Landlord Information Guide

Use this Landlord Information Guide to prepare a rental property conversation with Ray White Invercargill. It helps you organise the home, records and questions before advertising, beginning a tenancy or reviewing management. Your obligations depend on the property and current law, so use official guidance and qualified advisers for decisions specific to you. Read Landlord FAQs for answers about appraisals, fees and maintenance.

Before a property is advertised

Walk through the property and record its condition, room layout, appliances, heating, outdoor areas, parking and access. Gather ownership and contact details, title and council records you hold, warranties, maintenance history and insurance information. Note any known defects or work still planned. Be accurate about what you know and have done; do not describe unverified work as compliant or consented.

Think about the renters the property may suit and the practical details they will ask about. Check that listing information is complete and that photographs represent the home fairly. Decide what preparation is essential, what is optional and what will need a qualified trade. Obtain written quotes for significant work and consider timing before confirming availability.

Check current requirements

Rental homes have legal and safety requirements, which can change. The Tenancy Services guide for new landlords links to current information on smoke alarms, insulation, tenancy agreements and healthy homes. Review the current requirements for your own property and keep the documents that support your compliance. Seek professional help if a property assessment or legal interpretation is needed.

The healthy homes standards address heating, insulation, ventilation, moisture ingress and drainage, and draught stopping. See Tenancy Services’ landlord guidance and its record-keeping information. Do not assume a home meets a standard because it looks warm, dry or recently renovated.

Set an income and maintenance plan

Request an indicative rental appraisal and ask what comparable rentals and property features informed it. An appraisal is not a guaranteed weekly rent. Build a separate budget that allows for ownership costs, management fees, maintenance and possible periods without rental income. Use the Investment and Rental Yield Guide to organise assumptions and view an indicative gross-yield estimate.

Plan how routine work and urgent issues will be funded. Record who can approve repairs, the approval limit, how quotes are handled and when you will be contacted. In Southland, include seasonal attention to gutters, downpipes, exterior condition, heating and damp-prone areas. Use qualified tradespeople for work outside your expertise and keep the invoices, reports and decisions with the property records.

If you appoint a property manager

Compare service scope, fees, reporting and communication before you sign. Ask who your day-to-day contact will be, how viewings and applications are coordinated, how rent and statements are handled, how maintenance is approved and what happens when a tenancy ends. Make sure the written management agreement explains authority, responsibilities, charges and how either party may end the arrangement.

If you are transferring from another provider, agree the handover before it starts. Identify the records, keys, funds, active maintenance, tenancy dates and tenant communications that need to move. Keep a copy of the handover and confirm any unresolved work.

Keep useful records together

Store tenancy documents, inspection notes, rent statements, invoices, insurance details, consent information and maintenance communications in a consistent place. Note the date and property for each item. Check Inland Revenue’s residential rental guidance and consult your accountant about tax treatment; a cost in a budget is not automatically deductible.

Talk through the next step

Explore landlord services, property management or the Invercargill management team. Call 03 218 6117 or visit 33 Arena Avenue. Tell us the address, occupancy, your current management arrangement and the questions you need answered. A team member can discuss the service and arrange an appraisal; neither guarantees a rent or investment result.