# Glasshouse

Glasshouse NZ is a Waikato property management company based in Hamilton, helping landlords with tenant placement, ongoing management, maintenance, and rental appraisals. It also lists available rentals and provides dedicated landlord and tenant resources.
 
Glasshouse NZ positions itself as a concierge-style property management service for investors and landlords in the Waikato region. Core capabilities include free rental appraisals, professional photography and advertising, property viewings, tenant screening and placement, routine inspections, in-house maintenance management, trust accounting, and tenant turnover management. The business highlights strong performance metrics such as more than 1,300 properties managed, a 4.7 Google rating, 24/7 in-house maintenance management, and a $1,000 tenant guarantee if a tenant is not secured within 21 days. The site also serves tenants with current rental listings and a tenant hub, and it provides contact pathways for landlord and tenant enquiries. Service areas mentioned include Hamilton, Ngaruawahia, Gordonton, Horotiu, Taupiri, Huntly, Cambridge, Te Awamutu, Tamahere, Matangi, and Kihikihi.

## Pages
- [About](https://glasshousenz.com/about): Meet the team behind Glasshouse‚ Hamilton's trusted property managers. Specialists in rental property management and landlord support.
- [Landlord hub](https://glasshousenz.com/landlord-hub): Support for landlords‚ insurance, responsibilities, tenant screening & rental appraisals. Glasshouse simplifies property management in Hamilton.
- [Landlord FAQ](https://glasshousenz.com/landlord-faq): Answers for landlords on property management, landlord insurance NZ, and responsibilities. Advice from Glasshouse Hamilton experts.
- [Tenant hub](https://glasshousenz.com/tenants-hub): Looking to rent? Find houses for rent in Hamilton, learn how to apply, and get tenancy support. Managed by Glasshouse NZ.
- [Tenant FAQ](https://glasshousenz.com/tenant-faq): Have rental questions? Learn about houses for rent near you, how to apply, and your tenant rights. Glasshouse is here to help.
- [Contact](https://glasshousenz.com/contact): Get in touch with our Hamilton team for property management services, landlord advice, or to book a free rental appraisal.
- [Privacy Policy](https://glasshousenz.com/privacy-policy): Learn how Glasshouse NZ handles your personal data. We’re committed to protecting your privacy in all rental and property management service
- [Glasshouse Property Investor Guide](https://glasshousenz.com/glasshouse-property-investor-guide): 
- [Investment](https://glasshousenz.com/investment): Investing in property should be straightforward and financially rewarding. With the right property managers beside you, it can be.

