Property Management

Your rental property needs care, reliable administration and someone who keeps you informed. Ray White Invercargill’s property-management team provides a local point of contact for owners and tenants, supporting the letting and day-to-day management of homes across Invercargill and Southland.

People who know property management

Our team brings property-management experience, practical communication and attention to detail to its work with owners and tenants. Meet the complete property-management team to learn about their backgrounds and find their contact details.

The team is based at 33 Arena Avenue.

Preparing and letting your home

A rental appraisal considers the property, its features and current rental comparisons. It helps you plan the proposed rent, preparation and timing before the home is advertised.

Property information, presentation, viewings and applications all contribute to the letting process. The management agreement sets out the work the team will undertake, the fees and the decisions that require your approval. Relevant property records and known maintenance help establish a clear starting point.

Applications and tenancy records

A well-organised application process gives you a basis for considering a tenant recommendation. It also needs to respect applicants’ privacy. Information collected should be appropriate to the stage and purpose of the application, as explained in the Privacy Commissioner’s rental guidance.

At the start of a tenancy, the signed agreement, bond information, included items and initial condition record belong together in the property file. Clear records help owners, tenants and managers understand the arrangements and refer back to them when something changes.

Keeping track of the property’s condition

An initial inspection records the home’s condition when the tenancy begins. Routine inspections provide a record during the tenancy and help identify maintenance. A final inspection compares the home with the earlier records, allowing for fair wear and tear.

The inspection schedule and reporting arrangements should be clear in your management agreement and considered alongside your insurance requirements. Access must follow the current Tenancy Services inspection rules. An inspection report helps with ongoing care; a building or compliance assessment requires the appropriate specialist.

Maintenance and communication

Owners need to know what requires attention and how work will be approved. The management agreement establishes spending authority, communication and the arrangements for urgent repairs. Reports, invoices and maintenance history provide a useful record of the work on your home.

Heating, gutters, drainage and moisture deserve regular attention in Southland homes. Share appliance instructions, previous repairs and any known concerns with your manager. Tenants of properties we manage can use the dedicated repairs and maintenance instructions to report a problem.

Rent, reporting and ownership costs

Regular financial statements and owner updates help you keep track of rent and spending. Discuss how often you will receive them and how the team will follow up missed rent.

A rental appraisal is one part of financial planning. Allow for rates, insurance, management fees, maintenance and periods without rent. Our investment and rental yield guide helps you organise those figures; your accountant can advise on tax treatment.

Resolving tenancy concerns

For a property we manage, your property manager is the first contact for a tenancy concern. Relevant dates, agreements, correspondence and maintenance records help establish the facts and work towards a resolution. If further help is needed, Tenancy Services explains self-resolution, mediation and the Tenancy Tribunal.

Talk with the Invercargill team

Whether you are preparing your first rental, reviewing an existing property or considering a change of manager, call 03 218 6117 or email rentals.invercargill.nz@raywhite.com. You can meet our property managers or request a rental appraisal.

For more preparation advice, read the Landlord Information Guide. If you already use another manager, our changing managers guide explains the handover considerations.