FAQs

Explaining Our Premium Airbnb and Short-Term Rental Management Service

What is a short-term rental?

A short-term rental is a property rented to guests for short stays, typically ranging from a single night to several weeks. These properties are commonly listed on platforms such as Airbnb and Booking.com and are popular with leisure travellers or holidaymakers, business travellers, and people seeking temporary accommodation.

In New Zealand, short-term rentals fall outside the Residential Tenancies Act 1986 because they are considered accommodation rather than residential tenancies. A long-term rental, on the other hand, is leased to tenants as their primary place of residence under a tenancy agreement. Long-term rentals are governed by the Residential Tenancies Act 1986.

Are short-term rentals more profitable?

Short-term rentals can be more profitable than traditional long-term rentals, but returns depend on factors such as location, demand, occupancy, pricing, and operating costs. A well-managed short-term rental in a strong market often has the potential to generate higher income, although results vary between properties.

Where in Auckland is best for short-term rentals?

Many Auckland suburbs can perform well as short-term rentals, but properties in the Auckland CBD and surrounding central suburbs often achieve the strongest results due to consistent demand from business travellers, domestic visitors, and international tourists.

Location is only one part of the equation. The quality, presentation, amenities, and suitability of the property also play a significant role in determining occupancy and revenue. Zodiak focuses on managing high-quality properties that are well-positioned to succeed in the short-term rental market.

If you are considering purchasing an investment property, we can also provide guidance on some of the best-performing apartment buildings and locations for short-term rentals in Auckland to help you make a more informed investment decision.

What is an Airbnb management company?

An Airbnb management company like Zodiak professionally manages short-term rental properties on behalf of owners. This includes creating and optimising listings, managing bookings, communicating with guests, coordinating cleaning and maintenance, and maximising rental income through revenue and occupancy optimisation.

How does Airbnb management work?

We manage every aspect of your Airbnb rental. This ranges from preparing and marketing your property to setting dynamic pricing, handling guest communication, reservations, cleaning coordination, maintenance, and financial reporting. The goal of Zodiak is to provide a completely hands-free property investing experience while maximising the performance of your property.

Do you only list on Airbnb?

No. While Airbnb is one of the largest booking platforms in the world, we also list short-term rentals under our management on other leading booking channels to maximise visibility, occupancy, and revenue. These include Booking.com, Vrbo, Expedia, Homes and Villas by Marriott, and many more.We also operate and actively market our direct booking platform Zodiak Stays and further list properties in channels like Google Vacation Rentals andTourism New Zealand.

How are nightly rates determined?

We use dynamic pricing that considers market demand, seasonality, local events, booking trends, competitor performance, and historical data. Pricing is specifically and continuously adjusted using AI pricing software to maximise both occupancy and revenue.

Our technology uses the minimum and average prices we set, and sets the actual advertised price based on the demand for that particular night. It scans other accommodation providers in Auckland to know when demand is high and low. This is how we can always be priced correctly.

We revise the pricing multiple times per week manually as well to make sure we are hitting our occupancy rate target for your property.

What is the occupancy rate target for my property?

Our occupancy targets vary depending on the type of property. As a general guide, we aim for an average annual occupancy of 85% for studio and one-bedroom properties, 80% for two-bedroom properties, 75% for three-bedroom properties, and 60-70% for luxury homes.

Zodiak continuously optimize your nightly rates using dynamic pricing to achieve these targets. Moreover, rather than simply maximising occupancy, our strategy balances occupancy with revenue, ensuring your property is competitively priced while capturing the highest rates the market is willing to pay throughout the year.

It is worth mentioning that short-term rental occupancy is influenced by several factors. These include location, property quality, pricing, guest reviews, seasonality, local events, and overall market demand. Professional management and effective marketing at Zodiak also play an important role in hitting our target occupancy rate.

How do you get bookings for my property?

Zodiak strategically follows a push and pull approach and paid and non-paid marketing efforts to find and attract guests for the properties under our management.

We maximise search visibility to attract or pull prospective guests by listing these properties in all relevant booking platforms, online travel agencies, or listing channels. Our team also creates and optimises each listing with professional photography, compelling descriptions, dynamic pricing, and ongoing performance improvements to increase bookings and occupancy.

Our marketing team also runs multi-channel paid and non-paid marketing campaigns for our Zodiak Stays direct booking platform to find and attract guests further or push these properties to prospective guests. These include search engine optimisation, social media marketing, email marketing, direct marketing, digital advertising, and sales promotion.

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‍Who handles guest reservations and communications?

Zodiak has a dedicated Guest Experience Team that handles 24/7 communication before, during, and after each stay.

