2026 Aotearoa Renters' Survey: What Landlords Can Learn About Property Management

The short version: the 2026 Aotearoa Renters' Survey collected 3,310 renter responses. RNZ reports that about 500 respondents named their property manager. The provider figures describe survey respondents, not inspections of each home, proof of a standards breach, or a representative performance ranking of every agency.

I operate RentManager, software for landlords who choose to self-manage. My experience is personal, and this article is not an independent ranking of property managers. It uses the survey as a reason to ask questions about evidence, communication, costs and fit. See the survey organisers' page and the RNZ report.

What did the survey report?

ActionStation and Renters United report that 3,310 renters responded to their 2026 survey. RNZ says about 500 named the company managing their tenancy. Among those named-provider responses, reported mould, cold or draught experiences were 63.2% for Bayleys, 58.8% for Quinovic, 52.6% for Barfoot & Thompson, and about 50% to 54% for Crockers and LJ Hooker/Oxygen. The organisers also reported that 42.7% of respondents who said they had been told their home met Healthy Homes standards still reported mould, damp or draught issues.

These are reports of renter experience within a survey, not a physical inspection, a finding that a named property breached the standards, or evidence that the management company caused a particular condition. The named-company results are a smaller subset of the total responses. Use them as a prompt to check a manager's actual records and communication process, not as a definitive league table.

A Healthy Homes compliance statement is required information in a new, renewed or varied tenancy agreement. It describes the property's current compliance information; by itself it is not an independent inspection. See the official compliance statement guidance and landlord standards guide for required records and ongoing compliance.

Questions to ask when comparing a property manager

1. Who will manage the property day to day? Ask about their workload, cover during leave and how you reach them.
2. How are repair requests recorded and followed up? Ask how urgent requests are prioritised, what updates you receive and when your approval is needed.
3. What evidence supports compliance records? Ask which measurements, documents or professional assessments inform the Healthy Homes statement, who checks them and how later changes are recorded.
4. How can you review the service? Ask for a sample owner statement, inspection report and maintenance update. Public Tribunal decisions can provide context, but they do not by themselves give a complete measure of a provider's performance.
5. What is the full cost? Read the written agreement for management fees, GST, letting, inspection, renewal, advertising, maintenance coordination, setup and termination charges.

Tenancy Services' selection guide includes further questions about reporting, emergencies, vacancies and agreement terms.

Compare full-service management with self-management

There is no single fee or service package that represents every property manager. Ask for a current written quote and compare its management rate, fee basis, GST, letting events, inspections, renewals, onboarding, maintenance and other charges. Use the same rent, collection weeks and event assumptions for the alternative. Include your own time, travel, emergency availability and any paid visits or trade coordination if you self-manage.

The RentManager cost comparison lets you change these inputs and separates ongoing from first-year estimates. It does not estimate provider performance or assume that software replaces onsite work. My reasons for managing my own properties are one person's experience, not a promise of savings or better tenancy outcomes.

Self-management may suit an owner who has the time, local support and willingness to handle tenant communication and property visits. A property manager may suit someone who needs local coordination, after-hours support or delegated tenant contact. Some owners combine tenancy software with separately purchased letting, inspections or maintenance help.

What If You Decide to Self-Manage Instead?

If you choose to self-manage, rent tracking, maintenance follow-up, required visits and compliance records still need an owner. RentManager organises tenancy records and recurring administration, with features depending on plan. It does not inspect a home, coordinate onsite work by itself or take over the landlord's responsibilities. Read the self-management fit guide and how to get human product help before deciding whether to try it.