Sophia and Karlo share how the right Property Managers avoid conflict. Why a strong network makes all the difference. 8
Reliable Tradespeople
Accuracy Matters
For Sophia and Karlo, the value of having Barfoot & Thompson Manurewa manage their paperwork is immeasurable.
16
Kris Brown
What do her clients think? We speak to long-term landlords who would rather Kris than any other property manager.
Handling Rental Arrears
A proactive system for managing rent and arrears is essential in property management.
Trust is Everything
Tim Carter, Branch Manager at Barfoot & Thompson Manurewa, sees trust as essential for landlords who want to expand their investments.
Changing Property Managers
For Sophia and Karlo, who own 19 rental properties, the idea of a smooth transition seemed unlikely, given the rocky experiences they’d had with previous property managers. But this time around they finally found the answer to what makes a good property manager
What You’ll Learn In This Landlord’s Guide
Managing a property portfolio can be rewarding but also requires a tremendous amount of time, attention to detail, and, above all, trust in the property managers helping you.
For landlords with multiple properties, having a reliable property manager is critical to maintaining not only the physical condition of the properties but also a stable and supportive relationship with tenants.
In this magazine, you’ll hear directly from Sophia and Karlo, who own and manage 19 rental properties whilst living in the South Island, about their experiences working with Kris Brown, Head of Property Management at Barfoot & Thompson Manurewa.
Through their stories, you’ll get a clear picture of what it truly means to have a dependable, experienced property manager by your side.
Sophia and Karlo’s journey with Kris has been one of finding peace of mind in the day-to-day management of their properties, allowing them to focus on the big picture.
Each article in this magazine offers insights into various aspects of property management, from handling tenant issues to managing paperwork and building trust.
You’ll read about how a structured, proactive approach to rent collection can ensure consistent income and prevent small issues from becoming major disruptions. Kris’s commitment to transparency and thorough
communication gives Sophia and Karlo the confidence to trust her with the full scope of their property needs, without feeling the need to check in constantly.
What stands out most in Sophia and Karlo’s experience is the trust they have developed in Kris over the years. Their relationship has become a true partnership, based on mutual respect and confidence that Kris will act in their best interests, even in challenging situations.
This level of trust allows Sophia and Karlo to grow their portfolio comfortably, knowing they have someone reliable managing the
essential details. Through their experiences, this magazine illustrates the powerful impact a dedicated property manager can have on a landlord’s ability to manage properties with less stress and more assurance.
By the end of this magazine, you’ll have a better understanding of what to look for in a property manager and how building a strong, trusting relationship with them can transform your approach to property ownership.
Whether you’re an experienced landlord or considering expanding your investment, these articles are designed to offer valuable perspectives and advice on making property management work for you.
Enjoy this issue!
Tim Carter
Branch Manager
Barfoot & Thompson Maurewa
Changing Property Managers
Switching to a new property manager can be a complicated, stressful experience, especially for landlords with large portfolios. For Sophia and Karlo, who own 19 rental properties, the idea of a smooth transition seemed unlikely, given the rocky experiences they’d had with previous property managers. But this time around, they were introduced to Kris Brown, Head of Property Management at Barfoot & Thompson Manurewa, and the transition process couldn’t have been more different. With Kris’s methodical approach and attention to detail, Sophia and Karlo found the transition far smoother and less stressful, realising just how much easier it can be with the right property manager in place.
“Kris made the whole transition very, very seamless,” Sophia recalls. “We’d been through this before, a few years ago, and it was a disaster, to be honest. This time, it was completely different. Kris knew exactly what needed to be done and handled every part of it without missing a beat. It was a much more positive experience for us.”
When their previous property manager left the industry, Sophia and Karlo were understandably anxious. They needed someone who could take on the responsibility of managing a portfolio of 19 properties, which includes everything from tenant issues to maintenance, paperwork, and inspections. Having already experienced the negative impact of working with a less-than-efficient property manager, they were cautious about their choice this time. “We learned from past experience that not all property managers are the same,” Karlo explains. “If you don’t have the right person, things can quickly spiral out of control.”
A Structured Approach to Transition
Kris understands the importance of a seamless transition better than most, and she approached it with a carefully structured plan, making all the difference for Sophia and Karlo. “One of the biggest challenges in a transition is making sure that no details slip through the cracks,” Kris explains. “It’s essential to have a checklist that covers every aspect of each property and tenant. By taking this approach, I’m able to make the process as seamless as possible for landlords.”
