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Selecting a Property Management Company to look after your greatest asset is an important exercise to get right. Getting it wrong can cause significant stress, cost and damage.

1. How many properties does each property manager handle?

Workload directly affects service quality. Industry guidance suggests 80–120 properties per manager for responsive service; significantly more may lead to delays or poor attention.

At Quinovic Riccarton each Property Manager manages between 75-120 properties so you get personal and prompt communication.

2. What is your tenant selection and screening process?

Thorough checks—including income verification, reference calls, and credit checks—are essential to avoid problematic tenancies. Ask for specifics on what their screening includes.

At Quinovic Riccarton we conduct credit checks and phone each reference to make sure you get the best tenant. 

3. How do you handle rent arrears, maintenance, and repairs?

Christchurch-based property management guidance recommends asking:

• Their rent arrears process
• How they manage repairs and ensure contractors are licensed and competitively priced
• How frequently they perform property inspections

At Quinovic Riccarton rent is checked everyday and anyone behind is contacted that day. All maintenance is addressed within 72hrs of the owner agreeing to the work and we preform detailed inspections every 90 days.   

4. What fees do you charge, and are there any hidden costs?

Fee structures vary widely. Ask for a full breakdown in writing, including management fees, letting fees, inspection fees, and any maintenance surcharges. Transparency is essential.

At Quinovic Riccarton our fees are simple clear and easy to follow. We never want you to be surprised. 

5. What qualifications and experience does your team have?

According to Tenancy Services NZ, you should ask:

• What are your qualifications?
• How long have you been managing properties in this area?
• How many staff members support the management process?
  Experience and local knowledge are crucial, especially in a unique market like Christchurch.

Although currently not required, at Quinovic Riccarton our team is all on track to have the Level 4 Property Management Certificate by the end of 2026. We have been supporting investors with property management in Christchurch for 20 years.   

Knowing how long appliances and furnishings typically last is essential for New Zealand landlords budgeting for maintenance, replacements, and long‑term planning. Under the Residential Tenancies Act, landlords must keep their properties in a reasonable state of repair, which includes ensuring that chattels—removable items like appliances, carpets, and curtains—remain functional and safe for tenants.

A helpful benchmark for understanding lifespan comes from the Inland Revenue’s Residential Rental Property Chattels depreciation schedule, which the Tenancy Tribunal often uses when assessing wear, tear, and compensation. These expected “useful life” figures provide a practical guide for property owners.

Common Lifespans of Key Rental Chattels in NZ

According to industry guidance, carpets typically last around 8 years, after which insurers or the Tribunal may consider them past their reasonable service life. Curtains and drapes also have an estimated lifespan of 8 years, while net curtains may last only 1–3 years, meaning they depreciate more quickly than other soft furnishings. 

Major kitchen appliances also have expected lifespans. Ovens and stoves generally last about 8 years, and dishwashers or washing machines around 6.5 years. Consumer NZ’s appliance testing further supports this, estimating dishwashers typically last 9–10 years under normal use.

Loose household furniture—items not fixed to the property—often has a lifespan of around 10 years, similar to heat pumps or air‑conditioning units.

Why Lifespan Matters for Landlords

The Tenancy Tribunal factors in age and condition when considering damage claims. For example, in a recent case, carpets about seven years old were depreciated by 50%, significantly reducing compensation for replacement. This demonstrates why landlords should track installation dates and manage realistic replacement cycles.

Planning for Long‑Term Upkeep

Landlords can reduce unexpected expenses by creating a replacement schedule aligned with IRD’s depreciation guidance. Regular inspections and preventive maintenance—such as cleaning appliances, repairing seals, and replacing worn fittings—can help extend service life and improve rental appeal.