How to Choose the Right Property Manager

Your property manager can make or break your investment.

Choosing the right property manager isn’t just about fees – it’s about results, experience, and trust. From protecting your income to minimising stress, a great property manager adds significant value to your investment journey and your stress levels.

Here’s What to Ask Before You Commit

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How many properties do they manage?

Too many properties per manager can lead to delays, oversight, and missed maintenance. Ask about their portfolio size - ideally, a manager should be responsible for no more than 150–180 properties to give your investment the attention it deserves.

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How do they deal with rent arrears?

Late rent is one of the biggest risks for landlords. A good agency will have clear, fast processes in place - and should be able to tell you their current arrears rate.

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What services are included in their fee?

Ask for a full breakdown of what’s included - and what’s not.

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How do they set your rental price?

Avoid anyone promising “top dollar” rent without evidence. Rent that’s too high can mean long vacancies. Ask how they assess the market - and whether they offer rental appraisals backed by data.

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How do they advertise your property?

Strong advertising = stronger tenants. Ask if they use professional photography, and where they list properties. Trade Me is essential.

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What do they outsource?

It’s normal to outsource specialist maintenance, but your property manager should handle inspections and viewings personally. That way, they know your property inside out.

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How do they communicate?

If you’ve ever felt ignored by a property manager, you’ll know how important this is. Ask how often you’ll hear from them, and how issues will be flagged.

Want a shortcut to answers? Book a Free Landlord Rental Property Health Check with Ray White Hamilton. We’ll review your property and management setup – no strings attached – and give you clear feedback on:

Choosing the right property manager is about care, communication, and performance. Let us show you what that really looks like.