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Property Management

Owning a rental property can provide outstanding returns over time, but can also be a time consuming and stressful business. From screening tenants, negotiating rent increases and getting calls about blocked sinks, you know what a hassle it can be. But when you leave the hassle to someone else, you want to be confident that your property is being well looked after.

That is where Harcourts Bay of Islands Property Management team comes in.

Our team of dedicated property managers removes the stress of maintaining your investment. We’ll find the right tenants, collect and review rent, arrange maintenance and more — all for a very competitive agreed rate.

Managing over 96,891 properties across Northland and the rest of New Zealand, we have our finger on the pulse of the latest rental rates and access to quality tenants. By choosing a company Most Trusted Real Estate Brand 2013-2022 and the Quality Service Award 2018 - 2022 by Readers Digest, you can be sure your property is in safe hands.

With our knowledge of both the industry and the rental market in Northland, we are committed to providing consistent and reliable service to investors and the people renting our properties. We proudly manage an investment portfolio worth over $150,000,000.

The best thing we offer is peace of mind, but we are proud to offer a range of other great services too! Whether you have a single rental property or a full investment portfolio, Harcourts Property Management has a service to suit your needs. We also offer commercial property management services.

If you’d like us to take the stress off your hands, you can trust our full property management service.

Why use a property manager?

Apart from the time and hassle it takes to find tenants and manage repairs and maintenance, when you own a rental property there is a lot of legislation to understand and processes to follow — especially if a dispute with tenants arises. By using our property management team, you can be sure that an expert is looking after your investment — so when issues arise, they are managed quickly and effectively.

Why choose Harcourts Bay of Islands?

Established on the foundations of a strong client-first culture, our commitment to managing your property like it's our own provides you with specialist guidance and good tenants, which makes owning a rental property more rewarding. We manage over 96,891 rental properties and with dedicated property managers across the country, we have the experience and scale to help you.

Knowledge, experience and service

We know the property market inside-out, including the intricate legislation and legalities behind property investment. We provide you with the highest quality advice so you understand the obligations, responsibilities and rights for you as a landlord and for your tenants.

The best technology in the business

Innovative mobile and web-based products streamline the many processes required for seamless management. We link quotes, repairs, maintenance, photos and rent payments to these accounts—meaning regular reporting, readily available should any disputes arise.

It doesn’t cost as much as you think

Our service comes at a very competitive property management fee. There are no additional charges for inspections, representation at dispute resolutions or when your property is vacant. (There may be fees for credit checks, additional inspections or marketing upgrades).

The right tenants

We accelerate the renting of your property to the right tenant through focused marketing and tenant screening procedures. Our team conduct regular rent reviews, so you’ll see an increase in rent to match any changes in the market. And with our large tenant portfolio, we’ll do our best to ensure your property is always occupied.

You can trust that your money is in good hands

Unlike many other property management companies, all money collected on your behalf is held in an audited trust account so you know where it is at any time.

Local knowledge

Our property managers are local. They understand the rental market within your community, and they have a portfolio of tenants. This branch-based structure means they are often close to your property and can promptly deal with any issues that may arise.

Regular communication

We proactively communicate with you on all matters relating to your property.

From the very beginning, we work hard to ensure your investment is well looked after. Here’s an overview of what you can expect when you choose to work with our expert team.

Our consultation

We identify the management service that meets your needs and help you complete all the paperwork needed.

Client account

We set up your account in our management system. This includes all the details for your property. All future quotes, repairs, maintenance and information associated with your property will be linked to this account and can be sent to you easily whenever you require it.


We organise all the marketing for your property (in line with your agreed marketing strategy and budget). This can include advertising copy, signboards and photography.


To locate quality tenants, we organise online advertisements on,,, This service is free of charge for you.

Property viewings

We conduct viewings of your property by appointment on your behalf. Our system helps us manage these efficiently for you. Ask us for more information.

Tenant applications

We know that the success of your investment lies in finding you a quality tenant. We thoroughly check every tenant that applies to rent your property. This includes looking at employment references, past rental history, credit checks, tenancy tribunal checks and proof of income.


Once we’ve screened our shortlisted applicants, we present these applications to you so that you can make an informed decision and select the most suitable tenant for your property. Everyone is different and you may or may not want to be involved in this part of the process; the decision is yours.

Notification to tenants

Once an appropriate tenant has been selected, we promptly notify them of the decision to avoid losing them to another rental property.


We organise all final paperwork, monies and lodgment of the bond. If your property is vacant or a tenant is vacating, it will be cleaned, the state of all chattels is documented and any necessary maintenance is completed.


We complete a full inspection of your property, including water readings and body corporate information (if applicable).

Tenant Handover

Once a full inspection is completed and recorded, we meet and hand over keys to your new tenant on commencement date.

Rent payments

Unlike many property management companies, we collect rental funds from your tenants and hold them in an audited trust account, so you know where your money is at any time.

Tenant Selection

  • Interviewing and screening of suitable prospective tenants through our rigorous selection process
  • Thorough credit and reference checks can be carried out
  • Tenant selection and notification to owner
  • The completion of all documentation, including the residential tenancy agreement
  • Formal lodgement of bond monies with Tenancy Services

Tell us about you and your property and we'll take care of the rest.
Our fee is 9.5% (including GST) of rent charged.


How much will your service cost me?

Harcourts Bay of Islands charge a fee of 9.5% including GST of rent collected and any repairs, maintenance, and renovations carried out, or invoices paid on your behalf.
There is no extra charge for routine inspections, administration, monthly and end of year financial statements and mediation or any appearances we make at the Tenancy Tribunal on your behalf. Our fee is very competitive, and these costs may be tax-deductible. We recommend talking seeking financial and legal advice regarding your investment.

How often will you pay me?

We pay you twice a month, by directly crediting funds into your account. A monthly statement detailing funds collected and disbursed on your behalf can be emailed to you anywhere in the world. We also include invoice copies of accounts paid.

Do you collect a bond?

Yes. The Residential Tenancies Act requires that no more than four weeks bond be collected. Unless otherwise agreed, Harcourts consider two weeks to be the minimum that should be paid. The bond is paid before the tenant takes possession and held by Tenancy Services until the tenant vacates.

What if my tenant doesn’t pay the rent?

Harcourts rent collection is computer monitored, enabling us to act very quickly when a rental payment is missed. The debt recovery process commences immediately.

While we take every possible action to resolve the matter, in some cases it may be necessary to take the tenant through the mediation process or to the Tenancy Tribunal. If this is the case you will not be charged for our time.

I will be moving overseas—can you handle all repairs?

Our property managers use a range of contractors who are highly skilled, competitively priced and quick to respond to our calls. We work closely with our recommended trade partners to ensure work is done quickly and effectively. Legally, if you are overseas for 21 days or more, you are required to appoint someone to manage your property.

How often will you inspect my property?

Inspections are carried out on a regular basis. Be sure to check what your insurance policy states as well, as they do generally have a set frequency. Pass this document onto your property manager and we will set it as required.

Sales Appraisal

Your property manager can arrange with any of our experienced sales staff to have your property appraised.
It is our job to ensure you and your tenants’ interests are protected. Your property manager will be happy to walk you through the process at any time.

09 407 6677
[email protected]

Our office hours are 8.30am – 4.30 pm Monday to Friday
We will respond to:
• Telephone messages within 4 hours
• Email within 24 hours
We will promptly advise you of any pertinent matters affecting your property or the tenancy.