Do your rental health a favour and discover the difference high-energy Brisbane rental property management makes. Just landed an investment property? Current property management not up to scratch? We make switching property managers in Brisbane effortless for landlords and help property investors start out on the right foot or put their portfolio back on track.
Our honest advice, great communication, and good old-fashioned hard work makes landlords and tenants feel right at home.
Discover why we are the best property managers in Brisbane!
We quickly learned with Stephen’s civil background came an attention to detail on maintaining our home over the last few years, which we’re very grateful for. They’ve navigated some tricky situations for us with some lovely honesty and you can tell they truly want to do a good job. We feel well-informed and represented.
Niamh and Alan, The Gap
Our Brisbane property management guru Stephen’s background in civil construction allows him to look past the small stuff to spot the things you’ll want to jump on before they become big problems. Messy rooms are easily tidied up, but something like poor drainage or overhanging trees is the one future mess you don’t want.
As with anything management, it’s all about communication. Whether you’re switching providers or just starting out with your rental, we make setting up with us simple and straightforward. Any tenant requests are dealt with quickly, and we’ll keep you apprised of the need-to-knows without bugging you about little things (that’s why you hired us, right?).
The golden rule of treating others how you’d like to be treated is a big part of our business. While we serve the landlord, we try to foster mutually respectful relationships with tenants. As your representatives, we show them respect, and they return the favour by caring for the property like it’s their own. It’s good for your investment, good for business, and good for the tenants. Happy days!
You got your investment property to turn a profit – keeping costs down is important. We keep a tight grip on the purse strings from day one, ensuring things like water compliance, so you can pass on usage charges to tenants. We’ve also developed relationships with marketing providers to secure competitive rates on photos and virtual tours.
We’ve streamlined the process of setting up your investment property for maximum success (with minimum stress). Whether you’re just starting out with a recently acquired asset, or you’re looking to switch from another agency, we’ll step you through our roadmap for prosperous property management.
We offer in-person inspections of your property for appraisal purposes, and to get to know you a bit better. Being there allows us to go beyond on-paper details to get a clear idea of your investment’s features, plus any maintenance issues that might pop up in future.
You’ll be presented with a rental figure to shoot for, informed by our in-depth research of properties similar to yours, within the context of current market conditions. We’ll also include some info about our team, what inclusions our service entails, and our fee structure.
You’ve decided to go with us – great news! There’s a bit of paperwork to go through, but we’ve prefilled as much as possible to make things easier. If you’re switching over from another agency, you’ll be guided through the process and expected timeframes.
Before we start collecting the rents, we’ll need to ensure all the Is are dotted and Ts crossed. You might have come to us to set up your investment property from the get-go, or maybe you want to switch over from another property management provider. Either way, we’ll verify compliance of:
We’ll share our trusted local tradies network for any work required to get your property up to scratch.
Unless you already have tenants in the property, the next step is to show ready renters why your place is such a find. Our proactive property management team will step things up a gear, doing an in-depth audit of the property, identifying the ‘low-hanging fruit’ enhancements that will add value.
Once things are picture-perfect, it’s lights, camera, action! It makes sense that as investors, you’ll be tracking every dollar spent. That’s why we’re thinking about how to make your place a blockbuster hit on an indie film budget. One way we do this is by sourcing a photographer who can also do virtual tour creation, offering you both services at a price point of just photos alone from a traditional photographer.
With all our items in place to showcase your rental, we’ll revisit the market data on rents for similar offerings (in case anything’s changed since you signed on), and present final pricing recommendations. Ultimately though, you’ll decide the number to shoot for.
We’ll help you hit the right targets through a strategic online and offline campaign, listing your property on the major websites and conducting multiple open homes. You’ll be sent regular reports on things like:
By gauging footfall through to inspections and feedback from prospective tenants, we’ll soon get an idea if the asking price is viable, or if it needs recalibration.
Once we’re satisfied we’ve compiled a promising pool of potential tenants, we’ll present you with a list of options. In line with your preferences, we’ll either show you all interested parties or a shortlist of the strongest applicants. All the candidates you see will have had their finances and rental history thoroughly vetted by us.
Working together, we’ll narrow down the possibilities to the ideal option. Your lucky tenants have been found!
Once it’s all up and running, all you really need to do is sit back and watch those rents roll in! We’ll keep you informed of any unexpected developments or issues that need your input, but as a general principle, we try to do all the heavy lifting for you. After all, that’s why you hired a property manager in the first place – to manage (duh).
Here’s a breakdown of the ongoing work we put in to keep your investment property ticking along:
We’re excited to show new investors and seasoned landlords the benefits of our fresh approach.
Our property management director Stephen will be your main point of contact, with additional support provided by our admin team.
When comparing management fees across different agencies, it’s important to consider what the service includes (and what’s charged as an optional extra).
A lot of agencies will charge extra for admin fees, owner statements, regular inspections, and maintenance reports. Lower fees generally means a ‘no frills’ service. When you require the extras, you’ll be billed for them.
At Team LOYLE we include all the bells and whistles in our standard fee.
We always try to balance keeping landlords fully informed without overburdening you with small stuff. At the outset, we’ll prepare a document called a Form 6, outlining what costs can be incurred on your behalf without prior approval.