This thorough approach not only reassured Sophia and Karlo but also helped them feel more confident in the process. “Kris’s checklist covered every part of the portfolio, from tenant records to property maintenance schedules and rental agreements,” Sophia notes. “We felt at ease knowing that every single detail was being taken care of.”
Karlo agrees, adding, “Having Kris in place meant that we didn’t have to worry about whether something would be overlooked or forgotten. She took charge from day one, and her attention to detail was clear right from the beginning.”
Making Tenants Feel Supported
A smooth transition isn’t just about ensuring that landlords feel confident; it’s also about making sure tenants feel comfortable and supported throughout the process. This is a factor that many property managers overlook, but Kris made it a priority to connect with Sophia and Karlo’s tenants from the outset. She introduced herself as their new point of contact, addressing any concerns and making sure they knew they could reach out to her directly.
“When you’re managing a large portfolio, tenants need to feel that the property manager is approachable and professional from the start,” Kris says. “It helps build trust, which is essential during a transition. I make sure tenants know they can reach out to me directly, which helps prevent misunderstandings and keeps things running smoothly.”
Sophia recalls how important Kris’s approach was in reducing their stress as landlords. “The tenants could sense from day one that Kris was approachable and professional,” she explains. “That helped us avoid any hiccups during the switch. We’d been through a much rougher transition before, and it was a relief to have someone like Kris who really understands how to manage these kinds of changes.”
Tim Carter’s Insight on Careful Planning and Communication
Tim Carter, Branch Manager at Barfoot & Thompson Manurewa, emphasises that a successful transition relies on careful planning and communication. “When landlords are making a change in property management, there’s always a risk of disruption,” he explains. “Our goal is to minimise that as much as possible by keeping everyone informed and addressing any concerns immediately. With property managers like Kris, we know landlords can expect a level of professionalism and consistency that makes all the difference.”
For Tim, the focus is on creating a process that supports both landlords and tenants, so that they feel comfortable and informed throughout the transition. “Our role is to create a seamless experience, where landlords
know they’re supported and tenants feel respected,” he adds.
Keeping Landlords
Informed Every Step of the Way
For Sophia and Karlo, one of the standout qualities of Kris’s management is her proactive communication style. They describe how her responsiveness has kept them informed without needing to be directly involved in every single detail. “If we posed her a question, she’d come back with an answer in good time,” Karlo says. “We didn’t have to worry about chasing her down or dealing with endless back-and-forths. She’s really good about keeping us informed.”
Kris believes that maintaining clear and open communication with both landlords and tenants is key to ensuring a smooth transition. “When landlords feel they’re fully informed, they can trust that things are moving forward without needing to check in constantly,” she says. “That’s what I aim to provide—a sense of security and assurance that their properties are being well-managed.”
Reflecting on the experience, Sophia and Karlo now see how much easier it is to work with the right property manager in place. Their previous manager, though well-intentioned, had struggled to keep up with the demands of their portfolio, which led to a rocky transition. With Kris, they feel they’ve found a property manager who not only understands their needs but goes above and beyond to address them.
“Kris is fantastic,” Sophia says. “She’s made it easy for us to step back and not worry about every little detail. We trust her completely, and that’s a relief because it allows us to focus on the bigger picture.”
Advice for Landlords: Choose Carefully
For Tim Carter, selecting the right property manager is essential for long-term success. “Choosing the right property manager isn’t just about filling a role,” he explains. “It’s about finding someone who will act in your best interests and support your investment over the long term.
Property management is a partnership, and with the right manager, landlords can experience a level of peace and reliability that’s invaluable.”
Sophia and Karlo’s experience is a testament to the difference a carefully selected property manager can make, especially when it comes to handling transitions. Their journey shows that with a property manager like Kris, landlords don’t just get someone who can handle the day-to-day tasks— they gain a trusted partner who is as dedicated to their success as they are. For any landlord considering a change, choosing carefully can make all the difference in creating a successful and rewarding property management experience.
In the video interview above, landlords Sophia and Karlo, with a portfolio of 19 properties, share some insights into what it was like to transition to a new property manager.
Things to consider when selecting a Property Manager
1. Select a property manager carefully – Not all property managers are the same, and a wrong choice can lead to significant issues and stress.
2. Have a structured approach – A well-organised, checklist-based approach to transition helps ensure no detail is overlooked.
3. Prioritise tenant relationships – A good property manager will make tenants feel supported, which smooths out the transition process.
4. Consistent communication matters – Proactive, transparent communication builds trust and keeps both landlords and tenants informed.
