Owning an investment property can be a rewarding experience, but it also comes with a range of responsibilities. Hiring a property manager can help ease the burden, ensuring that your property is well-managed while maximising your returns. Below are key reasons to consider bringing a property manager on board.

Streamline tenant selection and any paperwork 

A property manager will expertly market your property to attract potential tenants, handle viewings, and manage the entire application process. They conduct thorough background checks, verifying income, rental history, and identity, ensuring you choose reliable tenants. Once a tenant is selected, the property manager takes care of preparing lease agreements and an initial condition report, documenting the property’s state at the beginning of the tenancy. This ensures a smooth start for both you and the tenant.

Day-to-day property maintenance

Managing ongoing repairs and maintenance can be one of the most time-consuming aspects of owning a property. A property manager will arrange for tradespeople to handle repairs, whether it’s fixing a leaky tap or addressing larger issues like a broken appliance or malfunctioning hot water system. They will also manage all invoices, making sure everything is properly documented for tax purposes. Routine inspections are part of their service, ensuring your property remains in good condition and addressing any maintenance issues before they become larger problems.

Resolve tenant disputes and handle legal matters

Occasionally, disputes can arise, whether it’s over missed rent payments or disagreements about property upkeep. A professional property manager will act as a mediator between you and your tenant, handling difficult conversations and negotiating outcomes. If disputes escalate to a tribunal, your property manager can represent you, helping to resolve the issue in compliance with local tenancy laws, saving you both time and stress.

Manage financials efficiently

A property manager doesn’t just collect rent—they also handle the payment of key expenses like council rates, water bills, strata fees, and maintenance costs on your behalf. At the end of each month, you’ll receive a detailed statement that tracks income and expenses, making tax preparation easier. Their financial management services help streamline your investment’s cash flow, allowing you to stay on top of your property’s financial health with minimal effort.

Expert advice for maximising your investment

Property managers are well-versed in the current market and can offer expert advice on rent pricing, when to raise rent, and how to retain good tenants. They’ll also suggest improvements or renovations that could enhance your property’s value. If your property manager works with a sales team, they can even provide up-to-date appraisals, helping you stay informed about the potential market value of your property.

Hiring a property manager takes the stress out of owning an investment property, allowing you to enjoy the financial benefits while they handle the day-to-day tasks. From finding the right tenants to managing maintenance and resolving disputes, a property manager offers invaluable services that help protect your investment and keep everything running smoothly.

Take the stress out of managing your investment property! With expert insights on market trends, rent pricing, tenant retention, and property improvements, a professional property manager ensures your investment stays profitable and hassle-free. Reach out today to see how we can help maximise your property’s potential.

With rent prices still high and fewer rental properties available, affording the area you need to live in for work, school, or family can be challenging. However, with some careful planning and smart strategies, you can manage the impact of these costs. Here are a few practical tips to help ease the pressure of increasing rent.

Review your personal budget in detail

Start by taking a close look at your income and everyday expenses to figure out how much rent you can realistically afford. It’s important to create a budget that tracks everything you spend and earn each month. This gives you a clear picture of what’s left over for rent after paying for necessities like food, transport, and bills.

When reviewing rental options, have an ideal rent figure in mind, but also set a maximum amount you’d be willing to stretch to if the perfect property comes up. This maximum should only be slightly higher than your ideal figure, so it doesn’t create too much financial strain.

Have a clear understanding of the rental market

If you receive notice of a rent increase, take the time to understand what’s happening in the rental market. Research similar properties in your area to see what they’re renting for. This will help you gauge whether your landlord’s rent increase is in line with current market rates.

Knowing what other properties are going for gives you leverage when discussing rent adjustments with your landlord. It also helps you feel more confident in knowing whether you’re paying a fair price for the location and property condition.

Communicate with your Property Manager

If you’ve been a good tenant who pays rent on time and looks after the property, don’t hesitate to have a conversation with your landlord or property manager. If you’ve been living in the property for a while, they may be open to negotiating the rent increase, especially if they value long-term, reliable tenants.

