Frequently Asked Questions

Fees vary by agency, property and service scope. Ask each property manager for a written schedule covering management, letting, renewal, inspection, tribunal and advertising charges before signing.

A rental appraisal is an estimate of the weekly rent a property could achieve in the current market. It is based on comparable lettings, property condition, location and current demand, but it is not a guarantee.

Common additional fees include letting fees, advertising costs, routine inspection fees, lease renewal fees and maintenance coordination fees. Ask for a full fee schedule in writing.

A property manager advertises the property, screens tenants, prepares the tenancy agreement, collects rent, arranges routine inspections, coordinates repairs and provides regular statements to the landlord. People performing regulated real estate work in Queensland must hold the appropriate licence or registration.

For routine inspections of Queensland general tenancies, the property manager or owner must generally give at least 7 days' notice using Entry notice Form 9. Routine inspections cannot occur more than once every 3 months unless the tenant agrees in writing. Confirm the current Residential Tenancies Authority guidance before arranging entry.

Landlords are generally responsible for keeping the property in a reasonable state of repair. Tenants are responsible for damage they cause and for keeping the property clean. The property manager coordinates repairs on the landlord's behalf.

Most property management agreements allow the property manager to organise repairs using approved contractors. If you have preferred tradespeople, discuss this when signing the management agreement.

Tenant screening typically includes rental history, employment and income checks, identity verification and reference checks from previous landlords or agents.

Property managers can negotiate disputes on your behalf. If a dispute cannot be resolved, the RTA offers free dispute resolution, and unresolved matters may proceed to QCAT.

A routine inspection report notes the condition of the property, cleanliness, any maintenance needed and compliance with smoke alarm and pool safety requirements. Photos are usually included.

A real estate agent is licensed to sell, lease and manage property. A property manager focuses specifically on the ongoing management of rental properties on behalf of the owner.

Review your current management agreement for notice terms, then sign an agreement with the new agency. The new property manager will usually handle the handover, including bond and tenancy file transfer.

Submit the enquiry form with your property address, contact details and what you need help with. We will help you find a Sunshine Coast property manager who can provide a rental appraisal and explain their fee structure.

In Queensland, rental bonds for general tenancies are capped at 4 weeks rent and must be lodged with the Residential Tenancies Authority (RTA) within 10 days of receipt.

For general tenancies in Queensland, at least 12 months must generally pass between rent increases. Periodic-tenancy increases require at least two months written notice; fixed-term increases have additional agreement and notice requirements. Exemptions can apply, so confirm the current RTA rules.

The property manager will contact the tenant, issue the required notices and, if the arrears are not resolved, may apply to QCAT for a termination order. The exact process is set out in the Residential Tenancies and Rooming Accommodation Act 2008.

Landlord insurance is not compulsory in Queensland, but it is strongly recommended to cover risks such as tenant damage, loss of rent and liability.

People performing regulated real estate work in Queensland must hold the appropriate licence or registration under the Property Occupations Act. You can check credentials through the Office of Fair Trading.

On the Sunshine Coast, well-priced rental properties often lease within 1 to 3 weeks, though this depends on the suburb, season, property condition and market demand at the time.

Some property managers on the Sunshine Coast specialise in short-stay and holiday letting, while others focus on long-term residential tenancies. Ask whether the agency offers the service model that suits your property.