How Much Does a Property Manager Cost in Christchurch?

The short answer: Most property managers in Christchurch charge between 7% and 11% + GST of the rent they collect, plus a letting fee of around one week’s rent when a new tenant is placed. At Ted Property Management, our fee is 8.9% + GST and includes everything. The only extra is one week’s rent + GST when we place a new tenant.

What do property managers charge?

Most property managers charge a percentage of the rent, usually somewhere between 7% and 11% + GST. Every business works a little differently, and the rate tends to reflect how they’ve chosen to run things.

Some keep their base rate lower and charge separately for services as they come up. Others include more in one fee. Things like how many properties each property manager looks after, the systems and technology they use, and what’s covered in the fee can all shape the rate.

There’s no single right approach. What matters is understanding what sits behind the number, so you can compare property managers fairly and choose what suits you and your property.

What might be charged separately?

When you’re comparing property managers, it’s worth asking whether these are included or charged separately:

• Routine, outgoing and pre-settlement inspections
• Monthly admin fees
• Arranging maintenance
• Tenancy Tribunal representation
• Tenancy renewals and annual rent reviews
• Advertising, photography and listing preparation
• Tenant screening and credit checks
• Insurance claim support
• Body corporate meeting attendance

At Ted, all of these are included in our 8.9% + GST fee.

There are also two costs most owners will see with any property manager:

Letting fee. This is usually one week’s rent + GST when a new tenant is placed. Since 2018, tenants can’t be charged letting fees in New Zealand, so this cost sits with the owner.

Compliance costs. Smoke alarm and Healthy Homes assessments costs are passed on to owners

What does that look like on a $600 a week rental?

Here’s a simple example to show how different approaches can compare. A rental at $600 a week earns $31,200 a year.

With a lower base rate of 7% + GST, plus separate charges, the total might look something like this:

• $2,512 in management fees
• $276 for four inspections
• $138 in admin fees
• $115 for maintenance
• About $3,041 a year in total

With Ted’s all-inclusive 8.9% + GST:

• $3,193 in management fees, with everything included
• About $3,193 a year in total, or around $61 a week

In this example, the difference works out to around $3 a week. For many owners, knowing exactly what they’ll pay, along with a rent guarantee and 360° inspections, is worth that difference. Others may prefer a lower base rate. Either way, it helps to see the full picture before you decide.

These figures are examples only, and every property manager’s fees are different. It’s always worth asking for a full fee schedule.

Is the lowest fee always the best value?

Not necessarily. The right property manager is the one whose service fits your property and your goals. It’s worth thinking about the bigger picture, how tenants are chosen, how quickly issues are dealt with, how well your property is documented and how easy it is to reach someone when you need them. These can make a real difference to your returns over time.

What’s included in Ted’s 8.9% fee?

We’re a boutique, family-run property management business. Our aim is to offer a premium service at a fair price, with one clear fee and no surprises.

Here’s what’s covered.

Finding and setting up your tenancy

• Premium advertising on Trade Me and the Ted website
• Photography and listing preparation
• Unlimited viewings for potential tenants
• Tenant screening, including credit and background checks
• Tenancy agreement, plus bond collection and lodgement

Looking after your property

• Routine, outgoing and pre-settlement inspections
• Maintenance co-ordination, with no charge for arranging repairs
• Insurance claim support
• Body corporate meeting attendance

Managing the tenancy

• Annual rent reviews and negotiation
• Tenancy renewals
• Tenancy Tribunal representation
• Monthly and annual statements
• No monthly admin charge

Peace of mind

• A rent guarantee of up to 4 weeks for tenants we place if they miss rent

The only extra is one week’s rent + GST when we place a new tenant, plus compliance costs passed on at cost.

How does Ted’s rent guarantee work?

Choosing the right tenant is one of the most important things a property manager does, and we stand behind our tenant selection. If a tenant we’ve placed in your property misses rent, we offer a guarantee of up to four weeks’ rent. It’s included in our fee at no extra cost.

How do Ted’s 360° inspections work?

We use Inspection Express to create premium 360° entry inspections. At the end of the tenancy, the exit inspection is compared against the original, so it’s easy to see exactly what’s changed.

That gives you clear, detailed records of your property’s condition. It’s useful for insurance, helpful if there’s ever a disagreement about bond, and reassuring if you live out of town and can’t see the property yourself.

How does Ted handle maintenance?

We use Tapi, a well-regarded maintenance platform, so every job has a clear record and an email trail. You’ll always know what’s been reported, what’s been done and why.

We place a sticker under the kitchen bench so tenants can report issues easily with photos. Tapi’s AI also helps tenants work through simple problems themselves, which can save an unnecessary tradesperson call-out.

We don’t charge for arranging maintenance. We believe it’s part of looking after your property, so it’s included in your fee.

How does Ted market a rental property?

Your property is marketed to stand out. That means professionally enhanced photos, a premium Trade Me listing for the most visibility, and videos where they’ll help. We follow every listing closely, keeping track of interest and making changes where needed.

How does Ted set the rent?

We combine REINZ data, Trade Me listings and our own local experience to recommend the right rent for your property. We keep track of comparable rentals and share them with you, so you can see exactly how your rent was set. The aim is a fair market rent that keeps your property tenanted and performing well.

What makes Ted different?

• Smaller portfolios. Our property managers look after fewer properties each, so they have the time to know your property, your tenants and your goals.
• Modern systems. We use AI to help systemise and document our processes. That frees our team to pick up the phone, get out to properties and focus on looking after your investment.
• Experience you can rely on. We have more than ten years of leadership and over 800 properties managed under our leadership
• Real people. As an owner-led business, you can always talk to the business owner.
• Qualified property managers. As owners of the business we hold New Zealand Certificate in Residential Property Management, and we’re REINZ accredited.

What should I ask before choosing a property manager?

• What’s included in your fee, and what’s charged separately?
• Do you offer a rent guarantee?
• How many properties does each property manager look after?
• How are inspections done, and what will I receive?
• How is maintenance handled, and is there a charge for arranging it?
• How do you set the rent?
• Can I talk to the business owner if I need to?

Common questions

What percentage do property managers charge in NZ?
Usually between 7% and 11% + GST of the rent collected. What’s included can vary quite a bit, so it’s worth comparing the full fee schedule.

Who pays the letting fee in New Zealand?
The property owner. Tenants can’t be charged letting fees in New Zealand.

Are property management fees tax deductible?
Generally, yes, for rental property owners. It’s best to check with your accountant.

What does Ted Property Management charge?
8.9% + GST, with everything included, plus one week’s rent + GST when we place a new tenant. Compliance costs such as smoke alarms and Healthy Homes assessments are passed on at cost.

Does Ted offer a rent guarantee?
Yes. Ted offers a rent guarantee of up to four weeks for tenants we place, included in the management fee.

Where does Ted manage rental properties?
Across Christchurch, Selwyn and Waimakariri, including Rolleston, Lincoln, Rangiora and Kaiapoi.

Thinking about a property manager?

We’re upfront about our fees because we’d rather you choose us knowing exactly what you’re getting. If you’d like to talk about your rental, we’d love to hear from you. Call Bex on 021404833