Residential Property Management Services Ray White Pāpāmoa & Mount Maunganui
Thank You Thank you for considering us to manage your investment property. As local property experts backed by Ray White’s international brand, we are deeply passionate about servicing our coastal community. Across New Zealand, our name has become synonymous with professional, experienced, and trustworthy service. Our network spans more than 200 offices, managing a collective portfolio of 23,000 residential properties. Here is what you can expect when partnering with us: Decades of Industry Expertise: Our local team brings extensive experience navigating the everchanging real estate landscape. We maintain an up-to-date working knowledge of all industry regulations and are always here to answer questions for both you and your tenants. Transparent Communication: Successful management relies on clear, honest updates. We guide every step of the process using our dedicated customer journey framework designed for landlords and tenants alike. Exclusive Client Rewards: We offer multi-property discounts for clients listing two or more properties with us. Additionally, if you refer a private landlord or someone looking to switch companies, you will receive three months of free management once they successfully sign up. We would welcome the opportunity to discuss your property goals and answer any questions you may have. Thank you again for keeping us top of mind. We look forward to the prospect of working together.
Warm regards, Your Ray White Mount and Papamoa Property Management Team
Contents
4
A New Standard in Property Management Our Education Standards, Financial Security and Customer Choice
5
The Property Management Process What to expect from your Landlord journey
6
Ray White vs Self Managing Your Property How our expert services maximise your investment’s potential and minimise your stress
8
Healthy Homes Compliance Assessment Smoke Alarm Testing Services
9
Real Landlord Insurance Multi-Property Discounts
10
Basic Package Essentials Package
11
Premium Package Marketing Only Package (casual)
12
We get you listed everywhere How we market your property to find your perfect tenant Great service isn’t a guessing game Why we send customer service surveys to landlords and tenants
13
Package Comparison Table Add-ons and extras
14
What every Kiwi landlord needs to know (and how we guide you through it!)
A New Standard in Property Management We’re responsible for the care of a significant value of both people and property, and we take this responsibility seriously. Ray White is committed to reshaping property management standards in New Zealand and changing the perception of who we are and what we do, so we’ve rolled out three core pillars across our network to do just that. These pillars are our baseline, a new standard in property management to protect our customers and engage with more. It’s an industry-leading standard that few others can match. Backed by our education standards and financial security measures, as well as an end to the onesize-fits-all approach to property management services, we can professionally handle every step of the tenancy process. We encourage all landlords to reach out for support as we are happy to help tenancy management can be a complex business and you don’t need to go it alone.
Education standards
Financial security
Customer Choice
One of the most qualified property management networks in New Zealand with the highest available qualifications represented in nearly every office (NZQA Level 4).
Dedicated Trust Accounts to help protect our customers' income.
Full wraparound support for landlords. Different options to suit your management needs.
Property managers who better understand the legal framework and property management process for all customers.
Independent financial reviews, providing customer security through ongoing checks and monitoring of client funds. Public indemnity insurance, to protect both people and property when the things that no one can predict occur.
We also have exclusive products designed for selfmanaging landlords. Pick and choose the services you need and not what you don’t. Ask your property manager for more information on our suite of choice products.
The Property Management Process Here is what you can expect as we guide you step-by-step through your landlord journey: Onboarding & Setup (Steps 1–5): We begin with an initial contact and a detailed property appraisal. From there, we execute our management agreement, ensure full legislation compliance prior to advertising and provide a thorough induction with you. Tenant Placement (Steps 6–8): We handle high-impact property marketing and viewings to attract quality applicants. After rigorous application vetting and approval, we conduct a comprehensive initial inspection before hand-over. Ongoing Management (Steps 9–13): During the tenancy, we take care of all financial management with monthly statements, collect feedback via surveys, handle maintenance promptness, manage any rent arrears proactively, and conduct regular routine inspections. Tenancy Transition (Steps 14–17): As the term concludes, we manage lease renewals smoothly or coordinate the tenant vacating process, completing final inspections and the bond refund process to prepare your investment for its next tenancy.
Maintenance
11
Management Agreement & Induction
4
1
3
Feedback & Survey
5
2 Appraisal & Meeting
Property Marketing & Viewing
9 Disputes Resolution (Overview)
Legislation Compliance
Initial Contact
10
6
Monthly Statement
7 Application Vetting & Approval
12 Arrears
Monthly Statement
13
Refund 17 Bond Process Routine Inspections
8
Initial Inspection
14 Lease Renewal
16 Final Inspection
15 Tenant Vacating Process
3
Ray White vs. Self Managing Your Property Managing a property isn’t just about collecting rent. It’s about safeguarding your wealth, minimising legal exposure, and securing the highest possible yield with complete peace of mind. When you partner with Ray White Papamoa and Mount Maunganui, you aren't just hiring a property manager. You gain a dedicated team of local market experts backed by Australasia’s largest real estate network.
