Switching property managers in Hamilton, step by step.
Switching property managers in Hamilton does not end your tenancy. Your tenant stays, switching to us is free, and we handle the handover from your current manager. Not sure yet? Start with the checklist below.
Free, with no obligation. We reply within one working day.
What a good property manager should be doing for you.
Go down the list. If most of it is true, your manager is probably doing a decent job. If several are not, it is worth a conversation.
- Replies within a working dayNot always with the answer, but always with when you will get it
- One named personSomeone who knows your home, not whoever picks up the phone
- No surprise billsAsks before spending above an agreed limit, and tells you straight after any urgent repair
- Regular inspectionsOn a set schedule, with a written report you actually receive
- Late rent chased earlyFrom the first day, and you hear about it
- A statement you can readEvery month, showing where each dollar went
- Paperwork in orderThe bond lodged on time, and the Healthy Homes evidence for your home on file
- The fee in dollarsWhat you pay in a year, with nothing added later
Work out what your manager really costs.
A one page worksheet: fill in the fees from your management agreement and see your real cost for a year, next to a worked Hamilton example. Free, straight to your inbox.
- Every fee managers add, line by line
- A worked example at Hamilton's median rent
- Five questions to ask any manager
Check your inbox.
Your true cost worksheet is on its way. Can't wait? Download it now.
Give them a fair chance first.
Many problems end with one clear request. If it is not fixed, switch.
Write down what went wrong
The dates, what happened and what it cost you. Specifics get a better answer than a general feeling.
Raise it in writing
Ask your manager to fix it by a set date.
Still not fixed? Switch
Follow the four steps below. Your tenant stays and the tenancy carries on.
Four steps from your old manager to us.
Read your current agreement
Find three things: the notice period, any fee due when you leave, and any minimum term. They decide when you can switch and what it costs. We can show you what to look for, but we cannot give legal advice. If something is unclear, ask your solicitor.
Get your free rental appraisal and sign with us
We check the rent, the paperwork and the Healthy Homes evidence, then sign the management agreement with you. Do this before you give notice, so there is no gap with nobody looking after the home.
Give your current manager written notice
Follow the notice steps in your agreement. Tell them who is taking over, and ask for the handover list below.
We take over
We write to your tenant, set up rent payments, check the bond details, book the first inspection and send you a statement each month.
What to ask your current manager for.
Before you give notice, also check your agreement for the notice period, any exit fee or letting fee refund, any minimum term, and when your last rent will be paid out. This is a checklist, not legal advice.
- The tenancy agreementAnd any changes made to it since it was signed
- The bond detailsIncluding the bond number from Tenancy Services
- The ingoing inspection reportWith the photos, and the most recent inspection reports
- The rent historyAnd any rent they still hold for you
- Healthy Homes recordsThe compliance statement and the evidence behind it
- Smoke alarm and insulation recordsDates and who checked them
- Keys, codes and tenant contact detailsEverything needed to reach the tenant and get in
- Open repairs and tradesAny jobs in progress, and the trades they use
- A final statementSo you can see where every dollar of rent went
Questions to ask any manager, and our answers.
| Ask | Latus |
|---|---|
| What does switching cost? | Nothing. We ask your old manager for the handover and chase it for you |
| What is the fee, in dollars, including GST? | 7.75% of the rent, plus GST, which is 8.91% including GST. On a $560 rent that is $49.91 a week including GST |
| What costs extra? | Nothing in our fee. You pay the trade's invoice for repairs, with no markup |
| Who will I deal with? | A named property manager who knows your home, and who you meet face to face before we start |
| How often is the home inspected? | Every three months, with a written report |
| Where is the rent held? | In a separate client account that holds only owners' money |
| How do I leave if it is not working? | 30 days' notice either way |
Comparing managers? See how to choose a property manager in Hamilton and Hamilton fees compared.
What owners ask about switching.
No. The tenancy is between you and your tenant, so it carries on under the same agreement. We write to your tenant to introduce ourselves and give the new rent details.
Usually yes, because the tenancy is between you and your tenant, not your manager. What matters is what your management agreement says about notice and fees, so check it first.
Sometimes one conversation fixes it, so raise it with your manager in writing first. If the same thing keeps happening, or nothing changes after you ask, it is worth looking at other managers.
Ask in writing, with the handover list on this page and a date. If it stalls, tell us and we will help you decide the next step.
Switching to us is free. After that you pay the same as any owner: 7.75% of the rent we collect, plus GST, with everything included. Any fee for leaving your current manager depends on your agreement with them. See property management fees.
Not quite. See managing your own rental in Hamilton, or tenant finding if you only need a tenant.
Ready to switch?
Start with a free rental appraisal. We will check your paperwork and tell you what happens next.