What a Good Property Manager Should Actually Be Doing For You

If you own a rental property in Perth, chances are you’ve wondered at some point whether your property manager is really earning their fee. It’s a fair question. Property management fees in WA typically range from 8% to 12% of your weekly rent — and on top of that there are letting fees, routine inspection fees, property condition reports, bond inspections, lease renewal fees, administration charges, and more — all of which add up over the course of a year.

Are you actually getting what you’re paying for?

Here’s what a good property manager does — and what it costs you when they’re not doing it.

 

1.   They Find and Place the Right Tenant — Not Just Any Tenant

Filling a vacancy quickly feels like a win. But placing the wrong tenant costs far more than a week or two of vacancy.

A good property manager will:

• Advertise the property professionally with quality photos and an accurate, compelling listing
• Conduct thorough reference checks including rental history, employment verification, and identity confirmation
• Check the National Tenancy Database for any prior tribunal orders or defaults
• Recommend an appropriate rent based on current market data — not just what you want to hear

A vacancy costs you rent. A bad tenant can cost you months of rent, legal fees, and property damage. The screening process is where a good manager earns their fee before a lease is even signed.

 

 

2.   They Know the Legislation — And Keep Up as It Changes

Western Australia’s tenancy laws have changed significantly in recent years. The 2024 reforms introduced new rules around rent increases, rent bidding, notice periods and tenant rights that every landlord needs to understand — whether they manage the property themselves or not.

A good property manager:

• Ensures every lease, notice and form complies with the Residential Tenancies Act 1987 (WA) and current regulations
• Uses the correct prescribed forms — including Form 10 for rent increase notices
• Advises you promptly when legislation changes and what it means for your property
• Manages the process correctly so you are never inadvertently non-compliant

Non-compliance can result in fines, unenforceable notices and tribunal proceedings that could have been avoided entirely. Legislation is not something to guess at.

 

 

3.   They Conduct Inspections That Actually Mean Something

Routine inspections are one of the most valuable things a property manager does — but only if they’re done properly.

A good property manager will:

• Conduct up to four routine inspections per year as permitted under WA legislation, with proper written notice to tenants
• Provide you with a detailed written report and photographs after every inspection
• Identify maintenance issues early before they become expensive problems
• Flag any lease breaches — unauthorised occupants, pets or alterations — and follow the correct process to address them

An inspection report that says “property is in good condition” with no photos and no detail is not a proper inspection report. You should be able to see exactly what was checked and what was found.

 

 

4.   They Manage Maintenance Properly — Not Just Pass It On

Every landlord expects their property manager to organise repairs. What separates a good manager from an average one is how they handle it.

A good property manager will:

• Have a network of reliable, licensed tradespeople who respond promptly and charge fair rates
• Obtain quotes for larger works and present them to you before proceeding
• Distinguish clearly between urgent repairs — which have strict legislative timeframes in WA — and routine maintenance
• Keep records of all maintenance requests, approvals and completed works
• Never authorise works beyond their agreed spending limit without your approval

Poorly managed maintenance costs landlords’ money through overpriced tradespeople, unnecessary works, and reactive repairs that could have been prevented with earlier intervention.

 

 

5.   They Manage Your Money Transparently

Your rental income should be paid to you on time, every time — with a clear, accurate statement that accounts for every dollar collected and every expense deducted.

A good property manager will:

• Disburse funds on a regular, agreed schedule
• Provide itemised monthly statements that are easy to read and reconcile
• Chase arrears promptly — a good manager contacts a tenant the day rent is overdue, not a week later
• Manage the bond correctly in accordance with the Bond Administrator requirements in WA
• Provide a clear end-of-financial-year statement to make your tax return straightforward

Rent arrears that aren’t chased promptly compound quickly. A tenant who is two weeks behind and not hearing from their property manager is a tenant who is learning that late payment has no consequences.

 

 

6.   They Communicate With You — Without You Having to Chase

This is what landlords mention most often when they switch property managers. A good property manager will:

• Keep you informed proactively — you should hear from them before you need to ask
• Respond to your calls and emails within one business day
• Advise you when a lease is coming up for renewal with enough time to make a considered decision
• Give you an honest market rent review at renewal — even if the news isn’t what you were hoping for
• Be available and accessible, not just during business hours

If you’re regularly chasing your property manager for updates, that is not normal and it is not acceptable.

 

 

The Real Cost of a Poor Property Manager

A poor property manager doesn’t just cause frustration — they cost you money. Vacancies that run longer than they should, maintenance that gets ignored until it becomes expensive, tenants who fall into arrears without consequence, and rent set below market value all quietly erode your return year after year. The fee you pay a property manager is not the cost of property management. The cost of poor property management is far higher.

 

What to Do If You’re Not Getting This

If you’re reading this and realising your current property manager isn’t delivering on these fundamentals, you have every right to make a change. Switching property managers in WA is a straightforward process and a good agency will manage the transition professionally with minimal disruption to your tenancy.

Need help managing your rental property? Our property management service is built around protecting your investment, keeping good tenants, and making sure nothing falls through the cracks. If you’d like an honest conversation about how your property is currently being managed — and whether we can do better for you — get in touch with the Maximus Real Estate team for a no-obligation chat.

 

This content is general in nature and is based on Western Australian legislation and market conditions as of 2026. Legislation and regulations change — always verify current requirements and seek professional advice appropriate to your circumstances. Maximus Real Estate does not provide legal, financial or investment advice.

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