At the same time, we’ll keep you apprised of any planned work. If you have any questions or concerns, we’ll always explain the reasons we’re doing the repairs, and canvas alternatives where we can.
We’ll help you navigate recent legislation relating to emergency repairs and minimum housing standards, ensuring you’re property remains compliant but cost-effective.
When issues arise between landlords and tenants, we always try to first resolve things internally. Going to an external mediator like the RTA or QCAT should be reserved as a last resort.
Sometimes the solution is as simple as educating tenants (and landlords) about the dos and don’ts. We find there are a lot of misconceptions and false assumptions about what the rules around rentals are.
As always, communication’s the key. If a tenant feels they aren’t being heard, it can lead to dramas. We try to defuse potential conflict by always keeping in dialogue with renters.
Ultimately, if an issue arises that can’t be sorted out in-house, we will reach out to the RTA, who’ll organise a mediation session. If mediation doesn’t work, the matter can go to QCAT. Throughout this formal process, we’ll represent your interests as the landlord.
Preventative maintenance is essentially work done to a property to proactively guard against future problems.
One of the most critical areas relates to mould. Houses with previous flooding, leaky pipes, and rising damp, can be prone to black mould – a real human health risk. If a tenant developed an illness due to a mould infestation, you the landlord could potentially be held legally liable for negligence.
While we aren’t mould experts, we have connections with professionals who can assist you with identifying and removing mould, and catch other little issues before they end up costing you big-time.
While the turnaround time for fully resolving a repair job or a landlord’s request for documentation varies on a case-by-case basis, we’ll always respond to your message before close of business on the same day.
It’s harder than ever to get a tradie to turn up these days, but we’ve built a solid network of contractors over the years, giving you peace of mind that your property’s maintenance will be seen to in a timely manner.
We always try to get a quick read on the individual landlord or tenant’s preferred communication method (phone, SMS, email, carrier pigeon…)
Usually we’ll phone or text you if something comes up that you need to know about right away. With overseas or interstate clients we also use WhatsApp. For non-urgent matters we might send an email.
We helped owners temporarily turn their place into an investment property, assisting them with renting out their home while they relocated overseas for work.
The brief
Our clients came to us a month out from their flight date, with clear plans to lease their beloved family home for two years, then return to Australia and move back in. Mindful of how hectic things get in the lead up to a major move, we resolved to make things as seamless as possible. Also, as first-time landlords essentially lending their family home to strangers, it was critical to find tenants who would treat the place like it was their own, if only for a couple of years.
The approach
After walking the clients through the initial paperwork, we started the task of ensuring compliance of the property. Leveraging our directory of quality local tradies, we quickly sorted out smoke alarms, had the blinds checked, ensured the swimming pool’s compliance, and water efficiency certification (allowing the owners to pass on water charges to future tenants). Stephen made further recommendations for a yard tidy up, and ensured the light fixtures and air conditioners were in good working order.
Given the tight timeframe, we decided to explore the potential for finding a tenant off-market. Having recently leased another property at a similar price point, we reached out to a young family who – to their frustration – had missed out on the previous opportunity. As they were living interstate at that time and there were limited photos of the property to go by, we offered the prospective tenants an inspection via a video call.
Happy with the virtual viewing, they made an application. After we’d made the appropriate checks, we presented the application to our clients, who gave it their tick of approval.
The result
By finding tenants off-market, we saved the owners the cost of professional photography and online listings. Taking advantage of our database of past applicants, we homed in on the ideal tenants – a working family who were happy with the desired price, and would treat the property like their own for the agreed two-year period.
We went above and beyond for a couple who’d grown unimpressed with the service at a major franchise. They became our first in a long list of valued property management clients.
The brief
After meeting with the landlords to understand their reasons for changing providers, we found they felt their rental was always put in the “too hard” basket by their previous agency, and that they weren’t being kept fully in the loop.
Great communication, energy, and track record of doing things by-the-book were the things the clients had long admired about Stephen and Kathleen, and they were happy to give Team LOYLE a red-hot go.
The approach
Determined to repay the landlords’ faith in us with real returns, Team LOYLE put the wheels in motion to get the property management business on track. Quickly moving to set up systems for managing payments, paperwork, and other housekeeping, we onboarded our flagship clients with a formal agreement. Next, we transferred the agreement from the old agency. Due to the tenancy lease expiring around that time, we took on the property vacant.
As the landlords already had photos, the marketing process was relatively straightforward. In addition to finding quality tenants, we pinpointed the swimming pool as a source of ongoing maintenance headaches. Under the previous approach of leaving upkeep to tenants, their inexperience and inconsistent motivation resulted in the pool sliding into a poor state. On our recommendation the owners agreed to a set up professional maintenance each month, ensuring year-round water quality.
The result
Following a quick but effective marketing campaign, the property was snapped up after the first open home for a rental income of $840 per week, nearly $100 more than the initial asking price. More than the money, our flagship landlords and tenants continue to feel fully informed and always supported by us. In the first fortnight of the tenancy, our renters faced an angry protest from their new neighbours over the removal of a tree deemed a weed by council. After advising our clients of the issue, we intervened to reassure the tenants, and oversaw the removal of the tree before it could cause future maintenance problems.
