Free Checklist · NZ-specific
Questions to ask your short-term rental manager
69 questions covering the two areas generic checklists miss — GST/IRD marketplace handling and council-specific compliance — plus the usual fees, service scope, track record and safety.
Tap any question for the why. Download the PDF for your manager meetings.
69 questions across 6 categories. Take this to your manager conversations — or download a PDF.
Fees
Hidden fees and how 'revenue' is defined can swing your effective cost by 3–5%. Get these in writing. · 17 questions
1
What is your management commission rate?
Why this matters
Headline cost; benchmark across 4-5 quotes.
Source: Awning/Minoan
2
Is the commission calculated on gross or net revenue?
Why this matters
Gross vs net can change effective cost materially.
Source: Awning
3
What does "revenue" include — nightly rate only, or also cleaning fees and other guest charges?
Why this matters
Definition of revenue can swing effective fee 3-5%.
Source: Awning
4
Is there a one-time setup / onboarding fee? How much?
Why this matters
Upfront cost; ranges $0-$500+.
Source: RedAwning
5
Does onboarding include professional photography and listing creation?
Why this matters
Determines what the setup fee actually covers.
Source: RedAwning
6
Are there ongoing fixed monthly fees in addition to commission?
Why this matters
Some use flat or hybrid pricing models.
Source: Minoan
7
Who receives the booking income — do the OTAs pay me directly, or do you collect and disburse?
Why this matters
Affects cash-flow control and counterparty risk.
Source: Manatili
8
How frequently are owner payouts made?
Why this matters
Income predictability.
Source: Industry standard
9
What does the owner statement include and how often is it provided?
Why this matters
Transparency of deductions and performance.
Source: Industry standard
10
Are cleaning fees passed through to the cleaner at cost, or marked up?
Why this matters
Hidden margin check.
Source: RedAwning
11
Is owner-stay cleaning included or billed separately to me?
Why this matters
Owners often charged for personal-use cleans.
Source: RedAwning
12
Are maintenance / repair costs billed separately, and are they marked up?
Why this matters
Mgmt fee usually covers coordination only, not the repair.
Source: RedAwning
13
What is your maintenance spend approval threshold (what can you authorise without asking me)?
Why this matters
Controls discretionary spend on the owner account.
Source: Harper Properties
14
Are there fees for owner-blocked dates or personal use of the property?
Why this matters
Personal-use friction / cost.
Source: Industry standard
15
Are there cancellation or exit fees if I end the contract?
Why this matters
Lock-in / switching cost.
Source: Industry standard
16
Do you offer reduced commission for multiple properties or longer contract terms?
Why this matters
Volume / term negotiation lever (often 2-5% off).
Source: Minoan
17
Do you offer any income guarantee or minimum?
Why this matters
Downside protection.
Source: Industry standard
Tax / GST
GST rules changed in April 2024 — get this wrong and you leave 8.5% of bookings on the table. · 8 questions
⚠ General guidance only. Not tax advice — confirm with IRD or your accountant.
1
Are you registered for GST?
Why this matters
Determines intermediary status and credit handling.
Source: IRD marketplace rules
2
Are you acting as a "listing intermediary" for my property under IRD marketplace rules?
Why this matters
Intermediary lists under its own name and may administer the flat-rate credit scheme.
Source: IRD / Airbnb Help
3
If I am not GST-registered, will I receive the 8.5% flat-rate credit, or will you?
Why this matters
Flat-rate credit is meant for the underlying owner to keep.
Source: Airbnb Help
4
Will you advise whether I need to register for GST based on my turnover?
Why this matters
Turnover may cross the GST threshold.
Source: IRD
5
How do you report my gross earnings for income-tax purposes?
Why this matters
Records needed for IR3 / accountant.
Source: Airbnb Help
6
Do you provide annual tax summaries suitable for my accountant?
Why this matters
Compliance convenience.
Source: Industry standard
7
How is the 15% marketplace GST handled across each OTA you list on?
Why this matters
GST collection differs by platform.
Source: IRD marketplace rules
8
How is GST on your own management fee charged to me?
Why this matters
Your fee itself carries GST.
Source: Industry standard
Council Compliance
NZ rules vary by district. The right answer in Auckland is wrong in Queenstown. · 11 questions
⚠ General guidance only. STR rules vary by council, zone, and over time — confirm with the relevant council before relying on this.
1
Which council / district is my property in, and what STR rules apply to my zone?
Why this matters
NZ rules are council-specific under the RMA; no national register.
