One of the biggest challenges of owning a rental isn’t finding tenants - it’s keeping them. Across Auckland, Northland and the Bay of Plenty, our property managers are seeing the same patterns arising again and again: the difference between a property that sits empty and one that stays tenanted often comes down to getting the basics right.

We’re in and out of rental homes every day, listening to tenants and dealing with their concerns. Their feedback comes in many forms, but the themes are clear:

“I’m happy to pay fair rent, but the place has to feel like it’s looked after.”
“Communication makes all the difference. If something’s not working, I just want to know it’s being dealt with.”
“A warm, dry home and a landlord who’s approachable - those two things are huge for me.”

None of these are big asks, but when they’re overlooked it often results in higher turnover and longer gaps between tenancies. Here are some areas to focus on.

Price alone won’t keep them
Rents across Auckland are holding steady at just under $700 a week*, with similar conditions in the Bay of Plenty and Northland. Tenants now have the time - and choice - to compare. They’ll still pay for a home that feels right, but they’re far less likely to take what they can get. Good presentation alongside fair pricing is what works.

Go beyond the minimum
Healthy Homes standards set a baseline for heating, ventilation and dryness - but compliance alone doesn’t make a property appealing. Staying on top of wear and tear, keeping things fresh and dealing with small repairs quickly all add up to a better tenant experience. Homes that feel cared for tend to rent faster and keep good tenants longer.

Pets are part of the picture
Legislation is changing, and soon landlords will need a valid reason to say no to pets. Blanket bans won’t cut it. The smart move? Clear pet guidelines and a manager who can help balance protection with practicality.

Don’t underestimate a quick reply
Responsiveness comes up as often as rent levels. A short message confirming a repair is booked buys a lot of goodwill. In a market where people have options, that goodwill counts.

Bonus extras that tenants notice
Beyond the fundamentals, small touches can make a property more appealing without huge cost.
Tenants often mention:

• Decent lined curtains or blinds (not flimsy netting)
• A modern heat pump or a better-quality heater
• Outdoor lighting and a tidy, low-maintenance garden
• Security stays on windows and good locks on doors
• A dishwasher or washing machine included
• Fresh, neutral paint when a place is due for a spruce-up

If you’d like to know how your rental stacks up, or where small changes could make a big difference, talk to our property management team. We can help you keep your property performing, even as the market shifts.


*Based on Barfoot & Thompson data for the month ending July 2025. Reflective of the average weekly rent for a three bedroom property in Auckland.