Becoming a landlord can be an incredibly rewarding investment decision but it’s not without its challenges.

Across the Bay of Plenty, we meet many new landlords who entered the rental market with great intentions, only to discover that managing a tenancy involves far more than simply collecting rent.

At EVES Property Management, we’ve seen firsthand the common mistakes that can cost landlords time, money and unnecessary stress. Here are some of the most common mistakes and how to avoid them.

Underestimating Legal Responsibilities

New Zealand’s tenancy laws are detailed and constantly evolving. From Healthy Homes Standards to insulation compliance and smoke alarms, there are strict requirements that must be met.

A common mistake landlords make is assuming they “generally know the rules.” Unfortunately, small compliance oversights can lead to significant penalties through the Tenancy Tribunal.


Staying compliant isn’t optional, it’s essential. Our Property Managers stay up to date with legislative changes, so our landlords don’t have to.

Pricing the Property Incorrectly

Setting rent too high can result in extended vacancy periods. Setting it too low can mean leaving thousands of dollars on the table over the course of a tenancy.

Many landlords rely on outdated rental figures or compare properties that aren’t truly comparable. Others focus solely on covering their mortgage, without factoring in additional ongoing costs such as rates, insurance, maintenance, compliance requirements and property management fees.

A well-considered rental price should balance market demand with the true cost of ownership. Accurate rental appraisals are based on current market data, demand trends and local suburb knowledge, not guesswork, ensuring your property is positioned competitively while supporting long-term returns.

Choosing the Wrong Tenant

This is one of the costliest mistakes a landlord can make.

Selecting a tenant based purely on “a good feeling” rather than thorough screening can result in rent arrears, property damage or tenancy disputes.
Robust tenant vetting - including credit checks, reference checks and thorough application processes, significantly reduces risk.

Neglecting Regular Inspections

Routine inspections aren’t about micromanaging tenants, they’re about protecting your investment.

Landlords who skip inspections often discover maintenance issues too late, when minor repairs have become major (and expensive) problems.
Consistent, well-documented inspections help identify issues early and ensure properties remain compliant and well maintained.

Letting Emotions Drive Decisions

Rental properties are investments, but they’re often also homes landlords once lived in. Emotional attachment can sometimes cloud decision-making, especially around rent reviews, maintenance or enforcing tenancy rules. Clear processes and professional boundaries protect both the landlord and the tenant.

Delaying Maintenance

Putting off maintenance might feel like a cost-saving measure in the short term, but it rarely is.

Deferred maintenance can reduce tenant satisfaction, increase turnover and ultimately lower the long-term value of the property. Well-maintained properties attract higher-quality tenants and often achieve stronger rental returns.

Trying to Do It All Alone

Self-managing can seem straightforward at first. But between compliance, rent collection, inspections, maintenance coordination and dispute resolution, it can quickly become time-consuming and complex. Many landlords only seek professional support after experiencing a difficult tenancy.

Property management isn’t just about convenience; it’s about protecting your asset and optimising its performance.

Protecting Your Investment Starts with the Right Support

Owning a rental property is a big responsibility. Avoiding these common mistakes can mean the difference between a stressful experience and a successful one.

At EVES, our experienced Property Management team works alongside landlords to simplify the process, ensure compliance and maximise returns - while maintaining positive tenant relationships.

Thinking about renting out your property or reviewing your current management approach? Speak with the EVES Proprety Management team today or visit our landlord services page to find out more.