How to keep your property tenantable

The goal of owning a rental has always been simple: keep it tenanted, well-maintained, and profitable. But what that takes today looks very different from a few years ago. Tenants are more discerning, and the competition, particularly from new builds, is sharper than ever.

To stay competitive and attract quality tenants, landlords need to think beyond basic maintenance and start upgrading with purpose. This guide walks you through the smart, realistic upgrades that help your property stay tenantable long-term.

 

The new rental reality for landlords

There’s no question that the rental game has shifted in New Zealand. Many landlords are finding it harder to attract the kind of tenants they used to. At Harper Properties, our property managers have seen this first-hand.

If you’re a landlord who’s been relying on “steady maintenance + modest rent increases” to do the job, you might want to pause and take stock. Because the market is telling us something different: with an influx of new builds, higher tenant expectations, and more competition, the strategy of simply “keeping things running” no longer cuts it.

Why is this shift happening?

In many regions, there’s a growing supply of brand-new rental stock, from modern townhouses to apartments and developments built specifically for the rental market. These new builds usually offer features and amenities that older homes simply don’t. That means your older property is not just competing with other older properties, but competing with new. When newer becomes the baseline, it forces an upgrade in what “good enough” looks like.

At the same time, renters’ mindsets have changed. They’re more aware of what they can get, more demanding of comfort and convenience, and often willing to wait for the “right place” rather than take the first available. In short: tenants now expect more and are less tolerant of dated, cold or poorly-maintained homes.

 

Core upgrades for rentals that actually make a difference

Keeping your property consistently tenantable means making thoughtful, visible improvements that show your property offers real comfort, value, and quality.

That means a fresh coat of paint isn’t enough anymore. To attract quality tenants, you need quality upgrades.

1. Start with the basics: invest in warmth and comfort

Coming back to a cold, damp house is one of the quickest ways to drive good tenants away before their lease is up. If you don’t already have the following basics in place, you risk losing quality tenants.

• Efficient heating: Non-negotiable in today’s rental market. Renters today expect a well-functioning heat pump or fixed heater that comfortably warms the main living area. If your current heater is old, undersized, or doesn’t meet the Healthy Homes Standards, upgrading it should be top of your priorities list.
• Insulation: The backbone of a warm, healthy home. Make sure your ceiling and underfloor insulation meets or exceeds the requirements set by the Healthy Homes Standards. If your property still feels hard to heat, consider adding wall insulation where practical.
• Double glazing & draught proofing: While not a mandatory requirement under the Healthy Homes Standards, upgrading to double-glazed windows is one of the most effective ways to keep a house warmer, reduce energy use, and improve the living experience for tenants. Pairing this with draught-proofing around windows and doors sends the message that you care about tenant comfort.

Together, these improvements create a home that’s not only healthier, liveable, and more comfortable but also energy efficient – another growing priority for tenants. With rising power costs, renters value homes that stay warm and dry without wasting energy.

2. Upgrade key amenities and appliances

To compete with the shiny new builds of today, your rental property must look and feel the part. Even older homes can feel fresh and modern with the right upgrades.

Refresh the kitchen for everyday appeal

For tenants who love cooking and entertaining, the state of the kitchen can make or break their decision to rent a property, or stay on long-term.

• Upgrade appliances: Replace tired coil-top stoves, basic electric ovens, or dated rangehoods with modern, easy-to-clean models. Choose models from trusted brands only.
• Update finishes: Choose quality finishes like stainless steel for a timeless, new look that is simple to maintain.
• Provide essentials: Install a quiet, efficient rangehood and dishwasher if not provided already. These are standard expectations for most modern rentals today.

Modernise the bathroom

Tenants notice bathrooms right away. It’s one of the first places they look at for signs of good maintenance.

• Keep it clean and cared for: Fix any leaks, remove mould, and regrout tiles so the bathroom looks like it has been well taken care of.
• Update the flooring: Replace old vinyl sheet flooring or chipped tiles with new vinyl planks or slip-resistant tiles.
• Refresh fixtures: If the vanity or tapware is showing its age, swap them out for sleek, easy-to-clean fixtures.

Add small luxuries that make a big impression

These are the “nice to haves” – not essential, but often the details that help your property stand out and compete with new builds.

• Install a heated towel rail or mirror demister: These little luxuries can impress tenants without huge cost.
• Replace shower curtains with clear glass screens: A simple change that instantly modernises the bathroom, looks cleaner, and is easier to maintain.

3. Make your property genuinely pet-friendly

With many landlords still hesitant about pets, making your rental genuinely pet-friendly can give you a real edge. And since pet-friendly rentals remain scarce, tenants who keep pets often stay longer because they have fewer alternatives.

A few simple physical tweaks can make your home appear more pet-friendly:

• Secure fencing: Install or repair a fully fenced yard to create a safe space for dogs.
• Pet access: Add a built-in cat door or pet flap to an external door for easy access.
• Durable finishes: Use hard-wearing flooring (like vinyl planks) that’s easy to clean and stands up to wear and tear.

4. Improve security and give tenants peace of mind

Many newer developments now include enhanced security features such as access control systems, secure parking, and monitored entry. Tenants expect this sense of safety, and older properties can easily catch up.

• Update locks/entry points: Make sure all exterior doors have solid deadbolts or smart locks.
• Improve lighting: Add motion sensor lights near entrances or outdoor areas.

Even small changes can make tenants feel safer, and your property more attractive.

 

The payoff for investing in renovations

A rental property that feels well-looked-after naturally attracts better tenants – people who value their home, treat it with respect, pay on time, and communicate clearly. Over time, that reliability and consistency often deliver a better overall return than chasing short-term rent gains.

On the flip side, properties marketed out of desperation tend to invite tenants who may view the place as just a stop-gap. Yes, investing in upgrades may cost you upfront, but the return comes in fewer vacancies, better communication, and tenants who stay longer because they genuinely enjoy living there.

 

Next steps to get quality tenants at your viewings

If you’re a landlord, now’s the time to take stock of your property – starting with a rental appraisal. A current market appraisal shows you what rent your property could achieve, how it compares to similar homes nearby, and where small upgrades could boost returns.

Request a rental appraisal with Harper Properties today and start planning your next move.