July 28, 2025
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Auckland’s rental market has shifted. The expectation of finding a “perfect” tenant within 48 hours needs to shift, too.
Landlords are now competing for tenants, so they often face this dilemma:
Should you hold out for the ideal tenant and risk weeks of vacancy, or settle quickly and risk problems in six month’s time?
At Harper Properties, we help landlords navigate that trade-off with a robust tenant selection process.
Because first impressions can be polished and persuasive, but relying on gut instinct and ‘vibes’ is a recipe for disaster.
Our approach mitigates this by focusing on background checks, tenancy history, validating references, and the kind of pattern recognition that only comes from decades of experience managing 700+ Auckland properties.
In this article, we’ll unpack what a “good” tenant is and how to find them, with insights from our property management team.
What is a “good” tenant?
Ask ten landlords to define a good tenant and you’ll get ten different answers. For some, it’s someone who stays for years and treats the place like their own. For others, that same tenant might be a nightmare.
At Harper Properties, we think a good tenant isn’t just someone who pays rent on time. It’s someone who communicates proactively when things aren’t going to plan.
| “We manage 700 properties in Auckland. Life happens. Redundancy, illness, financial curveballs. But when tenants are proactive and upfront, we can plan around that. The problems start when someone goes silent.” | 
Jon Harris, Managing Director at Harper Properties |
This kind of transparency is critical in the Auckland rental market in 2025.
With more people experiencing job losses and financial pressure, even historically reliable tenants may hit a rough patch.
What matters is how they handle it.
A tenant who communicates, takes responsibility, and works with you through challenges is always the better fit compared to someone who keeps their head down until the situation spirals.
Guiding principles to help landlords find the right tenant
While the internet is full of generic tenant selection tips, most advice leaves landlords vulnerable to exactly the kinds of mistakes that cause headaches down the track.
At Harper Properties, we approach tenant selection by focusing on data and rigorous background checks, balanced with a level of emotional intelligence that’s earned through years of tenant screening.
Here’s what that looks like in practice.
Gut instinct is not a strategy
Many landlords — especially those managing their own properties — rely on first impressions. But as Jon puts it:
| “Some tenant applicants are great salespeople. If they’ve got something to hide, they’ve often learned how to sell hard. We see it all the time. A landlord goes off a good feeling from a viewing, and six months later they’re dealing with a Tribunal case.” |
Jon Harris, Managing Director at Harper Properties |
In a market where tenants are more motivated and savvy, charm can mask serious issues.
Tribunal history, poor communication, or rental debt won’t always show up on a surface-level screening.
That’s why the Harper Properties’ team verifies every reference and cross-checks landlord claims against official ownership records. This requires a level of training and access to information that private landlords don’t have.
Be cautious with the “target tenant” mindset
Advice like “define your ideal tenant” sounds logical in theory, but can become a trap in reality.
In a competitive market, holding out for a fictional perfect fit often leads to frustration and vacancies.
The reality is that good tenants come in many forms and a flexible, fair approach often works better than rigid checklists.
Being realistic is key.
Market your property for today’s rent
In 2025, landlords are the ones doing the convincing. National rental listings have surged by over 40%, and tenants have more choice and power than they’ve had in years.
To stand out, landlords need to think about what will set their property apart.
Heat pumps, double glazing, fast internet, and proximity to public transport make a real difference.
So does allowing pets — something landlords are increasingly expected to consider, with legal changes on the way and Tribunal decisions making blanket bans harder to enforce.
Set your property apart. We’re not in a market where just showing up is enough anymore.
Pricing is part of tenant selection
The right weekly rent is a screening tool in itself. Overpricing narrows your pool to desperate applicants or drags the vacancy out for weeks.
Infometrics currently shows a $633 average for Auckland, but averages can be skewed by a few high-end properties.
While Auckland’s average rent has ticked upward slightly, the median has dropped by about 1.4% — a clear sign that most landlords are adjusting prices to meet tenant expectations, even as a few high-end listings pull the average up.
At Harper, our median price for current listings sits at $695 per week (as of 22 July 2025), and we’re having more conversations with landlords about finding the pricing sweet spot.