We respond to inquiries, manage reservations, provide check-in information, answer questions, and assist guests throughout their stay.

Our team has a 10-minute average response time to guest enquiries. Most matters are resolved the same day. Rigorous KPIs enable us to prioritise prompt communication and efficient problem-solving to ensure a positive guest experience while protecting your property.

Do you screen guests? How do you vet guests?

Yes. Our Guest Experience Team also takes a proactive approach to guest vetting to help protect your property. Specifically, before accepting a booking, we review guest profiles, verification status, reviews from previous stays, booking details, and other relevant information.

We also communicate directly with guests whenever appropriate to confirm the purpose of their stay and ensure they are a good fit for your property.

How do you handle guest check-in?

We offer two check-in methods that guests can choose from in the online check-in form that will be sent to them once their booking is confirmed. These are the Self Check-In Lockbox Method and Personal Check-In Method. Take note of the details below:

1. Self Check-In Lockbox Method: This is our most popular option. Guests collect their keys from a secure digital lockbox. Specifically, depending on the property, the lockbox may be located at the property or at one of our designated Auckland CBD check-in locations. This option is available 24 hours a day.
2. Personal Check-In Method: This is available as an optional paid service. A member of our team meets the guests at the property to assist with check-in. This service is subject to staff availability and is available until 9:00 pm NZT.

How are guest reviews encouraged and managed?

We encourage guests to leave reviews through our after-sales and loyalty-based marketing promotions. Our Guest Experience Team manages the guest review process by monitoring feedback and responding professionally where appropriate.

A dedicated Account Manager works with our Guest Experience Manager to periodically review guest feedback to identify areas for improvement and maintain high standards that support strong ratings, maximum property visibility, and future bookings.

Do you provide amenities? What other amenities do you require?

Yes. Zodiak provides and handles the restocking of essential amenities for the properties we manage for short-term to medium-term rentals. These include towels, bed linen, coffee and tea, sugar, salt and pepper, toiletries, toilet paper, cleaning products like dishwashing products and laundry detergent, and trash bin liners.

Note that we require properties to come equipped with all utilities and high-speed Wi-Fi. We can also recommend additional amenities and features that may improve the appeal, guest reviews, and overall rental performance of your property.

The specific amenities either provided or required may vary depending on the property and its rental strategy.

Who cleans the property?

Our Housekeeping Team handles cleaning between guest stays. We coordinate cleaning, linen, and essential supplies to ensure the property is prepared to our required standards before every new guest arrives.

Each property also undergoes scheduled deep cleaning to maintain consistently high standards.

Furthermore, to maintain consistently high cleanliness standards, the Zodiak Housekeeping Team is held to rigorous performance KPIs and supported by service-based incentives that reward consistently excellent results.

Cleaning quality is regularly inspected and monitored as part of our ongoing property management.

What happens if an item in my property is damaged?

Every short-term and adaptive medium-term rental property under our management is covered by the Zodiak Protection Protocol. This is our comprehensive and strategic approach to minimise risk and protect the value of properties.

Our protocol provides damage coverage of up to NZD $20,000 per property per year. If damage occurs, our team will assess and document the issue, communicate with the guest where appropriate, and coordinate any necessary repairs or replacements.

Understanding Medium-Term Rental Management and Adaptive Rental Strategy from Zodiak

What is a medium-term rental?

A medium-term rental, also called extended-stay rentals or extended stays, is a furnished property rented to guests for longer stays than a typical short-term booking, but generally for less time than a traditional long-term tenancy. The stay ranges between 1 and 6 months.

Medium-term accommodation is particularly suited to people who need a comfortable home for several weeks or months without committing to a traditional long-term lease. In Auckland, for example, these rentals are increasingly popular among corporate travellers, relocating professionals, and families or individuals in transition.

Unlike short-term accommodation, where bookings may last only a few nights, medium-term guests typically stay long enough to establish a temporary home. This can reduce turnover and provide greater booking stability while still giving owners more flexibility than a traditional long-term tenancy.

What is an adaptive rental strategy?

Zodiak has introduced a first-in-the-market approach to managing rental properties in accordance with market conditions. Our adaptive strategy to property management allows enrolled properties to capture both nightly bookings and extended stays by switching them between short-term and medium-term stays depending on seasonal demand to improve and stabilise occupancy rates and rental revenues.

For example, during the winter season in Auckland, our managed properties acclimatise, and our marketing and sales activities pivot to capture the more reliable demand for corporate accommodation and extended stays, thus effectively bridging the seasonal gap in occupancy and protecting rental yields from cyclical volatility. This gives rental properties greater flexibility to respond to changes in market conditions.