Make your case by pointing out your strong rental history and any improvements you’ve made to the property. Sometimes landlords will be willing to delay a rent increase or agree to a smaller one, particularly if the property hasn’t required major repairs or upgrades during your tenancy.

Try to cut costs in other areas

When rents rise, it’s a good idea to see where you can save money elsewhere. Review your current plans for essentials like phone, internet, utilities, and insurance. Your current provider might not always offer the best deal, and switching to a new plan or provider could save you a decent amount.

Sometimes simply calling your provider and asking for a better deal can lead to significant savings. You might find better pricing for the same services, which can help balance out the higher rent. Energy providers, for example, often have discounts or special offers that can make a difference in your monthly expenses.

Make adjustments to your living arrangements and or lifestyle

If your rent keeps rising and your budget becomes too tight, you might need to rethink your living situation. Consider moving to a more affordable suburb or sharing a rental with a housemate to help lower your overall costs. This doesn’t have to be a permanent move, but it can be a practical short-term solution to relieve financial stress.

Another option is looking for properties that offer extra value, such as including utilities in the rent or having access to amenities like laundry facilities or parking, which can help reduce your overall living costs. Even though these changes can seem disruptive, being flexible can help you stay financially stable during a tough rental market.

Don’t hesitate to reach out to your property manager for guidance—we can help you understand your options and advocate on your behalf with your landlord when needed. By working together, you may find ways to manage your rental costs and improve your overall rental experience.

As we move into 2025, we are hopeful for interest rate cuts, but there may still be some uncertainty. Regardless of whether interest rates go up or down, it’s essential for homeowners and buyers to get ahead of the curve. As a real estate agent, it’s important to advise clients on how to prepare for these changes in the property market.

Here are five key strategies to help you manage your mortgage more effectively.

Understand the impact of rate increases

Before anything else, it’s crucial to recognize that interest rates don’t stay the same forever. Rates can fluctuate, which means your mortgage repayments may rise. Take a moment to ask yourself how a potential rate hike could affect your financial goals—whether that’s a renovation project, future vacations, or other lifestyle choices. Use online mortgage calculators to explore different scenarios and estimate how much more you might need to budget each month if rates increase. This preparation will give you a clearer picture of how changes may impact your day-to-day finances.

Evaluate your loan’s competitiveness

Is your current home loan still competitive? With many lenders adjusting their rates, now is the time to review your mortgage to ensure you’re not overpaying. Even a small difference in interest rates can add up over the life of your loan, especially if rates rise further. If you’re not sure, compare your current loan against others in the market to see if switching could save you money. Variable rates are often more flexible, and in some cases, they may still offer lower rates than fixed loans, even as rates begin to climb.

Consider locking in a fixed rate

If you’re concerned that a rate increase might stretch your budget too thin, it might be worth considering a fixed-rate mortgage. Locking in a fixed rate gives you stability, knowing exactly what your repayments will be over the loan term, which helps with financial planning. Some fixed-rate loans even allow extra repayments, enabling you to pay down the balance faster. A “rate lock” feature can also be useful, as it secures the interest rate during the application or settlement period, protecting you from any sudden rate hikes before your loan is finalised.

Make extra repayments while rates are low

One of the best ways to protect yourself from future rate rises is to reduce your loan balance now. Making extra repayments while interest rates are still relatively low can help you save in the long run. Even small additional repayments can reduce the overall amount of interest you pay over the life of the loan. Consider using any surplus cash to make a lump sum payment, or increase your regular repayments if you can. If your loan includes an offset account or redraw facility, this provides added flexibility to access those extra funds if you need them later.

Minimise other debts

If interest rates rise, it’s not just your mortgage that could become more expensive—other debts, like personal loans and credit cards, might also carry higher interest costs. Reducing or eliminating other high-interest debt now will put you in a stronger financial position when rates go up. If you have outstanding balances on a credit card, work on paying them down. Switching to a low-interest or no-annual-fee card can make this process easier and save you money in the long term.

