Your team makes a hundred tenancy calls a week. Make them the right ones.
Training & Advisory . For NZ Property Management Offices
A monthly training & advisory subscription for property managers who would rather know than guess
You didn’t go to law school. Nobody cares.
A MESSAGE FROM SARINA
You are not a lawyer. You are a property manager, which is arguably worse: you are expected to know the law, manage the risk, calm the tenant, reassure the landlord, and still keep a straight face when a call comes through at 11.48pm because the dishwasher has stopped working.
Most property managers I work with have excellent instincts. You know when something is off. You know when a tenancy is about to take a dark turn. What you have not been given is a proper system for turning those instincts into confident, legally compliant decisions.
Instead, this industry has largely offered a mixture of old templates, outdated gotcha tricks, and an irrational loyalty to “this is how we’ve always done it.” Charming, right up until you are sitting in front of an adjudicator.
I’ve put together this subscription programme to give you the legal clarity, practical tools, and backup to do the job you are already doing well, at a higher level. I’m not interested in turning you into a lawyer. The world has enough of those. This is about helping you figure out what matters, spot the risk earlier, handle hard conversations with authority and confidence, and back your own decisions.
You already have the instincts. What I bring is the structure, the strategy, and solid ground for you and your team to stand on.
If you're the person who signs things, here's the short version. One price covers your whole office. Every property manager working from the same understanding of the Act, every month, instead of one person coming back from a course with notes nobody reads. That's the difference between training an individual and lifting a business.
I’m excited. Let’s do this.
xx
Sarina
What You’ll Learn
Read the Residential Tenancies Act properly, apply it confidently and stop guessing about the parts of your job that carry the most risk.
RTA Mastery
Handle the conversations that decide whether a tenancy holds together or ends up at the Tribunal, with owners, tenants and everyone in between.
Communication strategy
Slow the knee-jerk down, spot the pattern earlier, and make decisions that hold up when owners and tenants look over your shoulder.
Strategic Mindset
Prepare a matter properly, present it clearly, and hold your ground when challenged. Learn what will actually move the needle at the Tribunal or at mediation.
Tribunal Confidence
Handle the harder conversations with owners, compliance, budgets, difficult tenants, unrealistic expectations, without losing the relationship or your mind.
Managing Owners
Read the commercial and legal exposure you carry every day, from unclear PMAs to under-priced service, and price for the risk you are actually taking on.
Risk & Business Sense
Founding Member Price Lock
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The first 10 members across all tiers lock in their tier's launch price for as long as they stay subscribed.
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Founding Member Price Lock ✼ The first 10 members across all tiers lock in their tier's launch price for as long as they stay subscribed. ✼
Our Memberships
Who it's for: offices that want their whole team learning the law properly, and are happy to run with it themselves.
What you get: a monthly training bundle delivered straight to your inbox.
The promise: every property manager in the office is working from the same, current, correct understanding of the Act.
Bonus: 10% off bespoke and advisory work.
Every month:
✓ The Lesson: 1 full length training video
✓ The Callout: 1 bad habit, named and fixed
✓ The Case File: 1 recent Tribunal decision unpacked
✓ The Practice Note: 1 deployment ready PM playbook
Who it's for: offices that hit awkward calls often enough to want somewhere to take them before they become a problem.
What you get: everything in The Standard, plus a monthly seat at the table and a written answer when you need one.
The promise: nobody in the office has to guess alone, and no hard call waits a month for an answer.
Bonus: 15% off bespoke and advisory work.
Every month:
✓ Everything in The Standard
✓ The Roundtable: 1 group call with Sarina
✓ The Answer: 1 written Q&A
Every two months:
✓ The Long Game: 1 expert guest interview for business and personal growth
Ongoing:
✓ The Register: Live legal precedent register
Who it's for: principals who want a standing thinking partner on the legal, commercial and operational strategy of the business.
What you get: everything in The Practice, plus direct and confidential access, and an annual strategic review with your senior team.
The promise: you stop carrying the hardest decisions in the business on your own.
Bonus: 25% off additional bespoke and advisory work.
