Finding reliable tenants is one of the most critical factors in successful property investment. A great tenant pays rent on time, maintains your property well, and stays for the long term—reducing vacancy periods and turnover costs. In New Zealand's competitive rental market, attracting and retaining quality tenants requires a strategic approach that goes beyond simply listing your property online.
Whether you're a first-time landlord or an experienced property investor, understanding how to identify responsible tenants and create an environment that encourages them to stay can significantly impact your investment returns. Here's your comprehensive guide to finding and keeping great tenants in New Zealand.
Before you even begin marketing your rental property, ensure it meets—and ideally exceeds—the standards that quality tenants expect.
Meet All Legal Requirements
New Zealand's Healthy Homes Standards, which came into full effect in 2024, set minimum requirements for heating, insulation, ventilation, moisture and draught stopping, and drainage. Properties must have fixed heating capable of reaching 18°C in living rooms, adequate insulation in ceilings and floors, and proper ventilation in key areas. Ensuring your property complies with these standards isn't just a legal obligation—it's also attractive to responsible tenants who prioritize their health and comfort.
Present Your Property Well
First impressions matter enormously in the rental market. Clean thoroughly before photographing and showing your property. Fresh paint in neutral colours, well-maintained gardens, and clean carpets create an immediate positive impression. Consider minor upgrades that offer strong returns on investment, such as modern light fixtures, updated cabinet handles, or new window treatments.
Consider Strategic Improvements
Quality tenants often look for specific features. A dishwasher, adequate storage, reliable heating, and good natural light rank highly among tenant priorities. Even modest improvements—like adding extra shelving, ensuring all appliances work properly, or upgrading to LED lighting—can set your property apart from competing rentals.
How and where you advertise your rental property directly influences the quality of applicants you'll receive.
Professional Listing Presentation
Invest in quality photographs taken during good lighting conditions. Wide-angle shots that show entire rooms help potential tenants visualize the space. Include photos of all rooms, storage areas, outdoor spaces, and parking. Write a detailed, honest description that highlights your property's best features while being transparent about any limitations.
Price It Right
Research comparable properties in your area using Trade Me Property, Tenancy Services bond data, and local property management insights. Overpricing reduces enquiries from quality tenants, while underpricing may raise concerns about property quality. Aim for the middle to upper range of similar properties to attract tenants who can comfortably afford the rent.
Choose the Right Platforms
Trade Me Property remains New Zealand's dominant rental listing site, but also consider Facebook Marketplace, local community groups, and your property management company's database if you're using one. Each platform attracts different tenant demographics, so diversifying your listing approach can broaden your applicant pool.
Comprehensive tenant screening is your most important protection against rental problems down the track.
Conduct Proper Viewings
Open homes allow you to meet multiple potential tenants efficiently, but private viewings give you more opportunity to assess individual applicants. During viewings, observe how potential tenants interact with the property. Do they ask thoughtful questions? Do they show respect for the space? These small signals can be telling.
Require Complete Applications
Request a formal rental application from all interested parties that includes full employment details, rental history with landlord references, and personal references. Ask for identification and proof of income. Being thorough and consistent with all applicants ensures fairness and compliance with the Human Rights Act.
Check References Carefully
Contact previous landlords—ideally the landlord from two tenancies ago, not just the current one, as current landlords may be motivated to give positive references to encourage a problem tenant to leave. Ask specific questions: Did they pay rent on time? How did they maintain the property? Would you rent to them again? Also verify employment with current employers.
Run Credit and Tenancy Checks
Tenancy checks through services like Tenancy Tribunal records, Centrix, or illion can reveal previous tribunal orders or defaults. While a poor credit history doesn't automatically disqualify someone, it provides important context for assessing risk. Remember that you must have the applicant's consent to run credit checks under the Privacy Act.
Trust Your Instincts
After completing your due diligence, trust your gut feeling. If something feels off during interactions with a potential tenant—despite them meeting all objective criteria—it's worth considering other applicants.
How you begin the tenancy relationship sets the tone for the entire rental period.
Use a Comprehensive Tenancy Agreement
While the Residential Tenancies Act provides a standard framework, use a detailed tenancy agreement that covers all important terms. Include specifics about rent payment methods and dates, property maintenance responsibilities, rules about pets or smoking, and procedures for requesting maintenance. Make sure both parties understand and sign the agreement.
Complete a Thorough Property Inspection
Document the property's condition with dated photographs and a detailed condition report that both you and your tenant sign. This protects both parties and establishes a clear baseline for the property's condition. Be meticulous about noting existing damage, wear and tear, or maintenance issues.
