Property Managers in Dunedin

What Dunedin property management actually costs

Dunedin rents typically run $400-500/week. At 8-10% management fee that is $32-50/week, $1,660-2,600 a year. But Dunedin's student market means higher tenancy turnover, which pushes letting fees (typically 1-2 weeks rent, $400-1,000 per change) into a meaningful annual cost. Properties near the university in North Dunedin can have multiple tenant changes a year. The real annual cost of professional management on a Dunedin student property regularly exceeds $4,000 before maintenance.

Five questions to ask before you sign

1. How do you handle student lease renewals? Student tenancies often run July to November with long vacancy gaps. Ask how they manage the transition period and what vacancy rates look like in practice.
2. What is your letting fee, and is it charged every tenancy change? In a property with high turnover, letting fees are your biggest variable cost. Get the exact fee and confirm when it is charged.
3. How do you handle bond claims at the end of a student tenancy? Student properties can accumulate wear quickly. Ask about their inspection and bond claim process.
4. Do you add a markup to maintenance invoices? Ask directly, and ask for prior approval on jobs over $300.
5. What are the notice periods? Read the agreement. Some Dunedin managers have minimum initial terms or long exit notice periods.

How to switch property managers in Dunedin

Serve written notice per your agreement. Notify the tenant under s.47 RTA. Bond stays at Tenancy Services. Request the full tenant file including the inspection history and bond lodgement details. If the property is a student flat with a fixed-term tenancy, time your transition to align with the lease end date where possible.

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