How to Find Good Tenants for Your Rental Property

Tiri Raumati-Greenhalgh • October 31, 2023

In the competitive world of real estate, finding trustworthy and responsible tenants is crucial to the success of your rental property investment. Good tenants ensure a steady income stream and help maintain your property's value and condition.


As your leading property management team, we have created a comprehensive guide on how to find a tenant for your rental and the qualities of a good tenant. Discover how to set yourself up for real estate success with Charlton Property Management.

How to find a tenant for your rental – New tenants sitting on the floor surrounded by moving boxes

Understanding Your Rental Property

Before you begin your search for tenants, a clear understanding of your rental property is crucial. Take the time to evaluate your property's strengths and weaknesses. Doing so will help you determine the type of tenant that would be the best fit.


Creating a Tenant Profile

Before you even start looking for tenants, understand your target tenant demographic. Are you ideally renting to families, young professionals, or students? Knowing this will help you put the right tenant into your property.


For instance, if you're catering to families, you might prioritise safety features and proximity to schools. For young professionals, accessibility to public transportation and local amenities may be more important. Ultimately, you want to be realistic when creating a tenant profile. While an established family may be your dream tenants, does your property suit their needs? 


Preparing Your Rental Property

A well-maintained property is more likely to attract responsible tenants. Make any necessary repairs and improvements before listing your property. This maintenance includes fixing leaky faucets, replacing broken tiles, and ensuring all appliances work.


Creating an Attractive Rental Listing

Your rental listing is your property's first impression for potential tenants. Write a compelling property description that highlights its unique features. Include details about the number of bedrooms and bathrooms, special amenities, and the property's location. Use high-quality images that showcase your property's best angles to attract more inquiries.


Choosing the Right Advertising Channels

Leverage online platforms such as rental websites and social media to reach a wider audience. Collaborating with real estate agents can help you find suitable tenants more efficiently. Keep your tenant profile in mind and consider where these people will most likely engage with advertisements.


Pricing Your Rental Competitively

Determining the right rental price is essential. Research the current market rates in your area, considering your property's location, size, and condition. Setting a competitive price will attract more prospective tenants, increasing your chances of finding a suitable match.


Thorough Tenant Screening

Once you start receiving inquiries, it's time to screen potential tenants meticulously. A thorough screening process helps weed out applicants with a history of evictions, late payments, or other red flags. Key elements of tenant screening include:

  • Background Checks: Perform comprehensive background checks encompassing criminal history, credit reports, and eviction records. This step ensures that you are not welcoming problematic tenants into your property.
  • Verification of Income: Verify your prospective tenant's income and employment status. Typically, a renter should earn at least three times the monthly rent to ensure they can comfortably afford it.
  • References: Contact previous landlords and personal references provided by the applicant for insights into their rental history and character.



Tenant Retention: Ensuring Long-Term Success

Tenant retention is pivotal for successful landlords. While finding good tenants is challenging, retaining them is equally vital. A positive, mutually beneficial relationship with your tenants reduces turnover and secures a steady rental income stream. Here's how to excel in the art of tenant retention.


Responsive Management

Tenants appreciate landlords who are responsive to their needs. If a maintenance issue arises, address it promptly. A well-maintained property not only makes tenants happy but also extends the life of your investment.


Renewal Incentives

Encouraging tenants to renew their lease is a smart move. Offer incentives such as a modest rent discount, an upgraded appliance, or a fresh coat of paint. These gestures show your appreciation and can tip the scales toward lease renewal.


Open Communication

Effective communication is the cornerstone of tenant retention. Keep the lines of communication open and be approachable. Listen to their concerns and act on them. Being a landlord who genuinely cares about their wellbeing creates a sense of security that tenants value.


Fair Rent Policies

While maximising your rental income is essential, sudden or excessive rent increases can drive good tenants away. Implement fair and reasonable rent policies, and if adjustments are needed, discuss them with your tenants well in advance.


Let the Professionals at Charlton Handle Everything

If it seems like a lot to take on, that's because it is! The last and best tip we can give you on finding a tenant for your rental is to let the professionals handle it. Here at Charlton, we are experts in property management and can help match you with the perfect tenants. Contact us today and find your perfect tenant tomorrow. 

Boarding Houses vs Residential Properties in NZ: What’s the Difference?

