Find answers and general information quickly.

In general, a property manager is responsible for overseeing the day-to-day
management of your investment property to ensure it is compliant, tenanted,
maintained, and financially performing.

Typical responsibilities include:

• Marketing and leasing the property

• Conducting tenant screening and reference checks

• Preparing compliant tenancy agreements

• Collecting rent and managing arrears

• Organising repairs and maintenance

• Conducting routine inspections

• Managing lease renewals and rent reviews

• Handling disputes and QCAT preparation support

• Ensuring legislative compliance at every stage

That is the baseline.

What We Believe a Property Manager Should Be

Property management today is no longer administrative — it is legislative, strategic

and relationship-driven.

We believe a professional property manager should:

• Thoroughly understand legislation and compliance — including the Residential Tenancies and Rooming Accommodation Act and minimum housing standards.

• Understand the legal requirement of every step of the tenancy lifecycle —from advertising to bond finalisation.

• Have strong time management and initiative — because missed deadlines can create legal and financial risk.

• Understand a landlord’s pain points — vacancy, risk, arrears, maintenance cost, compliance exposure.

• Be an exceptional communicator — balancing the interests of landlords and tenants with clarity, professionalism and fairness.

Securing the right tenant is one of the most important steps in protecting your
investment.

We use a structured and compliant screening process that includes:

• Professional marketing (photos, floorplans, online portals)

• Database matching

• Thorough application screening

• Employment verification

• Rental history checks

• Affordability assessment

• Reference checks

• Subscription to paid national tenancy databases such as TICA to identify applicants with poor rental history recorded nationally

Our goal is simple: secure quality tenants, not just fast tenants.

Compliance Matters

Due to recent legislative changes in Queensland, strict rules now apply regarding
what information can and cannot be collected during the application process.

As property managers, we are legally required to comply with these regulations.
Penalties apply for non-compliance.

For the latest guidance on rental application legislation, please refer to the
Residential Tenancies Authority (RTA) website.

While legislation limits certain information collection, we ensure that:

• We follow the law at every step
• Your application process remains fully compliant
• You are protected from regulatory risk
• We still conduct thorough and responsible tenant selection within the legal framework

We do not unilaterally approve tenants without your knowledge. Shortlisted applications are discussed with you before approval, so you can make informed decisions with professional guidance and legislative clarity.

Tenant selection is not about guesswork — it is about structured screening,
compliance, and informed partnership.

Leasing time can vary depending on several key factors:

• Price positioning
• Property presentation
• Current market conditions
• Seasonal demand

Correct pricing is critical.

Before advertising, we conduct a detailed market analysis based on comparable properties, current competition, and tenant enquiry levels. This ensures your property is positioned strategically — not emotionally.

We will:

• Talk you through the leasing strategy
• Provide honest feedback from inspections
• Monitor enquiry and application levels
• Discuss adjustments with you if needed

If we feel the strategy requires refinement, we communicate with you weekly to review performance and recommend data-driven adjustments.

In general:

• The higher the asking price, the longer the vacancy period tends to be.
• The better the property presents, the shorter the waiting time and stronger the tenant quality.

Our objective is to balance maximum rental return with minimum vacancy, because extended vacancy often costs more than a well-positioned rent.

Leasing is not guesswork — it is strategy, communication, and timing.

Routine inspections are conducted in line with legislative requirements. Depending on your agreement, usually 2 or 3 routine inspections are included in your package.

Each inspection includes:

• Detailed report
• Photographs
• Maintenance recommendations
• Risk identification

We focus on protecting the long-term condition of your asset.

Queensland rental properties must meet minimum housing standards including:

• Structural soundness
• Weatherproofing
• Functioning plumbing and drainage
• Safe electrical systems
• Secure doors and windows
• Adequate ventilation and lighting

Non-compliance can result in:

• Breach notices
• Rent reduction claims
• QCAT applications
• Potential compensation claims

Compliance is not optional — it is risk management.

Vacancy is reduced through:

• Early lease renewal discussions
• Market-aligned pricing
• Proactive communication
• Monitoring tenant satisfaction
• Timely maintenance

Good property management is forward-thinking, not reactive. We have sufficient support built around property managers to ensure the critical discussion is completely in a timely and efficient manner.

We believe maintenance management is about more than just fixing problems —
it is about protecting your asset, ensuring compliance, and controlling long-term
costs.

We:

• Assess and triage maintenance requests promptly

• Obtain quotes where required

• Engage licensed and insured trades

• Prioritise safety and legislative compliance

• Monitor repair completion and quality

• Provide clear updates throughout the process

Transparency Matters.
We do not receive kick-backs or hidden commissions from trades. Our focus is on
quality workmanship, fair pricing, and protecting your best interests.

We also promote full transparency in all maintenance communication and
invoicing.

If you prefer to use your own trades, we are happy to liaise and coordinate with
your nominated contractors, provided they meet licensing, insurance, and
compliance requirements.

In a tight trade market, relationships matter — but integrity matters more.

Under Queensland legislation, rent increases are regulated and must comply with notice requirements. Rent cannot be increased more than once within a 12-month period.

We conduct a detailed rent review before every lease renewal to ensure:

• Market alignment
• Legislative compliance
• Fair positioning

We follow a strict arrears management process:

1. Immediate reminder communication
2. Breach notice issued in accordance with legislation
3. Follow-up monitoring
4. Escalation if required
5. QCAT preparation and representation support

Consistent arrears control protects your cash flow.

Emergency repairs as defined by RTA typically include:

• Burst water services
• Serious roof leaks
• Dangerous electrical faults
• Gas leaks
• Flooding or storm damage
• Essential service failure (water, cooking, sanitation)

Tenants are legally allowed to arrange urgent emergency repairs under certain conditions if the owner/agent cannot be contacted.

Absolutely. Standard building insurance does not cover tenant-related risks.

Landlord insurance typically covers:

• Rent default
• Malicious damage
• Legal liability
• Loss of rent after damage

Insurance is an essential layer of asset protection.

Rent is disbursed to your nominated bank account after processing, along with:

• Choice of monthly or bi-monthly statements
• Invoice records
• End-of-financial-year summary

Common fees may include:

• Management fee (percentage of rent)
• Letting fee
• Lease renewal fee
• Advertising costs
• Administration fees

We believe in transparent fee structures — no hidden surprises. Feel free to contact us to receive a quote or customise a package that suits your needs.

QCAT (Queensland Civil and Administrative Tribunal) handles tenancy disputes such as:

• Bond disputes
• Rent increase disputes
• Termination matters
• Compensation claims

Thorough documentation and legislative understanding are critical in any QCAT matter.

We offer:

• Email (preferred for formal confirmation)
• Phone (for urgent matter discussion)
• Dedicated customer service support for administration questions
• WeChat for Chinese speaking client

For legal and tribunal purposes, important confirmations must be documented in writing via email. We share a detailed communication guide when we on-board new client to ensure efficient communication between client and our team.