## Services

## Articles
- [What Gold-Standard Property Management Looks Like From the Inside](https://glasshousenz.com/news/what-gold-standard-property-management-looks-like-from-the-inside): 
- [Build-to-Rent: What It Is, Why It's Different, and Why Hamilton Needs It](https://glasshousenz.com/news/build-to-rent-what-it-is-why-its-different-and-why-hamilton-needs-it): 
- [How Better Rentals Lift the Whole Market](https://glasshousenz.com/news/how-better-rentals-lift-the-whole-market): 
- [14 Years of Glasshouse](https://glasshousenz.com/news/14-years-of-glasshouse): 
- [Hamilton Rental Market Review 2025](https://glasshousenz.com/news/hamilton-rental-market-review-2025): Learn from our Glasshouse Property Management experts about how the Hamilton property market performed in 2025.
- [New Pet Rules for Tenancies: What’s Changing on 1 December 2025](https://glasshousenz.com/news/new-pet-rules-for-tenancies-whats-changing-on-1-december-2025): Learn from our Glasshouse Property Management experts about the new pet laws for tenancies to come into effect from 1st December 2025.
- [New Regulations Around Meth Contamination Announced](https://glasshousenz.com/news/new-regulations-around-meth-contamination-announced): 
- [Glasshouse Wins At TMC25 Awards](https://glasshousenz.com/news/glasshouse-wins-at-tmc25-awards): Glasshouse wins two awards at the TMC25 Awards. Learn more about the awards and our commitment to excellence in property management.
- [How Much Should I Rent My House Out For in Hamilton, New Zealand?](https://glasshousenz.com/news/how-much-should-i-rent-my-house-out-for-in-hamilton-new-zealand): Wondering how much rent to charge for your Hamilton property? Discover key factors that affect rental pricing and get a free rental appraisal.
- [2025 Tenancy Law Changes](https://glasshousenz.com/news/2025-tenancy-law-changes): 
- [New Property Investor Evening](https://glasshousenz.com/news/new-property-investor-evening): 
- [Professional Property Management or DIY?](https://glasshousenz.com/news/professional-property-management-or-diy): 
- [Dealing with Rental Property Damage – A Guide for Landlords](https://glasshousenz.com/news/dealing-with-rental-property-damage-a-guide-for-landlords): 
- [Is 2024 the Year To Hire a Property Manager?](https://glasshousenz.com/news/is-2024-the-year-to-hire-a-property-manager): 
- [How to handle maintenance requests from your tenants](https://glasshousenz.com/news/how-to-handle-maintenance-requests-from-your-tenants): 
- [When should you reduce the rent?](https://glasshousenz.com/news/when-should-you-reduce-the-rent): 
- [Managing mould in your investment property](https://glasshousenz.com/news/managing-mould-in-your-investment-property): 
- [7 Questions You Should Ask A Property Manager Before Hiring Them](https://glasshousenz.com/news/7-questions-you-should-ask-a-property-manager-before-hiring-them): 
- [5 Most Common Reasons Tenants Vacate A Property](https://glasshousenz.com/news/5-most-common-reasons-tenants-vacate-a-property): 
- [Do Tenants Need Insurance?](https://glasshousenz.com/news/do-tenants-need-insurance): 
- [What happens if a tenant damages your property when they move out?](https://glasshousenz.com/news/what-happens-if-a-tenant-damages-your-property-when-they-move-out): 
- [How often should you replace things in your investment property?](https://glasshousenz.com/news/how-often-should-you-replace-things-in-your-investment-property): 
- [Are professional photos really worth it for your investment property?](https://glasshousenz.com/news/are-professional-photos-really-worth-it-for-your-investment-property): 
- [What is a tenancy tribunal?](https://glasshousenz.com/news/what-is-a-tenancy-tribunal): 
- [5 ways to save money on maintaining your investment property](https://glasshousenz.com/news/5-ways-to-save-money-on-maintaining-your-investment-property): 
- [What does a body corporate do?](https://glasshousenz.com/news/what-does-a-body-corporate-do): 

## Team
- **Jeremy Baker**: Managing Director
- **Abby Brookes**: CFO
- **Mitch Baker**: Marketing & Technology Manager
- **Nic Elliottyson**: Operations Manager
- **Vicki Martin**: Property Manager
- **Nicky Dickson**: Property Manager
- **Sara Baker**: Property Manager
- **Anna Hill**: Property Manager
- **Nicola Burkhart**: Property Manager
- **Jess Needham**: Property Manager
- **Chloe Hall**: Property Manager
- **Zee Combrink**: Business Development Manager
- **Julie Holm**: Accountant
- **Lana Robson**: Receptionist
- **Gary Cornwall**: Maintenance Manager
- **Erin Mears**: Receptionist
- **Maryke Steynvaart**: Receptionist
- **Jason Boyles**: Property Manager
- **Jordan Slight**: Property Manager
- **Charlotte Mizzi**: Business Development Manager
- **Stacey Gibson**: Property Manager

## Locations
- **Hamilton**: Servicing Hamilton, Ngaruawahia, Gordonton, Horotiu, Taupiri, Huntly  - Zee Combrink (Business Development Manager), 0278082340, zee@glasshousenz.com
- **Cambridge**: Servicing Cambridge, Te Awamutu, Tamahere, Matangi, Kihikihi  - Zee Combrink (Business Development Manager), 0278082340, zee@glasshousenz.com

