Why I Self-Manage My NZ Rentals, and How to Compare the Options

I own four apartments in Auckland CBD and have managed their tenancies myself. The three-bedroom apartment was once our home, then I rented rooms separately for a period. That arrangement brought more turnover and coordination than I wanted. A building closure for recladding also affected the options available at the time. When it reopened, I chose whole-home tenancies because that suited my priorities.

During the first COVID lockdown, I reduced rent for tenants who had lost income. Later, some former tenants introduced people who rented from me. These are events from my own properties. They do not show that self-management causes lower vacancy, longer tenancies, better tenants or better financial results. Tenant selection and rent decisions need to be based on relevant evidence and the requirements that apply to each tenancy.

Why I chose to self-manage

I value direct involvement in decisions and was willing to take responsibility for tenant communication, records, inspections, repairs and follow-up. I also had local trade contacts and could attend when needed. Those circumstances influenced my choice. They may not match yours.

I compared management costs when I made that decision, but I do not have a current, like-for-like written fee schedule for the services I considered. I am not presenting an old estimate as a typical or current annual cost. Ask for the management fee basis, GST treatment, letting and renewal charges, inspection costs, advertising, maintenance coordination and exit terms in writing.

Compare the work as well as the price

A property manager may provide tenant communication, application processing, rent monitoring, inspection visits, repair coordination, local attendance and reporting. The actual scope depends on the agreement and provider. Ask who performs each task, what is included, what costs extra, how urgent work is handled and which decisions need your approval.

Self-management can give you direct control, but you take on the administration and must arrange any physical work or local help you need. Include your time, travel, emergency cover and paid assistance in the comparison. Use the same property, period, rent assumptions and vacancy history for each option.

Where software can help

Software can organise tenancy records, rent information, reminders and documents. RentManager supports landlord workflows, with inclusions that vary by plan. It does not attend inspections, show a home, respond physically to an emergency or take over your responsibilities. Tenants may pay through their bank; supported CSV imports or eligible Xero connections can help reconcile records. Review unmatched transactions and notices before acting.

My routine workload can be light during a quiet week. That is a personal observation, not a promise about the time any landlord will need. A tenancy change, repair, compliance issue or dispute can take substantially more time. Do not compare a quiet week with the full service in a property manager's agreement.

When a property manager may be a better fit

Professional management may suit you if you want another person to handle tenant contact, local visits, viewings, contractor coordination or work while you are away. It may also fit a portfolio or personal situation that leaves you without enough time or local support. The contract defines the service; the fee alone does not tell you how responsive or suitable a provider will be.

Compare current written quotes with the work you would take on yourself, including in-person visits. Then use the cost comparison with your own time, vacancy and paid-help assumptions. Read the property management cost guide and check the current RentManager plans. Contact us if you want a person to help identify which workflow or plan to review.