Frequently Asked Questions

Our team offers property management across the Wellington region which includes Wellington City, Northern & Western suburbs, Lower Hutt, Upper Hutt, Hutt Valley, and Porirua.

Our reach across the region ensures your Wellington property gets the care and attention it deserves, backed by our team of experienced property managers.

No, we don’t offer a letting-only service.

Finding the right tenant is such an important first step that we believe it works best as part of our full property management. This way, we can ensure the ongoing care of your property and a smooth experience for both you and your tenants.

You’ll be paired with a dedicated property manager who aligns with your style, understands your goals, and keeps you fully in the loop every step of the way

Our core focus is long-term residential property management, so we generally don’t recommend letting homes fully furnished. Most quality long-term tenants already have their own furniture and prefer unfurnished homes. Fully furnished properties often attract shorter-term renters, which isn’t our primary focus.

That said, some properties, like central city apartments, or markets do suit partial furnishing or providing whiteware (fridge/freezers, washing machines, or dryers). In these cases, we offer tailored advice. Just keep in mind that any item included in the tenancy, like an appliance, must be maintained or replaced by you if it breaks, which is why we usually suggest keeping things simple.

Our Wellington property management services are built around value and transparency. We offer two management fee packages that suit different needs so whatever your situation and requirements are, there will be one that will work for you.

For more information, get in touch today.

We have a dedicated letting team that focuses solely on finding and securing exceptional tenants, something many property managers don’t offer.

Marketing your property across the most active channels in the rental market, we carefully screen every applicant with thorough background, credit, affordability, and reference checks, backed by instinct and experience.

You’ll be involved at every step and have the final say, so you can feel completely confident in who moves into your property

Rent payments are made to landlords either monthly (on the 1st business day) or twice per month (on the 1st and 15th business day), along with a detailed financial report.

You can also access your monthly (and annual) rental statements and transactions at any time, through our secure online portal.

We complete a detailed ‘pre-move-in’ inspection prior to each new tenancy, where we take hundreds of photos to document your property in its ‘pre-tenancy condition’. Then, we conduct ongoing quarterly inspections throughout the tenancy, checking the condition of your property against the original pre move in inspection.

During each quarterly inspection your property manager will check the following key areas, and then provide you with a detailed inspection report, including photos:

• Tenant behaviour – is your tenant comfortable in the property, and living in a way that won’t negatively impact the condition or value of your property over time (other than normal wear and tear) (eg regular ventilating, keeping lawns/gardens tidy)
• Repairs and maintenance – is there any damage and/or repairs and how/when should these be addressed (eg leaky taps, loose fittings)
• Preventative maintenance – are there any aspects of the property that will require attention at some point, to be brought the owners attention (eg slippery pathways or decks, overgrown guttering)

If a property does not meet expected standards during an inspection, the tenant is informed immediately and a re-inspection is conducted after 28 days.

If the issues are not rectified at the re-inspection, formal measures are implemented by your property manager to ensure the areas of concern are addressed.

When renting out your property, some wear and tear is expected. Under the Residential Tenancies Act 1986, tenants are protected for fair wear and tear.

However, there is a distinction between wear and tear and damage. Where damage is identified, prompt and appropriate action is taken in line with legislation.

Our experienced property management team has a common sense, ‘no surprises’ approach to repairs and maintenance:

• We properly diagnose repairs, to determine whether it is the owner, or the tenant’s responsibility to pay to fix it, rather than just assuming it’s always the owner who should pay
• We discuss all non-urgent* repairs and maintenance requirements with you BEFORE we proceed with any work, to ensure you are comfortable with our recommended solution, timeframe and budget
• We do NOT deduct any funds from your account for repairs or maintenance without your prior knowledge or approval

Yes, we handle urgent repairs and maintenance 24/7 using a network of trusted local tradespeople, ensuring your tenants are safe and your property is protected.

All after hours repairs are triaged by our on call property managers to determine whether it needs to be addressed urgently, or can wait until the next business day, often saving on repair costs.

Yes. Our online portal offers real-time access to monthly and annual financial statements and transaction details so you are always up to date with the income and expenses relating to your property.

We believe in clear communication, full transparency, and empowering every property owner with the data they need to make informed decisions.

Our property management team are often out and about during the day, therefore we aim to get back to all our property owners within 24-48 hours, often responding same day or within the first 24 hours.

The only exception is weekends and public holidays, however we do have an after hours on-call service for urgent matters.

We offer a free rental appraisal to help you understand the current market rent for your property based on location, condition, and demand in your area.

Your property manager will review this every 12 months, up to 90 days prior to the renewal date of your current tenancy to ensure your property is achieving the maximum possible rental, whilst remaining competitive against the current market, to retain existing tenants.

Our recommended method for confirming your property’s healthy homes compliance is to arrange an independent healthy homes assessment. There are several providers who can offer this – feel free to ask us for a recommendation.

