Kia ora!

Built in Australia. Now Supporting New Zealand.

Rent Roll Mastery brings proven Australian expertise to the New Zealand property management market.

Founded by Aaron Emery, Rent Roll Mastery was built in Australia on the back of real experience. Aaron has owned, grown, audited, purchased, and sold rent roll businesses.

Over the past two decades, Aaron has worked hands-on with property management businesses at every stage of the lifecycle, completing hundreds of rent roll audits and reviewing tens of thousands of properties across Australia.

The move into the New Zealand market is not about importing generic advice though. It’s about sharing hard-earned, practical insights while respecting the nuances of New Zealand legislation, business structures, and market conditions. The same disciplined approach, sharp commercial focus, and commitment to lifting standards now supports Kiwi property management businesses ready to grow stronger, leaner, and more profitable.

Same principles. Local understanding. Purpose-built for New Zealand rent rolls.

New Zealand Rent Rolls at a Turning Point.

And this is why Rent Roll Mastery has stepped into the New Zealand market.

The New Zealand property management sector is entering a period of meaningful change. Legislative reform, rising compliance expectations, increasing cost pressures, and growing scrutiny from owners and lenders are reshaping how rent roll businesses operate, and how they’re valued.

Across the country, property management business owners are being asked to do more with less. Margins are tightening, systems are being stress-tested, and the gap between well-run, future-focused rent rolls and those relying on legacy practices is widening.

This shift is precisely why Rent Roll Mastery has stepped into the New Zealand market.

Having already worked with agencies navigating similar change in Australia — including compliance reform, profitability pressure, and rising operational complexity. We bring a proven, structured approach to helping rent roll businesses adapt, strengthen, and perform in this new environment.

For New Zealand operators, the opportunity is clear: those who invest in structure, discipline, and clarity now will be better positioned for sustainable growth, stronger valuations, and smoother exits in the years ahead.

Change is already happening. The strongest rent rolls are choosing to get ahead of it.

Services for New Zealand Property Management Businesses

Rent Roll Mastery supports New Zealand property management businesses through a suite of practical, proven services designed to strengthen performance, improve profitability, and reduce risk. Each service is tailored to the New Zealand operating environment, legislative framework, and business landscape, while drawing on frameworks refined through years of hands-on work across Australia.

Rent Roll Audits & Business Health Checks

A clear, independent view of how your rent roll is really performing.

Our audits go well beyond surface-level compliance. We assess how your rent roll operates in practice, identifying revenue leakage, operational inefficiencies, risk exposure, and structural weaknesses that quietly erode profit and value over time.

Audits are tailored for New Zealand agencies and may include:

  • Rent roll structure and income analysis

  • Management fee consistency and revenue gaps

  • Compliance and documentation review

  • Operational workflow and system alignment

  • Risk areas impacting retention, valuation, or lender confidence

Whether you’re stabilising, scaling, or preparing for future growth or exit, audits provide the clarity to make informed decisions.

Training & Capability Building

Practical training designed for real property management teams.

Rent Roll Mastery delivers targeted training for New Zealand property management teams,  focused on lifting capability, consistency, and confidence across the department.

Training options include:

  • Leadership and Head of Department development

  • Compliance and risk awareness

  • Improving operational discipline and service delivery

  • Strengthening client communication and retention

  • Embedding sustainable, repeatable processes

Training is delivered with a strong implementation focus. This is how we ensure ideas translate into action, not just good intentions.

What’s Not Included (Yet)

At this stage, Rent Roll Mastery does not act as a licensed rent roll broker in New Zealand, pending completion of full mutual recognition and licensing arrangements. This does not limit our ability to support New Zealand agencies through the commercial and strategic aspects of buying or selling a rent roll.

Rent Roll Mastery works as an independent consultant, supporting agencies through private transactions facilitated by the solicitors acting for both parties. This allows business owners to access experienced guidance, structured preparation, and objective analysis — without engaging a traditional brokerage model.

Our support commonly includes:

  • Pre-sale audits and sale preparation for agencies considering a future sale or succession

  • Buyer-side pre-purchase due diligence, including rent roll analysis, risk identification, and valuation insights

  • Strategic guidance throughout private sale or acquisition processes, working alongside legal and accounting advisors

  • Identifying and sourcing rent roll opportunities to support growth strategies, where appropriate

This guidance is informed by direct, hands-on involvement in the sale and acquisition of rent rolls across Australia, including personally selling multiple rent roll businesses and supporting agencies through more than 15 completed rent roll transactions overall since 2022. That experience shapes how we assess risk, prepare rent rolls for market, and guide clients through the realities of a deal (not just the theory).

When licensed brokerage services are formally introduced in New Zealand, they will follow the same disciplined, preparation-led approach Rent Roll Mastery is known for: focused on value protection, transparency, and long-term outcomes rather than quick transactions. Independent advice. Structured preparation.

Trusted guidance. Before, during, and beyond the deal.

Ongoing Consulting & Strategic Advisory

Clear thinking, objective guidance, and practical decision support.

Running a property management business can be isolating, particularly when navigating change, growth, staffing pressure, or performance issues. Our consulting support provides business owners and leaders with experienced, commercial insight grounded in real-world outcomes.