5. Trust and reliability are essential – Finding a property manager who is dependable and committed to your success makes a lasting difference.
6. Think of property management as a partnership – With the right manager, landlords can focus on the bigger picture, confident their properties are in capable hands.
Managing Difficult Tenants
Managing difficult tenants can be one of the most challenging aspects of property ownership, particularly when situations are complex.
For landlords Sophia and Karlo, who manage 19 properties, difficult tenant issues were part of the job. They had experienced the stress of dealing with such tenants firsthand—until they began working with Kris Brown, Head of Property Management at Barfoot & Thompson Manurewa.
With Kris managing their properties, Sophia and Karlo found a different approach that brought much-needed stability to their rental business.
“We had one tenant who was quite problematic,” Karlo explains. “He seemed to find reasons to complain and would raise issues that weren’t always black and white. At times,
Managing Difficult Tenants
Kris says. “Sometimes, solving these issues requires going the extra mile to make sure they’re truly fixed. This way, both landlords and tenants know I’m committed to resolving problems.”
he almost seemed to vilify us as landlords, and it was exhausting. But Kris stepped in, and she handled it very professionally.”
The issue revolved around a persistent water leak, which had become a source of frustration for the tenant. “They were consistently complaining—some 16,000 litres of water a month were being lost.
With a tank system, that’s a huge issue, so the tenant was understandably frustrated,” Sophia shares. Kris quickly took charge, arranging for plumbers to investigate. But the problem was more complicated than it first seemed.
“The first plumber couldn’t find anything wrong, so Kris arranged for a second plumber, but still no results,” Karlo recalls. “By this time, the tenant was getting even more frustrated, and we were at a loss.”
Kris didn’t give up, however. She arranged for a third plumber, who eventually found the leak under the ground between the tank and the house. “The third plumber finally found the leak,” Kris says. “Sometimes, solving these issues requires going the extra mile to make sure they’re
truly fixed. This way, both landlords and tenants know I’m committed to resolving problems.”
Sophia and Karlo were both relieved and impressed by Kris’s persistence. “Kris didn’t just leave it at the first ‘no problem found’ answer,” Sophia notes. “She was determined to get it sorted, even when it required a lot of follow-up. That dedication is what makes her stand out as a property manager.”
Beyond simply fixing the problem, Kris’s approach helped defuse the tenant’s frustrations. “It’s easy for tensions to escalate with difficult tenants,” Kris explains.
“But by keeping everything professional and maintaining records, I can address issues directly while respecting both sides.”
Kris’s ability to document each step and keep everything professional meant that Sophia and Karlo didn’t have to get involved. “Having Kris there as the face of communication with the tenant made it easier for us to stay out of it,” Sophia explains. “We live nearby, and
we see the tenant around town, so it was a relief not to be the ones handling the situation directly.”
Kris’s professionalism ultimately helped turn a potentially costly and stressful eviction into a stable relationship. “The tenant has calmed down quite a bit now,” Karlo says. “Everything is much smoother, and it’s a relief not to be dealing with it ourselves.”
Finding Reliable Tradesmen Why a Strong Network Makes All the Difference
For landlords, maintaining rental properties in top condition often comes down to having reliable tradespeople who can respond quickly, do quality work, and charge fair prices. But finding tradespeople who meet these standards is no easy task, especially when urgent repairs or unexpected issues arise. For Sophia and Karlo, who manage a portfolio of 19 rental properties, having a property manager like Kris Brown from Barfoot & Thompson Manurewa, with a strong network of trusted tradespeople, has been a game-changer.
“When something goes wrong, you don’t want to be scrambling to find someone who’s available and reliable,” Karlo explains. “With Kris, we know she has the right people ready to step in when needed. It saves us so much time and worry.” This assurance has proven especially valuable during emergencies and challenging repair jobs, where the expertise of quality tradespeople is essential to avoid drawn-out issues and tenant frustration.
One specific incident highlights the
importance of Kris’s approach. Sophia recalls a time when a significant water leak at one of their properties created ongoing issues for both the tenant and them as landlords. “We were losing about 16,000 litres of water a month from a tank system, which is huge, and the tenant was really frustrated,” Sophia says. “It was a tricky issue, and the initial plumber who came out couldn’t find the leak.”
When the first plumber was unable to solve the problem, Kris didn’t hesitate to bring in a second tradesperson. But after a thorough inspection, the second plumber also left without identifying the issue. “We were at a point where both the tenant and we were losing patience,” Karlo explains. “It was costing money and becoming a real stress point.”
