Top 5 property managers in Christchurch – An honest review

Go on any property manager’s website and they’ll all say the same thing: “We look after our owner properties like they are our own.”

So … with everyone saying the same thing, how can you tell who’s a good property manager and who’s not-so-good?

Because we have property managers here at Opes (through our sister company Opes Property Management) we’ve got a pretty good idea which companies are excellent and which are more middle of the road.

In this article, you’ll learn our top picks for property managers in Christchurch, along with some unique points about them.

Do you have a question or comment about our top Christchurch property managers? Feel free to leave your thoughts in the comment section at the end of the page.

#1 – A1 Property Managers | Hamish Wilson

First on the list is Hamish Wilson – the owner of A1 Property Managers. When you meet Hamish, the first thing you’ll notice is that he is an exceptionally nice guy. On top of being a property manager, he’s an ex-policemen, and a builder too.

A1 was started in 1999, and in the 20-something years since it now manages 1600+ properties.

Unlike other full service company names on this list (who also have real estate agents), A1 focuses solely on property management. There are no add-ons … and they aren’t out there selling and buying residential homes.

Also, because Hamish owns the business, he has a stake in delivering really good service. This can work in the property investor’s favour.

In terms of the properties A1 manages, they look after a range of properties from boarding houses to New Builds. They also manage higher-end executive properties throughout Canterbury.

Note: In the interest of full disclosure, a portion of Venture Management (Opes’ sister company) was bought by A1 Property Managers in 2022. But to be clear, there isn’t a continuing business relationship.

Hamish’s advice for landlords:

“Surround yourself with experts. Create a network of trusted experts and leverage off their knowledge to guide your journey. It’s hard to keep abreast of every market, so tap into those that are fully immersed in it. Naturally I am going to say a good property management company is pivotal to that equation.”

#2 – Xclusive property management | Carol Champ

Next on the list is Carol Champ, who – like A1 – is the owner of her property management business Xclusive Property Management.

The small team of 4 property managers oversee 600 investment properties, specialising in New Builds and newly-renovated properties in Christchurch, Selwyn and Waimakariri districts.

Most of Xclusive’s homes are standalone family homes, but townhouses account for about 20-30% of its portfolio.

All Xclusive property managers have their Property Management Certification, as well as being individually accredited with the Real Estate Industry of NZ (REINZ). They also have undergone an audit with the Ministry of Business Innovation and Employment.

Carol says the reason for all these formal accreditations is to try and make her company stand out against her competition and 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 make a decision 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”

#3 – Quinovic | Tessa Keeling

Quinovic is one of New Zealand’s longest-standing property management companies, having started in 1988.

Unlike our first two picks, Quinovic has offices nationwide, having grown its business to 35 offices across the country. However, most offices 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. She’s made the list because our managing director at Opes Partners – Andrew Nicol – has worked with her for many years.

Tessa says her small team of 6 manages “all sorts” of properties, including apartments, townhouses, standalones, units and lifestyles blocks.

Tessa’s advice for landlords:

“Engage a property manager before you purchase so they can provide rental appraisals and advice to ensure you find a great investment property in a great area that will attract a great tenant.”

#4 – Bayleys | Lisa Iliffe

Bayleys is another well known name in New Zealand’s property space. They are full service, which means they do property management as well as residential property sales (real estate agents).

Lisa Iliffe is the owner of the Christchurch property management company, a role she shares with Matthew Curtis. The pair oversee a team of 13.

What we like about Lisa is she was a property investor (she’s been investing since the year 2000) before she started working in property management in 2003.

She continues to be avidly interested in property outside her day job, and has been involved in several new developments and renovation projects.

She was named winner of Excellence in Business Development 2017 and finalist of Excellence in Business Development 2016 at the LPMNZ National Awards.

Managing director Andrew Nicol says: “She’s a good operator and a good property manager. She’s been in the market for a long time and is very switched on.”

#5 – Ray White | Ashleigh Clutterbuck

Last up is the well known Ray White – a large nationwide business with 196 offices throughout NZ.

Like Bayleys, Ray White is a full service, which means they deal with buying and selling properties as well as offering property management services.

Ashleigh says she manages a huge range of properties from 1 and 2-bedroom apartments all the way through to high-end standalone homes throughout Canterbury.

She also looks after properties in Christchurch City along with Lyttelton, Selwyn, Darfield and then further out to North Canterbury and the Waimakariri area.

Ashleigh has stood out in such a big firm, with our managing director Andrew Nicol saying: “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.”

She’s also been recognised in her own company, and has been awarded:

• New Start Property Manager of the Year 2016

• International Property Manager of the Year 2017-2018

• Property Manager of the Year for 2018

• Premier member of the Ray White group since 2016 through to 2021

Ashleigh’s advice for landlords:

“Make sure you find a company and or property manager who will really listen to your needs and that you can communicate effectively with. You are choosing someone to look after what is usually your largest investment and it is so important to make sure that company and person is someone you feel comfortable with, who aligns with your values and who will work hard for you and your property’s specific needs throughout the evolving legislation and market changes.”

Which property management company is right for me?

Choosing the right property manager is important, so your property is properly looked after, and because whoever you choose … you need to get along with them.

This means the right property management firm for you will be in part based on your property but also who you think will be the best fit “personality-wise”.

Why? Well, a property manager is likely to be someone you, as an investor, will have a relationship with for many years. So the chemistry, and the communication, has to be right.

Ideally, it’s not just someone who can do the job well – you want someone you can work well with too.

Here are some questions you can ask a property manager when quizzing them in initial conversations:

• What’s your process for finding a tenant?

• Is there anything I need to specifically be aware of with this property in terms of Healthy Homes or other legislation?

• How often will you contact me with updates and maintenance reports?

• Do I, as the investor, get the final say on the tenant?

Also, don’t forget the finicky details of:

• How much do I have to pay you?

• What do you charge extra for? E.g. inspections/maintenance

• Do you have your own contractors?

• It’s also a good idea to ask what contractor they use for maintenance and repair. It’s common for property managers to stay with one contractor forever, which means they might not have the best current deal.

Write your questions or thoughts in the comments section below.