Source: Switch Solutions / Spinoff
2
Does my property require resource consent? At what night threshold?
Why this matters
Consent thresholds vary by zone (e.g. QLDC 90/180 nights).
Source: QLDC / BNBCalc
3
Do you handle the resource consent application, or only advise?
Why this matters
Scope of compliance support.
Source: Manatili
4
What is my permitted number of let nights per year?
Why this matters
Caps differ by council and zone.
Source: QLDC / Auckland
5
Do you handle council registration / the short-term accommodation declaration?
Why this matters
E.g. Auckland >28 nights declaration; Christchurch registration.
Source: Houst / Switch Solutions
6
Will my property be reclassified to business / higher rates, and how is that handled?
Why this matters
STR can attract business rates higher than general rates.
Source: Spinoff / Auckland
7
Are you named as my local property manager on council registration where required?
Why this matters
Queenstown requires a local PM detail at registration.
Source: Switch Solutions
8
How do you keep up with district-plan changes and notify me?
Why this matters
2026 trend is stronger council enforcement.
Source: Spinoff
9
Are there owner-occupancy requirements in my zone that affect consent?
Why this matters
Some zones require owner to live on-site part of the year.
Source: Manatili
10
Do you handle any required neighbour approvals?
Why this matters
Some consents require written neighbour approval.
Source: Pragmatic Planning
11
Who is liable if the property is found non-compliant, and what is your indemnity position?
Why this matters
Allocates regulatory risk between owner and manager.
Source: Industry standard
Service Scope
What's included in the headline commission — and what they'll bill you separately. · 16 questions
1
What service tier(s) do you offer (reservations-only vs full-service)?
Why this matters
Scope varies widely; sets baseline expectations.
Source: Hostaway
2
Which booking channels do you list on?
Why this matters
Multi-channel distribution drives occupancy.
Source: Manatili
3
Do you use dynamic pricing, and what tool / method?
Why this matters
Pricing strategy drives revenue.
Source: Manatili / iGMS
4
Who handles guest communications, and what is your average response time?
Why this matters
Response speed affects ranking and reviews.
Source: Manatili
5
Do you offer 24/7 guest support / after-hours contact?
Why this matters
Emergencies happen any time.
Source: Hostaway
6
Do you screen guests / restrict instant booking?
Why this matters
Property protection.
Source: Manatili
7
Who arranges cleaning, linen and consumables restocking?
Why this matters
Operational ownership and cost.
Source: Industry standard
8
How is check-in / check-out handled?
Why this matters
Guest experience and security.
Source: Industry standard
9
Do you conduct routine property inspections, and how often?
Why this matters
Condition monitoring.
Source: Industry standard
10
How do you handle guest damage and the claims process?
Why this matters
Recovery of costs.
Source: Industry standard
11
Do you have a trusted maintenance / contractor network?
Why this matters
Speed and cost of repairs.
Source: Industry standard
12
Do you provide and manage a guest information guide and house rules?
Why this matters
Standardises guest experience.
Source: Hostaway
13
Can I block dates for personal use, and how (calendar access)?
Why this matters
Owner usability.
Source: Industry standard
14
Do you build a direct-booking website to reduce OTA commission?
Why this matters
Can save ~14% in OTA commission.
Source: Manatili
15
What technology / platform (PMS / channel manager) do you use?
Why this matters
Tooling maturity.
Source: iGMS
16
Do I get an owner login / dashboard with real-time visibility?
Why this matters
Transparency.
Source: Industry standard
Track Record
How established they are, and who'll actually answer your guest's 2 a.m. lockout. · 10 questions
1
How long have you managed STRs, and how many properties do you manage?
Why this matters
Experience and scale.
Source: Industry standard
2
Can I speak to current owner clients as references?
Why this matters
Independent verification.
Source: Landlords.co.nz
3
What are your guest review scores across platforms?
Why this matters
Quality signal.
Source: Industry standard
4
Are you a member of an industry body (e.g., RPMA)?
Why this matters
RPMA implies criminal check + code of ethics.
Source: Landlords.co.nz
5
Have your staff passed criminal / background checks?
Why this matters
Trust and access to property.
Source: Landlords.co.nz
6
What is your staff turnover, and who specifically will manage my property?
Why this matters
NZ PM turnover ~9 months; continuity matters.
Source: Landlords.co.nz / Propertyscouts
7
Do you manage properties in my specific area / market?
Why this matters
Local market knowledge.