Determined to get to the root of the problem, Kris arranged for a third plumber. This time, after hours of detailed investigation, the plumber found the source of the leak under the ground, between the tank and the house. “It was a relief when the third plumber finally found it,” Kris shares. “Sometimes, solving these issues
means going the extra mile, even if it takes multiple tradespeople. My job is to keep pushing until we find the solution, because that’s what keeps landlords and tenants happy.”
Sophia and Karlo were both relieved and impressed by Kris’s dedication. “Kris didn’t just give up after the first or second plumber,” Sophia notes. “She kept going until the problem was solved. That kind of persistence is rare, and it shows how committed she is to managing our properties well.”
Quality, Reliability, and Fair Pricing
Beyond ensuring problems are resolved, Kris places a strong emphasis on the quality and costeffectiveness of the tradespeople she hires. “In property management, finding contractors who deliver quality work at a fair price is essential,” Kris explains. “I work with people who understand the urgency of property repairs and the importance of getting it right the first time. That way, landlords and tenants can trust that the job is handled professionally.”
For Sophia and Karlo, having tradespeople they can rely on has
saved them both time and money. “We’ve encountered some shoddy tradespeople in the past, and it’s a nightmare when they don’t do the job right,” Karlo says. “But with Kris, we know she’s got a good network of people who know what they’re doing. They’re reliable, and they get the job done.”
The affordability of Kris’s tradespeople has also been a major benefit for Sophia and Karlo. “Quite often, landlords worry that calling in a tradesperson will lead to a huge bill,” Kris says. “I make it a priority to work with tradespeople who not only do excellent work but also charge reasonable rates. That way, landlords don’t feel like they’re constantly digging into their profits.”
Sophia appreciates how much this approach has benefited their portfolio. “Kris always ensures that the tradies she uses aren’t just good at what they do but are also fair in what they charge. That makes a huge difference when you’re managing multiple properties and trying to keep costs down.”
Property Maintenance
Building Trust Through Quality and Responsiveness
For Kris, managing maintenance issues is not just about keeping the property in good condition; it’s about building trust with both landlords and tenants. “When I can call on trusted tradespeople, it makes the process faster, smoother, and more reassuring for everyone involved,” she says. “Landlords know I’m making careful choices, and tenants feel confident that issues are handled professionally.”
Sophia and Karlo’s experience with Kris’s network of tradespeople has transformed how they view property management. “It’s a big relief to know Kris has a team she trusts to get the job done right,” Sophia says. “It makes a huge difference to us as landlords
because we don’t have to worry about whether the repairs are being done well or if we’ll get hit with unexpected costs.”
Kris’s commitment to quality tradespeople who are reliable and fair has allowed Sophia and Karlo to focus on the bigger picture, knowing that their properties are in good hands.
Barfoot & Thompson Manurewa
Accuracy Matters in Property Management for Property Owners
For any landlord, paperwork and record-keeping are vital to staying in control of their investments, especially when managing a large portfolio. Keeping track of tenancy agreements, inspection reports, and maintenance records can be daunting without a reliable system in place.
For Sophia and Karlo, who own 19 rental properties, the value of having Kris Brown from Barfoot & Thompson Manurewa manage their paperwork is immeasurable. With her careful attention to detail and commitment to accuracy, Kris has given them the confidence to stay hands-off while ensuring they’re fully informed about the state of their properties.
Sophia explains, “Kris is fantastic with her paperwork. Everything is double, triple-checked. She always gives us the right information, and if she’s unsure about something, she’ll get back to us. That level of thoroughness makes a huge difference, especially with a portfolio as big as ours.”
The Importance of Accurate Documentation
Kris takes pride in her meticulous approach to record-keeping, knowing how much it benefits both landlords and tenants. “Good documentation is the backbone of effective property management,” Kris says. “It protects landlords by providing a clear history of the property and tenancy, and it ensures tenants are treated fairly with everything documented accurately.”
For Sophia and Karlo, this attention to detail has removed the uncertainty that can come with managing multiple
properties. “The inspection reports Kris provides are fantastic,” Karlo notes. “There are lots of photos and detailed descriptions, so we get a clear view of the property’s condition without needing to be there in person.”
This transparency means that Sophia and Karlo can make informed decisions about maintenance, tenant needs, and long-term property plans, all based on Kris’s detailed reports. “Knowing the state of our properties, even from afar, keeps us in control,” Sophia adds. “We’re never left guessing because Kris ensures every detail is logged and shared with us.”
