If you're thinking about changing property managers in Auckland, don't start with the management fee.

I've been looking into what landlords actually need to compare when they're choosing a property manager, and the headline percentage is probably one of the least useful numbers on its own.

Two agencies can advertise similar management fees but give you very different deals once you look at the details.

Here are the things I'd ask every property manager before signing anything:

1. What exactly is included in the management fee?

Ask for the full fee schedule, not just the headline percentage. Check whether inspections, statements, tenant changes, renewals, tribunal work, advertising and other admin are charged separately.

2. Do you add a markup to maintenance?

This is a big one. Ask whether contractors are charged to you at cost, whether the agency adds a percentage, and whether you can use your own tradespeople.

3. Who will actually manage my property?

You're usually dealing with the person managing your property, not the person who convinced you to sign. Ask how many properties they personally look after and what happens when they're away.

4. How often are inspections done?

Don't just ask "Do you do inspections?" Ask how often, what the report contains, whether photos are included and what happens when an issue is found.

5. What happens when there's a tenant problem?

Ask how arrears are handled, how quickly tenants are contacted and how they deal with repeated breaches or difficult situations.

6. How do you handle maintenance after hours?

A cheap management fee isn't much use if nobody can deal with an urgent issue when something goes wrong at 9pm.

7. What happens when the property becomes vacant?

Ask about advertising costs, letting fees, turnaround times, open homes and how quickly they normally get a property back on the market.

8. Most importantly: ask them to put their actual proposal in writing.

You want to be able to compare the whole offer rather than trying to remember what three different salespeople told you on the phone.

A good property manager isn't necessarily the cheapest one.

For me, the real question is:

"Which agency gives me the best combination of service, communication, tenant management and total cost for my particular property?"

That's a much better question than simply asking "Who has the lowest fee?"

Disclosure: I've been building PMCompare, which is designed around this exact problem. Auckland landlords can submit their property once and receive proposals from property managers who service their area, then compare the options in one place. It's free for landlords.

I thought it was worth sharing here because the comparison process itself seems to be one of the more frustrating parts of changing property managers.

[http://www.propmanagercompare.co.nz](http://www.propmanagercompare.co.nz)

Auckland Landlords: What should you actually look for in a property manager?