Who Is Really Managing Your Queenstown Investment Property?And what are they really charging you?

Handing the keys of your investment property to a management company is an act of trust.

You trust them with your asset. You trust them with your guests. You trust them with your money.

Most operators in this industry honour that trust completely.

But not all of them.

And the ones that don’t?

They are counting on you not to look too closely.

The Headline Fee Isn’t Always The Whole Story

When you shop around for property management in Queenstown, you will generally see commission rates quoted somewhere between 18% and 25%.

Seems straightforward.

It isn’t always.

Because for some operators that headline rate is just the beginning.

On top of their management commission, some companies also charge:

• 🔧 A percentage markup on every repair and maintenance job

• 🛒 A percentage on every purchase made on your behalf

• 🏠 A markup on provisions and supplies for your property

• 📋 Administration fees

• 📸 Photography fees

• 📱 Listing fees

• 🔄 Renewal fees

Each one individually might seem small.

Together they add up.

Quietly.Consistently.Month after month.

And here is the thing.

Most owners never notice.

Because most owners never look.

A Fair Point Worth Making

Not every company that charges this way is being deliberately opaque.

Some property management companies structure their fees differently.

Rather than one headline commission, they charge smaller amounts for individual actions and services:

• 📋 A fee for listing management

• 💬 A fee for guest communication

• 🏠 A fee for housekeeping coordination

• 🔧 A fee for maintenance coordination

This model can be completely legitimate.

If it is clearly explained before you sign.If it is written in plain English in your contract.If someone actually walks you through the total cost.If you can easily understand what you will pay.

The test is actually very simple:

Could you calculate exactly what you will pay before you sign anything?

If yes - that is transparency.If no - that is a problem.

Whatever the fee structure.Whatever the percentage.Whatever the model.

You should know exactly what you are paying before you pay it.

And if that conversation makes your property manager uncomfortable?

That tells you everything you need to know.

The Assumptions Some Operators Make

There is an unspoken calculation that exists in parts of this industry.

It goes something like this:

The owner is remote - they won’t check the detail. The owner is busy - they’ll just trust the statement. The owner has a high-value property - they can afford it. The owner won’t ask difficult questions.

We have heard from owners who received invoices for maintenance items with no receipts attached.No prior discussion.No approval sought. Just a number on a statement.

We have heard from owners whose costs seemed to creep higher every month with no clear explanation.

We have heard from owners who only discovered what was really happening when they switched management companies and finally saw what transparent reporting actually looks like.

These are not isolated stories.

And they are not acceptable.

What Genuinely Transparent Management Looks Like

Good property management is actually very simple.

You should always know:

• ✅ Exactly what you earned and when

• ✅ Exactly what was spent on your behalf and why

• ✅ That every cost was approved by you above agreed thresholds

• ✅ That every invoice is receipted and documented

• ✅ That the fee you were quoted is the fee you are paying

• ✅ That there are no additions you weren’t told about upfront

Nothing hidden. Nothing added. Nothing that surprises you at the end of the month.

This is not a high bar.

It is the basic standard every property owner deserves.

The Questions Every Owner Should Ask ( after you have checked that they mention anything about GUESTS )

Before signing with any property management company - in Queenstown or anywhere else - ask these questions:

1. Is your management fee the only fee I will pay?

2. Do you add any markup or commission to repairs or maintenance purchases?

3. What is your approval process before spending money on my property?

4. Will I receive receipts for every purchase made on my behalf?

5. Can I see a sample owner statement before I sign?

6. Are there any additional fees not included in your quoted commission?

And then listen carefully to the answers.

Vague answers are answers. Hesitation is an answer.“It depends” is an answer.“That’s just how the industry works” is an answer.

The right management company will answer every single one of those questions clearly, immediately and without discomfort.

Because they have nothing to hide.

What Our Owners Actually Experience

We will let one of our owners say it better than we can:

“We love working with Jen! After our first year anniversary we did the sums. Our income is growing, but the biggest change is that our costs are down. I mean by many thousands!! Thanks Jen xx”

Many thousands.

Not from magic.Not from luck.Not from some revolutionary new approach.

From basic honesty.From one clear fee. From treating someone else’s investment with the same respect we would want for our own.

That is what transparent property management actually looks like.

The Bothy Property Management Approach

At BPM we charge a flat 20% management fee.

That is it.

No markup on repairs.No commission on maintenance purchases.No percentage added to provisions.No hidden administration charges.No surprises on your monthly statement.

When your plumber charges $500 - you pay $500.When provisions cost $300 - you pay $300.When something needs replacing - we tell you first. When we spend your money - we show you the receipt.

One fee.Complete transparency.Full stop.

We do this not because it is unusual.

We do this because it should be completely normal.

Is Your Current Manager Working For You?

Queenstown is an extraordinary place to own an investment property.

The returns can be exceptional. The demand is consistent. The opportunity is real.

But only if the people managing your investment are genuinely working for you.

Not for themselves.

If you are currently working with a property manager and you have never asked those six questions above - perhaps now is the time.

Pull out your last three monthly statements. Look at every line item. Ask for the receipts. Add up the actual total cost of management.

And if you don’t love what you find?

Or if you ask the questions and don’t love the answers?

You know where to find us.

We will always be happy to have an honest conversation.

Even if it doesn’t end with you choosing Bothy Property Management.

Because an industry that is transparent with owners is better for everyone.

Including us.

🏠 bothyproperty.co.nz📍 Queenstown | Wanaka | Christchurch📧 Get in touch for a free, no obligation conversation about your property