flexible Tenancies: Rooms can be rented short or long-term, catering to various demographics. Cons More Management Intensive: Multiple tenants mean more admin, communication, and potential disputes. Greater Regulatory Compliance: In addition to healthy homes compliance under the Residential Tenancies Act (RTA), boarding houses also require a (fire safety) Compliance Schedule and an annual Building Warrant of Fitness (BWoF) under the Building Act. Higher Wear and Tear: Shared spaces and more occupants often lead to quicker deterioration of property. Stigma or Misunderstanding: Some associate boarding houses with transience or lower standards, which can impact perception and resale. Pros and Cons: Residential Properties Pros Easier to Manage: One tenancy agreement and usually fewer occupants to deal with. Stable Tenants: Families and long-term tenants tend to offer better consistency. Wider Market Appeal: Easier to sell or re-rent to a broad range of renters or buyers. Less Regulatory Burden: less complex than boarding house compliance. Cons Lower Yield per Room: Renting the whole house to one group may mean a lower per-room income. Vacancy Risk: If tenants leave, the entire income stream stops until new tenants are found.  Larger Upfront Costs for Tenants: Rent and bond for a full property can be a barrier for some.