Built in New Zealand for New Zealand landlords
Property management software for NZ landlords
Without the management fee.
Your tenancy, managed. We set up rent tracking, compliance, bond and IR3R tax from your agreement, then keep it all running. From NZ$9/month.
Try the extraction before you sign up. No email required.
- 30-day free trial
- No credit card
- Cancel any time
- Core application data in Auckland
Managing properties for clients? RentManager for Property Managers Find a property manager
Choose your starting point
RentManager meets landlords where they are
Switching from another system, checking a tenant, or giving tenants a better day-to-day experience? Start with the path that fits.
Move from another system
Bring your properties and tenancies across from a property manager or another platform.
See the switching pathTenant credit checks
Consent-first Centrix checks with the subject's own email, clear terms, and a one-off $20 NZD payment.
Start a tenant checkGive tenants their own portal
Maintenance requests, inspection records, tenancy information, and a clearer compliance trail for everyone.
See the tenant portalLooking for a place?
Post a shareable wanted ad, keep your tenancy details together, and use tenant tools even if your landlord is not with RentManager.
Explore renter tools and adsStart managing directly
Set up your own rental management workspace with a 30-day Standard trial and no card required.
Start freeCheck your rent in seconds
Type your address and see an indicative weekly rent range, plus what's nearby.
Who you are dealing with
- Listed by Tenancy Services Named by MBIE as a bond service provider integrated with the electronic bond service.
- Hosted in Auckland Core application records are stored in AWS Auckland. See Data and security for provider processing details.
- Privacy Act 2020 Tenant personal information is handled under New Zealand privacy law.
- A registered NZ company RentManager NZ Limited, NZBN 9429053511362. A real company you can look up.
Start with the tenancy agreement you already have
Upload a signed agreement and review the proposed tenancy details. Then add or import records the document does not cover.
- 1
Upload your existing agreement
For a readable document, RentManager can propose the parties, rent, payment day, term and bond details. Check each value against the signed source.
- 2
Review and complete your records
Confirm the proposed terms, correct extraction mistakes, and add details missing from the agreement before you continue.
- 3
Track the tenancy as it runs
Record or import rent payments, review matches and exceptions, and use reminders and reports to support your own management. Rent history can be imported separately from a bank CSV; check its preview, duplicates and opening balance.
Everything you need to manage your rentals
One place for the money, the compliance, and the paperwork.
Bank Sync
Import transactions from NZ banks via CSV, with automatic matching. Supported Xero bank feeds are available on Standard and higher plans. Direct Open Banking (CDR) is not available yet.
Rent Matching
Automatically match payments to tenancies. Learns from your corrections.
Expense Tracking
Categorise expenses ready for your IRD tax return. Syncs to Xero.
Bond Lodgement
Lodge, top up, and refund bonds via MBIE's electronic bond service - v3 API compliant.
Listed by Tenancy ServicesE-Signatures
Send documents for digital signing. Tamper-proof and legally binding.
Letters & Notices
Rent increases, overdue demands, breach notices - all RTA 2024 compliant.
Healthy Homes
Track compliance status for each standard. Set deadlines and reminders.
Tribunal Reports
Prepare a reviewable Tribunal draft with a rent summary and selected evidence.
Tenant Screening
Tenant background checks, optional driver-licence identity verification, references, and income proof - built into your application portal.
Inspections
Reusable checklists per property. Photo capture, condition tracking, email reports.
Maintenance
Log requests, assign tradies, track costs, and notify tenants.
Overdue Alerts
Automatic reminders at day 3, 7, and 14. Dismisses when rent arrives.
Xero Integration
Rent payments and expenses sync automatically to Xero. No manual entry.
Document Storage
Upload and organise documents per property or tenancy. Stored in NZ.
Market Rent
See how your rent compares to MBIE median data for your suburb.
Compare property management with self-management
A property manager can take on tenant communication, inspections, and in-person work. RentManager provides software for tenancy records and recurring administration, from NZ$9 to NZ$29 per month for 1 to 10 dwelling slots. Use the estimate below with your own fees, time, and service costs. The two options do different work.
Compare property-management service or software costs
Use your written quote or current software price. Service, event, setup, owner-time and vacancy assumptions are shown separately.
Presets use published price schedules and illustrative event assumptions. Check the provider's current quote before deciding.
Example before changes: one property, $600 weekly rent, 52 weeks collected, 8.5% management fee plus GST, no extra fees, $108 annual RentManager subscription, and no owner-time, paid-help or vacancy adjustment.
