Reviews
8 min read
A property manager takes on the day-to-day responsibility of managing your rental property.
This includes finding and vetting tenants, collecting rent, and doing inspections.
Hiring a property manager comes at a cost, but I think it's worth it. (Of course I’d say that … I’m a property manager!)
In this article, you'll learn my top 6 property managers' picks (in no particular order), along with unique points about them.
Yes, that's us – but hear us out.
Many investors come to us saying, "I wish I had known about Opes Property Management sooner."
So, rather than burying ourselves on this list, we want you to know we're an option.
Opes Property Management specialises in renting out New Build properties.
We particularly specialise in townhouses and developments where multiple homes settle at once. This can be a bit tougher than renting out a single property. So, this is where our experience makes the difference.
We often have close relationships with developers. That means we can often get early access to properties so they get on to TradeMe faster.
That's because we talk to the developers while the properties are being built.
Other property management companies will often work with existing properties. This isn't a bad thing. But they won't have the same expertise in dealing with the quirks that come with New Builds.
Of course, if you prefer another company, here are our other recommendations.
Cost: 7.99% + GST. Tenant sourcing fee of 1 weeks' rent + GST
Iron Bridge is a family-owned business, managing properties in Christchurch, Wellington, and Auckland for 21 years. The managing director is Pam Marshall.
I tend to recommend Monique Inglis – the dedicated Business Development Manager. She worked with many of our investors, and is excellent to deal with.
She understands the property investment process. And I’ve seen her handle issues like making sure the developer fixes issues within the 12-month defect warranty period.
Monique is the person that gets everything up and running. Once you're all set up, she'll pass you over to one of her colleagues.
Iron Bridge has lots of glowing Google reviews and a 4.7 star rating.
Here is Pam's advice for landlords:
“Becoming a successful landlord starts with the tenant selection – we recommend taking your time through the tenant screening process to ensure you secure a quality tenant, thus increasing the probability of a positive tenancy”
Quinovic is one of the longest-standing property management companies in the country. They started back in 1988.
Quinovic has 35 offices across the country, most of which are in the North Island. Only Nelson/Tasman and Christchurch are covered in the South Island.
In Christchurch, Quinovic has two separate offices: one in Merivale, the other in Riccarton.
Tessa Keeling has owned the Riccarton office since 2006, and she's made the list because I've worked with her for many years.
Tessa says her small team of 6 manages "all sorts" of properties. This includes apartments, townhouses, standalones, units and lifestyle blocks.
Here's Tessa's advice for landlords:
"Engage a property manager before you purchase. That way they can provide rental appraisals and advice. This ensures you find a great investment property in a great area that will attract a great tenant."
Cost: 8.5% + GST. $45 per quaterly inspection.
Ashleigh Clutterbuck is the managing director of The Hancock Group – a full-service agency that sells and rents our property.
She’s been a property manager for over 10 years and has built a reputation as a standout performer.
The Hancock Group is based in Canterbury. The team manages properties throughout the region, stretching from Amberley to Darfield.
And they say they have a hands-on, proactive approach.
Ashleigh says her team works best with property owners who value their investment and their tenants ... who believe good property management is about more than just collecting rent.
As a property manager, Ashleigh has stood out to Opes for a long time.
Our managing director Andrew Nicol says: “From my experience she is a breath of fresh air in the property management industry. She’s a good communicator and works proactively for both her landlords and her tenants.”
Cost: 7.5% – 10.5% + GST, depending on the package you choose.
Next on the list is Carol Champ. She's the owner of her property management business, Xclusive Property Management.
Xclusive's small team of 8 property managers oversee 650 investment properties. They specialise in New Builds in Christchurch, Selwyn and Waimakariri districts.
The majority of their portfolio consists of standalone family homes. But around 20-30% of their properties are townhouses.
All Xclusive property managers have their Property Management Certification. They are also individually accredited with the Real Estate Industry of NZ (REINZ).
Carol says the reason for these formal accreditations is to make her company stand out. This is so investors can feel reassured their investments are in good hands.
Carol's advice for landlords:
"If you're a private landlord:
1. Treat your investment as a business
2. Tenant Selection – do not let your heart decide on tenants. Do strict background enquiries and reference checking
3. Have a basic knowledge of the Residential Tenancies Act
If you want to use a Property Manager:
1. Do your due diligence on who you are handing your investment to
2. Check services offered"
Cost: Fees vary depending location, number of properties in portfolio, and number of bedrooms.
Max Property Management was founded in 2010 by Rachel Hurford. She, and her husband, Andy remain directors of the small team in Christchurch. They now work alongside the general manager and director, Michelle Bayliss.
Max Property tends to deal with townhouses and apartments across Christchurch. 70% of their properties are New Builds.
Here at Opes my team rate these guys and insisted they be on the list.
On top of that, the company has a good reputation online. They get 4.7 stars on Google reviews.
In 2024, the team introduced a rental guarantee across their entire portfolio. Rachel says this is because their rent arrears are super low and they have confidence their tenanting process will keep this up through 2025.
Max’s property managers are hands-on. They aren’t afraid to change smoke detectors, tighten door handles or change shower hoses. This results in fewer work invoices being sent to landlords.
Max Property’s management fee is 8% + GST. In addition to the no-strings attached rental guarantee, there is no commission on maintenance or a charge for tenancy renewals.
Rachel’s advice for landlords:
“Choosing the right property manager is key to the success of your investment. Be sure to do your due diligence and ask lots of questions. Don’t use the first rental appraisal provided; get at least two rental appraisals before you choose a property manager.”
The right property management firm for you will be partly based on your property.
But it will also be someone you think will best fit "personality-wise".
Why? Well, a property manager will likely be someone you, as an investor, will have a relationship with for many years. So the chemistry and the communication have to be right.
Ideally, it's not just someone who can do the job well – you want someone you can work well with too.
Business Development Manager with 5 years Property Management industry experience. Property Investor in Christchurch
Tom Greene is the Business Development Manager at Opes Property Management in Christchurch with over five years of industry experience and is also an experienced property investor. Tom provides tenancy guidance and insight to those both starting and continuing their investment journey.