In a changing financial landscape, staying proactive about your mortgage is key to navigating rate increases with confidence. By preparing ahead of time—whether through reviewing your loan, making extra payments, or reducing other debt—you’ll be better positioned to handle the financial pressures that may come with higher interest rates.

As your real estate agent, I’m here to guide you through these changes and offer advice tailored to your individual situation. If you have any questions about managing your mortgage or preparing for rate increases, don’t hesitate to reach out!

When you’re preparing your home for sale, targeting affordable enhancements in certain rooms can boost the property’s appeal and help ensure you don’t overspend. Small, strategic upgrades in specific areas of the home can make a big impression on buyers and may even increase the sale price. Here are a few rooms to consider refreshing before you list your property: the bathroom, kitchen, and main living areas.

Add a touch of spa-style comfort to the bathroom

A full bathroom remodel isn’t necessary to make an impact; even minor changes can help create a fresh, inviting look. Simple updates, like replacing tapware, showerheads, or cabinet handles, offer a quick facelift without much expense. Tile paint is an affordable alternative to retiling and can transform a tired bathroom, while a fresh coat of paint on the walls will brighten up a small space.

For home viewings, consider adding elements like indoor plants, stylish towels, candles, and small decorative touches to create a spa-like feel that will appeal to prospective buyers.

Give the kitchen a stylish, budget-friendly refresh

The kitchen is often the focal point of the home for buyers, so making small, affordable updates here can have a big impact. Consider updating flooring with cost-effective materials like vinyl or laminate, and replacing cabinet handles for a quick, stylish upgrade.

If the cabinets are in good condition, a fresh coat of paint in a neutral shade can give them a whole new look, and peel-and-stick tiles or tile paint can be used for an easy backsplash refresh. To make an even stronger impression, consider updating benchtops or appliances to make the space feel more modern and functional.

Create an inviting atmosphere in the living area

Help buyers see the versatility of your living spaces by creating a welcoming and open atmosphere. Fresh paint in neutral colours can make the room feel larger and more open, while lighter window treatments or shades can allow more natural light to fill the space.

Minimising clutter and adding smart storage solutions to keep cords and gadgets out of sight is another effective way to give buyers a vision of a clean, modern home that’s also highly functional. Soft furnishings in a complementary colour palette, like cushions and throws, can enhance the space without taking attention away from its key features.

Ready to increase your home’s appeal?

Focusing on affordable updates in these high-impact areas can help you boost your home’s value and attract more interest from buyers. Get started with these simple updates to create a home that stands out in today’s market.

With summer on the horizon, now is the ideal time to transform your backyard, balcony, or patio into a welcoming oasis. A thoughtfully designed outdoor space not only offers a place for relaxation but becomes a destination for family and friends to gather and connect. Here’s a fresh look at how to craft an outdoor area that’s functional, stylish, and truly inviting.

How do you want to use your space?

Think about how you plan to use the space before diving into decor or furniture. Are you envisioning larger celebrations, requiring a lot more space, or casual barbeques and dinner parties that only need a more intimate space. Defining the primary purpose will help you select the right setup. A laid-back barbecue might need a BBQ grill, some outdoor seating, and a central table for your food spread, while a formal dinner space could benefit from a dining set, sophisticated lighting with a more polished vibe. Tailor the layout to match your vision for the area.

Pick the perfect spot

Finding the right spot is essential for any outdoor setup. Choose a spot that balances shade with warmth from the sun and is convenient for moving between the indoor and outdoor spaces, especially for easy kitchen access. Privacy matters, so consider a secluded spot or add greenery to create a cosy barrier between you and neighbouring homes. A covered area or one with a natural wind block can also make the space more enjoyable on breezy days.

