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Reviewing the rent is part of owning an investment property, but deciding how much to increase it by isn't always straightforward. While owners want their rental income to keep pace with the market, there is more to consider than simply matching the advertised rent of similar properties. The condition of your property, the current tenancy and the possibility of a vacancy all play a part. Getting the balance right means looking at the bigger picture, not just the extra dollars each week.

Owning a rental property on the Gold Coast comes with its own maintenance considerations. Our warm, humid climate, summer storms and coastal conditions can all take their toll on a property over time. Air conditioners work hard through summer, heavy rain can expose roof and drainage problems, and moisture can contribute to mould if issues aren't identified early. Properties close to the beach may also experience additional wear from salt air, while houses with gardens, pools and outdoor areas have their own ongoing maintenance needs. Maintenance is simply part of owning an investment property. It isn't really a matter of if something will need repairing, but when.

Routine inspections are an important part of managing an investment property, but the number of inspections alone doesn't tell you whether a property is being properly managed. For me, a routine inspection is about much more than completing a report or ticking a box. It's about knowing what is happening with your property.

Getting a property ready to rent is about more than giving it a clean, taking a few photos and putting it online. Before a tenant moves in, take a step back and look at the property properly. Is it clean, safe, functional and in good repair? Does it present well? 

Often, the first question I am asked is: “What is your property management fee?” It’s a fair question. Property management is an ongoing expense and being an owner myself, I understand why landlords want to know what they’re paying and what they’re getting in return. The reality is that there isn’t one standard fee across the Gold Coast. Management fees can vary depending on the agency, the services included and the way the business operates. As a general guide, property management fees in Australia commonly sit somewhere around 5% to 10% of the rent collected, with Queensland often reported around the middle of that range. Over many years in property management, I’ve found that comparing percentages alone doesn’t always tell the full story.

After decades in property management, I’ve seen a lot of different ways of doing things. I’ve seen what works really well, but I’ve also seen what happens when property management becomes focused on volume rather than service. I wanted to create a business that puts the owner back at the centre of the service. The owners I work best with are those who care about their property, take pride in their investment and want it properly looked after - not simply managed.

What I’ve learnt after decades in property management is that while the day-to-day tasks of managing a rental property may be similar, the way those tasks are carried out can vary enormously. Your property can be adversely affected by an inexperienced property manager, a lack of support, a large portfolio or simply someone who is stretched too thin.

It’s no secret there’s a rental crisis happening in many areas across the country right now. Vacancies are at a historic low—and competition for properties at an all time high—making it harder than ever for tenants to secure their next rental and causing plenty of stress as a result. To help you navigate this tricky time, we’ve outlined our top 10 tips to help you find and secure your next property in today’s current competitive rental market.

If you’re a pet parent hunting for a new rental, choosing the right neighbourhood can make a big difference. Keep in mind access to pet-friendly amenities that suit your lifestyle. Proximity to parks – especially those with off-leash areas – as well as dog-friendly beaches and walking tracks, will ensure there’s plenty of space for dogs to run around, as well as giving you the chance to meet like-minded locals. Make sure you feel safe walking around the streets at all hours, especially if your pet’s an early riser!