By Tiri Raumati-Greenhalgh • April 6, 2025
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.

Navigating Auckland's Property and Rental Market Amidst Recent OCR Cuts and Bank Rate Changes

By Oliver Nelson • March 25, 2025
Auckland's property and rental markets are experiencing notable shifts, influenced by recent monetary policy adjustments and evolving economic conditions. The Reserve Bank of New Zealand's (RBNZ) decisions to reduce the Official Cash Rate (OCR) have significant implications for both property investors and renters in the Auckland region.

Epsom Rental Market Update: What’s Happening with Three-Bedroom Townhouses?

By Tiri Raumati-Greenhalgh • February 14, 2025
Market Trends & Demand In Kohi-tātea (January), there were 135,000 searches by potential tenants looking for properties in Epsom. While this is still a strong level of interest, it represents a 5% decrease compared to the same time last year. During this period, five new listings entered the market. The median expected rent price for a three-bedroom townhouse in Epsom is currently $905 per week, reflecting a 1% increase compared to last year. However, one of the most significant shifts is the median days on site, which has skyrocketed to 102 days, a 538% increase from the same period last year. This suggests that properties are taking significantly longer to rent out. Who’s Renting in Epsom? Epsom attracts a mix of young professionals and families. Recent data shows: 37.3% of renters in this area are under 30 years old. 25.4% are aged between 30 and 39. These demographics indicate a steady demand from working professionals and families looking for quality homes in a prime location. How the Unitary Plan is Shaping Epsom’s Rental Market With Auckland’s Unitary Plan pushing for higher-density developments, Epsom has seen an increase in townhouse availability over the past year. This growth in rental stock may be contributing to the longer time on the market for some properties. However, this intensification also benefits renters, providing modern, high-quality housing options in one of Auckland’s most desirable suburbs. 

Pet-Friendly Rental Reforms: What Tenants and Landlords Need to Know

By Tiri Raumati-Greenhalgh • February 10, 2025
For many renters in New Zealand, finding a pet-friendly home has been a long-standing challenge. With landlords hesitant to accept tenants with pets due to concerns about property damage, many pet owners have struggled to secure suitable accommodation. However, recent proposed amendments to the Residential Tenancies Act aim to balance the rights of tenants and landlords while ensuring more Kiwis can keep their beloved pets. What Are the Proposed Changes? The government has outlined several key reforms designed to make renting with pets easier while addressing landlords' concerns. These proposed changes include: 1. Pet Bonds Under the new rules, landlords will be able to request a pet bond of up to two weeks' rent in addition to the standard bond. This additional financial security is intended to cover any pet-related damages beyond normal wear and tear. 2. Tenant Liability for Pet Damage Tenants will be fully responsible for any damage caused by their pets . While this has always been a concern for landlords, the new changes clarify that tenants must cover all repairs for any pet-related damage, rather than relying on standard bond payments alone. 3. Landlord Consent for Pets Currently, many landlords impose a blanket "no pets" policy. The reforms propose that landlords cannot unreasonably refuse a tenant's request to have a pet . Instead, landlords must provide a valid reason if they deny permission. Acceptable grounds for refusal may include: Property size and suitability – For example, a large dog may not be appropriate in a small apartment. Lack of fencing or secure outdoor space – If a property cannot safely accommodate a pet, landlords may refuse. Allergy concerns in multi-unit dwellings – If other tenants have allergies, landlords may deny requests based on health concerns.  4. Encouraging More Pet-Friendly Rentals With these changes, New Zealand aims to create a more pet-friendly rental market. The goal is to encourage landlords to reconsider their stance on pets , knowing that they have greater financial security through pet bonds and clearly defined tenant responsibilities.

Mount Eden Rental Market Update

By Tiri Raumati-Greenhalgh • February 4, 2025
Mount Eden continues to be one of Auckland’s most desirable suburbs for renters, offering a blend of convenience, community, and charm . Whether you're a landlord looking to understand the market trends or a tenant searching for the perfect home, here’s what’s happening in the rental market for 3-bedroom homes in Mount Eden this fortnight.

