With a vast number of real estate agents and property managers operating across Australia, it is entirely understandable that landlords may feel overwhelmed when searching for the right professional to oversee their rental property. Engaging a property manager is not a decision to be taken lightly—you require someone who is not only experienced and proactive but also genuinely invested in both the broader property market and, importantly, your local area.
More than that, an effective property manager should take the time to thoroughly understand the unique attributes and requirements of your investment—almost as well as you do. Being clear about what to look for is essential. To assist in your decision-making, we’ve outlined a series of key steps to help you identify the most suitable property manager for your needs, along with important questions to ask during the selection process.
Step 1: Begin with Research
Start by visiting realestate.com.au and conducting a search for your suburb. Focus on the agents whose listings appear most prominently at the top of the results—these are typically property managers who understand how to maximise exposure for their clients’ properties, indicating a proactive and results-driven approach. There’s no need to use any of the advanced search filters at this stage; simply review the listings in your area and select approximately five agents to contact for further discussion.
Step 2: Expect a Prompt Response
After reaching out to your shortlisted agents, give them 24 hours to respond. If you don’t hear back within that time, it’s best to move on — responsiveness is key in property management, and timely communication is a strong indicator of how they’ll handle your investment. Once they’ve replied, arrange a time to meet at your property. Before the meeting, ask them to email you some details about their services so you can come prepared with questions.
Step 3: Request a Rental Appraisal
A capable and experienced property manager should be able to provide you with a rental estimate during their visit to the property—unless the home has particularly unique characteristics or uncommon features that may influence its rental value. During the inspection, be sure to enquire about their opinion on the property’s rental worth, along with a range of other important questions, which we’ve outlined below.
Step 4: Test Their Responsiveness
After gathering all the necessary information, give the property manager a call—this time, approach them as if you were a prospective tenant with some questions. Take note of how long it takes for them to respond and assess whether their level of service would meet your expectations as a tenant. This exercise will provide valuable insight into their communication efficiency and customer service approach.
The Final Thing to Consider
Ultimately, your property manager should take the time to understand your specific needs and concerns. If at any stage you feel they’re not offering tailored support or genuine value for you and your property, don’t hesitate to move on. And remember — engaging a property manager is optional. You’re always free to manage your investment independently if that suits you better.
Questions to Ask Your Property Manager
When meeting with a potential property manager, make sure to ask the right questions to gather as much information as possible. Here are key questions to consider:
How long have you been a property manager?
Experience matters—less than a year can be a red flag. You want someone with solid property management experience, not just sales or assistant roles.
How long have you been with your current company?
A high turnover could signal internal issues, so look for someone who’s been with the company for over a year. If not, ask about the previous manager’s tenure.
How many properties do you manage?
Property managers can handle many properties, but more than 150 may lead to missed tasks. Ensure they aren’t overburdened.
Who will manage my property, and who will I communicate with?
Clarify who will actually be managing your property, and ensure you meet them before committing.
Do you conduct viewings on weekends?
Weekend availability is crucial for attracting prospective tenants.
On which websites do you advertise?
Make sure they use major platforms like realestate.com.au and Domain to maximise exposure.
What type of listing do you use on realestate.com.au?
Look for a property manager who uses Premiere or Highlight listings to ensure maximum visibility for your property.
Does the owner of your agency have property management experience?
Property management expertise at the agency’s helm ensures a higher standard of service.
Where is the nearest property you’ve leased recently?
A good property manager should know the local market well.
Why do you enjoy being a property manager?
Passion for the job shows they’ll be dedicated to your property’s success.
What do you charge?
Be mindful of hidden fees such as charges for inspections or tribunal hearings, in addition to the standard management fee.
