We'll read it and start a new property from there.
Your NZ Realty workday
Good to have you here.
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Quote of the day
“The standard is what we do when nobody needs to remind us.”
NZ Realty
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Then next
The remaining open moves, ranked for your role by legal, customer and financial consequence.
My role & development
Your role, training, reviews, coaching and your current employment agreement. Only you and authorised People administrators can see it.
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Owner portfolios — combined position
Each property analysed on its own above; here they’re combined per owner — the cap (unrealised rent) and the weaknesses (expiry clashes, winter endings, arrears, compliance gaps).
✦Drafted move
Review before sending — the draft uses this property’s real dates and figures.
Authorised NZ Realty staff only
Market Intelligence
One protected decision surface for rental and sales evidence. Choose the market below; asking prices remain clearly separated from achieved evidence and every listing opens at its original source.
Protected Trade Me research
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All live listings
Every currently-advertised rental this authorised research boundary can see — pick a suburb, sort and price the full set, not just the top matches.
AnyAny
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Listing quick checker
Communications
Live conversations come first: Google Chat, then landlord messages, with email underneath. Messages remain in their source systems and nothing leaves without a human confirming it.
Google Chat
Your spaces and messages, read live through your personal NZ Realty Google connection.
The live Studio will load when you open this workspace.
Overview
Properties & tenancies
People
Marketing
Money
Company & system
Exception Intelligence
The few situations requiring human judgment, ranked by customer, legal and financial risk.
Reading the operating system…
Operations Calendar
Your Google Calendar beside the deadlines that keep the portfolio safe. Calendar access is attached to your named staff account.
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People
The People command centre — employee passports, onboarding, training, reviews, hours and employment compliance in one place.
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Leave & company policy
Request leave, plan coverage and acknowledge the current policies for your role.
Leave policy
New Zealand Realty internal policy
Leave & operational coverage
Version 1.0 · effective 24 July 2026
Planned annual leave: request it as early as reasonably possible—aim for at least four weeks’ notice. Requests are considered fairly and will not be unreasonably declined. Leave is confirmed only when the Director’s approval is recorded here.
Unplanned or protected leave: for sickness, bereavement, family violence or an emergency, tell the Director as soon as you reasonably can. Advance approval is not expected when the circumstances make that impracticable.
Coverage: planned requests must identify urgent deadlines, affected properties or clients, the proposed backup person, and anything that must be reassigned. The Director remains responsible for confirming adequate cover.
Privacy: do not put diagnoses, family-violence information or unnecessary personal details in the handover field. Use the private note or contact the Director confidentially.
Decisions and changes: annual leave in advance and unpaid leave are discretionary. Approved leave will only be changed after consultation and for a genuine exceptional reason. Withdraw or amend a request promptly if plans change.
Minimum rights: this policy supports—but never reduces—rights in an employment agreement or New Zealand law. Where another entitlement is more favourable, it prevails.
Before submitting: make the handover operational, not personal. State who covers the work, what is due, and where the current records are—not why you need protected leave.
For statutory guidance, see Employment New Zealand. The signed employment agreement and any later acknowledged policy version remain controlling.
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Controlled team reference
Team Software Operating Manual
The current operating standard for properties, people, decisions and evidence. Use this version—not an old download or shared note.
Version —
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✦AI ops briefing — whole book
Actions
One accountable owner, one next action and a permanent record of every change.
Decision memory
Recommendation, approval, rationale and measured outcome stay together.
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Letting campaigns
Every campaign is anchored to the property record. Open the property or go straight to its Trade Me listing workspace.
NZ Realty × Trade Me
Listings
One controlled launch path from property record to campaign to Trade Me. Live NZ Realty listings flow back to the public website automatically; no property advert is hand-maintained in the website.
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Staff accounts
Named access, role ownership and secure invitations. Only a Director can grant, change or remove access.
Equipment Sign-Out
The single place to sign company equipment out, confirm receipt, return it and review the central register.
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Contractors
The Approved Contractor Network — live from the same records the contractor portal runs on. Click a contractor to see their full profile — contact details, insurance, qualifications and ratings — and approve, suspend or mark them preferred right there. Use the tabs below for work orders, quotes, messages and invoices.
Contractor operations
Landlord access
Exact account-to-property links, in one place. Revoke one property or disable every portal link for a landlord; their Auth identity and operational history are preserved.
Archived properties
Removed from active work and every client portal. Directors can restore the operational record; client access always stays off until explicitly re-linked.
Tenant access
Every invited tenant is linked to one verified tenancy record. Staff never create or handle tenant passwords.
Tenant messages
Messages from logged-in tenants land here.
Owner messages
Messages from logged-in landlords land here.
Workflow events
Everything happening across tenant, landlord and contractor activity. Every event starts team-only — use the toggles to share one with the landlord, tenant, or contractor it concerns.
Property documents
Drop a Healthy Homes statement, chattels list, or plan — AI reads it, you check the fields, then it's filed against the property. Tenancy agreements still go through ⤴ Import on the left (which fills the tracker too).
Drop a document hereHealthy Homes statement, chattels list, plan — PDF or photos, or click to browse
Onboard
Every new owner stays pending until the evidence, authority and operational handover are verified.
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Private agreements
Enter the recipient email and send the controlled Avalon Tower agreement from William. Monitor delivery and signature, revoke an unsigned link, then countersign.
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NZ Realty revenue — management fee book
Portfolio audit — data gaps & checks
Tenancies — action windows & next 30 days
Final inspection & closeout control
Keyhook holds the inspection and tenancy record. This independent gate makes every room, key, photo, ledger, bond position and communication accountable before an active tenancy can end.
