Reviews
7 min read
A property manager takes on the day-to-day responsibility of managing your rental property, which includes finding and vetting tenants, collecting rent and inspections.
Hiring a property manager comes at a cost, but I think it’s worth it.
Here’s the issue, though. If you go on any property manager’s website, they’ll all say the same thing: “We look after our owners’ properties like they are our own.”
But with everyone saying the same thing … how do you know who to use?
How do you actually tell the difference between them?
In this article, you'll learn my top 6 property manager picks (in no particular order).
Do you have a favourite property manager you recommend? Let us know down in the comments.
Yes, that’s my company. And you are reading this article on the Opes website – but hear us out.
Many investors come to us after trying other property managers, often saying, “I wish I had known about Opes Property Management sooner.”
So, rather than burying ourselves on this list, we want you to know we’re an option.
Opes Property Management specialises in renting New Build properties.
We particularly specialise in townhouses and developments where multiple homes settle at once. This can be a bit tougher than renting out a single property, so this is where our experience makes the difference.
We often have close relationships with developers. That means we can often get early access to properties so they get on to Trade Me faster. That’s because we talk to the developers while the properties are being built.
Other property management companies will often work with existing properties. This isn’t a bad thing, but they won’t have the same expertise in dealing with the quirks that come with New Builds.
Of course, if you prefer another company, here are our other recommendations.
apm is one of the largest independent companies in Auckland.
They used to be called Auckland Property Management (hence, apm), and have more than 70 staff.
The company started in 1991 and has won many industry awards, which includes the Large Company of the Year Award from the Leading Property Managers’ Association of NZ (2019).
Where apm stands out is in its rental guarantees. This is where the organisation guarantees your tenant will pay the rent on time. If not, apm will pay you themselves.
There are “5 Financial Guarantees” on their silver/gold and platinum (i.e. more expensive) plans.
These 5 guarantees are:
1. If your tenant won’t pay the rent, apm will cover the cost
2. If you’re still without a tenant after 28 days of advertising the property, they’ll pay the rent
3. If you aren’t happy with their service, you can opt not to pay
4. There’s a three-month trial, where you can cancel at no risk
5. If you switch to apm, they won’t charge you a fee for switching over your files to them.
This might suit an investor who worries a bit more about what could go wrong. This could put your mind at ease.
To be fair (on point 5) that’s the same for most property managers. Nonetheless, these guarantees are a clear point of difference.
The large team covers residential, body corporate, and commercial property management.
Fees range from 7.5% + GST. However, you can choose between two plans: “Flexi Plan” or “All-in-One”.
A Flexi Plan might suit a newer property that requires less maintenance, whereas an All-in-One offers an all-inclusive fee.
The Rental Bureau is a small team of four, but it comes highly recommended. My team raves about the superb care these guys take with owners and tenants.
Google reviews give the team 4.8 stars, and REINZ (Real Estate Institute of New Zealand) often recognises them. They won “Small Office of the Year” in 2022 and were finalists in 2023.
Victoria Heyes founded the company in 2015. She says the industry lacks a personal touch and took it on herself to change that.
She says getting great reviews from property owners is wonderful, but nothing makes her happier than a tenant who feels treated fairly.
The Rental Bureau manages properties from West Auckland to the North Shore, the central city, and the south to Papatoetoe.
Management fees are 8.5% + GST. Maintenance fees and routine inspections are $49+ GST.
Property Scouts is a national franchise network and has 16 offices.
The business has taken off since the first franchise offices opened in 2015.
Each location runs as a separate business, so there can be some variation between the quality and management of offices.
Here at Opes, we can stand behind the Auckland Metro and Tauranga/Western Bay of Plenty offices.
Property Scouts also has a rental guarantee, but it’s more limited than other organisations we have mentioned. For example, it covers you if your tenant doesn’t pay the rent, although not if the company can’t find a tenant for you.
Property Scouts also charge additional fees for inspections and finding a new tenant.
It’s important to note that each franchise controls its pricing. If you use another Property Scouts office, pricing may differ.
Property Scouts do offer a special service for investors. They identify potential investment properties and conduct rental appraisals where necessary.
The fees range from 7.5% to 8.5% + GST, depending on whether you want the rental guarantee. You will probably also have to pay for inspections and tenant sourcing fees.
Iron Bridge is a family-owned property management company. They’ve been going in Auckland, Wellington and Christchurch since 2003.
Managing director Pam Marshall says the company’s goal is to make property investment as stress-free as possible. This promise is outlined in the 10-point service guarantee.
Iron Bridge also offers a rental guarantee called their “100% Occupancy Promise option”. This means if you have vacancy or rent arrears, Iron Bridge will cover your rent for you (in the first 2 years).
Property managers at Iron Bridge work as a team with smaller portfolios, which allows them to pay more attention to the properties they manage.
Iron Bridge has glowing Google reviews and a 4.7-star rating.
In Auckland, Tatsio Franco’s name is often mentioned as a top performer. Tatsio joined the Iron Bridge team in 2023.
One of the benefits of this company is the number of services included in its management fee.
There are no quarterly inspection fees. Their management fee starts at 8.5% + GST.
Last up is the well-known Barfoot & Thompson.
Barfoot is a large business, specialising in the Auckland and Northland markets. There are 60 branches and more than 250 property managers in Auckland.
In total, Barfoot manages 18,000 properties.
The company has been going in Auckland since 1934.
The company is “full-service”. This means it does everything property-related, so alongside property management they’ll also help you buy and sell.
So, if you want a property management company that can also sell your property ... then Barfoot could be a good fit.
My team rate Adrian Dermer, head of property management at the Remuera branch, although his entire team get an impressive 4.5-star rating on Google.
The right property management firm for you will depend on:
Now that you’ve read my picks for the top 6 property management companies, which one do you think is the right fit for you?
Write your questions or thoughts in the comments section below.
Managing Director, 20+ Years' Experience Investing In Property, Author & Host
Andrew Nicol, Managing Director at Opes Partners, is a seasoned financial adviser and property investment expert with 20+ years of experience. With 40 investment properties, he hosts the Property Academy Podcast, co-authored 'Wealth Plan' with Ed Mcknight, and has helped 1,894 Kiwis achieve financial security through property investment.