The assessors will check your home’s compliance in the following key areas. Where an exemption is applicable for your property, they will note this on your report:

1. Insulation to code is installed in ceilings and under floors, if accessible
2. Externally ducted, sufficient ventilation in kitchens and bathrooms
3. A fixed heating heating source is installed in the main living area, of a power rating that sufficiently heats the space, as per an accompanying heating calculation
4. The property is free of draughts of 3mm or more through windows, doors and fireplaces
5. Stormwater drainage and guttering is installed correctly, and free of any obstruction

For detailed information on the NZ healthy homes compliance standards, visit the tenancy website.

Landlord insurance protects rental property owners against risks associated with renting, including:

• Tenant damage
• Loss of rental income
• Legal liability

Standard household/homeowner insurance is designed for owner-occupied homes and typically excludes tenant-related damage and income loss.

Because landlord insurance offers broader protection, it is generally recommended for rental properties.

There are two different types of leases: fixed term and periodic.

Fixed Term Lease
The most secure option for both owners and tenants, as both parties are committed to a fixed period of time and can’t break the lease without incurring penalty charges. The usual fixed term offered is 12 months.

Periodic Lease
A periodic lease has no fixed term period. If a tenant wishes to move out, they must provide 21 days’ written notice to the landlord. This can leave landlords more exposed to vacancy periods, which is why we typically don’t recommend this option for new tenancies.

However, if an owner is considering selling or moving back into the property within 12 months and wants flexibility, a periodic tenancy may be more suitable. Under a periodic lease, the landlord must provide either 42 days’ notice (with a valid reason) or 90 days’ notice (with no reason required).

Once the Tenancy Agreement is offered and accepted, the tenant must pay one week’s rent in advance to secure the property.

A bond of four weeks’ rent is then required before keys are released. The bond is lodged with Tenancy Services, and a bond lodgement form is provided to the tenant.

If the tenant has a pet, you can request an optional additional 2 weeks rent as a pet bond as part of your tenancy agreement.

From 1 December 2025, new NZ tenancy laws made it easier for tenants to have pets while still protecting landlords.

Tenants must request consent to keep a pet, and landlords must respond within 21 days. Pets can only be refused on reasonable grounds (such as property suitability or body corporate bylaws).

Landlords can charge an additional pet bond of up to two weeks’ rent. Tenants are fully liable for any pet-related damage beyond fair wear and tear.

While pets do add additional risk, with careful tenant selection, suitability assessment, regular inspections and proactive management, those risks can be minimised.

We act quickly if rent falls into arrears. Our systems alert us right away, allowing us to contact the tenant promptly and work toward a resolution. If needed, we’ll take the appropriate steps under the Residential Tenancies Act, including representing you at the Tenancy Tribunal.

Throughout the process, we keep communication open and transparent, so you’re always informed. While it’s rare for our carefully selected tenants to miss payments, we’re well-prepared to handle any situation and protect your rental property and rental income.

Occasionally, cleaning or repair costs at the end of a tenancy may exceed the bond amount. In these situations:

• We request that the tenant pays the additional amount
• If they do not, we escalate the matter to mediation or the Tenancy Tribunal on the owner’s behalf

If matters cannot be resolved between the tenant and property manager, they may proceed to mediation and/or Tenancy Tribunal for formal resolution.

We have extensive experience representing owners at mediation and Tribunal hearings and follow tried-and-tested systems to achieve fair and timely outcomes.

At the end of a tenancy, we carry out a thorough final inspection to ensure the property is left clean, tidy, and damage-free. Our team carefully checks every detail against the pre-move in inspection, for any changes in condition that may affect your investment.

If cleaning or repairs are needed, we arrange them and deduct the costs from the tenant’s bond where appropriate. Your property manager takes care of the entire process, preparing the home for its next tenancy while minimising vacancy time and protecting your return.

The simplest time to switch management companies is mid-tenancy. We’ll liaise with your current property manager to ensure a smooth handover of the tenancy documentation, rental statements, inspection reports and keys. We do this with minimal disruption to you and your tenant.

If you choose to switch management at the end of a tenancy, we will provide expert feedback on your property condition, help with any maintenance work required, and advertise your property for a new tenant as swiftly as possible.

Find out more about how and when to switch here.

Absolutely, we have real estate agents that we work closely with as well as insurance brokers, lawyers, accountants and mortgage brokers.

Please feel free to ask us for a recommendation.

Absolutely. As Wellington’s trusted property management specialists, we help investors make smart, confident decisions when buying rental properties in our region. Our team provides rental appraisals, guidance on Healthy Homes compliance, and insight into the local market so you can identify the right opportunities and avoid costly mistakes.

With deep knowledge of both the local market and changing legislation, we’ll help you choose the best strategy to achieve strong returns, whether you’re purchasing your first investment or expanding your portfolio.

Note, we recommend also seeking professional financial advice before embarking on any property investment.

Our team offers rental properties across the Wellington region which includes Wellington City, Northern & Western suburbs, Lower Hutt, Upper Hutt, and Porirua.

Our reach across the region means that as a Manage My Rental tenant, you’ll get the care and attention you deserve, from our team of experienced property managers.

