Tenant Retention: How to Keep Good Tenants

Is your property ready for winter? Here’s a step-by-step guide from Charlton Property Management to protect your investment, meet compliance, and keep your tenants comfortable.

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.

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.

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. 

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 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.

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.

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.