Property Investment
5 min read
Author: Tiffany Bracey
Property Manager Team Leader at Opes Property Management Auckland.
Reviewed by: Jess Knight
Business Development Manager with over 5 years of experience in Property Management in Auckland.
Finding a rental property in New Zealand isn’t always easy.
So how do you get your application for a rental property accepted? And what are property managers look for?
After working as a property manager for over a decade, I’ve realised that there are
5 steps tenants can take to make your rental application stand out.
In this article, you’ll learn what those 5 steps are. Ultimately, this will increase the chance that you get the rental property you want.
Whenever you apply for a rental property, you must provide a valid photo ID. This is non-negotiable.
And you’d be surprised how many tenancy applications are rejected … just because there was no photo ID.
One of my property managers recently did a viewing in Pukekohe.
The potential tenant didn’t have a photo ID. They just had a birth certificate.
Unfortunately, that tenancy application was rejected. That’s because there’s no photo on a birth certificate.
For everyone’s peace of mind, property managers need proper ID before progressing an application.
Often that’s your current New Zealand driver’s licence. But any official ID (like passport or Kiwi Access card) will do.
If you simply take a clear, full-colour photo of both sides of your licence, that will put you ahead of a lot of other applicants.
Yes, any passport will do. But if it’s not a Kiwi passport your property manager will need a copy of your visa as well.
A landlord doesn’t want to sign a 12-month fixed term contract with someone who only has 6 months left on their visa.
Property managers want to make sure that the rent is affordable for you. So you can make your application stand out by showing some evidence.
That could be:
If WINZ is helping you pay your rent, the property manager might ask: what’s your Plan B?
If WINZ changes their support, how will you keep paying rent? Having a guarantor – like a parent or trusted family member – can give your property manager confidence you have a backup.
Property managers want to make sure you’re a good tenant. That you’ll look after the property.
So, typically, they’ll ask for references. They want to speak to people who know you, and who can vouch for you.
References aren’t just a tick-box – they’re often the deciding factor between two equally good applications.
And, again, most tenants don’t include 2 references. Some don’t include any at all.
The first reference should be a previous landlord or property manager. Someone who can say that, yes, you do pay the rent on time and look after the place.
It’s also a good idea to include someone from your work, or a case worker/social worker.
That’s to show you’re responsible and stable in other areas of life.
Don’t worry, there’s a limit to how much property managers can ask your work.
Often I’ll ask:
If you’ve never rented before, don’t stress – your property manager will often be happy to speak with someone who knows you and can vouch for your character.
This one is optional. But, if you really want to make your tenancy application stand out, include a short and friendly cover letter.
If you do choose to do one:
Most tenants don’t do this. So if there is a rental property you really want, this could blow the property manager away.
Most property managers use online platforms like Renti or Trade Me to process applications.
This is where you apply for a property on the Renti website.
You can make your tenancy application stand out by filling in all the fields. Don’t miss anything out.
Sometimes prospective tenants will half-complete the application. Then they wonder: “why didn’t I get it.”
It’s because property managers will often skip (or ignore) incomplete applications. That’s even if you'd be a great tenant.
Most potential tenants will fill out an application after they've seen a property they like.
But some will do it the other way around and fill out the application first (before viewing the property).
It's fine if you want to do it this way, but just know that property managers can't do anything with your application until you've viewed the property.
So make sure you book a viewing at the same time.
Once your application is in, your property manager will run a credit check using tools like Centrix or Equifax.
If there’s a problem with your credit, you might not know about it – many people don’t.
Now, a bad credit score doesn’t automatically mean your application is rejected.
What matters most is:
I once had a tenant apply for a property. They owed $50,000 to WINZ.
Their application got declined.
But someone else with a small default ($500) who was paying it off? No problem.
We do have to disclose defaults to the landlord. Then they can decide whether to accept your application. Often they will.
Being the “best” applicant isn’t about having the highest income or flashiest job. It’s about being:
You could be a great tenant, but if your application is missing half the information, you’ll probably still miss out.
So take the time to get it right. That way you get the home you want.
Property Manager Team Leader at Opes Property Management Auckland.
Tiffany is an experienced property manager who understands the importance of strong systems to deliver top-tier service. She is committed to staying ahead of the ever-changing compliance requirements under the Residential Tenancies Act 1986.
