Tenancy Advisory

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Your inspection reports are writing your Tribunal case whether you realise it or not.By the time a dispute reaches a hea...
13/07/2026

Your inspection reports are writing your Tribunal case whether you realise it or not.

By the time a dispute reaches a hearing, you'll have already built a story in your head about what happened.

The problem is when the file gets opened and the contemporaneous record gets tested, that story starts to wobble.

The inspection reports say something softer than you remember.

The emails are more ambiguous.

And suddenly the notes you wrote six months ago are quietly undermining the case you're trying to make today.

Neutral language. Factual descriptions. Short file notes after every significant interaction. Follow-up emails that confirm what was said.

It's not glamorous.

But it's the difference between a strong claim and a weak one, and most of the time, nobody tells you that until you're already in the room wishing someone had.

Pssst… Tenancy Advisory didn’t come from a grand business plan. It was born out of pure pettiness, because I am, frankly...
30/06/2026

Pssst… Tenancy Advisory didn’t come from a grand business plan. It was born out of pure pettiness, because I am, frankly, a very petty person.

I’d known the owner of another agency for the longest time when I started doing contract speaking for him. On the way to one of his gigs, my flight got diverted back to Auckland, I rang the team with solutions, then called him to say everything was under control.

What I got back wasn’t a conversation. It was a full dressing down over a TikTok video I’d done with another agency that happened to do well.

And just like that, he threw 15+ years of friendship down the toilet.

I’m not great at confrontation. I am very good at petty. So instead of fighting back, I “punished” him by running my own events around the country on the new pet tenancy rules, an area I happen to have a lot of insight into. Four events turned into inquiries, visibility, and then a business.

Now Tenancy Advisory is how I spend my days: taking tenancy law out of the ivory tower, calling out bad practice even when it’s “industry standard”, and helping property managers and landlords show up as the credible adult in the room without needing a law degree.

When I think about that phone call now, mostly I am just sad that things ended that way. But I also know I needed to be pushed and hurt enough to finally do something for myself. In a way, I am grateful to him. Without that particular flavour of humiliation, I’d probably still be playing it safe doing someone else’s bidding.

If you’re curious about what Tenancy Advisory is building and why, come and say hello. Contact link’s in the bio.

10/06/2026

Everyone’s talking about those wild, AI-generated Tribunal claims: the 80-page applications, the $100K asks, the media headlines.
But here’s the thing: AI doesn’t expand or shrink anyone’s rights under the RTA. It just dials up the noise you have to deal with.

At our upcoming Winning: Tenancy Tribunal Masterclass, Sarina will walk you through exactly how to handle AI-inflated claims like a pro:
* How to ignore the theatrics and find the signal in the noise
* How to distil what the tenant is actually claiming, in plain legal issues
* How to decide, issue by issue, when to defend, when to concede, and when to counterclaim, without being spooked by page count or the number of zeros in the money claim

Because yes, poorly deployed AI can make a mess of Tribunal proceedings. But with the right framework, you can turn that mess into structure, strategy, and (often) opportunity.

Your tribunal techniques are still essentially the same. We’re just levelling up how you think and respond.

If you’re a property manager, landlord, or in-house advisor who wants to stay ahead of what’s actually happening at the Tribunal (not just what’s in the headlines), this Masterclass is for you.

👉 Head to the bio to secure your ticket

Filmed for our good friends at .co Academy

08/06/2026

I’m a slow learner, but I learn. 🐺

I’ve been burnt too many times not to vet a client from the start.
Saying “no” before you have skin in the game beats absorbing the legal, financial and emotional drain of the wrong client just to square your P&L.

But here’s the trap in property management 👇
We chase doors under management with zero thought to who’s attached to them and then we pat ourselves on our backs and call it growth.
Wrong owner + weak property management authority = a stressed-out, exposed future-you.

This is exactly what Aaron Emery from is razor sharp on: stop worshipping revenue and start measuring profit. Doors under management mean nothing if the doors are draining you. Cut your worst 10% of relationships. What does that free you up to build?

08/05/2026

Property managers have spent decades selling the fire alarm, not the building.

“We keep you compliant” doesn’t offer much value when it is really the bare minimum. Nobody hires an accountant because they file on time. Nobody hires a lawyer because they meet deadlines. You hire them because they make you smarter, richer, and less exposed.
Property management is next.

Compliance should NOT be your elevator pitch. It must exist, it must be watertight, but it’s not why anyone pays a premium.

The managers who win the next decade won’t be the ones reciting Healthy Homes checklists. They’ll be the ones walking into a quarterly meeting with a one-page Portfolio Performance Review:
– Are you under-rented or over-exposed?
– What’s your yield, really, after churn and capex?
– What’s your regulatory risk over the next 24 months?
– What’s the smart move: hold, upgrade, refinance, or divest?
That’s not “property management”. That’s asset strategy for the 99%.

Rebrand the role. Reprice the value. Make compliance invisible and uncompromising. Then charge for the judgment that actually moves the portfolio.

ResidentialTenancies PropertyInvestors PortfolioPerformanceReview

06/05/2026

Don’t let privacy law kill your vibe.
Instead, see it for what it is: infrastructure for serious business.

When you get privacy right, you get your pick of better tenants, gain trust from owners, and grow a more valuable rent roll.

Here’s where the property management industry keeps tripping up:
💡 Treating the Commissioner’s rental guidance like scripture.
🤐 Hiding behind “privacy” to give and receive useless, self-serving and coded references.
🧠 Assuming that any information held in the head, no matter how distasteful, is immune to an IPP6s request.
🏡 Forgetting that owners’ information is also covered by the Privacy Act.
🧾 Misreading their role under the Privacy Act, so privacy is either ignored (“that’s on the owner”) or over‑played (“we can’t even tell the owner that”). Both are wrong.

At Tenancy Advisory, we’ve designed a bespoke privacy training session built specifically for property managers. It is not another “here’s what you can and can’t ask a tenant” talk, but how to operate inside the whole privacy regime: tenants, owners, guidance, and the real levers in the Act.

If you want privacy to move from fear and folklore to a genuine business advantage, get in touch with us to book a private best‑practice session for you and your team.

An un-Hallmark Mother’s Day reflection.On intellect over sentiment. On leadership without ceremony. On the women who man...
04/05/2026

An un-Hallmark Mother’s Day reflection.

On intellect over sentiment. On leadership without ceremony. On the women who manage New Zealand’s tenancies, and what they have in common with the work of mothering.

The full essay is on the blog. Link in bio.

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