Make comfort a priority

Durable seating which is both comfortable and practical is the foundation of any inviting outdoor space. Look for furniture made of materials that are weather-resistant. Use outdoor-friendly cushions for added cosiness. Arrange seating with flexibility in mind: consider lounging areas for casual get-togethers, a table and chairs for meals, and perhaps even a fire pit section for intimate, late-night chats. Investing in quality seating ensures that your guests will linger happily.

Add a striking feature

Adding a unique feature that stands out will make your entertaining area remarkable. This could be an outdoor fireplace, a decorative water feature, or even a pergola with hanging plants. Features not only amplify the design but can serve as a natural gathering spot and conversation starter, making your outdoor space feel purposeful.

Set the mood with lighting

Lighting is essential for creating a delightful atmosphere. Mix and match different types: string lights or lanterns can add a bright colourful look, or a romantic ambience, and solar-powered options are perfect for an eco-friendly touch. Proper lighting can accent pathways, pool and deck areas increasing safety to your outdoor area as well as adding charm and practicality.

Include shade for all year round comfort

Incorporate shade options to keep things cool and comfortable during the day. Pergolas, umbrellas and awnings are excellent for sun protection and can add style to your space. You might also experiment with climbing plants to enhance the design and provide a relaxing retreat from direct sunlight.

Incorporate greenery for a lush look

Greenery can add life and vibrancy to your outdoor area. Including flower beds, potted plants, and even small trees such as fruit trees creates a lush, inviting environment. Consider including herbs as they not only add greenery but have the added benefit of becoming a fresh inclusion in your cooking. Select plants that suit your local climate and require low maintenance to keep the area fresh and welcoming with minimal upkeep.

Add your unique touch

Choose furniture and decor that reflects your style. These personal touches add warmth and make the space feel like an extension of your home, welcoming guests with a sense of authenticity and charm. A well-personalised space feels inviting and creates lasting memories with family and friends.

Ready to create your dream entertaining space?

With these steps, you’ll be well on your way to an outdoor setup that combines comfort, style, and function. Start crafting an inviting space that’s ready for making lasting memories with family and friends. 

Heading into tax time can seem a daunting prospect with understanding what you can and can’t claim on your investment property. 

The good news is that a good property manager can help to keep track of your expenditure over your property and a great accountant will help with identifying and maximising the deductions that you can claim on your investment.

Some of the areas that your accountant may talk to you about considering when putting through your return.

Agent Fees

The professional fees that are charged by your Property Manager is one item that can usually be claimed. They may include fees such as the management and administration fees, marketing costs with finding a new tenant, letting fees and other ancillary costs that may be included with the daily management of your investment. 

Rates and levies 

During the time that the property is rented, you may be able to claim for the payment of council and water rates on the property as well as the strata levies that are incurred if your property is subject to a strata title and management. Strata fees for the management of a strata plan may also be included as part of this claim.

Repairs and Maintenance

Over the course of the life of a property, items will be subject to wear and tear and break down or need replacing over time. Your accountant can usually discuss claiming any costs or depreciation for the items that are repaired or maintained over the course of a tenancy. 

Some of these items might include repairing or replacing items such as dishwashers, appliances, electrical or plumbing repairs, pest control, gutter cleaning, building maintenance or everyday maintenance like pool servicing and lawns and garden care.

Taxes and Interest

A good accountant will also discuss the option of claiming interest and land tax costs for the time that a property is tenanted, if you are eligible and calculate theses deductions to put through with your claim at tax time. 

Depreciation

Investing in a professional tax depreciation report will assist at tax time with identifying the potential for depreciable items at the property based on its current age. Your accountant can then claim any potential depreciation that has occurred on the property and maximise the return that you can receive. 

Professional Fees

Employing professional services like accountants and solicitors in the management of your property for specialised needs is an essential part of investment property ownership. Claiming the costs for these services should also be discussed with your accountant to include at tax time as well as any property insurances that are held over the investment.

If you own one or even more investment properties, there are benefits to employing a qualified property manager to take care of your assets and who will ensure that the essential areas are taken care of. 