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Changes of tenancy
Flatmate changes, full lease transfers and lease breaks — each one a legal process with its own steps, consent, paperwork and bond handling. Start one against a property and tick it through to done; nothing lives in anyone's head.
Keyhook
The live read-only feed from Keyhook — the operational system of record. Once connected, properties, tenancies and owners flow in automatically, so the radar and Playbook run on real numbers instead of typed ones.
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Email
The team funnel (team@) and every worker’s own mailbox now live in the Inbox — up in the main nav next to Play, Properties and Team. AI drafts, marks ready for approval; only a human sends.
Government data
The Government Data Layer — Stats NZ population, households, dwellings and economic indicators, plus room for RBNZ, REINZ, QV and Wellington City Council later, all behind one interface. Discover live datasets, catalogue the ones we want, sync — every observation kept historically, never overwritten.
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System health
Your on-call engineer. Checks every moving part — integrations, data feeds, tables, recent errors — so you see what’s broken before a client does. Green is good.
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Data safety
Everything server-side — properties, tenancies, documents, contractors, work orders, logins, messages, events — in one JSON snapshot. Files in storage aren’t included. Download one regularly and keep it somewhere safe.
✦Your portfolio briefing
AI guidance from your portfolio data — general information, not legal or financial advice. Message your NZ Realty team below.
✦Message your property manager
Goes straight to your NZ Realty property manager — usually a same-day reply.
This is a snapshot link. Log in for always-current data and to message your property manager directly.
Needs a header row; rows are grouped by property, tenants combined, owners and contact details kept. Handles the usual real-world mess: a separate Unit column (joined onto the street), Excel date serials like 45106, “Periodic” written into an End-date column, and Occupancy = Tenanted/Vacant. Unfamiliar headers get mapped by AI. Include a Bedrooms column for accurate MBIE market-rent matching — without it, properties fall back to the suburb’s blended average.
Drop your rent roll here
.csv or .xlsx — or click to browse
Independent control totals
Enter the totals from the source report itself. The system blocks the whole batch if even one total differs.
Drop the tenancy agreement here
PDF, DOCX, text file, or photos of the agreement — or click to browse. We'll read it and propose the details for review.
01 · Property facts for the market read
Add these at the start so rental and sales evidence can be matched to the actual home. Bedrooms drives the first comparison; bathrooms, parking, floor area and the description sharpen it.
📷 Drop property photos here, or click to browse
General property photos — separate from the AI condition assessment above.
The moment this is signed, we act — the letting runway starts at day zero.
The roadmap starts at the first conversation — share the link after the call so they can watch us work.
Add each tenant separately — their phone and email carry through to this property's Contacts panel. When an email is included, saving offers to set up that tenant's secure portal and links it to this exact tenancy. Leave this empty to keep using the quick name-only note above instead.
Leave blank if rent has never been increased.
Assigned property manager — shown in the landlord's portal
Name, position, photo and contact details appear in the landlord's "Your property manager" card.
Tenancy terms
Compliance, ops & strategy
No properties yet
Add a property on the left, or load the demo data to see how the journey view works.
Profit & loss — your margin
Enter your own numbers — mortgage, rates, insurance — and see what this property actually puts in your pocket after our management fee and everything else.
Rent income / yr—
NZ Realty management fee ()—
Mortgage payments / yr—
Rates, insurance & other costs—
Your margin—
Excludes tax and depreciation — general guidance, not financial advice. Your numbers stay on this screen.
Property Performance Report
AI visual condition assessment from photos, with ROI-ranked improvements and rental scenarios — a future renovation/upgrade planning tool, still in testing. Estimates only.
\U0001F4F8 Drop photos here, or click to browse
Every room, exterior, garden, garage, floor plan — the more you add, the sharper the assessment. Where you can, avoid capturing mail, personal documents or faces — these photos go to an AI service for analysis.
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NEW ZEALAND REALTY — Property Performance Report
Condition by category
BetaImprovement planning & rental scenariosROI-ranked works and what-if rents — in testing with selected clients. Tap to preview.
Our team's own visual walkthrough against the Healthy Homes Standards, with photo evidence per standard.
Documents
Tenancy agreement, compliance certificates, insurance, inspection reports — the landlord sees these too, organised and always findable.
Property publishing
Trade Me listing
The property record is the source. Prepare, validate and publish its rental listing through the connected NZ Realty Trade Me account.
Letting runway — signed to keys
Price move checker
If the campaign is dragging: what a price drop actually costs, and how much faster it has to fill the property to pay for itself.
$0/wk
Advertising channels
Where this property is live right now — ticked as each listing goes up.
This campaign, week by week
Applications — your call
Each card is the reviewed summary shared with the landlord. We check the facts and make a recommendation; the landlord decides.
Drop application PDF or photos here
We will draft the landlord summary for you to check. Only the reviewed summary is saved.
The original PDF/photos are not placed in the landlord portal. Saving shares this summary with the correct property's landlord.
Tenancy tracker● LIVE
What's ahead for this tenancy, in order — no guesswork. Open the story so far for everything already done.
Add a tenancy update — appears on the tracker (landlord-visible)
The story so far — ▾
General guidance computed from the Residential Tenancies Act 1986 as amended — rent increases require at least 60 days' written notice (allow 1–4 extra days for service) and can take effect no sooner than 12 months after the tenancy start or last increase; fixed terms continue as periodic unless notice is given or renewal agreed. Always confirm specifics against your management agreement and Tenancy Services before acting. Not legal advice. Data is stored only in this browser.
