Ngā Kaitiaki Rawa i Tauranga

What Tauranga property management actually costs

Tauranga rents in Papamoa and Mount Maunganui average $550-650/week. At 8% management fee that is $44-52/week, $2,300-2,700 a year. The letting fee in Tauranga is typically 1-2 weeks rent, so $550-1,300 per tenant change. Add inspections and maintenance markups and a two-property Tauranga portfolio costs $7,000-10,000 a year in management before a single repair. Tauranga's coastal property prices mean the stakes are high to get it right.

Five questions to ask before you sign

1. Do you manage properties in my specific area? Papamoa, Mount Maunganui, and central Tauranga are quite different markets. Confirm the manager has direct experience in your location.
2. What is your letting fee and what does it cover? Some Tauranga managers charge 1 week rent, some charge 2. On a $600/week property that difference is $600 per tenant change. Get it in writing.
3. How do you screen tenants? Ask specifically: credit check, tenancy tribunal history, income verification, reference calls. Tenant quality is the single biggest variable in whether a property runs smoothly.
4. What is your maintenance coordination process? Ask whether they add a markup to tradie invoices and whether you can approve jobs over a set threshold before they proceed.
5. What are the notice periods and any fixed initial term? Read the contract before signing. 90-day exit clauses are not uncommon in Tauranga management agreements.

How to switch property managers in Tauranga

Serve written notice per your contract. Notify the tenant in writing of new contact details and where to pay rent (s.47 RTA). Bond stays at Tenancy Services. Request the full tenant file from the outgoing manager. The handover itself is usually smooth once notice is properly served.

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