Support may include:

  • Performance optimisation and cost-to-manage analysis

  • Growth planning and portfolio strategy

  • Team structure, role clarity, and accountability frameworks

  • Systems, process, and workflow optimisation

  • Strategic planning for scale, stability, or succession

This is not generic coaching though. It’s structured, outcome-driven advisory aligned to where your business is now and where you want it to go.

About Aaron

Aaron Emery is the founder of Rent Roll Mastery and a trusted advisor to property management business owners across Australia and New Zealand. With more than two decades of hands-on industry experience, Aaron brings a rare combination of operational knowledge, commercial insight, and real-world transaction experience to every engagement.

Aaron’s career spans the full lifecycle of property management businesses, from frontline property management roles to business ownership, growth, audit, acquisition, and sale. He has personally built, scaled, and sold his own rent roll, and has since gone on to complete hundreds of rent roll audits and reviews, analysing tens of thousands of properties across a wide range of agency models and market conditions.

Rent Roll Mastery was established to address a clear gap in the industry: business owners needed independent, commercially astute advice that went beyond compliance checklists and surface-level KPIs. Aaron’s work focuses on understanding how rent rolls actually perform — financially, operationally, and structurally — and helping agencies make informed decisions about growth, stability, succession, and value.

Aaron’s move into New Zealand reflects both demand from Kiwi agencies and a belief that the NZ property management sector is entering an important period of change. While each market has its own legislative and operational nuances, the fundamentals of a strong, sustainable rent roll remain consistent: clarity around numbers, disciplined systems, sound decision-making, and leadership that looks beyond day-to-day firefighting.

In New Zealand, Aaron works alongside business owners, leadership teams, and professional advisors to provide audit, advisory, training, and transaction-related consulting — supporting agencies to strengthen performance today while positioning their businesses for the future.

Experience-led. Commercially grounded. Focused on long-term outcomes (not quick fixes).

What our clients are saying:

  • "Aaron has a unique ability to challenge and inspire me, and I am constantly impressed by his level of dedication and commitment to his clients. I cannot recommend Aaron Emery highly enough as a property management mentor & business coach."

    Jo Slack - Aurora Realty

  • "With Aaron's guidance, we have been able to efficiently allocate our time and prioritise tasks, leading to an improvement in productivity and efficiency. Additionally, he has taught us the significance of providing exceptional customer service, and the positive impact this has had on our business is evident over the last few years of working with him."

    Kristin Robinson - Raine & Horne

  • "We’ve known & worked with Aaron for over five years now, and his expertise in property management, rent roll growth, and industry legislation is unmatched. His unique ability to break down complex industry challenges into clear, actionable steps, helps agencies not only improve their operations but also maximise their growth potential. We highly recommend working with him!"

    Chris & Jess Blakeley - Spectrum Estate Agents

  • "Aaron took the time to understand our business, and through his comprehensive operational audit, he was able to identify key strengths as well as areas requiring improvement. Aaron helped us optimise our revenue streams, improving the overall financial health of our business. Aaron is more than a consultant; he’s a partner who genuinely wants the best for his clients."

    Jools Munro - Explore Property Munro

  • "Aaron is detail orientated and can find the many areas within your Property Management business where there is need for improvement.  He has saved me money, saved loss of managements, trained staff in areas they showed weakness and has fixed many of those areas that needed improvement. "

    Patti Steele - Harcourts Homeside

  • "One of the things that sets Aaron apart as a mentor is his unwavering commitment to helping others succeed. Aaron has an extensive knowledge of the property management industry and keeps up to date with all the latest legislation changes and emerging technologies."

    Jacky Rose - NOW Real Estate

  • "Aaron was right beside us from the beginning and we felt secure working with him during the entire process. Having our rent roll audited to improve its saleability and increase our AAMI lead to a successful sale, achieving a record multiplier in our area. Trust me when I say, if you are thinking of selling your rent roll, give Aaron a call!"

    Mareea Wilkinson - Homes4U

  • "My property management business is flourishing and my team are very happy with what we have put in place as it makes their day a lot less busier with what we have implemented. I wish I had met you 20 years ago! "

    Gina Wells - Raine & Horne

  • "Aaron's guidance has been instrumental in shaping the success of my property management business. Aaron provided me with the structures, systems, processes, templates, and frameworks I needed to establish a solid foundation. His insight, practical advice, and support have been invaluable in helping me navigate challenges, improve operations, & achieve sustainable growth."

    Bala Rajan - Century 21 Performance

Our Partners

  • KeyHook

    Keyhook is a New Zealand–built, all-in-one property management platform that streamlines the entire rental lifecycle. Designed specifically for the NZ market, it brings listings, applications, inspections, maintenance, compliance, and financial workflows together in one smart, mobile-friendly system. Property managers can access everything from any device, anywhere, making day-to-day management faster and more efficient.

    Many Rent Roll Mastery NZ clients using Keyhook have reported significant time savings, improved workflow consistency, and reduced administrative pressure thanks to its automation and end-to-end mobility. By replacing multiple tools with a single intuitive platform, Keyhook helps agencies lift performance, strengthen compliance, and operate with greater ease and clarity. Check out KeyHook here.