Our core focus is long-term housing, so we generally don’t offer short term tenancies or fully furnished homes.

That said, some properties, like central city apartments, do suit partial furnishing or providing whiteware (fridge/freezers, washing machines, or dryers) and in some rental markets a property owner may consider a shorter term tenant.

Feel free to get in touch to discuss your situation and we’ll try to help where we can.

There are two different types of leases: fixed term and periodic.

Fixed Term Lease
This is the most secure option for both owners and tenants, as both parties are committed to a fixed period of time and can’t break the lease without incurring penalty charges. The usual fixed term offered is 12 months.

Periodic Lease
A periodic lease has no fixed term period, so if you wish to move out, you only need to provide 21 days’ written notice to your property manager/landlord. However, this type of lease doesn’t offer you as much security, as the owner can request that you vacate the property at any point, as long as they provide either 42 days’ notice (with a valid reason) or 90 days’ notice (with no reason required).

For this reason we always recommend that new tenancies are offered as a fixed term 12 month lease, as this provides a good level of comfort and security for both owners and tenants. We review the lease every 12 months to make sure it’s still suitable for both parties situation.

Yes, we do. From 1 December 2025, new NZ tenancy laws made it easier for tenants to have pets while still protecting landlords.

Tenants must request consent to keep a pet, and landlords must respond within 21 days. Pets can only be refused on reasonable grounds (such as property suitability or body corporate bylaws).
Landlords can charge an additional pet bond of up to two weeks’ rent. Tenants are fully liable for any pet-related damage beyond fair wear and tear.

Whilst landlords are now legally required to consider pets, some may still have some trepidation, therefore if you have previous landlord references for your pet/s this can be a big help in putting owners minds at ease and having your application accepted over other pet owners.

Under the NZ Residential Tenancies Act, all rental properties in New Zealand must be healthy homes compliant to offer a legal tenancy, and we follow this rule strictly.

A copy of the healthy homes certification is attached to your tenancy agreement for your information. Feel free to ask your property manager if you have any questions regarding healthy homes compliance.

We will conduct quarterly inspections throughout your tenancy, checking the condition of the property against the original pre move in inspection that we complete prior to you moving in.

Our property managers aim to be as unobtrusive as possible when conducting inspections and will discuss any questions or concerns regarding the property with you in a timely, transparent and respectful manner.

Our online maintenance reporting system Tapi makes it easy for you to report and receive feedback from your property manager on any maintenance issues or questions about the property during your tenancy.

We also have user manuals available for thousands of appliances, that you can access whenever you need them.

Yes, we handle urgent repairs and maintenance 24/7 using a network of trusted local tradespeople, ensuring you are safe in the property.

All after hours repairs are triaged by our on call property managers to determine whether it needs to be addressed urgently, or can wait until the next business day or a later date.

If a property does not meet expected standards during an inspection, you will be informed immediately and a re-inspection is conducted after 28 days.

If the issues are not rectified at the re-inspection, formal measures are implemented by your property manager to ensure the areas of concern are addressed.

Under the Residential Tenancies Act 1986, tenants are protected for fair wear and tear and we expect to see some reasonable wear and tear at our properties. However, there is a distinction between wear and tear and damage. Where damage is identified, prompt and appropriate action is taken in line with legislation.

At the end of your tenancy, we carry out a thorough final inspection to ensure you have left the property in a reasonable clean and tidy condition, and that is is damage-free.

Our team carefully checks every detail against the pre-move in inspection, for any changes in condition that haven’t been noted or discussed during inspections.

If cleaning or repairs are needed, we arrange them and will deduct the costs from your bond where appropriate. Your property manager takes care of the entire process as swiftly as possible, to ensure a swift processing of your bond return.

Occasionally, cleaning or repair costs at the end of a tenancy may exceed the bond amount.

In these situations:

• We request that you, the tenant pays the additional amount
• If you do not, we promptly escalate the matter to mediation or the Tenancy Tribunal on the owner’s behalf. This formal action may have a negative impact on your future tenancy success, when prospective landlords seek references for properties you wish to rent in the future.

Once the Tenancy Agreement is offered and accepted, you must pay one week’s rent in advance to secure the property.

A bond of four weeks’ rent is then required before keys are released. The bond is lodged with Tenancy Services, and you’ll be provided with a bond lodgement receipt.

If you have a pet, an additional 2 weeks rent may be required as a pet bond as part of your tenancy agreement – due for payment at the same time as your four weeks bond.

We don’t recommend breaking a 12 month lease early, as this can be costly. If as a tenant, you do break your 12 month lease early, you are responsible for covering the property owner’s costs to re-tenant the property, so they are not financially penalised.

This includes:

• Paying advertising and letting fees to re-market the property
• Paying the full weekly rent until either a new tenant begins paying rent or the original fixed-term end date is reached

We understand that in some situations a break of lease cannot be avoided, so please discuss this with your property manager, and we’ll do our best to find a way forward that is fair and workable for all parties.