Inspection Reports: Staying on Top of Property Conditions
Regular inspections are essential for maintaining rental properties, especially over long tenancies when landlords may not have direct contact with the property. For Kris, conducting thorough inspections and providing comprehensive reports is one of the ways she keeps landlords connected to their properties.
“In a portfolio as large as Sophia and Karlo’s, you can’t physically visit every property all the time,” Kris explains. “So, I make sure each inspection report is as thorough as possible, with photos and notes on every detail. That way, landlords can review the condition of their properties and make timely decisions on maintenance or upgrades.”
Sophia appreciates this level of detail, especially since some of her tenants have lived in the same property for
years. “We don’t always get a chance to go in and see the property ourselves unless someone moves out,” she says. “The reports Kris provides give us that insight and let us know if there’s anything we need to address.”
This proactive approach helps Sophia and Karlo feel assured that their properties are being looked after and that they are up to date on their condition, even if they’re not involved in the day-to-day details.
Ensuring Compliance and Transparency
In property management, maintaining up-to-date records isn’t just about organisation—it’s also about compliance and transparency. Kris’s approach to keeping all documents accurate and complete means Sophia and Karlo have everything they need if legal questions arise or if a tenant dispute occurs.
Tim Carter, Branch Manager at Barfoot & Thompson Manurewa, highlights the importance of compliance in property management. “Accurate record-keeping isn’t just for peace of mind; it’s essential for protecting the landlord’s investment,” he explains. “If there are ever questions around tenancy agreements, maintenance issues, or tenant rights, having complete documentation ensures that both parties are protected.”
According to Tim, Kris’s commitment to transparency builds trust with both landlords and tenants. “When documentation is accurate and up-todate, it fosters trust on all sides,” he
adds. “Landlords can rest assured their investment is secure, and tenants feel respected, knowing their concerns are properly logged and addressed.”
The Benefits of Thorough RecordKeeping for Landlords
For Sophia and Karlo, Kris’s organised approach has transformed how they view property management. Instead of being weighed down by paperwork, they have a clear and accurate picture of their portfolio, helping them make informed decisions without needing to dig through files or chase up loose ends.
“Kris keeps track of everything, so we don’t have to worry about it,” Karlo says. “She handles the paperwork, and we know it’s all accurate, complete, and ready if we ever need it. That’s a huge weight off our shoulders because we don’t have to worry about missing any details.”
Kris’s approach not only provides peace of mind but also frees up Sophia and Karlo to focus on the big picture rather than the details of documentation.
“We trust that Kris is on top of it, and that allows us to step back and focus on other parts of our lives,” Sophia says. “We know our properties are well-managed because we have access to every detail without needing to get involved ourselves.”
Lessons for Landlords: Trusting in a Systematic Approach
Sophia and Karlo’s experience with Kris’s record-keeping system highlights the value of having a property manager who understands the importance of accuracy and thoroughness. For landlords, this kind of systematic approach to documentation is more than just a convenience—it’s an essential part of managing a property portfolio responsibly.
“Knowing that our property manager is diligent with the paperwork means we can focus on our portfolio without worrying about the details,” Karlo concludes. “Kris’s accuracy and
attention to detail give us confidence that everything is in order, no matter what.”
Kris summarises her approach to record-keeping by saying, “Being organised and thorough with documentation is a service to both the landlord and tenant. It keeps everyone accountable, and it builds a foundation of trust. When landlords feel they have all the information they need at their fingertips, it’s easier for them to make informed decisions and feel secure in their investment.”
With Kris’s diligent attention to detail, Sophia and Karlo have gained a sense of control and transparency that makes property management not only manageable but also rewarding.
For landlords seeking peace of mind, having a property manager who prioritises accurate paperwork and thorough inspections is invaluable, allowing them to focus on their investment without getting bogged down in the details.
Proactive Rent Management
HANDLING ARREARS
Consistent rental income is the lifeline of any landlord’s investment, but ensuring that tenants pay on time can be challenging. Rent arrears, if not managed effectively, can lead to serious financial strain, and handling them can be time-consuming and stressful for landlords. For Sophia and Karlo, who own a portfolio of 19 properties, rent arrears used to be a recurring worry. However, since working with Kris Brown, Head of Property Management at Barfoot & Thompson Manurewa, they’ve found a new sense of security thanks to her proactive rent management system.
