Property Managers — How to Pick and Manage Them

A property manager is your operational partner for the investment. They find tenants, conduct inspections, handle maintenance requests, pursue late rent, enforce lease conditions, and manage the legal compliance requirements of tenancy law. A good one protects your asset; a bad one costs you tens of thousands in vacancy, damage, and legal fees. Queensland's Residential Tenancies and Rooming Accommodation Act is complex and heavily tenant-favoured in some areas. A property manager who doesn't know the current legislation — breach notice timelines, inspection frequency limits, bond lodgement rules — exposes you to QCAT disputes and financial loss. What to look for: low average days-to-lease (industry benchmark is under 14 days), low vacancy rates in their portfolio, clear communication systems, regular inspection reports (photos included), online rental statements, and experience with QCAT disputes. Ask to see their standard lease, their maintenance approval process, and how they handle arrears.

Property management fees in Brisbane typically range from 7–10% of collected rent, plus a letting fee (1–2 weeks rent when a new tenant is placed), inspection fees ($55–$110 per inspection), lease renewal fees ($150–$300), and various administration charges. Understanding the full fee schedule prevents nasty surprises. The letting fee is where many managers make their real money — there's an incentive to cycle tenants rather than renew good ones. Ask potential managers how they approach lease renewals and what their tenant retention rate is. A manager who prioritises renewals saves you letting fees and vacancy periods. Negotiating fees: management percentage is often negotiable, especially if you have multiple properties. Bundling two or more properties with the same manager typically gets you to 7–7.5%. More important than the fee is the quality — a manager charging 9% who keeps vacancy at 0% and prevents a $5,000 damage claim is worth more than one charging 7% who takes 30 days to fill vacancies.