Self-managing a rental: the yearly rhythm

Around six in ten NZ rentals are managed by their owners, not by property managers. Done well, self-managing isn't a part-time job — it's a rhythm of small recurring tasks. Miss them and they become large non-recurring ones. Here's the year, arranged by cadence.

Every few months: inspect, photograph, file

Routine inspections are your early-warning system and your evidence base in one visit. Check insurance requirements too — many landlord policies expect inspections at a stated frequency, and a missed one can complicate a claim. Give proper notice, take consistent photos, and file them against the property the same day. The inspection you didn't write down functionally didn't happen.

Twice a year: the small hardware

Smoke alarms are a legal requirement and a battery-sized job: test them, and replace anything expired. While you're on the ladder, look at gutters — autumn leaves and spring storms are when 'efficient drainage' stops being an abstract compliance phrase.

Yearly: re-read your own compliance file

Once a year, open the property's Healthy Homes records and ask whether they still describe the house: has insulation compacted, has a fan died, did the heat pump limp through last winter? A new tenancy needs a current compliance statement, and it's far cheaper to discover a gap on your own schedule than during a Tribunal case.

Yearly: the money pass

Gather the year's invoices, rates, insurance and interest statements for your accountant. If your records lived with the property all year, this is an export; if they lived in a glovebox, it's a weekend. Keep tax records the full retention period your accountant advises — property paperwork is tax paperwork.

When tenancies change: the handover

Exit inspection with photos, bond sorted promptly, and — before advertising — the compliance statement refreshed for the new agreement. A property with a complete, continuous record is dramatically easier to re-let, insure, and eventually sell: the file is the institutional memory a self-managed rental otherwise never has.

The tool is optional; the rhythm isn't

Landy exists to make this rhythm nearly automatic — inspection reminders, a per-standard compliance file, exports at tax time. But the rhythm matters more than the tool: whatever you use, the landlords who stay out of trouble are the ones whose records are written at the time, kept at the property, and never more than a search away.