A good property manager will take the potential stress away from you when it comes to management of the property on a day-to-day basis with thorough knowledge of legislative requirements and advise you of your responsibilities as a landlord. 

Lease the Property

A property manager will market and show the property to prospective tenants. They will also put any applications through rigorous checks to verify factors such as identity, income and previous rental or ownership history and provide you with the details to decide on a tenant of choice. 

The property manager will prepare all lease documentation and an ingoing condition report detailing the condition of the property at the commencement of the tenancy and prepare the property for move-in day.

Manage the property through the tenancy

Throughout the tenancy, there will be regular repairs and maintenance items that will occur due to use and fair wear and tear. These repairs may range from leaking taps to appliance repairs, hot water systems or more major maintenance. They can arrange relevant trades to carry out the repairs and pay the invoices as they arrive, keeping track of the essential paperwork that you will require for tax time. 

A property manager will also conduct routine inspections of the property to check the condition that it is being maintained as well as repairs and maintenance that may need to occur. They will also recommend potential work that may need to be done in the future to maximise your investment which will allow you to plan for future refurbishment or improvement costs.

Handle Disputes

From time-to-time disputes can happen, whether it be due to factors such as rent arrears, breaches during a tenancy, managing repairs and vacating challenges. A property manager will assist with negotiating through these challenges, talking with the tenant and you as a landlord to resolve the dispute.

Should any matters require referral to the tribunal to resolve, they will also appear as a representative on your behalf to resolve the matter.

Manage accounts

While rent is paid each month, a property manager can also pay bills such as council and water rates, strata levies and maintenance invoices on your behalf from the rental funds. You will then be provided with a statement and a copy of the bills so that you can take them to your accountant at tax time. 

Provide Professional Recommendations

As a trusted advisor in managing your investment, your property manager will provide professional recommendations on work that may need to be carried out to the property to maximise your investment. 

They will also keep an eye on current market conditions and advise you on potential rent increases, and the best time to implement increases while maintaining good tenants. If they are working with a sales team, they can also provide a market appraisal for sale so that you can keep your finger on the pulse of your property value.

As we head toward the end of the financial year, you may find that you are having conversations with your accountant or your property manager around areas that you can look at to maximise your investment property value and in turn, the returns that come with it. 

One of the areas that you can look at our renovations around the property. Many of these may have to wait until you have a short window between tenancies, however, if you budget and prepare in advance, it can help in minimising downtime between tenancies and the potential for rent loss.

Paint and flooring

Painting and floorcoverings are considered to have an average lifespan of around 10 years. Once they reach the end of that lifespan, it can also reduce the amount that you may recoup from tenants, should they damage paint and floor coverings during the tenancy.

Over time they also start to look tired and worn with everyday wear and tear which can impact the rental return. Budgeting for new paint and carpet or touching up floorboards and tiles can help to give the property a quick freshen up between tenancies and increase the potential return.

Kitchens

While they are a larger ticket item when it comes to renovations, there can be affordable ways to replace or upgrade a kitchen between tenancies. Trades and your property manager can work with you within your budget to achieve a result that can improve the value of the property.

In looking at ways to reduce the costs, if the cupboard interiors and layout are still in good condition, you may choose to replace doors, update the benchtop or appliances, or look at new handles for the doors. 

Bathrooms

In many states, there are increasing requirements around water efficiency and water-saving devices. Many tenants will also be willing to pay a little extra in rent to gain a bathroom that is clean and tidy with all fixtures and fittings that are in good order.

For more affordable renovations, replacing tapware, towel rails, shower heads and vanities may be a consideration. There are also some great options for tile paint if the full tiling of the bathroom is not within the budget initially. 

Replacing cracked or older shower screens may also be required, especially if they become an ongoing safety concern.

Landscaping

In recent years, with longer tenancies and people spending more time at home, there is increased focus around outdoor areas and gardens. Installing low-maintenance trees and shrubs can reduce the time that is needed to maintain gardens and ensure that they are less likely to get out of control for those that don’t have a green thumb. 