We can then pivot back to shorter bookings via Airbnb and Booking.com etc. in the high season when local and international tourist demand increases again, maximising our clients’ income across the entire 12 months. The adaptive management model can also have a positive effect on reducing tax liabilities for our clients in some situations.

Who books medium-term accommodation?

Medium-term accommodation is commonly booked by professionals on temporary assignments, people migrating to Auckland, corporate travellers, leisure tourists on extended vacations, organisational clients who want to secure rental properties for their successive bookings, international students, and people between homes. It can also suit families who need temporary accommodation while moving, renovating, or waiting for a permanent home.

These guests typically want more space, privacy, and the comforts of a fully furnished home than they would get from a hotel, while still having the flexibility of a shorter commitment. Zodiak actively markets properties enrolled in our adaptive rental strategy to capture these types of guests or clients. We position these properties across relevant booking platforms, tailor listings and pricing to attract longer stays, and promote them in specific marketing channels.

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How do you get bookings for adaptive and medium-term rentals?

Zodiak actively markets medium-term rental properties to guests looking for furnished and move-in ready accommodation for several weeks or months. We position each property across relevant booking and accommodation channels and tailor the listing, pricing, minimum stay, and marketing strategy to attract longer-stay guests.

Our target markets can include corporate travelers, professionals on temporary assignments, people relocating to Auckland, project workers, families between homes, and other guests seeking flexible furnished accommodation. We continually monitor demand and adjust the rental strategy to capture suitable medium-term bookings while maximising occupancy and rental income.

Is medium-term renting better than long-term renting?

Neither rental model is universally better. The right strategy depends on the property, location, market demand, operating costs, and the investment objectives of the property owner.

Medium-term rentals can offer a balance between the flexibility and potentially higher income of short-term accommodation and the stability of a long-term tenancy. They can also reduce guest turnover, cleaning frequency, and vacancy between bookings.

However, the best option should be determined by the individual economics of a property rather than simply choosing one rental model as a rule. Zodiak assesses the characteristics of a property along with the current and historical market conditions to determine which rental strategy is likely to deliver the strongest overall performance.

Can my Airbnb become a medium-term rental?

Yes. An existing Airbnb or short-term rental can potentially be adapted for medium-term stays, provided that applicable requirements are met. Rental properties that appeal to corporate travellers, relocating professionals or those in temporary work assignments, extended stay leisure guests, and families or individuals in transition are suitable for this model.

In many cases, the property does not need to be completely repositioned. A professionally furnished and well-equipped short-term rental may already have many of the features that medium-term guests require. The main changes may involve adjusting the target market, minimum stay requirements, pricing, marketing, and operational strategy.

Appreciating Our Traditional Long-Term Rental and Tenancy Management Service

What does long-term property management include?

Long-term rental property management at Zodiak covers the day-to-day management of your rental property. Our comprehensive approach includes finding and screening tenants, collecting rent, coordinating maintenance, conducting inspections, and managing communication throughout the tenancy.

We also handle tenancy administration, represent you before the Tenancy Tribunal in case of disputes, and help ensure the property is managed in accordance with applicable New Zealand requirements as part of our comprehensive property management solution.

Our goal is to make long-term rental property ownership as hands-free as possible while marketing your property to suitable tenants, protecting its long-term value, maintaining good tenant relationships, and helping you achieve consistent rental income.

How do you find and screen tenants?

We market your property through relevant rental channels to attract suitable prospective tenants. Applicants are assessed based on factors such as their application information, rental history, references, employment or income information, and other relevant criteria.

Zodiak uses best-in-market software to perform comprehensive checks on potential tenants as part of our screening process. This ensures we identify reliable tenants who are likely to meet their tenancy obligations and take good care of the property. We also follow the applicable requirements under New Zealand tenancy law when assessing and selecting tenants.

Do you lodge the bond of tenants?

Yes. We manage the tenancy bond process in accordance with New Zealand tenancy requirements and lodge the bond with Tenancy Services. Note that this process also includes the necessary documentation and bond administration.

How is rent collected?

Rent is collected electronically from tenants according to the agreed tenancy payment schedule. We monitor rental payments and maintain records of payments received, providing you with clear financial reporting as part of our property management service.

Your rental income is then paid to your nominated bank account according to our agreed payment schedule, giving you a simple and predictable way to manage your investment income.

What happens if tenants miss payments?

If a tenant misses a rental payment, we monitor the account and follow up promptly in accordance with the tenancy agreement and applicable New Zealand tenancy laws.

