Whether you're looking for a new property manager or ready to hand over the day-to-day work, Viranda manages commercial property across Auckland for private owners, family trusts and businesses. We look after leases, outgoings, maintenance and tenant communication, wherever you're based.
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The work is practical, but the view is commercial: every lease event, cost and maintenance decision is managed as part of one connected picture, so pressure points show early and you always have a clear basis for the next decision, including what the building is earning after everything.
Rent reviews, rights of renewal, expiries, and the obligations the lease places on the tenant.
Every date diarised from the day the lease is signed, with our reasoning in front of you before anything goes to the tenant.
Invoicing of rent and outgoings, arrears follow-up, and any payment arrangement agreed with the tenant.
The current position on every tenancy, and what is being done about anything overdue.
Annual outgoings budgets, supplier costs, what the lease allows to be recovered, and the year-end wash-up.
What has been recovered, what hasn't and why, with the wash-up reconciled every year and the working sent to you.
Repairs, contractor management, capital works planning, the building warrant of fitness and the inspections behind it, insurance, and health and safety.
What needs doing, when, and whether the cost sits with you or the tenant under the lease.
Requests, complaints, compliance with lease obligations, and the record of what was agreed.
A working relationship with the tenant that keeps good occupiers in place and still gets the rent reviewed.
Marketing, agent appointment, negotiation of terms, lease documentation and fit-out through to commencement.
How long the space has been vacant, what the market is paying, and what it will take to let it.
When you manage your own property, you're the person the tenant calls. You organise repairs, follow up contractors and check invoices, often while you're trying to get on with your own work.
There are rent reviews to prepare for, outgoings to work through and building inspections to arrange. Even with a good tenant, it all takes time.
You may be happy handling it yourself. But if you'd rather spend less time on the building, Viranda can take care of the day-to-day management and keep you informed about what's happening.
Your Viranda manager handles the tenant enquiries, organises the work and keeps you updated. When something needs your input, they explain what's happening and talk through the options with you.
When a tenant raises an issue, your manager deals with it, arranges the work and follows up with the contractor. You hear what needs attention and what's being done, without having to coordinate every job yourself.
Your manager gets to know the tenants, the lease and the work that's been done. When you call about the building, you can discuss it with someone who has that background and can help work through the next issue.
A rent review or a major repair deserves a proper conversation. Your manager explains the position, works through the options and makes a recommendation, so you can weigh up what it means for your investment.
Handing over a building you've looked after yourself for years is a big call. Start with a free initial assessment report based on your property information. If you'd like to take things further, arrange a call to discuss your needs and how Viranda could manage the property.
"Over the past three years we have consistently respected Viranda's sincerity and commitment to our goals. Viranda's communication, sense of timing and coordination of all parties has been unparalleled and we are delighted with the results."
"Friendly staff, good attention to detail. Look after property owners and tenants' interests. I feel very comfortable leaving my investment in the hands of Viranda."
Viranda has a standard management fee structure, with scope to tailor arrangements for properties that need something different. We discuss your requirements and agree the service and fees with you before work begins.
Viranda can provide a full management review, with a report on what’s working and where more could be done. We usually meet in person, and you’ll need to share the relevant property and management information so we can provide you with a comprehensive review.