Source: Manatili
8
Can you provide projected occupancy and revenue for my property, with assumptions?
Why this matters
Sets realistic expectations.
Source: Industry standard
9
What is your average occupancy / ADR / RevPAR across comparable properties?
Why this matters
Performance benchmark.
Source: Industry standard
10
Do you own STRs yourself (skin in the game)?
Why this matters
Alignment of incentives.
Source: Landlords.co.nz
Safety & Insurance
Smoke alarms and extinguishers are legally required. Your standard home insurance probably doesn't cover STR. · 7 questions
1
Do you install and test smoke alarms (every 3 months) and keep records?
Why this matters
Legally required; working alarms in every property.
Source: Hostaway (NZ law)
2
Is a fire extinguisher provided with clear instructions?
Why this matters
Required safety provision.
Source: Hostaway (NZ law)
3
Do you carry out a safety / compliance check at onboarding?
Why this matters
Baseline hazard assessment.
Source: Hostaway
4
What insurance do I need for short-term letting, and do you require proof?
Why this matters
Standard home cover often excludes STR.
Source: Industry standard
5
Do you carry your own public liability / professional indemnity insurance?
Why this matters
Manager-side risk cover.
Source: Industry standard
6
How do you handle emergencies and incidents (guest injury, property damage)?
Why this matters
Incident response process.
Source: Hostaway
7
How are keys, access codes and owner/guest data secured?
Why this matters
Security and privacy.
Source: Industry standard
NZ council reference (compact)
Find your district below. Rules change — confirm with the council before acting.
| District | Consent | Night cap | Rates / tax | Source |
|---|---|---|---|---|
| Queenstown Lakes (QLDC) | Resource consent generally required to let whole home in residential zones; homestays (owner on-site) register only. | Lower/medium density: up to 90 nights/yr (controlled), 91-180 (restricted discretionary), >180 non-complying. High density easier, often up to 365. | Treated as business activity; may attract additional rates. Local property manager detail required at registration. | BNBCalc / QLDC / Switch Solutions |
| Auckland (AUP) | Visitor accommodation under Auckland Unitary Plan; small-scale (often up to 10 people/site) may be permitted, otherwise resource consent. | No citywide night cap. | >28 nights in rating year (1 Jul-30 Jun) requires short-term accommodation declaration; may incur business-rates share. | Houst |
| Christchurch | Rules introduced 2023; registration with council required before listing; consents required in some cases. | Maximum length-of-stay limits and location restrictions apply. | Compliance enforcement piloting in 2026. | Spinoff / Switch Solutions |
| Rotorua | Check council; higher rates apply above usage threshold. | Higher rates for accommodation used more than 60 days/yr. | Higher rates above 60 days/yr. | Spinoff |
| Mackenzie District | Has previously sought higher rates from STR owners; rules under review. | Under review. | Higher rates historically; verify current position. | Spinoff |
| Thames-Coromandel | Proposed limits on occupancy per STVA. | Proposed caps on number of people per property. | Verify current proposals. | Spinoff |
| Other / general | No national register; rules set locally under the RMA. Confirm directly with the relevant council. | Varies by district and zone. | GST: from 1 Apr 2024 platforms collect 15% GST; non-registered hosts get 8.5% flat-rate credit (applies nationwide). | IRD / Switch Solutions |
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GST specialist for short-term rentals
Built around NZ council rules, not generic templates
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FAQ
Why do I need a checklist just to pick a property manager?
Because most generic checklists miss the two questions that actually go wrong in NZ — GST/IRD marketplace handling (15% GST + 8.5% flat-rate credit) and council compliance (consent thresholds, night caps, business rates). This list puts those front and centre alongside the standard fee/service questions.
Do I need to use every question?
No. Skim the headings, pick the 10–20 that matter most to your situation, and use those as your talk track. The PDF download keeps the full list as a reference for the manager's written quote/agreement.
Is the council/tax info legal or tax advice?
No. It's general guidance based on publicly available council positions and IRD marketplace rules as of 2026. Always confirm with your council and IRD or your accountant before acting.
What if my council isn't in the reference table?
The table covers the six districts where STR rules are most active. Other councils mostly follow general NZ practice — no national register, rules set locally under the RMA. Ask your council directly.
Who put this list together?
Matt Long — Airbnb NZ Host of the Year Finalist 2024, top 1% globally, revenue manager for 102+ STR properties across four NZ locations. The questions come from real owner/manager conversations + IRD and council source material.