How much do you pay a property manager in NZ?

What you pay your property manager depends on who you choose to work with, and how they structure their fees. There are three main costs/fees a property manager might charge: Management FeeTenant Sourcing FeeExtra charges Most property managers will charge for each service separately e.g. a management fee; a tenant sourcing fee; and inspection and maintenance fees - but not all. Some only charge a standard fee with all services rolled into one e.g. 9.99% + GST of rent collected, all-inclusive.

What percentage do most property managers take?

What you pay your property manager depends on who you choose to work with, and how they structure their fees. Typically, management fees in Auckland are about 1% higher compared with other cities. This is a percentage of the rent collected, which usually sits around 7 - 10 % + GST.

How much do property managers charge in NZ?

Generally, property managers charge between 7 – 10% + GST of the rent collected. Most are around 8.5% + GST. However, they will often charge additional fees for inspections, maintenance, finding a new tenant, and representing the landlord at the Tenancy Tribunal.

What tasks does a property manager do?

A property manager takes on the day-to-day responsibility of managing your rental property including listing the property for sale, finding and vetting tenants, collecting rent, finding solutions to problems, and undertaking inspections. Managing a property is a full-time job and most investors don't have the spare hours in the day to be fielding calls about the broken tap, missed rent, or a tenant's issues. Hiring a property manager comes at a cost, but there are those out there who think that's a good tradeoff for the agro they take on.

How do I choose a property manager?

You can choose anyone you like, but there is an entire spectrum of property managers. Some are excellent and some are less scrupulous. That said, it's a good idea to pick someone you get along with or someone with whom you can communicate well. Here are a few questions you might want to ask your potential property manager when weeding the bad from the good: What’s your process for finding a tenant when it comes to settlement? How often will you contact me with updates and maintenance reports? Do I, as the investor, get the final say on the tenant? Also, don’t forget the finicky details of: How much do you get paid? Should I get landlord insurance? Do you have your own contractors?

Reviews

8 min read10 Jun 2024

Top 6 property managers in Christchurch – An honest review

In this article, you’ll learn our top picks for property managers in Christchurch, along with some unique points about them.

Author: Tom Greene

Business Development Manager with 5 years Property Management industry experience. Property Investor in Christchurch

Reviewed by: Leah McDonald

Business Development Manager & Opes Liaison with over 7 years of experience in Real Estate/Property Management in Auckland.

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A property manager takes on the day-to-day responsibility of managing your rental property.

This includes finding and vetting tenants, collecting rent, and doing inspections.

Hiring a property manager comes at a cost, but I think it's worth it. (Of course I’d say that … I’m a property manager!)

In this article, you'll learn my top 6 property managers' picks (in no particular order), along with unique points about them.

#1 – Opes Property Management

Yes, that's us – but hear us out.

Many investors come to us 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 out 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 TradeMe 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.

Cost: 7.99% + GST. Tenant sourcing fee of 1 weeks' rent + GST

#2 – Iron Bridge

Iron Bridge is a family-owned business, managing properties in Christchurch, Wellington, and Auckland for 21 years. The managing director is Pam Marshall.

I tend to recommend Monique Inglis – the dedicated Business Development Manager. She worked with many of our investors, and is excellent to deal with.

She understands the property investment process. And I’ve seen her handle issues like making sure the developer fixes issues within the 12-month defect warranty period.

Monique is the person that gets everything up and running. Once you're all set up, she'll pass you over to one of her colleagues.

Iron Bridge has lots of glowing Google reviews and a 4.7 star rating.

Here is Pam's advice for landlords:

“Becoming a successful landlord starts with the tenant selection – we recommend taking your time through the tenant screening process to ensure you secure a quality tenant, thus increasing the probability of a positive tenancy”

#3 – Quinovic

Quinovic is one of the longest-standing property management companies in the country. They started back in 1988.

Quinovic has 35 offices across the country, most of which are in the North Island. Only Nelson/Tasman and Christchurch are covered in the South Island.

In Christchurch, Quinovic has two separate offices: one in Merivale, the other in Riccarton.

Tessa Keeling has owned the Riccarton office since 2006, and she's made the list because I've worked with her for many years.

Tessa says her small team of 6 manages "all sorts" of properties. This includes apartments, townhouses, standalones, units and lifestyle blocks.

Here's Tessa's advice for landlords:

"Engage a property manager before you purchase. That way they can provide rental appraisals and advice. This ensures you find a great investment property in a great area that will attract a great tenant."

Cost: 8.5% + GST. $45 per quaterly inspection.

#4 – Max Property

Rachel Hurford started Max Property Management in 2010.

She and her husband, Andy, remain directors of the small team in Christchurch. They now work alongside the general manager and director, Michelle Bayliss.