POA
By Invitation
Every month:
✓ Everything in The Practice
✓ Front of The Queue: Written Q&As. Fast turnaround.
✓ The Private Hour: 1:1 call with Sarina
Every six months:
✓ The Rebuild: 1 tenancy process refinement
Every year:
✓ The Strategic Review: Annual half-day with your senior team
✓ The Workshop: Annual private in-house training
One Price. Your Whole Office.
Every property manager at your office is covered. No per-seat fees, no counting heads, no one left off the list.
The Standard, for a six-person office, is $117 per property manager per month. For a twelve-person office, $58.
The Practice, for a six-person office, is $208 per property manager per month. For a twelve-person office, $104.
Less than a single conference ticket, spread across the year, for every person on your team.
T&Cs apply. Subscriptions are charged on a per-office basis.
Sole practitioner, or running more than five offices? [There's a rate for that →]
Your Questions, Answered
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Because information about tenancy law has never been cheaper, and judgement about how to apply it has never been more valuable.
Every property manager in New Zealand now has access to the entire text of the Residential Tenancies Act, every Tribunal decision published since 2016, a dozen practitioner forums, and a chatbot that will confidently answer any tenancy question it is asked, including the ones it is answering wrong. The bottleneck stopped being information a long time ago. The bottleneck is knowing which answer applies to the situation in front of you, which parts of the Act the Tribunal actually enforces, and which "sensible" reading of a clause will cost you the hearing eighteen months later.
That kind of judgement takes fifteen years of tenancy practice to develop, and a specific temperament to teach well. That is what this subscription buys.
Each tier is priced against what the office would otherwise spend on the ordinary consequences of getting the law slightly wrong.
If it still feels expensive, that is a signal worth taking seriously, not that the subscription is wrong for the office, but that the current cost of guessing hasn't been priced yet. Reach out to Sarina and she will walk through the maths with your team. No obligation.
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No. This is an education-first and advisory-second subscription service. The advisory piece is strictly limited to non-reserved areas of legal work under the Lawyers and Conveyancers Act 2006.
Sarina Gibbon is an enrolled barrister and solicitor of the High Court who has chosen not to hold a current practising certificate. She does not represent members at the Tenancy Tribunal or perform any reserved work. She teaches the craft: how the Residential Tenancies Act applies, how well-run offices approach it, and how to think clearly when a tenancy goes curly.
If a matter crosses into reserved work, you will be referred to practising lawyer, with a member discount on bespoke work done under a solicitor's supervision.
Full scope, limits and disclosures are included in the subscription terms.
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Yes, deliberately, carefully, and in the places where it belongs.
Tenancy Advisory is a technology-enabled people-first business. It is only capable of performing at the standard members pay for because AI is used with discernment behind the scenes: to ideate, to finesse drafts, to organise and pattern-match across large volumes of case material, and to accelerate the research that used to gobble up a working day. That work sits in the engine room, not on the front line.
What does not touch AI is the front-end value the subscription is built to deliver. The mastery of tenancy law, the strategic thinking, the business advisory, the read on how a conversation should be handled, the judgement about which cases matter and why; none of that is delegated to a machine. It is still Sarina, in every session, on every question, on every Memo. If a member is paying for judgement, a member is receiving judgement, from the person whose name is on the door.
The distinction is deliberate. Information about tenancy law has become abundant and cheap; judgement about how to apply it has become the scarce good. AI is used to make the abundant work faster; the scarce work is done by hand.
For full transparency, Sarina's chosen AI tools currently include Perplexity, Protege, Harvey and Motion. The list is reviewed regularly, and any tool used to support member work is chosen for its handling of confidentiality, defensibility, and quality of output.
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Not as a pause, no; but the mechanics amount to the same thing.
The Standard and The Practice can be cancelled any time with one month's notice, for any reason, no forms or retention calls. Chambers is a six-month minimum term, because the work at that tier is genuinely bespoke and both sides need runway to do it properly. After the six months, it moves to the same one-month-notice basis.
When you're ready to come back, you rejoin at whatever the tier is priced at on that day. Case Files and Memos published while you were away stay with the members who were subscribed for them which keeps things fair for everyone who kept the lights on.