Feature / Task
Professional Management with Ray White
Self-Managing DIY Landlord
Market Pricing and Rent Yield
Data-driven appraisal based on real time local network transactions and current tenant demand to maximise weekly rent and minimise vacancy rates
Relies on manual online searches. Risk of underpricing (lost income) or overpricing (extended vacancy)
Tenant Vetting and Screening
Rigorous screening process includes comprehensive credit checks, tenancy tribunal database checks and landlord references
Limited access to professional credit databases, higher risk of missing warning signs or forged references. DIY landlords are often targeted by poor quality tenants for these reasons.
Legislative Compliance
100% compliance through industry experience and regular third party assistance. Expert oversight of the Residential Tenancies Act, Healthy Homes Standards, insulation laws, and smoke alarm requirements.
High legal exposure without compliance understanding. Even accidental non-compliance can result in heavy fines and compensation payouts.
Rent Collection & Arrears
Automated daily tracking with a strict zero-tolerance arrears policy and formal notice processes in line with legislation.
Manual tracking required. Emotional difficulty can occur when chasing rent payments from late paying tenants you have a face to face relationship with.
Feature / Task
Professional Management with Ray White
Self-Managing DIY Landlord
Routine Property Inspections
Scheduled inspections with detailed photographic reports provided, in line with insurance requirements and to prevent potential damange e.g. checking for visible leaks in the right areas.
Infrequent or uncomfortable in person inspections. High risk of missing subtle maintenance issues before they become costly, or void insurance policies.
Maintenance and Repairs
Vetted trade network. Access to licensed, insured contractors working at preferred rates and urgent repair response.
Finding reliable tradespeople on short notice; paying full retail prices for emergency callouts.
Dispute Resolution & Tribunal
Professional representation. Expert handling of disputes, Tenancy Tribunal applications, and mediation hearings.
Time-consuming, stressful preparation and attendance at hearings without legal experience. Mostly occur within business hours.
Financial Tracking & Reporting
Monthly statements, expense tracking, and consolidated end-ofyear tax summaries all prepared in professional software specific to residential property management.
Manual record-keeping, compiling and finding receipts, and extra hours spent compiling tax documentation.
Time & Personal Stress
Hands-off passive income and asset growth. Your property is managed full time by a qualified professional.
On-call 24/7 for tenant queries, maintenance emergencies, and administrative tasks.
Healthy Homes Compliance Assessment Included in the Essentials and Premium Packages. A one off payment in Basic We work with our preferred assessors to give you a thorough and legal compliance statement required for all new tenancy agreements. Healthy Homes Assessments include but are not limited to: Heating standards: Heat source compliance in size, output and any expemptions Insulation standards: Required levels for your property and any exemptions that apply Ventilation standards: Checking openable windows in all habitable rooms, and checking extractor fans existence, capacity, efficiency and external ventilation. Moisture and drainage standards: Efficient drainage of storm water, surface water and ground water, as well as moisture barrier requirements in sub-floor spaces. Draught stopping standards: Gaps in walls, ceilings, windows, skylights, floors, doors and open fireplaces - any space that may cause noticeable draughts.
Smoke Alarm Testing Services Included in the Essentials and Premium packages. A yearly fee payable in Basic package. We don’t leave smoke alarm compliance to chance. To protect the tenant and your investment, it is a requirement to have working smoke alarms installed and maintained in accordance with the manufacturers’ specifications. For every property, professional third party smoke alarm services include: Verify expiry date of all installed alarms Replace expired alarms with new, compliant 10yr sealed battery alarms Install UNLIMITED additional alarms if required to ensure compliance Check all alarms for audible notification (chirp) & measure dB performance Check alarms function by testing with canned smoke Clean all alarms with an antistatic wipe and compressed air to remove debris Issue a comprehensive compliance certificate Revisit free of charge at tenancy change or due to faulty alarms
Real Landlord Insurance Included in the Premium package. Scan the QR code for more information Real Classic - Landlord Preferred Policy Covers you for tenant-related risks including loss of rental income, and loss or damage by tenants to your building and contents. Cover includes: Loss of rental income* Highlights include: Uninhabitable Rental Property ; Prevention of Access ; Absconding Tenant ; Default by the Tenant ; Failure to surrender vacant possession ; Death of sole occupant Landlord’s Contents* Highlights include: Tenant damage ; Fire ; Glass Breakage ; and more (see full policy wording) Damage to rental property* Highlights include: Intentional Damage ; Body Corporate loss or damage *See full policy documents for full scenarios, terms and conditions. As your REAL Landlord Preferred Policy only provides rental specific cover, you are recommended to have a current house insurance policy.
