How to check a manager uses compliant, enforceable leases

A manager's lease template and renewal practices can either protect your rental income or leave you exposed. The tension is real: you want streamlined, standardised processes that keep properties let quickly, yet every lease must be bulletproof if a dispute lands in court. A compliant lease wins disputes; a sloppy one loses them—and costs far more than the time saved drafting it carelessly.

Before you hand over lease administration, you need proof that the manager actually knows what they're doing. Compliance isn't something they *say* they'll handle; it's something you can verify in writing and by talking to their other landlords.

Ask for their lease template and get it reviewed

Request the manager's standard lease document before you appoint them. Don't just skim it. Have a conveyancer or attorney glance over it—this costs a small fee and answers the core question: does it align with the Deeds Registries Act, the Consumer Protection Act, and common-law principles of contract? A competent manager won't blink at this request; they'll email it over.

Specific things to flag with your legal reviewer: whether the lease clearly sets out deposit terms, interest accrual, maintenance liability, termination conditions, and the process for raising rent. A lawyer takes 15 minutes to spot if the language is vague or if critical clauses are missing. If the manager resists sharing the template, that's a red flag in itself.

Trace their track record on disputes and registration

Ask the manager directly: have any of their leases been challenged in the Rental Housing Tribunal or Small Claims Court? How many, and what was the outcome? A manager handling dozens of properties should be able to tell you. If they say they've never had a dispute, probe a bit—it's statistically unlikely and might suggest they don't know when they *should* have one or they've sidestepped accountability.

Also ask whether they register leases with the Deeds Registry where required. This isn't always mandatory (shorter leases or verbal agreements may not be), but where it is, non-registration weakens your position in a dispute. Check they can show you evidence of registration for a recent letting—not just a promise to do it.

Followups worth making:

• Do they use the same lease template for every property, or do they customise for different circumstances (student lets, furnished flats, commercial space)?
• Who drafted their template originally—did they have it written by an attorney, or did they copy it from the internet?
• If a tenant disputes a lease term, who handles the negotiation and legal risk?

Phone their references and ask about enforcement

Get the names and numbers of at least three landlords the manager currently works for—ideally ones who've had a dispute or a tricky renewal. When you call, ask: "Have you ever had to enforce a lease term—say, for damage, unpaid utilities, or a lease breach—and did the manager's lease hold up?" This is the real test. A lease that works smoothly when both parties co-operate isn't the same as one that protects you when things go wrong.

Also ask: "Has the manager ever advised you that a lease clause wouldn't stand up in court, or suggested you change something?" A manager who's candid about limits and willing to tighten weak clauses shows they understand the law rather than just having a template they copy blindly.

Final question: "If there was a dispute, did the manager's documentation—signed lease, deposit receipts, correspondence—make your life easier or harder?" The answer tells you whether their systems are genuinely sound or just look tidy on the surface.

Compliance isn't exotic. It's the baseline. Any manager worth hiring will have a clean lease template, can point to problem-free dispute records, and won't dodge a call to their landlords. On Strove, you can shortlist property managers, check their background and read reviews from people who've used them—then run through these checks before you commit. A half-hour of verification now saves you months of grief and legal fees later.