Our Tenant Experience Team communicates with the tenant to understand the situation and work through the appropriate process to resolve the arrears. If the issue becomes more serious, we manage the necessary steps in accordance with the Residential Tenancies Act and keep you informed throughout the process.

Do you handle rent increases?

Yes. We monitor the tenancy and rental market and can advise when a rent review may be appropriate. Any rent increase is managed in accordance with the Residential Tenancies Act and the applicable notice requirements. Our goal is to balance achieving an appropriate market rent with retaining good tenants and minimising unnecessary vacancy.

How often are inspections completed?

Routine property inspections are carried out in accordance with the tenancy agreement and applicable New Zealand tenancy requirements. Inspections allow us to assess the general condition of the property, identify maintenance issues early, and ensure the property is being appropriately cared for.

We provide you with relevant inspection information and can recommend any maintenance or improvements identified during the inspection process.

Who pays for property maintenance?

Routine property maintenance and repairs are generally the responsibility of the property owner, unless the cost results from tenant damage or another situation where the tenant is legally responsible.

We coordinate maintenance on your behalf and can arrange appropriate contractors from our vetted network as part of our comprehensive property management solution. Furthermore, as mentioned, for significant or non-routine expenses, we will generally seek your approval before proceeding, subject to the authority and arrangements agreed in your management agreement.

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How do you handle emergency maintenance?

Zodiak prioritises urgent maintenance issues that could affect the safety of occupants or cause significant damage to the property. We coordinate with the tenant and appropriate tradespeople to address the issue as quickly as reasonably possible.

Moreover, where immediate action is necessary to protect the property or its occupants, and as part of our long-term rental property management service, we may arrange emergency work in accordance with the authority provided under our management agreement.

Does my property need to meet the Healthy Homes Standards?

Yes. Traditional rental properties in New Zealand generally need to comply with the Healthy Homes Standards unless a specific exemption applies. The standards cover heating, insulation, ventilation, moisture ingress and drainage, and draught stopping.

Zodiak identifies potential compliance requirements before placing a property under our long-term rental management. We then coordinate the appropriate work or contractors to bring the property up to compliance requirements if needed. Maintaining compliance is an ongoing responsibility, so we also monitor issues that may arise during the tenancy.

What are the Healthy Homes Standards?

The Healthy Homes Standards establish minimum requirements for rental properties covering five key areas: heating, insulation, ventilation, moisture ingress and drainage, and draught stopping.

For example, rental properties must have qualified fixed heating in the main living room, appropriate insulation, adequate ventilation, effective drainage and moisture protection, and must be free from unreasonable draughts. The exact requirements can vary depending on the characteristics, age, construction, and applicable exemptions of the property.

Can Zodiak help make my property Healthy Homes compliant?

Yes. If your property requires work to meet the Healthy Homes Standards, we can help identify areas that require attention and coordinate appropriate contractors or tradespeople to complete the work. This may include heating, insulation, ventilation, moisture and drainage issues, or draught stopping. We can also help maintain records and documentation relating to compliance as part of our ongoing property management.

What happens if my property is not Healthy Homes compliant?

A property owner or landlord who does not meet their Healthy Homes obligations may be in breach of the Residential Tenancies Act 1986 and can face enforcement action and financial penalties. New, renewed, or varied tenancy agreements must also include the required Healthy Homes compliance information.

If we identify a potential compliance issue with a property under our management, we will notify you and recommend the appropriate action. Where authorised, we can coordinate the required work on your behalf.

Does Zodiak with tenancy disputes?

Yes. We have 3 options for handling tenant disputes. These are self-resolution, mediation, or Tenancy Tribunal hearings. We manage routine tenancy issues and communicate with tenants to resolve problems wherever possible.

If a matter requires formal action, we manage the appropriate process under New Zealand tenancy law and keep you informed. Moreover, where specialist legal advice is required, we may recommend that you obtain advice from a qualified professional.

We recommend direct communication first to discuss the issue and find a mutual resolution. An independent mediator is the next option to help all relevant parties talk through the issue and reach a voluntary agreement. If direct communication or mediation fails or is inappropriate, the case goes to an independent adjudicator from the Tenancy Tribunal.

Zodiak represents property owners or landlords before the Tenancy Tribunal. Specifically, if other dispute resolution options fail, we file a complaint with the Tenancy Tribunal for a formal and legally binding court order.

What happens when a tenant wants to leave?

Zodiak manages the tenancy-ending process. This includes communication with the tenant, the required notices and documentation, the final inspection, assessment of property condition, and bond-related processes. Once the property becomes available, we can begin marketing it to prospective tenants and coordinate the next tenancy, helping minimise vacancy between tenants