“Kris has a very, very well-set-up system in her office,” Sophia explains. “Every Monday, she goes in and checks payments. If anyone hasn’t made their rent payment by the due date, they immediately get a notification about the arrears. She’s consistent and doesn’t let anything slip through the cracks, which is fantastic for us as landlords.”
For Kris, keeping on top of rent payments is a crucial aspect of effective property management. By setting up a systematic process, she ensures that no missed payment goes unnoticed and that tenants understand their rent obligations are taken seriously. “Rent collection needs a routine, so tenants know what to expect and landlords don’t have to worry,” Kris explains. “I check every account regularly, and if there’s an
issue, I act immediately. This keeps tenants accountable and reassures landlords that their income is secure.”
This structured approach has made a significant difference for Sophia and Karlo, who have experienced the stress of managing rent arrears in the past. “Before Kris, we had a few instances where tenants didn’t pay on time, and it became a real issue,” Karlo recalls. “But with Kris, we know she’s on top of it from day one. It’s such a relief because we don’t have to be chasing payments ourselves.”
Handling Arrears and Challenging Situations
While missed payments are a part of property management, some arrears situations require more hands-on involvement. Kris’s system is not just about automated reminders; it includes a structured follow-up process for tenants with ongoing financial challenges or repeated late payments. This careful, persistent approach has proven invaluable, especially with tenants who have been challenging to manage.
“We’re going through one of those situations right now,” Karlo shares. “One of our tenants has struggled with consistent payments, and Kris has been incredible in managing it. She’s kept us updated on every step, so we know what’s happening without needing to be involved in every single conversation.”
For Kris, managing difficult arrears cases requires balancing professionalism with compassion. “In situations where tenants are having financial issues, it’s important to show understanding while maintaining firm boundaries,” she says. “My job is to represent the landlords’ interests, but also to find solutions that work for everyone. Sometimes that means working with tenants to set up payment plans, and other times it involves enforcing stricter consequences.”
This approach has enabled Sophia and Karlo to stay removed from the difficult situations, giving them peace of mind that Kris is handling things.
“We know that if there’s an issue, Kris will take care of it,” Sophia says. “She doesn’t let things slide, and she’s very fair but firm with the tenants. It’s a big relief for us.”
Organising the Eviction Process When Necessary
While Kris’s goal is to keep arrears under control and help tenants stay on track, there are situations where eviction becomes necessary. In these cases, Kris follows every legal step meticulously, ensuring the process is handled safely and professionally. For landlords like Sophia and Karlo, knowing that Kris can take care of evictions when needed provides essential peace of mind.
“We’ve got one tenant who’s been a bit difficult, and we’re actually in the middle of an eviction,” Karlo explains.
Handling Arrears
A proactive system for managing rent and arrears is essential in property management. Our goal is to provide landlords with peace of mind and protect their investments.
“It’s a tough situation, but Kris has kept everything above board. She’s coordinated everything with the proper authorities and keeps us updated every step of the way. It’s comforting to know we don’t have to navigate this ourselves.”
Kris views handling evictions as a necessary part of property management but emphasises that it should be the last resort. “I believe in giving tenants a chance to resolve arrears if possible, but there are situations where eviction is the only option,” Kris says. “When that happens, I make sure every legal detail is handled carefully. This ensures that landlords are protected and that the process is as smooth as possible.”
Tim Carter, Branch Manager at Barfoot & Thompson Manurewa, explains why Kris’s structured approach to arrears and eviction management is so valuable. “A proactive system for managing rent and arrears is essential in property management,” he says. “Our goal is to provide landlords with peace of mind and protect their investments. Property managers like Kris bring consistency and a level of professionalism that is invaluable in situations where landlords might otherwise face uncertainty.”
Trusting in a Proactive System
Sophia and Karlo’s experience with Kris’s rent management system has transformed their outlook on property management. Knowing that their
income is secure and that Kris has a proactive, organised approach to handling arrears allows them to focus on other aspects of their portfolio.
“It’s honestly a relief,” Sophia says. “Rent arrears used to be a major stress point, but now it’s something we hardly think about. Kris is on top of it from day one, and that consistency makes all the difference.”
For Kris, being proactive about rent management isn’t just a routine— it’s about building trust. “Landlords deserve to feel confident that their
property manager is looking out for them,” Kris says. “By staying on top of rent payments and addressing issues immediately, I’m able to offer that confidence and ensure their income is as stable as possible.”
In working with Kris, Sophia and Karlo have found a reliable partner who takes the stress out of rent collection, turning what was once a constant worry into a smooth, well-managed process.
