How do you choose the best property manager in Christchurch?
Choosing the best property manager in Christchurch is not simply about finding the company with the lowest management fee.
A good property manager is responsible for protecting a valuable asset, securing reliable tenants, managing rent and arrears, coordinating maintenance, monitoring the condition of the property and helping the landlord meet their responsibilities throughout the tenancy.
For Christchurch landlords, there are several important things worth comparing before making a decision.
1. Who will actually manage your property?
Ask whether you will have a dedicated Property Manager or whether your property will move between different members of a large team.
Continuity can make a significant difference. A Property Manager who knows the property, the landlord and the tenancy history is often able to identify issues earlier and make better informed decisions.
At Xclusive Property Management, each property is allocated to a Property Manager who takes responsibility for its ongoing management.
2. What qualifications and industry experience does the team have?
Property management involves much more than collecting rent.
A Property Manager may need to deal with tenancy legislation, inspections, maintenance, disputes, arrears, insurance requirements and Tribunal matters.
Landlords should ask what qualifications their Property Manager holds and what professional standards the company follows. Xclusive Property Management is REINZ accredited and our Property Managers hold recognised property management qualifications.
3. How are tenants selected?
Finding a tenant quickly is important, but finding the right tenant is even more important.
Ask how applications are assessed, who conducts viewings and reference checks, and how the landlord is involved in the final decision.
At Xclusive, letting and tenant selection are handled by a separate qualified Property Manager who specialises in this part of the process. The managing Property Manager also reviews the application before the owner’s approval is obtained.
4. How does the company handle maintenance?
Maintenance is one of the areas where management companies can differ considerably.
Ask whether contractors’ invoices are marked up or whether additional arranging fees are added.
At Xclusive, we do not add a percentage mark-up to trade invoices and do not charge a separate maintenance arranging fee.
5. What happens when something goes wrong?
Every tenancy is straightforward when everything is going well.
The real test of a property management company is how it handles problems.
Ask about rent arrears, property damage, disputes, Tribunal applications and difficult tenancy situations.
A good Property Manager should have clear systems in place rather than reacting only once a problem becomes serious.
6. How well does the company know your area?
Christchurch is not one single rental market. Tenant demand, property type and achievable rent can differ significantly between Christchurch suburbs and surrounding areas such as Rolleston, Lincoln, Rangiora and other parts of Selwyn and Waimakariri.
Working with a company that regularly manages properties in these areas can provide useful local knowledge when setting rent, marketing a property and assessing tenant demand.
7. Compare value, not simply the percentage
Property management fees are important, but the cheapest service is not automatically the least expensive option.
A slightly lower fee can quickly become irrelevant if poor tenant selection, long vacancies, weak inspections or inadequate maintenance oversight cost the landlord significantly more.
Ask exactly what is included in the fee and what is charged separately.
The right property manager should make ownership easier
A good property management relationship should give a landlord confidence that their property is being monitored, their tenant is being managed fairly and professionally, and issues are being dealt with before they become unnecessarily complicated.
Xclusive Property Management specialises in residential property management across Christchurch, Selwyn and Waimakariri.
If you are comparing Christchurch property management companies, we are happy to explain how our service works so you can decide whether Xclusive is the right fit for your investment.
Frequently Asked Questions
Who is the best property manager in Christchurch?
There is no single company that will be the best choice for every landlord. Compare qualifications, experience, tenant selection, maintenance practices, communication, local knowledge and what is included in the management fee.
Should I choose the cheapest property manager?
Not necessarily. The overall quality of management and the costs that are included or excluded can be more important than a small difference in the management percentage.
Can I meet the Property Manager before appointing a company?
Yes. It is sensible to speak directly with the company and understand who will be responsible for managing your property before making your decision.