Property Managers in Christchurch

What Christchurch property management actually costs

On a $500/week Christchurch rental at 8%, management fees come to $40/week, around $2,080 a year. Add a letting fee of $500-1,000 when tenants change, inspection fees, and maintenance markups - the real annual cost lands at $3,000-4,500 per property. Rolleston and Halswell properties in newer subdivisions tend to have lower maintenance but still carry all the ongoing management costs.

Five questions to ask before you sign

1. Do you specialise in the suburb my property is in? Rolleston and Halswell are growing fast but their rental market is quite different from inner-city Christchurch. Ask specifically whether they manage properties in your area and how many.
2. What is your average vacancy period? Days between tenancies directly costs you rent. Ask for the actual average from the last 12 months, not an estimate.
3. How do you handle maintenance markups? Ask directly: do you add a percentage to tradie invoices? If yes, ask what percentage, and ask for prior approval on jobs over $300.
4. What notice do you require to terminate the agreement? 30-90 days is typical. Check whether there is a minimum initial term.
5. How many properties does each manager carry? A portfolio of over 120 per manager means you may be a lower priority when problems arise.

How to switch property managers in Christchurch

Serve written notice as per your contract (typically 30-90 days). Your new manager or you directly must notify the tenant in writing of the new contact details and payment instructions under s.47 RTA. Bond held by Tenancy Services stays with the tenancy. Request the full tenant file from the outgoing manager, including the application, references, inspection reports, and maintenance history.

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