Dwellings Property Management

Dwellings Property Management is a family business, run by Janice O’Neill and her husband Frank. This husband and wife team are committed to continuing the excellent reputation that Dwellings has established over the last few years. Dwellings has now grown to incorporate properties in the Hutt Valley formerly managed by Key Rentals Ltd.

Janice has acquired experience and expertise, as well as the highest level of industry training and to date has built up a strong reputation and track record the industry can be proud of. She also brings extensive experience in customer service and people management from a well-established retail management career.

Janice has recently completed her New Zealand Certificate in Residential Property Management Level 4, and regularly participates in training of new legislation and best practice in the industry. This ensures she is always up to date with all the requirements of the new Residential Tenancies Act. Janice was also the proud recipient of the 2019 Rising Star Award at the PROMINZ (Property Managers Institute of NZ) national conference in Auckland last year.

An owner whom she previously managed 25 apartments and flats for, says that Janice is the best Property Manager that we have ever had. This is consistent with Janice’s business ethos of providing great service that is tailored to her owners while selecting good quality tenants that suit each property.

Janice is supported by her husband Frank O’Neill, a seasoned mortgage broker who specialises in helping property investors grow and develop their property investment portfolios. Frank and Janice are property investors themselves and between them offer an invaluable service to investment property owners.

Between Janice and Frank, are a strong, family-orientated, and knowledgeable team to take on the management of this business and build on the great work already established.

What we offer

A complete property management solution

If you’re thinking of letting your property, we can find tenants for you, so call or email us today for an obligation free rental assessment.

Get in touch

Many years’ experience in real estate and property investment in the Wellington area

A very competitive fee of 8% (plus GST) for the complete management of your property

A property management solution looking after the day to day management of your property, eliminating hassle and providing peace of mind

A professional, helpful and personal service to our homeowner and property investor clients


With Dwellings as your property managers you’ll be receiving the best in personalised service. Since we’re a family run business, we understand how even the smallest matters are important to you. We provide a complete property management solution, looking after the day to day management of your property from the outset, eliminating hassle, and giving you peace of mind.

You’ll be dealing directly with us, not subcontractors or transient property managers, as you might find with larger property management companies. This means we’ll hand pick your tenants as if they were our own.

We offer a very competitive property management fee of 8% (plus GST) which includes the following services:

We will inspect your property and advise you of the condition and if you require, we can advise of any cost effective improvements that can be made to the property to maximise the rental potential.

We will also assess your property and the local rental market and give you our recommendation on the rental we think your property can earn. The rental price is agreed with you before the property is placed on the market.

We will advertise the property and invite any suitable potential tenants to view the property. Viewings are always carried out by arrangement with yourself if you are residing in the property or by arrangement with any current tenants.

We engage an extensive tenant screening process including tenant identification, proof of employment and background, credit and reference checks.

We will organise the issuance and execution of a Tenancy Agreement and Pre-Tenancy Inspection Report as approved by the Office of the Tenancy Tribunal, on your behalf.

We will also collect a minimum of 3 weeks bond and lodge it with the Department of Housing and Building as required by law. The bond is refundable to the tenant only after a final inspection has been completed, to our satisfaction, at the end of the tenancy.

We aim to create a rapport with the tenant from the outset. We believe that good relations and communication with the tenant aids sound management of the property and enables us to keep good tenants and in the case where there are problems with tenants we can detect them early and deal with them quickly.

We will check for rental payments on the day that they are due into our Dwelling Property Management Trust Account. Payments, less any expenses, to you are made via electronic banking to your specified account once a month and we will provide you with a detailed statement.

If we do not receive rent monies on the due date we will immediately contact the tenant for an explanation by all means available to us (phone, email, fax, text). If no satisfactory explanation is forthcoming or we cannot contact the tenant we will issue the tenant with a formal 14 day Notice of Remedy letter as required by the Residential Tenancies Act.

We will inspect the property every 3 months during the term of the tenancy and we will provide you with a report of the inspection. Should there be any issues in the inspection report that the tenant is required to attend to we will issue a letter to the tenant and follow up until the problem is rectified.

Should your property require any maintenance or repair work to keep it in good order such as plumbing, electrical, cleaning or gardening services we will organise this on your behalf and agreement. We have a network of cost effective tradespeople who are well known to us at our disposal or, if you wish, you can nominate your preferred tradesperson.

If you require renovation or building work on your property, either before or after tenancy, we can arrange quotes and contracts for this.

We will review the rental market relevant to your property and if we feel that an increase in the rental is due then we will advise you and implement the increase with your agreement.

In the event of a dispute we will do everything possible to resolve the problem through mediation. However, if this is not successful we will attend Tenancy Tribunal Court hearings on your behalf. We would very much like the opportunity to manage your property and should you like to discuss this further please do not hesitate to contact us.


Welcome to your new home! As you already know, the property you are renting is managed by Dwellings Property Management on behalf of the owner. We’ll be your point of contact throughout the tenancy. Seen a listing you like? Apply online below.

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