Multi-Property Discounts Number of Properties
2
3
4
5
6
7+
Discount Percentage
0.5
1
1
1.5
1.5
2
Discount is applied to the management fee of any package the property is signed up on. Please speak to your property manager for further information.
Fees and Packages Our compliance-focused and marketing centric packages are built to attract a high calibre of tenant to match the needs of your property and ensure full compliance with changing New Zealand tenancy laws.
Basic Package Management Fee
8% + GST
Letting Fee
1 week rent + GST
Repairs and Maintenance Fee
8% + GST
Healthy Homes Assessment
From $249
Smoke Alarm Services
From $87 + GST per year
The starter package that packs a punch. Unlike our competitors, we don't charge for the routine inspections, entry/exit reports, or to represent you at Tenancy Tribunal. We believe this is all a part of managing your property for you. It's what we do best!
Essentials Package Management Fee
9.5% + GST
Letting Fee
1 week rent + GST
Repairs and Maintenance Fee
8.5% + GST
Healthy Homes Assessment
FREE
Smoke Alarm Services
FREE
Meth Testing
FREE
A Kiwi Landlord favourite that gives you the best of both worlds. All of our basic inclusions, with the added bonus of a Healthy Homes Assessment at the start of the tenancy, and meth testing organised by your Property Manager at the start and end of every tenancy.
Premium Package Management Fee
10.5% + GST
Letting Fee
1 week rent + GST
Repairs and Maintenance Fee
FREE
Healty Homes Assessment
FREE
Smoke Alarm Services
FREE
Meth Testing
FREE
Vacate Cleaning Services
FREE
REAL Landlord Classic Insurance
FREE
The ultimate in peace of mind service. Sit back and relax - we've got you covered. Not only do we include all of the Basic and Essential services, we organise professional cleaning in between tenancies and a REAL Landlord Insurance Classic Policy. Another added bonus - we waive the repairs and maintenance fees at this Premium level.
Marketing Only Package (Casual) Fee
Two weeks rent inclusive of GST
Healthy Homes Assessment
$250 + GST (if you are unable to provide a completed compliant assessment, we will arrange this to create a compliant tenancy agreement for you).
Inclusions
Reference Checks | Credit Checks Compliant Tenancy Agreement | Online Advertising Property Viewings
We Get You Listed Everywhere Partnering with a Ray White property manager gives your rental maximum exposure. We connect your listing with a vast network of prospective tenants using a high impact marketing strategy across leading listing portals, social media platforms, and our extensive private applicant database. Key Listing & Marketing Channels: Property Portals: trademe.co.nz, realestate.co.nz, homes.co.nz, raywhite.co.nz and oneroof.co.nz Local Hyper Reach: rwpapamoa.co.nz and rwmtmaunganui.co.nz Targeted Promotion: Targeted social media campaigns, physical rental lists across multiple office locations, and high quality property photography Proactive Tenant Engagement: Access to our active prospective tenant database, online viewing tracking, and dedicated private viewings
Great Service Isn’t a Guessing Game We believe that exceptional property management is built on transparency and continuous improvement. That’s why we are proud to proactively survey both our landlords and tenants at key stages of the journey. We capture real time feedback to resolve potential concerns before they impact your investment. Listening closely to our tenants ensures higher retention and care for your property, while tuning into our landlords allows us to constantly refine our service, protect your asset's value, and maximise your peace of mind. When you partner with us, you aren't just getting property management on autopilot. You're getting a dedicated team backed by data, accountability, and a proven commitment to satisfaction on both sides of the property management process.
Comparison Table Most Popular! Premium
Essentials
Basic
10.5%
9.5%
8%
1 week rent
1 week rent
1 week rent
8.5%
8%
Management Fee Letting Fee Repairs and Maintenance Fee Healthy Homes Assessment Smoke Alarm Services Meth testing between tenancies Vacate Cleaning Service REAL Landlord Insurance Fixed term renewal fee Routine Inspection Fee Ingoing / Outgoing Inspections Credit and Background checks EOFY summary report Tribunal attendance and evictions Bond collection and management Regular rent reviews After hours emergency service Multi-property discounts
✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
✓ ✓ ✓
From $87 per year
TBA
TBA
From $360 per year
From $360 per year
✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓
From $249
From $299
All fees are exclusive of GST unless otherwise indicated. Vacate Cleaning Service inclusions in the premium package is capped at $500 + GST per tenancy. Limited to one vacate per year.
Add Ons and Extras Wanting to make your property POP online or want some longer term insurance? We know that one size does not fit with all investment properties, so we have more services up our sleeve! If you are wanting some extras with your management package, speak with your Property Manager for some quotes. We can offer upgraded insurances, testing, professional photography, social media paid advertising, upgrades on portals (TradeMe, Realestate.co.nz), cleaning and decluttering services, and more!
