A shorter ownership period was strongly associated with resale losses during the second quarter of 2026
However, Snelling says political clarity will not remove the need for operating discipline.
EVIDENCE AS IMPORTANT AS ACTION
Elsewhere this month, the Tenancy Tribunal has issued new guidance following concerns about inaccurate, repetitive and excessively long artificial intelligence( AI)- generated submissions.
Applicants remain responsible for everything filed in their name, and misleading or poorly verified material may result in claims being dismissed or costs awarded.
Source: Cotality Pain & Gain report 2026
CREDIT AWARDS INCOME DISCIPLINE
The Reserve Bank of New Zealand( RBNZ) recently announced that it has retained its current lending restrictions, saying housing risks remain contained while national prices are broadly flat and mortgage lending growth modest.
No more than 10 per cent of new investor lending can have a loan-to-value ratio( LVR) above 70 per cent. Debt-to-income( DTI) restrictions also limit banks to allocating 20 per cent of investor lending to borrowers with debt exceeding seven times gross income.
This means equity remains important, but so does demonstrable income.
“ Investors need reliable information about achievable rent, likely vacancy, maintenance obligations and operating costs before adding debt,” Snelling says.
“ Our property managers across the Ray White network work with owners at the decision stage, providing local rental evidence and practical insight into tenant demand. That allows the investment case to be tested against current conditions rather than an optimistic advertised return.”
The approaching general election adds further considerations around housing taxation and tenancy policy. Economists note that investors’ share of new mortgage commitments has already softened during 2026, suggesting some are delaying decisions until after policy direction becomes clearer.
For landlords, the development highlights a broader change: disputes may be easier to generate, but unsupported claims are no substitute for evidence.
“ Good management is built on records created before they’ re needed,” Snelling says.“ That means through entry and exit reports, consistent inspection notes, dated photographs, clear maintenance histories, and properly documented communication.”
“ If a dispute arises, a concise chronology supported by contemporaneous evidence is far more useful than hundreds of pages of assertion.”
Across Ray White’ s property management network, dedicated systems support rent reviews, inspections, arrears management, maintenance coordination and compliance, with local teams applying judgement to the circumstances of each property and tenancy.
“ Technology can organise information, but it cannot replace accountability,” Snelling says.
“ In today’ s market, the property manager’ s role is not simply to administer a tenancy. It is to support sound, well-informed decisions throughout the relationship – helping owners to protect their investment while ensuring tenants live in a well-maintained home, communication remains clear, and the obligations of both parties are properly documented and understood.”
For more information about Ray White’ s Property Management offering, visit pm. raywhite. com
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