Back to Work Mode: Resetting for Landlords and Tenants After the Summer School Holidays

By Tiri Raumati-Greenhalgh • January 15, 2025
With the summer school holidays coming to an end, it’s time for many families to return to a normal routine. This period also marks a busy time in the rental market, with plenty of tenant movement and landlords preparing their properties for the New Year rush. Whether you’re a landlord ensuring your investment property is ready for new tenants or a tenant settling back into a routine, now is the perfect time to take stock and get organised for the months ahead. Landlords: Gearing Up for the New Year Summer is peak season in the property management world, with increased demand for rentals and higher turnover. Here’s how landlords can stay on top of things: Prepare for Tenant Turnover : Summer often brings tenant changes as families settle before the school term. Make sure your property is in top shape to attract quality tenants quickly. This includes thorough cleaning, minor repairs, and ensuring all appliances are in working order. Inspect and Maintain : With the hotter weather, now is a good time to inspect air conditioning systems, check for water leaks, and ensure that outdoor areas such as decks and patios are in good condition. Regular maintenance can prevent costly repairs down the line and keep your property appealing. Stay Competitive : Review rental prices in your area to ensure you’re offering a fair and attractive rate. Properties priced correctly are more likely to rent quickly, reducing vacancy periods. Consider any recent upgrades or amenities that might justify a higher rent.
RTA Update, Bill update, rental update

New Changes to Encourage More Rental Homes: What This Means for You

By Tiri Raumati-Greenhalgh • December 17, 2024
Great news for renters and landlords alike! The government has recently passed new laws aimed at encouraging the development of more rental homes. These changes are designed to make renting better for tenants while supporting landlords to provide high-quality rental properties. Here’s what you need to know: What’s Changing? The new rules are focused on two key areas: Encouraging New Rentals The government is introducing policies to make it easier for landlords and investors to build more rental homes. This could mean: Reduced red tape for building new rental properties. Incentives for landlords to create long-term rental options. 2. Fairer Rules for Everyone The laws also aim to create a balanced environment for both tenants and landlords. This includes: Updates to tenancy agreements to provide clearer expectations. Stronger protections for tenants while ensuring landlords can manage their properties effectively. How Will This Impact Tenants? If you’re a tenant, these changes are good news! More rental properties in the market mean: More choices when looking for a home. Potentially lower rent as the competition among properties increases. Clearer and more secure tenancy agreements.

Navigating the Auckland Rental Market During the Busy Summer Months

By Tiri Raumati-Greenhalgh • December 11, 2024
The Auckland rental market traditionally experiences a surge in activity during January and early February, making it the busiest time of the year for tenancy movements. With tenants gearing up for the year ahead, this period brings unique opportunities and challenges for both renters and property owners. Here’s what to expect and how to navigate the rental landscape during this bustling season. Why is Summer So Busy? Several factors contribute to the heightened activity in the rental market during this time: School Zones and Education Planning Families often prioritise school zones when deciding where to live. January is the ideal time for parents to secure rental properties close to desirable schools before the academic year begins. Auckland’s high-demand zones, such as those near Auckland Grammar or Epsom Girls' Grammar School, see increased competition as families seek to position their children for educational success. Job Changes and Relocations The new year often brings new job opportunities. Many tenants relocate closer to their workplaces to reduce commute times and improve work-life balance. Auckland’s bustling job hubs, such as the CBD, Albany, and Manukau, see increased demand for rental properties during this period. Summer Weather and Lifestyle Choices The warm summer months inspire tenants to reassess their living situations. Whether it’s upgrading to a home with outdoor spaces or moving closer to Auckland’s beaches, the season encourages change. The improved weather also makes moving house a more appealing prospect. Market Turnover and Property Availability With so many tenants moving, landlords often list properties during this time, increasing availability. This higher turnover benefits tenants, offering a wider range of properties to choose from, but also increases competition for the most desirable homes.
Pair of shoes on a rug with text home sweet home signifying tenant retention

How to Keep Good Tenants | Charlton Property Management

By Tiri Raumati-Greenhalgh • September 12, 2024
We share some strategies for tenant retention, from offering lease incentives to maintaining open communication. Learn how to keep good tenants & reduce costs.
Solo traveller gets keys from a vacation rental owner for short-term property rental

Is a Short-Term Property Rental Right for You?

By Tiri Raumati-Greenhalgh • September 12, 2024
Learn the pros and cons of short-term property rentals. We share benefits, challenges, and management tips to help you determine if it's right for you.
More Posts
Share by: