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 $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?
Create a rental profile, browse people looking for a place, and explore tools for your tenancy.
Explore renter optionsStart 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.
Set up in an afternoon, not a weekend
You already have a tenancy agreement. That is all we need to get you running.
- 1
Upload your tenancy agreement
We read the parties, rent, payment day, term, and bond straight out of the agreement you already signed. Nothing to re-type.
- 2
Check what we built
Your rent schedule, bond record, notice dates and compliance deadlines come back filled in. You confirm them, and correct anything we read wrong.
- 3
Let it run
Rent is matched from your bank statements, arrears chase themselves, Healthy Homes and inspection dates arrive before they are due, and tax time is an export.
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 $9 to $29 per month for one to ten plan slots. Use the estimate below with your own fees, time, and service costs. The two options do different work.
Compare the yearly cost of a property manager and self-managing
Enter your fees and costs. The estimate adds GST to the management percentage and counts the annual RentManager plan for the number of properties entered.
Estimated property manager fees per year
$3,049.80
Estimated self-management costs per year
$108.00
Difference per year (manager less self-management)
$2,941.80
A positive difference means your entered self-management costs are lower after the vacancy adjustment. A negative result means the property manager estimate is lower.
Estimate only. The management percentage is applied to annual rent collected and GST is added. The estimate includes only the extra fees and self-management costs you enter. Vacancy defaults to the same in both options; enter more or fewer weeks only if you have a basis for the difference. It excludes repairs, tax effects, and services you have not entered. 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 $9 a month for one property, $19 a month for up to five, and $29 a month for up to ten. The price is fixed per month, not charged per property and not a percentage of rent. Every new account starts with 30 days of the Standard plan free, with no credit card required, and you can cancel at any time.
How long does it take to set up?
An afternoon for most landlords. You upload your existing tenancy agreement and RentManager reads the rent, dates, parties and bond out of it, so you are checking pre-filled details rather than typing them in. Past rent payments can be imported from a bank CSV so your arrears history is correct from day one.
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.
Where is my data stored?
In New Zealand. Your records and uploaded documents sit on infrastructure in Auckland, and tenant personal information is handled under the Privacy Act 2020. If you would rather not use a cloud service at all, RentManager also ships as a self-hosted app you run on your own Windows, Linux or macOS machine.
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.