What Every Kiwi Landlord Needs to Know (and how we guide you through it!)
Navigating residential tenancies in New Zealand requires a firm grip on the Residential Tenancies Act (RTA). Misunderstandings over statutory obligations, financial limits, and daily management are key drivers of friction between landlords and tenants. But we’re here to help! Here’s what you need to know:
Fair Wear and Tear vs. Damage Gradual deterioration from normal daily living - such as sun-faded curtains, carpet wear in hallways, or aged paint - is legally a landlord's responsibility. Tenants are only accountable for deliberate misuse, negligence, or accidental damage (like carpet stains or holes in walls). The Tenancy Tribunal routinely dismisses claims for standard aging. We conduct thorough, photo-documented property inspections at every transition to clearly distinguish between natural aging and tenant damage, ensuring any valid claims are backed by solid evidence.
Pet Bonds and Consent Framework Landlords can now collect a dedicated pet bond of up to 2 weeks' rent (in addition to the standard general bond) to protect against pet-related damage. Blanket "no pets" rules are no longer enforceable; requests for pets cannot be unreasonably refused without specific, legal grounds (such as local council bylaws or property unsuitability). We evaluate pet applications carefully on your behalf, assessing property suitability and putting tailored pet agreements and bond protections in place to safeguard your property.
Discrimination Rules (Human Rights Act & RTA) It is illegal to decline an applicant based on race, age, gender, sexual orientation, religion, family status (having children), marital status, employment status, or receiving a benefit. Unlawful discrimination carries severe financial penalties from the Human Rights Commission and the Tenancy Tribunal. We run professional, unbiased tenant vetting processes centered purely on key criteria: identity, tenancy references, and financial affordability. This keeps your selection process completely fair, legally compliant, and penaltyfree.
Healthy Homes Standards Compliance Tenancy laws require specific standards across heating, insulation, ventilation, moisture/drainage, and draught stopping, alongside complete record-keeping. Crucially, tenants cannot legally move into a property until full compliance is achieved. Because of this requirement, we cannot begin advertising the property until we have a firm, 100% guaranteed completion date for any required works. We oversee all Healthy Homes assessments and remediation works, coordinate strictly with certified tradespeople to establish reliable completion dates for advertising, and manage ongoing compliance audits so your property remains legally compliant and continuously ready for quality tenants.
Maintenance vs. Capital Improvements Landlords are legally required to keep rental properties in a reasonable state of repair. Urgent maintenance issues—such as leaking pipes or failed hot water cylinders—require swift intervention to minimise property damage and fulfill legal obligations. By appointing us as your property manager, you grant us pre-authorisation to act immediately on urgent repairs. This ensures critical issues are resolved without delay, even if we are unable to reach you right away. For non-urgent matters, we consult with you directly to distinguish strategic capital upgrades from routine repairs so you can budget effectively.
Notice Periods and Ending Tenancies Tenancies can only be ended using valid statutory grounds (e.g., property sale, owner moving back in, or severe tenant breach) accompanied by exact legal notice periods. Incorrect notices or lack of required documentation can lead to claims of retaliatory termination at the Tenancy Tribunal. We manage all official notices and tenancy documentation to ensure statutory reasons are met, timelines are followed, and your legal risks are mitigated.
Quiet Enjoyment and Right of Entry Tenants have a legal right to ‘quiet enjoyment’ of the property. Landlords and Property Managers cannot show up unannounced. Even entering to check out some minor work on a whim can breach the tenant’s privacy rights. We act as your primary buffer and point of contact, scheduling all routine inspections and maintenance visits strictly within statutory notification windows to respect tenant privacy while protecting your asset.
Rent Increase Regulations Rent increases are legally restricted to once every 12 months and require at least 60 days' written notice. Increases must also reflect market rates. Charging significantly above market rent allows tenants to challenge the increase at the Tenancy Tribunal. We analyse localised market data to ensure rent adjustments maximise your yield while remaining legally defensible and attractive to quality tenants
Insurance Obligations and Tenant Liability Landlords must disclose relevant insurance details—including excess amounts—within the tenancy agreement. If a tenant causes accidental, non-deliberate damage, their financial liability under the RTA is capped at the landlord's insurance excess or 4 weeks' market rent, whichever is lower. We ensure all required insurance details are correctly incorporated into tenancy documentation and handle claims or excess collection seamlessly whenever damage occurs
07 542 0501 rwpapamoa.co.nz 13 Domain Road, Papamoa
07 575 2030 rwmtmaunganui.co.nz 260 Maunganui Road, Mt Maunganui