If there are specific requirements that you have around gardens and lawns, it can often pay to employ a gardener of your choice to regularly maintain the areas and keep them up to the standard that you would prefer. 

Employ the experts 

Regulations around the property including tenancy legislation and taxation are areas that change over time. This is where qualified and experienced experts in property management and accounting can assist in making life easier during your investment journey.

Employing a qualified and experienced property manager can remove the stress that can come with managing your own investment property. They will understand the relevant legislation and processes required to maximise your investment. 

A great accountant can also assist with removing the stress of tax time and ensure that you are receiving the best possible returns on your investment while working with you to improve your investment strategy and achieve the financial goals that you are aiming for. 

Insure your investment 

One mistake the property investors often make is failing to take out adequate insurance cover over their investment property. Even the best-laid plans cannot control everything that happens, and a good insurance policy can help in covering for cases where the unexpected happens. 

It’s important to consider not only building and contents but also landlord insurance which will cover your income in the event should a tenant fall into arrears or damage occur to the property during the lifetime of tenancies.

Maintain the property

Properties will age over time and with tenancies, even in your own home items will wear or break. Setting aside funds to account for the inevitable will ensure that you are reducing your stress levels when it comes time to need to fix an item at your investment property and guarantee that not only the tenant has functional items in the property, but you are also keeping the property up to date with the latest market. 

Allowing fixtures and fittings in the property to fall into disrepair over time can end up being a costly expense in the long run and preparing for maintenance can keep your investment in good order.

Keep up to date with the current market

A good property manager can assist you with ensuring that your property is priced at the right rate in line with current market conditions. Be aware of what the trends are in the area for your investment and talk with your property manager to ensure that you are achieving the best rent for your investment. 

You may need to also consider recent market conditions and any current tenancies that may be impacted if you increase rents. Weigh up the options of the impacts of increasing the rent, vacancy periods and excellent tenants.

The winter months can sometimes be unpredictable when it comes to the weather. Rather than it dampening your moving plans, take some steps to ensure that your move is as seamless and stress-free as possible.

Check the weather app

Rain has the potential to cause havoc on your moving plans so being prepared for any inclement weather can reduce those moving day jitters. Your weather app will be able to tell you what is expected, and it is best to plan for any event and those just in case moments. 

If it does look like rain, purchase some plastic sheeting from your local hardware store to cover furnishings and floors, even old sheets can work in these scenarios to protect those precious items. Matting outside the entry doors will also help in minimising the potential for dirt to be tracked through the property.

Hire the professionals

Where you can, hiring professional removalists can make the move an easier process. They can help you pack up your belongings and deliver them to your new home so that you can minimise the heavy lifting and focus on unpacking and settling into the new property.

Outsourcing the clean-up to professional cleaners, carpet cleaners and gardeners can also make life easier and if you are renting, this can ensure that you are taking steps to help get your bond returned sooner with an easier handover.

Outsource your connections

There are some great companies that can assist with the connections and disconnections of your services to get you set up sooner in your new home and have the lights on for move-in day. They can also help with closing off old accounts for your previous residence and finalising those accounts.

Label your boxes

Do the little things like labelling your boxes relevant to the room that they belong to or what they contain when you are packing up. This will help your removalists identify the areas that the boxes need to go when they are unpacking in your new home, and you will be able to unpack the ones that you need more urgently. 

Prepare for a full day

When you are organising your time of move-in winter, keep in mind that the daylight hours are shorter. Get started as early as you can to use most of the daylight that you have. 

If you have pets or children, moving day can be quite a stressful experience. You might consider where possible to arrange for friends or family to care for them which can reduce potential anxieties around the move.

Having a bag of essentials on hand including things like a small tool kit, some smaller cleaning items, snacks and even a change of clothes while they might seem insignificant, can help make the day run smoother.