Barfoot
Kris Brown
What do her clients think?
Trust is not earned overnight; it’s built through consistent dedication, professionalism, and an ability to navigate both routine and unexpected challenges. For Kris Brown, Head of Property Management at Barfoot & Thompson Manurewa, trust has become the cornerstone of her relationships with landlords. Her approach to property management goes beyond standard protocols; it’s characterised by compassion, clear communication, and a strong support network that helps landlords feel secure in every decision she makes.
Through testimonials from landlords like Amber Raudon, Dave Witjaksono, and long-term clients Sophia and Karlo, Kris’s qualities as a trusted property manager come to life, demonstrating why landlords feel confident placing their investments in her capable hands.
Amber Raudon, who recently had to make the difficult decision to end a tenancy due to her mother’s illness, shares how much Kris’s support meant during this challenging period. “You guys have gone absolutely above and beyond for me,” Amber says. “It has been invaluable having a team behind me from the Barfoot & Thompson business unit. I trust you.”
Amber initially came to Barfoot & Thompson through a recommendation from Sue Matete, with whom she’d
built a longstanding relationship, and Kris has more than lived up to those high expectations. Throughout this period, Kris kept Amber fully informed and involved, providing both legal support and advice.
“Kris, you have involved legal support and advised Jerry, who has implemented your advice,” Amber explains. “Your whole team should be commended for your compassion and support.”
Amber’s experience highlights one of the qualities that makes Kris such an exceptional property manager: her compassion and dedication to every aspect of a tenancy, even during difficult transitions. Despite the challenges with her tenants, Amber’s priority was their relocation, and Kris understood this completely.
“This was my primary concern,” Amber notes. “Although they have been difficult, they should not be neglected. This shows an unusual amount of compassion from a rental agent.”
For Amber, Kris’s communication, empathy, and unwavering support were key in turning a difficult experience into a managed and respectful transition.
Dave Witjaksono’s testimonial adds another layer to Kris’s reputation for dependability. Since 2020, Dave’s property has been managed by Barfoot & Thompson, going through various tenancy challenges—from COVID-19
disruptions to an unexpected fire. Throughout all of this, Kris, along with her predecessors, has provided exceptional service and support.
“All of your agents were very professional dealing with various tenancy issues on the property, especially at the height of COVID-19, during the high rainy season, and while dealing with accidents, such as when my sleepout was exposed to a fire,” Dave shares.
His appreciation for Kris’s team reflects the steady, resilient support that Kris has maintained, even during complex circumstances. Now, as he transitions out of the property, Dave expressed gratitude for Barfoot & Thompson’s dedicated management, thanking Kris and the team for their guidance and professionalism.
For long-term clients Sophia and Karlo, who own 19 rental properties, Kris’s management has proven invaluable in keeping their large portfolio running smoothly. Having experienced challenging transitions in the past, they know the difference a reliable property manager can make.
“Kris made the whole transition very, very seamless,” Sophia recalls. “We’d been through it a few years ago, and it was a disaster, to be honest. This time, it was completely different. Kris knew exactly what needed to be done and handled every part of it without missing a beat.” Her consistency and
What do her clients think?
ability to take charge from day one gave Sophia and Karlo a newfound sense of peace in managing their portfolio.
Kris’s commitment to her landlords goes beyond daily responsibilities. For her, property management is about building relationships that allow landlords to trust her fully with their investments.
“Trust is at the core of every decision I make,” Kris explains. “Landlords need to know I’m here not just to manage their properties, but to represent their best interests.” Her approach is not only proactive and professional but also compassionate, as Amber
highlighted, which is a rare quality in property management.
Through this publication, we’ve learned that trust is indeed the foundation of Kris’s work, but it’s the individual stories of landlords like Amber, Dave, Sophia, and Karlo that reveal the depth of her commitment. Kris’s work consistently demonstrates that a strong property manager is one who listens, remains reliable under pressure, and can manage all aspects of a tenancy with professionalism and care.
Whether it’s navigating unexpected crises like a fire, staying compassionate during a difficult
tenant transition, or managing a large portfolio with precision, Kris handles each situation with a focus on longterm stability and client confidence.
In building lasting relationships, Kris exemplifies the qualities landlords should look for in a property manager: communication, resilience, compassion, and an unwavering dedication to their success. This publication has shown that with the right property manager, landlords can focus on growing their investments with peace of mind, knowing they have a partner they can truly rely on.
Trust is Everything
In property management, trust is not just an added benefit; it’s essential.