## Contact
- Phone: 0800 555 210
- Email: office@glasshousenz.com

## FAQ
### For landlords
- **What is the process for signing up with Glasshouse Property Management?**: Getting started with Glasshouse is easy. Simply get in touch with our Business Development Manager, Jordan, or one of our qualified property managers. We'll organise an initial consultation, visit your property, and once we understand your goals, we’ll send you a management authority to sign. From there, we take care of everything, including liaising with any prior property management company on your behalf. Contact our BDM here: Contact
- **How do you manage rent arrears?**: We monitor rent payments daily. If a tenant falls behind, they receive reminder text messages for the first three days. On day 4, we issue a 14-day notice to remedy and notify you as the landlord. By day 7, if unresolved, we file an application with the Tenancy Tribunal. Our consistent and robust rent arrears process means over 99% of our tenants pay their rent on time.
- **How often do I receive my rental income?**: We process owner payments every Monday (or the next business day if it falls on a public holiday). Whether your tenant pays weekly, fortnightly, or monthly, we distribute available rental income weekly to maximise your cash flow.
- **How do you manage repairs and maintenance?**: We have trusted trade suppliers who offer priority service and competitive pricing. If you prefer using your own tradespeople, we can forward maintenance requests to you directly. We also use Tapi, a specialist repairs and maintenance platform, to ensure transparent communication and smooth repairs management. Learn more about Tapi
- **Do you recommend meth testing?**: Meth contamination remains a risk for rental properties. We recommend discussing routine methamphetamine testing with your bank and insurer. Over 50% of our owners opt for pre- and post-tenancy meth testing, and we have a trusted process in place to manage this. More information here
- **Do you accept tenants with pets?**: We follow landlord instructions regarding pets. That said, many pet owners are responsible, long-term tenants worth considering. Recent tenancy law changes are making it easier for tenants with pets and allowing landlords to collect a pet bond for added security. Learn more about the proposed changes
- **Do I need a property manager?**: While landlords can self-manage, working with a professional property management company saves you time and ensures compliance with the Residential Tenancies Act, Healthy Homes Standards, Building Code, Privacy Act, and Human Rights Act. A good property manager removes stress, minimises risk, and protects your investment.
- **Are Glasshouse Property Managers qualified?**: Yes. Glasshouse Property Management is REINZ-accredited, and all our property managers hold formal qualifications. Property management is unregulated in New Zealand, but a REINZ accreditation ensures you’re working with a reputable, reliable, and legally compliant agency. About REINZ accreditation
- **How do you set market rent?**: Accurately setting market rent is key to attracting quality tenants. With over 1,200 properties under management, we draw on real-time internal data, live market listings, and Tenancy Services market rent data to recommend the right rent for your property.
- **How do you market my rental property?**: We present your property at its best, recommending any improvements that could enhance its appeal. Professional photography, high-quality advertising, and proactive viewings ensure maximum exposure. Our average rental listing gets over 1,000 views in the first week. Our strong marketing and tenant selection process keeps our occupancy rate at over 99% year-round.
- **What is your tenant vetting process?**: All tenants aged 18+ undergo a thorough vetting process. We verify rental references (or character/employment references if rental history isn't available), check their ability to pay rent, and carry out full credit and background checks to safeguard your investment property.
- **What are the Healthy Homes Standards?**: The Healthy Homes Standards cover minimum heating, insulation, ventilation, drainage, and draught-stopping requirements. Glasshouse Property Management makes it easy for landlords to achieve Healthy Homes compliance quickly and cost-effectively.
- **What insurance do landlords need?**: At a minimum, you should have landlord insurance covering the home while tenanted. Extensions for rent loss, intentional damage, or meth contamination are worth considering. We also recommend encouraging tenants to hold their own contents insurance.
- **What are your property management fees?**: Our property management fees are tailored based on your property and investment goals. Typically, we charge a management fee based on rent collected and a small maintenance fee based on invoices, with no hidden extras. Contact Jordan for a personalised fee proposal: Contact
- **How much notice must I give my tenant?**: Notice periods vary based on whether the tenancy is fixed-term or periodic, and the reason for ending the tenancy. Our expert property managers will guide you through the correct process to avoid legal risks.  Learn more about giving notice
- **How often does Glasshouse conduct inspections?**: We conduct detailed routine property inspections every three months, along with entry and exit inspections at the start and end of each tenancy. Our custom inspection reporting system provides comprehensive, photo-documented records for full transparency.
- **How do you keep landlord funds safe?**: We operate a dedicated trust account for rental payments, fully separate from our business accounts, and reconciled daily. Our trust account is registered and protected under best-practice guidelines, with strict fraud prevention and audit controls in place, giving our landlords total peace of mind about the security of their rental income.