Max Property tends to deal with townhouses and apartments across Christchurch. 70% of their properties are New Builds.

Here at Opes my team rate these guys and insisted they be on the list.

On top of that, the company has a good reputation online. They get 4.6 stars on Google reviews.

In 2024, the team introduced a rental guarantee across their entire portfolio. Rachel says this is because their rent arrears are super low. They have confidence their tenanting process will keep this up through 2025.

That often means that if a tenant doesn’t pay on time, Max Property will.

Rachel's advice for landlords:

"Choosing the right property manager is key to the success of your investment. Be sure to do your due diligence and ask lots of questions. Don't use the first rental appraisal provided; get at least two rental appraisals before you choose a property manager."

Cost: 8% + GST. There is no commission on maintenance or a charge for tenancy renewals.

#5 – Xclusive property management

Next on the list is Carol Champ. She's the owner of her property management business, Xclusive Property Management.

Xclusive's small team of 8 property managers oversee 650 investment properties. They specialise in New Builds in Christchurch, Selwyn and Waimakariri districts.

The majority of their portfolio consists of standalone family homes. But around 20-30% of their properties are townhouses.

All Xclusive property managers have their Property Management Certification. They are also individually accredited with the Real Estate Industry of NZ (REINZ).

Carol says the reason for these formal accreditations is to make her company stand out. This is so investors can feel reassured their investments are in good hands.

Carol's advice for landlords:

"If you're a private landlord:

1. Treat your investment as a business

2. Tenant Selection – do not let your heart decide on tenants. Do strict background enquiries and reference checking

3. Have a basic knowledge of the Residential Tenancies Act

If you want to use a Property Manager:

1. Do your due diligence on who you are handing your investment to

2. Check services offered"

Cost: Fees vary depending location, number of properties in portfolio, and number of bedrooms.

#6 – A1 Property Managers

Next on the list is Hamish Wilson, owner of A1 Property Managers.

When you meet Hamish the first thing you'll notice is that he's an exceptionally nice guy. On top of being a property manager, he's an ex-policeman, and a builder too.

A1 started in 1999, and in the 20-something years since it now manages 1600+ properties.

A1 manages properties throughout Canterbury. The main office is in Fendalton, with an office in Rolleston. The latter specifically servicing the Selwyn area.

Unlike other full-service companies, A1 focuses on solely on property management. There are no add-ons … and they aren't out there selling and buying residential homes.

Also, because Hamish owns the business, he has a stake in delivering really good service. This can work in the property investor's favour.

A1 manages a range of properties, from boarding houses to New Builds. It also manages higher-end executive properties throughout Canterbury.

Hamish's advice for landlords:

"Surround yourself with experts. Create a network of trusted experts and leverage off their knowledge to guide your journey. It's hard to keep abreast of every market, so tap into those that are fully immersed in it. Naturally, I am going to say a good property management company is pivotal to that equation."

Cost: 7.95% + GST with some additional costs. 9.99% for an all inclusive rate.

Which property management company is right for me?

The right property management firm for you will be partly based on your property.

But it will also be someone you think will best fit "personality-wise".

Why? Well, a property manager will likely be someone you, as an investor, will have a relationship with for many years. So the chemistry and the communication have to be right.

Ideally, it's not just someone who can do the job well – you want someone you can work well with too.

Tom Greene

Business Development Manager with 5 years Property Management industry experience. Property Investor in Christchurch

Tom Greene is the Business Development Manager at Opes Property Management in Christchurch with over five years of industry experience and is also an experienced property investor. Tom provides tenancy guidance and insight to those both starting and continuing their investment journey.

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Top 6 property managers in Christchurch – An honest review

#1 – Opes Property Management

#2 – Iron Bridge

#3 – Quinovic

More from Opes:

#4 – Max Property

#5 – Xclusive property management

#6 – A1 Property Managers

Which property management company is right for me?

Property managers - everything you need to know

Who are the top 10 property management companies in New Zealand?

Do I really need to use a property manager?

Top 10 mortgage brokers in New Zealand

Top 5 property investment companies in NZ

Staircase – Are they any good? An honest review

Who are the top 4 property accountants in New Zealand?

Tuakiri – Do they build good investment properties? An honest review

#1 – Opes Property Management

#2 – Iron Bridge

#3 – Quinovic

More from Opes:

#4 – Max Property

#5 – Xclusive property management

#6 – A1 Property Managers

Which property management company is right for me?

Property managers - everything you need to know

Who are the top 10 property management companies in New Zealand?

Do I really need to use a property manager?

Top 10 mortgage brokers in New Zealand

Top 5 property investment companies in NZ

Staircase – Are they any good? An honest review

Who are the top 4 property accountants in New Zealand?

Tuakiri – Do they build good investment properties? An honest review