Property Managers
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A property manager looks after your investment property day to day: marketing and leasing, tenant screening, rent collection, inspections, maintenance and compliance with tenancy law. In Australia, property managers must hold, or work under, a real estate agent licence or registration in their state or territory, and rent they collect on your behalf must be held in an audited trust account.
OneBookPlus makes the first step easy: compare local property management agencies, then book an appraisal or introductory meeting online at a time that suits you. Confirmations and reminders are automatic, and because agencies run their calendars through the platform, the availability you see is real rather than a callback promise.
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List your business, freeHow to choose a good Property Manager
- Confirm the agency's licence with your state's licensing body and ask who will personally manage your property.
- Ask how many properties each manager handles; overloaded portfolios usually mean slower responses and missed inspections.
- Compare the full fee schedule, not just the management percentage: letting fees, advertising, inspection and lease renewal charges add up.
- Ask about vacancy rates, average days to lease and how rental arrears are managed and escalated.
- Check how maintenance is handled, including spending limits before they contact you and which trades they use.
- Read the management agreement's notice period so you can leave without penalty if the service disappoints.
Questions to ask before you book
- Are you licensed in this state, and is rent held in an audited trust account?
- Who will manage my property day to day, and how many properties do they look after?
- What are your total fees, including letting, advertising, inspections and lease renewals?
- How do you screen tenants, and what is your process when rent falls into arrears?
- How do you handle maintenance approvals, compliance checks and routine inspections, and how often will I get reports?
What does a property manager cost in Australia?
Property management fees in Australia are usually a percentage of rent collected, commonly 5 to 9 per cent plus GST, with Sydney and Melbourne typically cheaper than regional areas and other capitals. Most agencies also charge a letting fee of one to two weeks rent when finding a tenant, plus advertising, and some add fees for inspections, lease renewals and statements. Comparing the all-in annual cost, not just the headline percentage, is the honest way to weigh quotes.
Frequently asked questions
Do property managers need to be licensed in Australia?
Yes. Property managers must hold a real estate agent licence or work under a licensed agent as a registered representative, with requirements set by each state and territory regulator. Rent and bond money they handle must go through an audited trust account. You can verify an agency's licence through your state's licensing body.
What do the AUSTRAC changes mean for real estate professionals?
From 1 July 2026, Australia's expanded AML/CTF regime covers real estate professionals, with obligations including AUSTRAC enrolment, customer due diligence and suspicious matter reporting. The rules centre on brokering property sales and transfers rather than day-to-day tenancy management, but many agencies do both, so expect more formal identity checks when buying, selling or signing up.
How much does a property manager cost?
Expect a management fee between roughly 5 and 9 per cent of rent plus GST depending on your state and the level of service, a letting fee of one to two weeks rent for each new tenancy, and advertising at cost. Fees are generally tax deductible against rental income for investors, and everything is negotiable before you sign.
Can I switch property managers if I am unhappy?
Yes. Check your management agreement for the notice period, commonly 30 to 90 days, then appoint the new agency, which will usually handle the handover of keys, files, bond records and tenant notification for you. The tenant's lease continues unchanged; only the managing agent changes, so switching is less disruptive than owners expect.
What should a property manager do at routine inspections?
Routine inspections check the tenant is maintaining the property, pick up maintenance issues early and document condition with photos in a written report you receive. Each state caps how often inspections can occur and the notice tenants must get, typically allowing them a few times a year. Ask any prospective manager for a sample inspection report.
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