As the owner of over 50 properties, Steve Pawson has an impressive portfolio. But wealth creation has never been his primary driving force.

“My priority has always been family,” he says. “And I don’t just mean my two boys; but the tenants, many of which are long term (over 10 years) and with which I have excellent professional relationships based on trust, effective lines of communication, and mutual respect.”

Pawson’s tenant management is so outstanding he was named the Rentskills Supreme Winner at this year’s New Zealand Property Investors’ Federation conference. He was also praised for his strong sector advocacy and great business systems and processes by the award judges.

It’s a testament to 30 years of hard work and understanding that people, not just property, lie at the heart of successful investing.

Alongside his property portfolio, he has worked in a variety of regulatory enforcement, administrative and compliance roles (including management).

“I remain in a full-time role as a senior regulatory investigator for a Crown entity yet am still in a position to effectively manage and provide oversight of my residential property portfolio.”

And his experience in the workplace, combined with his years of property management, has given him excellent insights into how to deal with people from all facets of life.

Early Start

Pawson purchased his first property in 1991. It was his first home, a three-bedroom block and tile on a quarter-acre rear section in the Christchurch suburb of Wainoni. He was 24.

Three years later he met his future wife, Janet. As he explains, they were both hard working and had good jobs and they saved enough for a deposit on a new investment property, the foundation of Pawson’s current portfolio.

They have invested in a diverse range of properties since then. His portfolio includes a residential block of flats, including one purpose-built student complex near Canterbury University, four apartments, seven standalone houses and a Christchurch CBD “develop and hold” of 10 executive townhouses with garages.

And on that journey, they’ve had their share of good luck.

“We purchased a two-bedroom off-the-plan apartment in a Peter Beaven-designed complex that was to be built in central Christchurch during the late 1990s,” he says.

“The developer was running a ‘raffle’ in which eligible purchasers went in a draw to win an apartment in the complex. The developer had about 35 entries for apartments that had not yet sold (out of a total of 70). Despite the odds, we won the one-bedroom prize unit. I still remember the day Janet arrived home from work to deliver this wonderful news.”

The lucky break was well utilised: “We spoke to our accountant (Mark from Withers Tsang in Auckland) and arranged to use this newly acquired ‘instant equity’ as a deposit on a wonderful block of flats in Riccarton (directly opposite Westfield Mall) that we otherwise could not have afforded at that time.”

Wonderful Era

Pawson’s good luck has sadly been interspersed with tragedy. His wife, Janet, died after a battle with cancer in 2012, a tragedy that saw the end to their wonderful era of investing.

While this was a terrible time, it also marked a period of transition. Pawson had always used managers to run his residential portfolio, but after Janet died he felt it was a good time to start self-managing, so he began hiring and training his own management staff.

“Originally my sister Jenny and my good friend Phil undertook this function,” he says. “However, more recently my eldest son, Ben, was involved in the business on a full-time basis until he joined the Defence Force in 2022. He now assists where available and is always ready to step into our shoes should we head overseas on holiday.”

Pawson has since remarried, and his wife Lanie is the current full-time property manager.

He has also educated himself – completing a Bachelor of Valuation and Property Management degree in 2007, and a Post Graduate Diploma in Business Law in 2012.

“These qualifications underpin the importance I place on myself and my staff having the necessary skills, attributes, and experience to provide the required oversight to manage my relatively large residential property portfolio, including compliance with legislative requirements.”

MyRent App

As may be expected, the day-to-day management of a portfolio this size requires carefully managed business systems. But Pawson is a passionate believer in having space and time to enjoy life; discovery of the MyRent app several years ago has revolutionised his experience.

“I love dashboards and flags, anything that simplifies things. I do not want to go hunting for information. By using this app I have access to the compliance and technology of a comprehensive software package for self-managing New Zealand landlords.”

He feels MyRent has simplified the otherwise arduous task of self-managing such a large portfolio and recommends it to other investors.

MyRent is great for managing the daily needs of tenancies, but Pawson also believes in the personal touch. Testimonials from his tenants are glowing – he’s praised for his friendliness, efficiency, and ability to make his tenants feel safe and secure.

Small things matter. Pawson gives each of his tenants a $50 supermarket gift card and a box of chocolates at Christmas. He and Lanie visit all the tenants (even those based in his Auckland rentals) to deliver them.

“We consider this an excellent opportunity to thank our ‘clients’ and let them know they are valued and appreciated,” he says.

Clear Channel

Pawson says he rarely experiences conflict in his tenancies.

“I ensure that any concerns or issues are promptly addressed to prevent them from escalating. I personally believe that establishing a clear channel for reporting maintenance issues, concerns or issues can help resolve potential problems before they become major disputes.”

The only formal tenancy action he’s taken was with a tenancy that started well but soon turned sour when the tenant’s drug dependent son moved in, and he found a new partner.

Neighbours began voicing concerns, rental payments stopped, and the tenant wouldn’t answer the phone. The tenant eventually agreed to a meeting and explained he wasn’t coping. It was agreed that if he moved out within two weeks and paid the rent back in full, no further action would be taken.

“Fast forward two weeks and the tenant had left, but he had also trashed the place, completed several unauthorised repairs to the walls, and stained the carpet. Dog faeces in the garden, cigarette butts and empty beer cans were strewn about. Despite his undertakings, he had not paid his rental arrears, left no forwarding address, and still had possession of a garage door remote control and front door key.”

The tenant disappeared and the Tenancy Tribunal ordered Pawson be paid the bond.

“But other than that, most disputes, rare as they are, normally relate to noise concerns, and are quickly rectified once all parties are spoken to by me, any misunderstandings addressed, and where practicable, suggestions made about how they can work together via proactive communication.”

Reasonable Rent

Pawson believes his primary contribution to the property investment industry is his focus on tenants, who he houses in warm, safe, and sanitary modern properties at a reasonable rent.

“In many instances my tenants have moved on to home ownership, which is particularly satisfying to me.”

He enjoys people management and wants to encourage others to learn and develop their own property investment journeys.

“I particularly enjoyed seeing my son Ben continue to develop and grow his property management skillset, most recently obtaining the New Zealand Certificate in Residential Property Management (Level 4). I am very proud of what he’s achieved.”

Pawson’s contribution has been recognised – his award an acknowledgement of the decades of commitment he’s made to the property investment industry.