- **What areas do you service?**: We have offices in Hamilton and Cambridge. We manage properties across the Waikato, including in Hamilton, Cambridge, Te Awamutu, Ngāruawāhia, Morrinsville, Taupiri, Horotiu & Huntly.
### For tenants
- **Why should I rent with Glasshouse?**: Glasshouse Property Management Hamilton is a professional rental property management company dedicated solely to residential property management — we are not real estate agents. We value our tenants as customers and strive to offer quality homes at fair rental rates, backed by responsive service.As a REINZ-accredited agency, all our team members are qualified, meaning you’ll receive property management services that are professional, courteous, and compliant with local legislation and best practices.Learn more about REINZ accreditation here.
- **How do I view a property with Glasshouse?**: All property viewings are listed on our rental listings page. From there, you can see available viewing times and book directly. If the available times don’t suit, please contact us to arrange a more convenient viewing.
- **Do I need to view a property before I apply?**: Yes, we recommend attending a physical viewing where possible. In some cases, we can facilitate a virtual viewing. Our goal is to help you find a home that suits your needs, and seeing the property in person helps ensure that.
- **How do I apply for a property?**: Applications for our Hamilton rentals and Waikato rental properties are all online via our Rentals listing page. If you miss out on one rental, your application can be considered for other Glasshouse properties without needing to reapply.
- **Will you tell me if I am unsuccessful?**: Yes, we notify all applicants if another tenant is placed into a home you applied for. Often, the decision simply comes down to the order in which applications are received.
- **Is there a minimum length of tenancy agreement?**: We usually seek an initial 12-month fixed-term agreement. After this, the tenancy typically rolls into a periodic tenancy. If your situation changes during the fixed term, we can release you once replacement tenants are secured (advertising and documentation costs apply).
- **What is the difference between a fixed-term and periodic rental agreement?**: Fixed-term tenancy: Runs for a specific timeframe and must be honoured unless mutually changed or ordered by the Tenancy Tribunal.Periodic tenancy: Ongoing, with either party able to end the agreement with appropriate written notice.Find out more about ending a tenancy here.
- **Where is my bond held?**: All rental bonds are lodged with the Bond Centre, managed by Tenancy Services. Your bond is securely held in trust and can only be released by mutual agreement or a Tenancy Tribunal order.Learn more about bonds here.
- **How much does it cost to move in?**: One weeks' rent is required as a deposit when signing your tenancy agreement.A bond equivalent to four weeks' rent must be paid before moving in.Your initial deposit covers your first one weeks’ rent, with regular weekly rental payments starting thereafter.There are no other move-in costs.
- **Can you help arrange my utilities?**: Yes! We partner with Moving Hub to help you connect utilities, movers, cleaners, and more, making your move easier.
- **How do tenants report repairs and maintenance?**: We use Tapi for efficient rental property management.Each Glasshouse property has a QR code (usually in the kitchen). Scan it with your smartphone to log repairs directly with your property manager. You’ll be updated throughout the repair process.
- **Who maintains the gardens?**: Tenants are responsible for lawns, basic weeding, and leaf collection. Landlords handle major pruning of trees and shrubs.Always seek written agreement before major gardening work to avoid disputes.
- **How often are property inspections?**: Routine property inspections are conducted every three months — a requirement for most landlord insurance policies. You’ll receive written notice, and inspections typically take 15–20 minutes. You’re welcome to be present, but it’s not required.
- **What happens on my move-in day?**: We meet you at the property (usually the day before your tenancy starts) for a full inspection and to hand over your keys. You’ll receive a detailed report and everything you need to know about your new home.
- **What happens when I move out?**: After you give notice, we’ll schedule a final inspection the day after your tenancy ends. We can assist with any repairs or cleaning needed, and your bond refund will follow, minus any agreed deductions.
- **Will my rent change during my tenancy?**: We review rental rates annually on behalf of landlords. If a rental increase is approved, we will give you written notice at least 60 days beforehand, as required by law.
- **Will I be notified if someone needs to enter my home?**: Yes, we always follow the legal requirements for notice:Immediate entry if you agree.48 hours’ notice for routine inspections.24 hours’ notice for repairs or maintenance.Notice by consent for viewings with prospective tenants or buyers. Find full access rules here.
- **Can I keep pets?**: Whether pets are allowed depends on the property owner. If a rental property is pet-friendly, it will be stated in the listing. Please talk to our property managers at viewings if you have pets — we’d love to help you find a suitable home. If you wish to get a pet after moving in, you must obtain written consent from your property manager first. Changes to the Residential Tenancies Act regarding pets are coming soon — learn more here.
- **Can I hang pictures on the wall?**: We allow tenants to use 1–2 removable adhesive hooks per room to hang art.For heavier items or if you have a large collection, please talk to your property manager for written approval.For more substantial changes, there’s a formal process — learn more here.