Whether you are looking for a home to rent in Tauranga or you own one and want it let, you will end up dealing with a rental agency. The right one makes the process straightforward. The wrong one costs you time, money and sleep. This guide explains what a rental agency in Tauranga actually does, how to tell a good one from an average one, and how to get the best result from the relationship, from both sides of the tenancy.
What a rental agency does
A rental agency, or property management company, manages a rental property on behalf of its owner. It advertises the property, holds viewings, screens applicants, prepares the tenancy agreement, lodges the bond with Tenancy Services, collects the rent, carries out inspections, arranges maintenance and deals with any issues during the tenancy. Some agencies are the rental division of a real estate sales office. Others, like Evans, manage residential rentals only.
If you are renting: how to choose and how to apply
As a tenant you do not choose the agency so much as the property, but it still pays to know who you are dealing with. A well-run agency will respond to maintenance requests promptly, inspect fairly and give proper notice, lodge your bond correctly, and treat you with respect. You can get a feel for this at the viewing. Ask how maintenance is reported and how quickly it is usually dealt with.
Tauranga rentals are competitive, so have your application ready before you start looking:
- Photo identification.
- Proof of income, such as recent payslips or a letter from your employer.
- Contact details for previous landlords or property managers and a personal reference.
- A short note about who will be living in the property, any pets, and when you can move.
Be honest and complete. A clear application that can be checked quickly is often the one that gets the property. Once you are approved, your bond is lodged with Tenancy Services and you should receive a signed tenancy agreement and a copy of the entry inspection report.
Evans' current rentals are listed on our find a rental page, and there is more for tenants on our tenants page.
If you are a landlord: what separates a good agency from the rest
From the owner's side, the differences between agencies are much bigger than the differences in fees. Look for:
- Tenant selection. Ask exactly how applicants are checked, and whether you see the application before it is approved.
- Inspections. How often, and do you get a photographed report?
- Arrears process. What happens on day one of a missed payment, and who attends the Tenancy Tribunal if it comes to that?
- Maintenance. Which tradespeople do they use, and is there a margin added to invoices?
- Compliance. Healthy Homes, smoke alarms, bond lodgement, rent increase rules and notice periods. Ask how they keep your records.
- Who you deal with. A named manager you can phone, or a call centre?
- Focus. An agency that also sells houses has two businesses competing for its attention. One that only manages rentals has one.
We have written more on this in how to find the best rental agency in Tauranga and how to choose the best property manager in Tauranga.
Your rights, whichever side you are on
The Residential Tenancies Act 1986 sets the rules for every tenancy in New Zealand. A few that come up most often:
- A bond can be no more than four weeks' rent and must be lodged with Tenancy Services.
- Inspections can happen no more than once every four weeks, with at least 48 hours' notice.
- Rent can be increased no more than once every 12 months, with 60 days' written notice.
- Every private rental must meet the Healthy Homes standards for heating, insulation, ventilation, moisture and draught stopping.
- Disputes that cannot be sorted out between the parties go to the Tenancy Tribunal.
A good agency knows these rules and applies them evenly. That protects the tenant and the landlord equally, which is the point.
Avoiding rental scams
Scam listings do turn up in Tauranga. Never pay a bond or rent before you have viewed the property in person and met the agent or landlord, and never pay to a private bank account for a property that is supposedly managed by an agency. Genuine agencies lodge bonds with Tenancy Services and will show you their office. If a price looks too good for the area, treat it as a warning sign. We have written more on spotting online rental scams.
About Evans Property Management
Evans is a locally owned Tauranga rental agency that manages residential property only, across Tauranga, Mount Maunganui, Papamoa, Pyes Pa, Omokoroa, Katikati and Te Puke. The team was named Medium Office of the Year at the Tenancy Masterclass Conference in 2023. Landlords can find out how we work on our owners page or by getting in touch.
Frequently asked questions
What is the difference between a rental agency and a property manager?
In everyday use they mean the same thing: a company that manages rental properties for owners. "Rental agency" is the term tenants tend to use; "property manager" is what landlords usually say.
Do tenants pay a fee to a rental agency?
No. Letting fees charged to tenants were banned in New Zealand in 2018. The agency is paid by the landlord.
How long does a rental application take?
If your references answer promptly, usually one to three working days.
Can I rent through Evans if I have a pet?
It depends on the property and the owner. Tell us about your pet in your application and we will let you know which of our rentals are suitable.
I own a rental in Tauranga. How do I get an appraisal?
Call Janine on 021 180 4653 or use our contact page. We will look at the property and tell you what we would recommend for rent and how we would market it.