Whether you're stepping into property investment for the first time or managing a growing portfolio, choosing the right property manager makes all the difference to your investment returns.
The difference between a hands-on professional and someone juggling hundreds of properties? That's the difference between maximising your rental income and watching opportunities slip through the cracks. Here’s what to keep in mind:
A Manageable Portfolio
One of the most revealing questions to pose to a prospective property manager is how many properties they oversee. The answer often says more about the quality of service you can expect than any brochure.
“When you have a smaller portfolio, you have time to actually build relationships and pay attention to the details,” explains Maria Perez, Senior Property Manager. “At Adrian William, we cap our portfolios at around 150, which gives us the ability to meet tenants on site, monitor maintenance closely, and act quickly when something comes up.”
In contrast, at larger agencies, it’s not uncommon for a single manager to juggle upwards of 300 properties. More properties per manager inevitably mean delayed response times, rushed inspections, missed maintenance issues, and cookie-cutter service. Boutique management, by design, allows each property the level of attention it deserves. The maths is simple: fewer properties equals more focus on yours.
Clear Guidance
For first-time landlords, navigating the process can feel overwhelming. A good property manager doesn't just manage your property – they educate and guide you through every decision.
“Some landlords think it’s as simple as taking a few iPhone photos and putting it online,” says Senior Property Manager, Kevin Rodriguez. “But presentation matters. We organise professional cleaning and photography so the home makes the right first impression, and we walk landlords through every step of the process.”
The best property managers treat your inexperience as an opportunity to demonstrate their expertise, not exploit your uncertainty. If they're rushing you through decisions or can't explain their process clearly, it may be best to look elsewhere.
Premium Marketing
Your property's first impression happens online, and mediocre marketing costs you quality tenants. Scroll through rental listings, and you'll quickly spot the difference between professional presentation and basic marketing.
“Attention spans are short, and tenants know what they’re looking for,” says Kevin. “Our premium listings consistently get more views, more enquiries, and better tenant selection because the property is presented properly from the start.”
Premium marketing includes professional photography, platinum listings on major portals, strategic pricing based on current market data, and detailed feedback on market response. If your property manager is cutting corners on marketing, they're cutting into your returns.
Attracting the Right Tenant
Great properties deserve great tenants, and finding them requires more than posting an ad and hoping for the best.
"Screening starts the moment applicants visit the property," explains Maria. "Are they punctual? Do they ask thoughtful questions? These early indicators often predict how they'll treat your property."
The process should include thorough reference checks with previous agents, employment verification, comprehensive background checks, and consultation with you before decisions are made. If your current manager is approving tenants without your input, they're prioritising their convenience over your protection.
Proactive Communication
In property management, silence is rarely golden. The best property managers keep you informed proactively, not just when crisis strikes.
“A good property manager keeps you informed before problems escalate,” Maria says. “For me, communication is key – letting landlords know what’s happening, recommending action when needed, and being approachable when questions come up.”
Nicole Actypis, Senior Property Manager, agrees: “If it’s urgent, we’ll pick up the phone. For routine issues, we follow up with clear reports and recommendations. We also make sure landlords understand their obligations and any legislative changes.”
Quality communication means urgent issues get phone calls, routine matters receive responses within 24 hours, and you never feel out of the loop about your own investment.
Detailed Inspections
Routine inspections should protect your investment, not just tick boxes. The difference between a thorough inspection and a quick walkthrough often determines whether small issues become expensive problems.
"We use an app called Inspection Express with 360-degree camera technology," explains Maria. "We take plenty of photos for move-ins, move-outs, and routine inspections, with detailed notes on each room's presentation. We even flag small things, like a ceiling stain that could indicate a leak, and recommend next steps."
Professional inspections should occur at three months, then every six months. And landlords should never be surprised by major repairs at the end of a lease.
Compliance Expertise
Legislation changes constantly, and mistakes can be costly. Professional property managers stay ahead of legislative changes, not scrambling to catch up after the fact.
"Many landlords assume that if their property is in a strata building, everything is covered," Nicole explains. "But there are still specific obligations that fall to the owner. Part of our role is helping them meet those obligations and avoid unnecessary risk."
Your property manager should communicate changes clearly and help you budget for necessary improvements as part of your investment strategy.
Choosing the Right Property Manager
Entrusting your property to a manager is about ensuring your investment is protected, your tenants are cared for, and your returns are optimised.
“If you’re not hearing from your property manager, if maintenance is overlooked, or if you feel like just another number, it may be time to reconsider,” says Maria.
At Adrian William, we treat your investment as if it were our own. Because, as Kevin puts it: "Happy tenant, happy landlord."
Your property deserves more than management. It deserves attention, expertise, and the kind of service that turns good investments into great ones.
Ready to experience property management that actually manages? Your investment deserves the Adrian William difference.