Choosing a Property Manager is a business decision.
Your rental property may be one of your largest financial assets, so it is worth looking beyond a company’s marketing material and asking some practical questions before signing a management agreement.
Here are ten questions Christchurch landlords should consider.
1. Who will personally manage my property?
Find out whether you will have a dedicated Property Manager and whether you can contact that person directly.
2. What qualifications does my Property Manager have?
Ask about formal property management qualifications, industry memberships and the experience of the person who will actually be responsible for your property.
3. How do you choose tenants?
Tenant selection is one of the most important parts of property management.
Ask who conducts viewings, checks applications and references, and who makes the final decision.
At Xclusive, we have a separate qualified Property Manager dedicated to letting, viewings and tenant selection.
4. How do you decide what rent to advertise?
A good rental appraisal should consider comparable properties, current competition, location, presentation and tenant demand.
Setting the rent too low may reduce the landlord’s return. Setting it too high can create unnecessary vacancy.
5. What happens if the tenant falls behind in rent?
Ask how quickly arrears are identified and what process the company follows.
Good property management requires consistent systems and prompt follow-up.
6. How are property inspections handled?
Find out how inspections are documented, what information is provided to the landlord and what happens when a maintenance or tenancy concern is identified.
7. Do you add a mark-up to maintenance invoices?
This is an important question because management companies structure maintenance charges differently.
Xclusive does not add a mark-up to contractor invoices and does not charge a separate fee simply for arranging routine maintenance.
8. What services are included in the management fee?
Ask about inspections, arrears management, maintenance coordination, tenancy documentation, Tribunal work, letting and other services.
Comparing percentages without comparing what is included can give a misleading picture.
9. How will you communicate with me?
Some landlords want regular involvement. Others prefer their Property Manager to handle most day-to-day decisions.
Discuss expectations at the beginning.
10. What happens if I want to change property managers later?
Understand the termination provisions in the management agreement before signing it.
Changing management companies should be manageable if circumstances change.
One final question
After asking all ten questions, ask yourself: Do I trust this company to make sensible decisions when I am not there?
That is ultimately what professional property management requires.
Xclusive Property Management manages residential rental properties throughout Christchurch, Selwyn and Waimakariri, with a focus on professional oversight, careful tenant selection and protecting the landlord’s investment.