Economist Tony Alexander also points to a shift in investor behaviour: only 63% of landlords now plan to raise rents, down from 82% a year ago. Many now recognise that competing for tenants means pricing competitively.
In this market, a $20 weekly adjustment can be the difference between a vacant property and a reliable long-term tenant.
Due diligence matters more than ever
Data and credit checks don’t lie.
At Harper, we combine official checks (credit, employment, references) with behavioural red flags, previous tenancy disputes, and in-person interviews.
We access property ownership records to verify that referees are actual landlords, not just a mate they lived with.
We cross-reference employment claims. We look for patterns of ghosting, non-payment, or conflict.
| “A bad tenant feels fine at first, but you know within six months. That’s why we don’t rush the process just to get a landlord off our back. A rushed decision now becomes a real headache later.” |
Jon Harris, Managing Director at Harper Properties |
Our level of scrutiny takes time, expertise, and tools that most landlords don’t have access to, but it’s what prevents costly mistakes.
Talk to us before choosing your next tenant
A vacant property creates pressure, and the promise of a quick tenant can feel like relief.
But tenant selection isn’t about finding anyone to pay rent next week. It’s about finding someone who will respect your property, communicate openly, and contribute to a stable investment over time.
At Harper Properties, our role is to stand in that tension — between your need for rental income and a tenant’s need for a good home — and make decisions that serve both.
That often means tough conversations. Sometimes it means advising you to wait a little longer.
But it always means prioritising the kind of tenant that makes your life easier in the long run.
If you want calm, experienced advice on finding the right tenant (not just the next one), get in touch with Jon and the Harper Properties team.
“We have only ever had great, reliable tenants, and no issues with either the tenants or the maintenance and upkeep of our property. We are grateful to Ashleigh and Harper Properties for their exemplary service over the last ten years and would highly recommend them. A good property manager is worth their weight in gold.”
– Google Review from Ned and Alex Woodley-Phillips
⭐⭐⭐⭐⭐
We’re here to help you make smart, long-term decisions for your property.
Answering common questions about finding tenants in Auckland
Why is it so hard to find good tenants?
Because the market has flipped, and many landlords are still playing by the old rules.
Rental listings in Auckland are high, while migration has slowed, and more tenants are exiting the rental market altogether. Landlords are now competing for tenants, not the other way around.
That’s led to frustration, especially for private landlords relying on gut instinct. When good applicants are scarce, it’s easy to be swayed by someone who presents well — but charm doesn’t always translate into reliability.
At Harper, we help landlords assess the market, screen thoroughly, and make smart calls — whether that means holding out, adjusting rent, or knowing when a good-enough tenant is actually the right one.
How long will it take to find a tenant for my property?
It’s no longer a 48-hour turnaround. In today’s rental market, it can take a few weeks to secure the right tenant — especially if you’re aiming for long-term reliability over quick occupancy.
There’s more supply, fewer active renters, and tenants have more choice than they did a year ago.
How long it takes often comes down to your risk appetite. If you’re willing to compromise on references or history, it may be faster. However, that can create bigger problems down the line.
At Harper Properties, we help landlords weigh those trade-offs and make informed decisions that protect their income and their peace of mind.
How does Harper Properties find tenants?
Every applicant goes through a thorough screening process: credit checks, employment verification, Tribunal history, and in-person interviews. We don’t just call references — we cross-check them against property records to confirm the reference is actually the property owner, not just a mate. If something doesn’t add up, we dig deeper.
We also list properties on premium platforms like TradeMe (with Featured listings), Realestate.co.nz, and Allhouse.co.nz — with professional photos and marketing included in our property management fees.
That visibility means we attract more (and better) applicants from the start.
It’s this mix of reach, rigour, and experience that helps us find reliable tenants when the market’s tight.
Do I get final say on the tenants?
Yes, always. As the property owner, the final decision is yours. Our role is to present the best options available, backed by thorough checks and clear recommendations.
We’ll never push you to accept a tenant you’re uncomfortable with. At the same time, we won’t sugar-coat the risks. If we believe an applicant poses a long-term issue (or if waiting or adjusting rent could lead to a better outcome), we’ll say so.
It’s about making informed choices, not rushed ones. That’s what protects your investment and your sanity down the line.