Lodge the Bond Correctly
Collect a bond (up to four weeks' rent) and lodge it with Tenancy Services within 23 working days. This government service holds the bond securely and provides a dispute resolution process if needed at the end of the tenancy. Never hold bonds privately—it's illegal and creates unnecessary risk.
Provide Clear Communication Channels
Establish how you or your property manager should be contacted for maintenance issues, emergencies, and general questions. Provide contact details in writing and clarify response times for different types of issues.
Great tenants stay in properties where they feel valued and where their landlord is responsive and professional.
Respond Promptly to Maintenance Requests
Quick responses to maintenance issues—especially urgent ones—demonstrate that you value your tenants and property. Delayed repairs often lead to bigger problems and tenant frustration. Even if you can't fix something immediately, acknowledge the request and provide a realistic timeframe.
Respect Tenant Privacy
Under New Zealand tenancy law, you must give at least 24 hours' notice before entering the property (except in genuine emergencies). Respect this boundary. Tenants who feel their privacy is respected are more likely to renew their lease.
Keep Rent Increases Reasonable
While you're entitled to increase rent (with proper notice and not more than once every 12 months), keeping increases reasonable helps retain good tenants. The cost of vacancy, cleaning, repairs, and finding new tenants often exceeds the income gained from aggressive rent increases. Market-rate adjustments are fair; excessive increases drive good tenants away.
Be Professional and Approachable
Maintain professional boundaries while being approachable about genuine issues. Return calls and emails promptly, keep your word about repairs and improvements, and treat your tenants with respect. Remember that your rental property is their home.
Consider Long-Term Tenant Incentives
Some landlords offer modest improvements or services to encourage long-term tenancies. This might include updating appliances, allowing tenants to make approved minor modifications, or covering lawn care costs. The cost is often less than turnover expenses, and quality tenants appreciate landlords who invest in making their rental a better home.
Regular inspections protect your investment while maintaining tenant relationships.
Schedule Inspections Appropriately
You're entitled to inspect your property up to four times per year with proper notice. Quarterly inspections are standard and allow you to identify maintenance issues early, ensure the property is being cared for, and maintain a presence without being intrusive.
Focus on Property Condition, Not Lifestyle
During inspections, focus on the property's condition, not how tenants choose to live. You're checking for damage, maintenance needs, and lease compliance—not judging décor choices or tidiness standards (unless mess creates property damage or safety issues).
Document Everything
Take photos and notes during each inspection, noting both positive observations and concerns. This creates a record of the property's condition throughout the tenancy and helps identify gradual issues before they become serious problems.
Even with great tenants, issues sometimes occur. How you handle them matters.
Address Problems Early
If rent is late, maintenance concerns arise, or lease terms are violated, address issues promptly and professionally. Small problems often resolve easily with clear communication; ignored problems escalate.
Document All Communications
Keep records of all important conversations, especially regarding payments, maintenance requests, or concerns. Email provides an excellent paper trail, and you should follow up verbal conversations with written summaries.
Know Your Rights and Responsibilities
Familiarize yourself with the Residential Tenancies Act and Tenancy Services resources. Understanding the legal framework helps you respond appropriately to issues and protects both parties' rights.
Many property investors choose to work with professional property managers, particularly as their portfolios grow.
Property managers handle advertising, tenant screening, lease agreements, rent collection, maintenance coordination, inspections, and tenant communications. They bring expertise in tenancy law, established contractor networks, and time efficiency. While management fees typically range from 7-10% of rental income, the time saved and professional expertise often justify the cost, especially for investors who work full-time or own properties in different locations.
Finding and keeping great tenants isn't just about following procedures—it's about creating relationships built on mutual respect, clear communication, and professional standards. Quality tenants want responsive, fair landlords who maintain properties well and respect tenant rights. By presenting your property professionally, screening thoroughly, and maintaining positive tenant relationships, you create the foundation for successful, long-term property investment.
Remember that every interaction with your tenant is an opportunity to reinforce a positive relationship. Tenants who feel valued, respected, and well-treated are your best asset—they pay rent reliably, care for your property, and often stay for years, providing the stable income that makes property investment rewarding.
At Luminate Financial Group, we understand that successful property investment extends well beyond the initial purchase. If you're considering property investment in New Zealand or looking to optimize your existing rental portfolio, our team can provide expert guidance on all aspects of property investment strategy, from financing to tenant management approaches. Great tenancy relationships start with strong foundations—let us help you build them.
The information provided in this article is general in nature and does not constitute financial advice. We recommend speaking with a qualified financial adviser before making any property investment decisions.