Rental property maintenance in Tauranga
Dunmore Property Management handles maintenance for every rental it manages, from Mount Maunganui to Katikati. Tenants report repairs through an online portal, we acknowledge every request within four business hours, and tradespeople are charged to you at their actual cost, with nothing added.
What happens when a tenant reports a repair?
Most repairs start with the tenant; some we find first at routine inspections. Each request then goes through the same steps:
The tenant logs it in the tenant portal, with photos where they help.
We acknowledge it within four business hours and decide how urgent it is.
Urgent repairs are actioned the same day: a tradesperson instructed and the tenant told when to expect them.
Work up to $500 plus GST is booked straight away. Above that, you get a quote first.
The invoice is paid from your rent and shown line by line on your next statement.
What counts as an urgent repair?
Anything that puts someone’s safety or the property at risk: a burst pipe, a power fault, a roof leak in heavy rain, a broken lock on an outside door. We act on these at once, whatever the cost, and tell you within one business day. A tenant who can’t reach the landlord is allowed to arrange an urgent repair themselves, so a fast response also keeps the cost in your hands.
Who pays when a tenant causes damage?
Fair wear and tear is the landlord’s cost. Damage a tenant causes carelessly is theirs, up to four weeks’ rent or your insurance excess, whichever is lower. Damage done on purpose is theirs in full. We photograph it, recover the cost from the tenant or the bond, and take it to the Tribunal when we have to.
How do you choose tradespeople?
Dunmore’s founder trained and worked in building construction, so we know what a fair quote looks like, how long a job should take and when work isn’t up to standard. We use local tradespeople we already work with, and a licensed one wherever the law requires it, such as an electrician, plumber or gasfitter. On larger jobs we check the work before the invoice is paid, and you can ask for more than one quote.
What about larger jobs?
Insulation upgrades, a new roof, a bathroom or decontamination after meth use are run as a project. We quote for managing the project in writing first, and nothing is charged for it unless you accept. The contractors themselves are still charged at cost.
Frequently asked questions
Do you charge to arrange maintenance?
No. Arranging repairs is part of the one management fee. You pay the tradesperson’s invoice at cost and nothing more.
What if I don’t want a repair done?
Tell us and we’ll talk it through. Where the law requires the repair, for example after a tenant’s valid 14-day notice, we can carry it out so you aren’t exposed at the Tribunal.
What if a repair costs more than the rent held?
Where there’s time, we ask you to pay the difference before the work starts. In an emergency the work goes ahead first, and we settle it with you after.
How do tenants report repairs?
Through the PropertyMe tenant portal, which records the date, the details and the photos. Nothing relies on a phone call someone might forget.
Page reviewed 19 October 2026.
We take no margin, commission or coordination fee on any job, and any discount a tradesperson gives us goes to you.
See what your property needs.
Our free rental appraisal notes anything worth fixing before you let, with a written report within 48 hours of the visit.