Not all property managers are created equal. As a landlord, choosing the right property manager is one of the most critical decisions you’ll make—yet too often, the focus is solely on fees. While it’s natural to want the best deal, saving a few hundred dollars a year in management fees could end up costing you thousands in the long run.
From prolonged vacancies to poor tenant selection, skipped inspections, and legal missteps, the wrong property manager can cause more headaches than they solve. So before making a decision based purely on cost, consider what truly matters—expertise, service quality, and long-term financial benefits.
- Vacancy Rates: The Silent Profit Killer
Every week your property sits empty is money out of your pocket. A great property manager ensures:
- Pre-leasing strategies – your property is advertised before it becomes vacant to minimise downtime.
- Well-planned inspections – enough open times to suit prospective renters, not just what’s convenient for the agency.
- Active follow-ups – engaging potential renters to secure a lease quickly.
- Market-aligned pricing – setting the right asking rent from day one to avoid long vacancies.
A cut-price property manager might not dedicate the time or effort needed here, costing you weeks of lost rent.
- Tenant Selection: The Wrong Choice Could Be Costly
A bad tenant can lead to unpaid rent, property damage, and legal headaches. A great property manager will:
- Conduct thorough reference checks – not just glance at a payslip.
- Cross-check tenancy databases for red flags.
- Personally assess tenant suitability, rather than relying solely on paperwork.
- Ensure the right fit for your property, protecting your investment.
An inexperienced property manager may rush through applications just to fill the vacancy, leading to months of stress and financial loss.
- Routine Inspections: The Risks of Virtual Reports
Routine inspections are critical to catching maintenance issues early, ensuring lease compliance, and protecting your asset. However, some property managers are now relying on virtual inspections or even allowing tenants to submit their own reports.
Would you trust a tenant’s photos to accurately detect mould, water damage, or pet-related issues? How can small leaks, wall cracks, or deteriorating flooring be properly assessed through a video call?
An in-person inspection allows a trained property manager to:
- Identify hidden issues that might not be reported by tenants.
- Ensure the property is being well cared for.
- Detect early signs of damage, mould, or lease breaches such as unauthorised pets.
- Provide real-time feedback on any repairs needed to protect your investment.
While virtual inspections might seem more efficient, they often result in missed issues that can lead to expensive repairs later on.
- Maintenance: Cut Corners, Pay the Price
Ignoring maintenance or using unvetted tradespeople can turn a minor fix into a major cost. Ask yourself:
- Does my property manager use insured, qualified, and reliable trades?
- Are maintenance issues handled quickly to prevent escalation?
- Will poor service cause good tenants to leave?
A proactive property manager saves you money by addressing issues early and ensuring the work is done properly the first time.
- Defects & New Builds: Are They Watching Your Back?
If you own a new property, your property manager should know the difference between a defect covered under warranty and a standard maintenance issue.
An inexperienced manager might send a tradesperson out at your cost, instead of getting the builder to fix it for free.
- Rental Arrears & Legal Compliance: Is Your Manager Up to the Task?
Late rent payments happen, but how they’re handled makes all the difference.
- Are notices served immediately, without delays?
- Does your property manager have the experience to attend VCAT and claim compensation?
- Do they understand ever-changing rental laws to keep you compliant?
Self-managing landlords and inexperienced property managers are more vulnerable than ever to legal mistakes that can cost thousands.
- Lease Renewals: Are You Getting Market Rent?
When it’s time to renew, does your property manager:
- Analyse market trends to ensure you’re charging the right rent?
- Negotiate with tenants to secure the best outcome for you?
- Proactively manage renewals so you’re not left in a reactive position?
A skilled property manager will ensure your property is performing at its best, rather than simply rolling over leases without reviewing market conditions.
The Bottom Line: Cheap Fees Can Cost You Thousands
The difference between a 2% and 6% management fee might seem significant upfront, but consider the real cost of:
- Extended vacancy periods leading to lost rental income
- Poor tenant selection resulting in arrears, damage, or legal issues
- Maintenance issues that escalate due to inaction
- Unclaimed warranty repairs costing you unnecessarily
- Routine inspections that miss critical problems
- Undervalued rent due to poor market knowledge
In the end, paying for a quality property manager isn’t an expense—it’s an investment in protecting your biggest asset.
Choose Expertise Over Cheap Fees
At Motion Property, we don’t cut corners. We focus on maximising your returns, minimising your risk, and making property investment seamless and stress-free.
If you’re looking for expert property management that puts your investment first, let’s chat.