  • Property Compliance New Zealand

    Smoke Alarms, Safety Checks Compliance Covered. Check out Property Compliance NZ here.

  • Tenancy Advisory

    Tenancy Advisory, founded by Sarina Gibbon, provides specialist tenancy advice, education, and compliance support for New Zealand property managers, landlords, and housing professionals. Sarina’s legally informed, plain-English approach helps agencies navigate tenancy law with confidence and deliver clearer, more consistent outcomes across their portfolios.

    Rent Roll Mastery NZ works closely with Sarina to ensure property managers are well informed, compliant, and equipped to deliver an exceptional experience to their landlord clients. Together, we help strengthen industry capability, reduce risk, and elevate professional standards across the tenancy lifecycle. Check out Tenancy Advisory here.

  • renti

    Renti makes property management a walk in the park. Streamline your listings, checks and reviews from anywhere, any time. Check out renti here.

FAQs

You’re Australian. How relevant is your advice to the New Zealand market?

It’s a fair question. While each country has its own legislation and regulatory framework, the commercial and operational fundamentals of running a strong rent roll are remarkably consistent.

Our work in New Zealand is tailored to local legislation, business structures, and market conditions. We do not apply Australian compliance frameworks to NZ businesses. Instead, we bring proven principles around profitability, structure, risk management, and leadership, adapted specifically for the New Zealand environment.

In practice, this combination of external perspective and local adaptation is often what helps agencies identify blind spots and opportunities they may otherwise miss.

Do you provide rent roll brokerage services in New Zealand?

At this stage, Rent Roll Mastery does not act as a licensed rent roll broker in New Zealand pending completion of full mutual recognition and licensing arrangements.

However, we do support agencies as an independent consultant through private sale and acquisition processes facilitated by solicitors acting for both parties. This includes pre-sale audits, buyer-side due diligence, transaction strategy, and practical guidance before, during, and after a deal.

Do you work with small agencies, or only larger rent rolls?

We work with property management businesses of all sizes, and we work with independents and franchise groups. 

Some clients engage us to stabilise a growing portfolio. Others are established agencies preparing for succession, sale, or acquisition. The common thread is a desire for clarity, structure, and commercially sound decision-making.

The work is tailored to where your business is now and not a one-size-fits-all model.

What’s the best way to start?

Most New Zealand agencies start with either:

  • A rent roll audit or health check, or

  • A strategic advisory session to clarify priorities and next steps

From there, support can be scaled as needed, based on your goals, timing, and capacity.

Do you understand New Zealand tenancy law and compliance requirements?

Yes, and just as importantly, we are careful about scope.

Our audits and advisory work are designed around New Zealand tenancy legislation and compliance expectations. Where legal interpretation or specialist advice is required, we work alongside your existing legal and professional advisors to ensure clarity and accuracy.

We focus on identifying risk, inconsistencies, and operational exposure — then helping you address them in a structured, commercially sensible way.

Can you still help us buy or sell a rent roll without acting as the broker?

Yes.

Many rent roll transactions in New Zealand occur privately. In these situations, we work alongside business owners, lawyers, and accountants to ensure the rent roll is well-prepared, risks are understood, and decisions are made with clarity.

Our role is advisory and strategic — focused on protecting value and avoiding costly mistakes, not pushing transactions through.

Will you try to change everything we do?

No.

Our approach is pragmatic and prioritised. We focus on what genuinely matters — revenue protection, risk reduction, operational efficiency, and leadership clarity — rather than unnecessary overhaul.

The goal is sustainable improvement, not disruption for the sake of it.

How do we know this will be practical for our team?

Rent Roll Mastery is built on real-world experience, not theory.

Every recommendation is designed to be workable within an active property management environment. We understand the pressures teams are under and focus on changes that can actually be implemented, not ideal-world solutions that fall over in practice.

AAMI Improvement Potential Calculator

Maximise Your AAMI, Maximise Your Business Value

Your Average Annual Management Income (AAMI) is the key to unlocking the full earning potential of your rent roll. A high AAMI not only boosts your revenue but also increases the overall value of your business as an asset.

By consistently improving your AAMI across the portfolio, you strengthen cash flow, enhance profitability, and position your rent roll as a more attractive and valuable offering. Use this calculator to identify opportunities and drive meaningful growth in your business.

Start with clarity, build with confidence.

Whether you’re navigating change, planning for growth, or simply want an objective view of how your rent roll is really performing, the first step is a considered conversation. Most New Zealand agencies begin by booking an initial strategy or discovery call. This allows us to:

  • Understand your business structure, challenges, and goals

  • Identify where risk, inefficiency, or missed opportunity may exist

  • Discuss whether an audit, advisory, or training engagement is the right fit

  • Determine clear, practical next steps, without obligation

There is no one-size-fits-all approach. Engagements are shaped around where your business is now and what you want to achieve.

Book a Call

If you’d like to explore how Rent Roll Mastery can support your business in New Zealand, book in for a confidential and complimentary business discovery session with Aaron using the link below.

Book a Discovery Session