When landlords find a property manager they can trust, it provides the freedom to focus on the bigger picture, knowing their investments are in capable hands. For landlords Sophia and Karlo, who manage a portfolio of 19 rental properties, their relationship with Kris Brown of Barfoot & Thompson Manurewa has become one of their most valuable assets. Over the years, Kris’s reliability, consistency, and attention to detail have built a strong foundation of
trust, allowing Sophia and Karlo to confidently entrust their properties to her.
“Kris is fantastic,” Sophia shares. “I wouldn’t want anyone else managing our properties. She’s always on top of everything, and we trust her to make the right decisions. That’s not something you can say about every property manager.”
The Importance of Consistency and Reliability
One of the key reasons Sophia and Karlo rely on Kris is her consistent approach to managing their properties.
From handling tenant concerns to organising maintenance and ensuring all paperwork is accurate, Kris’s attention to detail has made a significant difference for them as landlords.
“We’ve had other property managers in the past, and it didn’t work out so well,” Karlo explains. “You’d get people who were slow to respond or who missed things, and that was incredibly stressful. With Kris, it’s completely different. We know she’s reliable, and that consistency gives us a lot of confidence.”
Kris sees this dependability as essential to her role. “For landlords to trust me, they need to know I’ll handle every detail with care,” she says.
“Consistency is the foundation of a long-term relationship in property management. By making sure I stay responsive and organised, I’m able to build that trust with my clients.”
Sophia adds, “It’s a big deal to feel like you can just let someone manage things without having to micromanage. That’s exactly how it’s been with Kris. We trust her completely.”
Handling Challenges with Transparency Trust also requires transparency, especially when challenges arise. From tenant issues to unexpected maintenance, Kris has been open and honest with Sophia and Karlo, ensuring they’re fully informed about everything happening with their properties. This transparency has only strengthened their trust in her.
“We had a tricky tenant once, and it could have turned into a big mess,” Sophia recalls. “Kris kept us in the loop every step of the way. She didn’t sugar-coat things, and she didn’t make decisions without consulting us. That honesty meant a lot to us and reassured us that we could rely on her to handle even the tough situations.”
For Kris, honesty is a cornerstone of her approach to property management. “When there’s an issue, I believe in keeping landlords fully informed,” she explains. “Being open and transparent about challenges helps us tackle them together, which only strengthens the relationship.”
Karlo appreciates Kris’s approach, noting, “We know she’ll tell us the truth, even if it’s not the best news. That honesty is rare, and it’s one of the reasons we feel so comfortable with her managing our properties.”
Trust as the Key to Expanding a Portfolio
As landlords who are continually looking to expand their investments, Sophia and Karlo feel more comfortable adding to their portfolio knowing that Kris will handle the additional workload with the same level of care and diligence.
“Kris is a big part of the reason we feel we can keep growing our portfolio,” Sophia explains. “We know she can handle it, no matter how many properties we add. That peace of mind makes it easier for us to look at new opportunities.”
Trust is Everything
Tim Carter, Branch Manager at Barfoot & Thompson Manurewa, sees trust as essential for landlords who want to expand their investments.
“When landlords have a property manager they can trust, it opens the door to growth,” he says. “Knowing there’s someone dependable on their side allows them to take on more properties with confidence.”
Kris sees her role as not only managing properties but also as a partner in her clients’ longterm success. “I want my clients to feel comfortable expanding their portfolios if that’s what they want to do,” she says. “By building a foundation of trust and taking care of every detail, I’m able to give them the support they need to grow.”
A Partnership Built to Last
For Sophia and Karlo, their relationship with Kris has evolved from a business arrangement into a true partnership based on mutual respect and trust. They no longer worry about the small details because they know Kris is looking after everything, from tenant needs to maintenance schedules. This trust has transformed their property management experience, giving them a sense of security and stability.
“Kris is more than just a property manager to us,” Karlo says. “She’s a partner in this journey, and we genuinely feel she’s looking out for our best interests. We know our properties
The guide a Landlord needs to read if they want to rent
If you’re a landlord looking to make property ownership easier, this magazine is for you.
Packed with real stories and proven strategies, it shows how Barfoot & Thompson Manurewa professional property management can reduce your stress, boost tenant satisfaction, and protect your investment.
Through testimonials and practical insights, you’ll see how a proactive, hands-on approach to management can lead to long-term success.
Find out why so many landlords trust us to handle every detail and why they ”Invest in peace of mind.” Manurewa Branch