Estimated recurring property-manager cost per year
$3,049.80
Estimated property-manager cost in year one
$3,049.80
Estimated self-management cost per year
$108.00
Ongoing difference per year (manager less self-management)
$2,941.80
Year-one difference (manager less self-management)
$2,941.80
A positive difference means the first option costs more than the second on the inputs shown. A negative result means the second option costs more.
Estimate only. Choose the fee basis and GST treatment stated in your written quote. The model includes only the charges and costs entered, counts onboarding in year one, and keeps ongoing and first-year totals separate. Vacancy defaults to the same in both service options; enter a difference only when you have a basis for it. This is not a service-equivalence or tax calculation. Check your agreement and consider whether the work, distance and time suit you.
Simple pricing. No surprises.
A fraction of property management fees. Fixed monthly price - not per-property. All prices NZD incl. GST.
Starter
$9 /month
1 property
Tools for self-managing your first rental property, including an income and expense summary to help prepare IR3R figures.
- CSV bank import and supported Xero feeds; direct Open Banking is not available yet
- Automatic rent matching
- MBIE bond lodgement (v3)
- RTA-compliant notices
- E-signatures
- Inspections, maintenance & tribunal
- Accounting exports (Xero, MYOB)
No credit card required
Standard
$19 /month
Up to 5 properties
Financial tools for managing multiple rental properties.
- Everything in Starter, plus:
- Xero integration
- P&L reports + IR3R tax summary
- Team access (accountant)
- Tax summaries & market rent data
- Custom subdomain
No credit card required
Standard+
$29 /month
Up to 10 properties
Your brand, your domain - run your own property management business.
- Everything in Standard, plus:
- Custom domain
- Priority support
No credit card required
Every new account starts with 30 days of Standard - free, no credit card required.
Refer a landlord: when they subscribe to Standard or above, you both get a free month. Learn more
Questions landlords ask us
Straight answers. If yours is not here, ask us directly.
What is RentManager?
RentManager is property management software for landlords who manage their own rentals. It tracks rent and arrears against your bank statements, lodges and refunds bonds, produces compliant notices, schedules inspections and compliance deadlines, stores your documents, and exports the figures your accountant needs at the end of the year.
Who is it for?
Self-managing landlords with roughly one to ten rental properties, and small property managers. If you currently run your rentals on a spreadsheet, your bank app, and a folder of PDFs, that is exactly the situation it replaces.
What does it cost?
Plans start at NZ$9 a month for one dwelling, NZ$19 a month for up to 5 dwellings, and NZ$29 a month for up to 10 dwellings. These fixed monthly prices include GST and are not a percentage of rent. Annual billing is paid once per year: NZ$90 for Starter, NZ$190 for Standard, and NZ$290 for Standard+. Every new account starts with 30 days of Standard free, no credit card required, and you can cancel at any time.
How long does it take to set up?
There is no fixed setup time. It depends on the agreement and records you need to add or check. You can upload a signed agreement to create a draft, review what RentManager read, and correct it before continuing. Rent history is imported separately from a bank CSV with a preview and duplicate checks, so review the opening balance before relying on arrears figures.
Does it keep me compliant with New Zealand tenancy law?
Notice periods and deadlines are calculated against the Residential Tenancies Act 1986 as amended by the Residential Tenancies Amendment Act 2024, including the 60-day rent increase notice, the 90-day and 42-day periodic termination notices, and the inspection rules. Working-day calculations account for New Zealand public holidays. RentManager gives you compliant documents and dates; it is software, not legal advice.
Can I lodge a bond through RentManager?
Yes. RentManager connects to MBIE's electronic bond service, so you can lodge a new bond, top it up after a rent increase, and start a refund without leaving the app or filling in a paper form. RentManager is named by Tenancy Services as a bond service provider integrated with that service.
Can my accountant get what they need out of it?
Yes. RentManager provides an income and expense summary to help prepare IR3R figures, plus specific CSV and PDF exports for supported records. Review categories and source records with your accountant. You can sync supported data to Xero, or give your accountant read-only access.
Do I still need a property manager?
That is your call, and it depends on how much you want to be involved. What RentManager removes is the argument that you need one just to stay organised and compliant: the rent tracking, the notices, the bond, the inspection schedule and the tax paperwork are handled. A property manager typically charges 7 to 10 percent of rent, which is $1,500 to $2,600 a year on a $500-a-week rental.
Looking for something more specific? Read the full FAQ
Take your rentals off the spreadsheet
Set up from your existing tenancy agreement and see your first rent match this week.
30 days free. No credit card. Cancel any time.