When you own an investment property, it’s easy to assume your property manager knows what they’re doing. After all, it’s their job, right? But the uncomfortable truth is that many landlords are still getting this crucial decision wrong, and the consequences can be costly.
I’m Samantha Eason, Principal of Exclusively Managed, and in this post, I want to lift the lid on what’s really happening behind the scenes in the property management industry. From legal misunderstandings to alarming inexperience, I’ve seen it all, and it’s time we had a serious conversation about it.
The Legal Basics Are Being Missed
If you’re a property investor in Brisbane or North Lakes, you’d expect your property manager to know the fundamentals, such as:
- The Residential Tenancies and Rooming Accommodation Act
- Minimum housing standards
- How to correctly complete an entry condition report
- Compliance requirements for smoke alarms
- Procedures for break leases and bond claims
Shockingly, many property managers across Brisbane and surrounding suburbs still don’t meet this standard.
I regularly review posts from property management forums and the questions being asked are concerning. These are not complex legal dilemmas. These are entry level topics that should be mastered before managing investment properties across Mango Hill, North Brisbane, or anywhere in Queensland.
Take this common example:
“When do you do your end of financial year run, June 30 or July 1?”
The law is clear. End of month must be processed after the month concludes. Yet many Brisbane property managers still get this wrong. Even more worrying, this misunderstanding occurs while they are managing trust accounts for high value assets.
Even more concerning, this part of the job is often handled by the business owner or principal—meaning the person responsible for overseeing the entire agency doesn’t understand the basics.
Entry Condition Reports Are Being Mishandled
In areas like Mango Hill and Kallangur, we see consistent issues with poorly completed entry condition reports. Some property managers are failing to follow even the most basic compliance rules. For example, you must sign the report before giving it to the tenant. If tenant comments are disputed, the property manager must provide dated evidence and act accordingly.
Too often, these reports are missing critical detail, leaving landlords vulnerable during exit inspections and bond disputes. This isn’t just bad service. It’s non-compliance—and it’s a growing problem across North Brisbane.
Handover Confusion and Management Missteps
When switching to a new property manager, especially in North Lakes or Narangba, clear processes should be followed. But many agencies misunderstand handover rights. Some incorrectly claim you must wait until a 30 day notice period has ended before transferring documents or contacting tenants. This is false.
If your new management agreement starts on July 1, your new agency can and should begin managing your property from that date. You are legally entitled to request full documentation from the outgoing agency, including lease agreements and contact information.
Inexperienced managers across Brisbane continue to mishandle these transitions, resulting in delayed rent, tenant confusion, and compliance issues.
The Franchise Illusion: Big Name, No Substance
Investors in North Lakes, Mango Hill, and the greater Brisbane area often choose big franchise agencies thinking it guarantees experience and professionalism. In reality, most franchise agreements do not enforce internal legal training. You may find a junior staff member with only two days of experience managing your $1.2 million asset.
Behind the branded emails and glossy signs, many of these agencies lack process, training, and consistency. Your investment property deserves better.
No Support, No Strategy, No Excuses
I’ve seen forum posts from new property managers, often in charge of large rent rolls in Brisbane—being left without guidance during serious tenancy breaches. In one case, a tenant had abandoned a property, the lease had expired, and no rent had been paid for weeks. The principal of the agency was unavailable, and the manager had no idea what to do.
This type of mismanagement can lead to extended vacancy, QCAT proceedings, and thousands in lost rent.
Why Boutique Property Management Wins
This is why investors are increasingly turning to boutique property management agencies in Brisbane, like Exclusively Managed. We don’t try to manage hundreds of properties at once. We don’t delegate your portfolio to someone with minimal training. We are intentionally small so we can deliver big results.
As local property managers based in North Lakes and servicing Mango Hill, Griffin, Kallangur, Burpengary East, and surrounding suburbs, we prioritise relationships, compliance, and outcomes over volume.
We are not distracted by a sales team. We don’t rely on Facebook groups for advice. We rely on training, legislation, and experience.
When you engage a boutique agency, you are choosing:
- Expertise over ego
- Precision over volume
- Outcomes over appearances
Questions Every Brisbane Investor Should Ask
If you own a rental property in Brisbane or the North Lakes region, here’s what you need to ask your property manager:
- What is your ongoing legal training schedule?
- How do you manage lease renewals with upcoming housing standards?
- How many properties do you personally manage?
- What is your QCAT experience?
If they hesitate to answer, take that as your sign.
The right property manager is not just a checkbox on your tax return. They are the difference between a thriving investment and a legal disaster.
Looking for property management in North Lakes, Mango Hill or greater Brisbane?
Exclusively Managed delivers stress-free, legally compliant, and personalised service backed by expertise, not guesswork.
Let’s talk about your property goals today.
Call me directly; 0411 160 952
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