Free rental appraisal
A written rental figure for your property, based on what's renting now.
Whatever stage you're at, start here.
Buying your first rental, switching managers, or just want to know what yours should rent for? Here's where to go.
Switching to us
One phone call. Your tenant stays and we handle the handover.
Services and packages
Four full-management packages, or Ray White Choice for the parts you need.
Our process
Every step, from the first appraisal to the end of a tenancy.
Guides
The Ray White Landlord Information Guide and more, free to download.
Rental yield calculator
Work out gross and net yield, with your costs and our fee.
The rules, in short
The tenancy rules landlords ask us about most, as they stand in Sept 2026.
- Healthy Homes. Rentals must meet the standards for heating, insulation, ventilation, moisture and drainage, and draught stopping, and every tenancy agreement needs a compliance statement.
- Ending a tenancy. Since 30 January 2025, a landlord can end a periodic tenancy with 90 days' notice without giving a reason, or 42 days' notice on specific grounds, such as the owner moving in or a sale with vacant possession. Tenants give 21 days.
- Rent increases. Once every 12 months, not in the first 12 months of a tenancy, and with at least 60 days' written notice.
- Bond. Usually four weeks' rent, lodged with Tenancy Services.
- Visiting the property. No more than once every four weeks, with at least 48 hours' written notice to the tenant.
- Careless damage. A tenant's liability is capped at four weeks' rent or your insurance excess, whichever is lower.
General information, not legal advice. The detail is in the Landlord Information Guide and at tenancy.govt.nz.
Questions landlords ask
How long will it take to rent my property?
It depends on demand, the condition of the property, and getting the price and marketing right, which we'll advise you on. When a tenant gives notice, we aim to have the next one ready to move in as close as possible to the day they leave.
What happens if a tenant misses rent?
We check the rent every day. If a payment is missed we follow up straight away, usually by phone or text, and keep at it until it's paid. If that doesn't work, we issue the formal notices and apply to the Tenancy Tribunal if we need to.
Can you guarantee the tenant?
No property manager can. What we can do is check every applicant thoroughly, set clear expectations from day one, and act quickly if something goes wrong.
When can I visit my property?
You can inspect it up to once every four weeks, with at least 48 hours' written notice to the tenant. We'll arrange it for you.
Who pays for water?
Tenants pay for the water they use when it's metered. Landlords pay the fixed supply charges. If the property is on a tank, it needs to be full when the tenancy starts.
Is landlord insurance compulsory?
No, but we strongly recommend it. Ordinary house insurance may not cover things like accidental damage by tenants, lost rent or methamphetamine contamination. Whatever cover you have must be noted in the tenancy agreement.
How often can the rent go up?
Once every 12 months, not in the first 12 months of a tenancy, and with at least 60 days' written notice. We review your rent each year so it keeps pace with the market.
What if something breaks after hours?
Tenants have our after-hours contact from the day they move in, and we explain what counts as an emergency. If something urgent comes up, we act to keep the tenant safe and meet the law, while respecting your wishes as the owner.
Can I make tenants hire professional cleaners when they leave?
No. Tenants must leave the property reasonably clean and tidy. If they don't, the cost of the extra cleaning can come out of the bond.
Who looks after the garden?
Tenants keep the lawns and gardens in reasonable shape, unless the tenancy agreement says otherwise. Landlords look after bigger jobs like hedges, trees and vines. For big or high-maintenance gardens, it can pay to include garden care in the rent.
Talk to a local property manager.
Free advice, a written rental appraisal, and no obligation.
- New business027 213 9758
- TenantsTODO: tenant phone
- After hoursTODO: after hours phone