Hamilton landlord services, in good hands.
Landlord services in Hamilton: two services, one clear fee, and a local manager who keeps up with the rules. Start with a free rental appraisal and see the numbers for your home.
Free, with no obligation. We reply within one working day.
Choose how much you hand over.
Hand over the whole job, or just the part most owners find hardest: finding the right tenant.
Property management
7.75% plus GST, everything included, even finding tenants
- Finding and checking tenants
- Rent collected into a separate client account
- Inspections every three months, with a written report
- Repairs arranged at cost
- Notices, pets, rent reviews and the Tribunal
Tenant finding
One week's rent plus GST. No tenant found, no fee
- The rent suggested from Tenancy Services' data
- Advertising and viewings
- References, and credit and criminal checks with consent
- The tenancy signed and the bond lodged
- Credited back if you move to full management within 12 months
Every fee, in one place.
Property management
7.75%
Of the rent we collect, plus GST. Inspections, Tribunal work, arranging repairs and finding new tenants included.
Letting fee
$0
Finding a new tenant is included while you stay with us. Leave within 12 months of us placing a tenant and one week's rent plus GST is due then. Never charged to tenants.
Tenant finding
1 week
One week's rent plus GST. No tenant found, no fee. Credited back if you move to full management within 12 months.
All fees plus GST. Including GST, the management fee is 8.91% of the rent. Full detail on the property management and tenant finding pages, and in dollars on the property management fees page.
What you are never charged extra for.
Our 7.75% plus GST covers everything on this list, even finding you a new tenant. You pay for the repairs themselves, at cost.
- A letting feeFinding a new tenant is included while you stay with us. Leave within 12 months of us placing a tenant and one week's rent plus GST is due then.
- InspectionsEvery three months, with a written report.
- A markup on repairsYou pay the trade's invoice. Nothing is added.
- Arranging repairsFinding the trade and booking the job are part of the fee.
- Tribunal attendanceMediation and hearings, if it ever comes to that.
- Monthly statementsRent in, our fee, repairs paid, and anything coming up.
- Your rental appraisalFree, with no obligation to go ahead.
Three steps, and switching is part of it.
- 1
Get your free appraisal
Tell us about the home. You get the likely rent, the evidence behind it, and our fee in dollars.
- 2
We set everything up
The checks, the paperwork and the handover. If you have a manager now, you give them notice and we take it from there. Your tenant stays.
- 3
We run it, you get the statement
Rent into a client account, inspections every three months, and a clear statement every month.
Three things we need from every owner.
- Landlord insuranceConfirmed in writing. Without it, a damaged home can leave you with the whole bill.
- Healthy HomesEvidence for all five standards. If there are gaps, we will tell you exactly what they are.
- Working smoke alarmsWithin 3 metres of each bedroom door, or in every room where someone sleeps, and on every level. See the smoke alarm rules.
Useful pages for owners.
Rents, fees, switching and the rules, in one place.
- Managing your own rentalWhat the job takes each year, and when to hand it over.
- Switching managersFour steps, and what to ask your current manager for.
- Property management feesThe fee in dollars at different rents, and what it includes.
- Hamilton rent by suburbLower, median and upper weekly rent for 53 suburbs.
- Hamilton rentsThe median rent and how many homes are rented, from Tenancy Services.
- Landlord questionsPets, bonds, notice, Healthy Homes and more, answered from Tenancy Services.
- What changed for landlordsFive rule changes since December 2024, with dates.
- New to being a landlordThe rules to meet before your first tenant moves in.
- Landlord updatesA short email a few times a year on Hamilton rents and anything new. Sign up at the bottom of any page.
- CambridgeProperty management in Cambridge, Waikato.
- Te AwamutuProperty management in Te Awamutu.
- Living overseasHow we look after a Hamilton rental while you live abroad.
- New buildsFrom a rent appraisal before completion to the first tenant.
- Tenancy ServicesThe government's own guidance for landlords.
What owners ask.
7.75% of the rent we collect, plus GST, with inspections, Tribunal work, arranging repairs and finding new tenants included. On a home renting for $560 a week that is $43.40 a week plus GST, or $49.91 including GST. There is no letting fee while you stay with us. If you end the agreement within 12 months of us placing a new tenant, one week's rent plus GST is due then. Every fee is set out in dollars on the property management fees page.
No. Either of us can end the agreement with 30 days' notice. It is all set out in the management agreement before you sign.
Yes. Give your current manager notice under your agreement with them. We take over from there: the tenancy paperwork, the bond details, the keys and the next inspection. Your tenant stays.
Into a separate client account that holds only owners' money, never into our business account. It is paid to you monthly with a statement.
A named property manager who knows your home and answers to you directly. You meet your property manager face to face before we start.
See the numbers for your home.
A free rental appraisal: what it should rent for, with the evidence, and the fee in dollars.