The effectiveness of the government's tenancy complaints service is being called into question.
The Tenancy Compliance and Investigations Team was set up in 2016 and has received more than 900 complaints to date - but has penalised only nine landlords.
Tenancy advocates say this rate is too low and doesn't deter landlords from breaking the law.
But Independent Property Managers Association president Karen Withers told Mike Hosking from what she's seen - the compliance team's doing a good job.
"They're doing a really effective job with the resources they've got. I gather there reason to be is educating landlords which we are very much in favour of."
Withers says there'll always be bad landlords which is why education is key.
LISTEN ABOVE AS KAREN WITHERS SPEAKS WITH MIKE HOSKING