.svg)
Choosing the right property manager isn’t just about fees and flashy marketing. It’s about protecting your asset, ensuring consistent rental income, and fostering respectful, long-term relationships with your tenants. Unfortunately many Brisbane landlords don’t realise they’ve chosen the wrong manager until something goes wrong and by then the cost is already climbing.
At Homeward, we’re often approached by clients who have experienced poor service elsewhere. Over time, we’ve developed a clear understanding of what separates a reliable, proactive property management firm from one that simply collects rent.
Here’s your ultimate checklist for vetting a property manager whether you're searching for your first one or considering a change.
1. Portfolio Size & Staff Capacity
Ask: How many properties does each manager look after?
Many large property management companies overload their team with some managers handling over 150 properties. This often leads to slow responses, missed maintenance, and burnout.
Boutique agencies, like Homeward, limit portfolio sizes to ensure every property and landlord receives hands-on care and attention.
2. Communication Standards
Ask: How often will I hear from you—and through what channels?
You should receive:
Prompt replies to emails and calls
Regular inspection reports (with photos)
Updates on maintenance and rent payments
Notices of lease renewals, arrears, or issues
If they can't clearly outline their communication process, expect radio silence.
3. Tenant Screening Process
Ask: How do you assess tenant applications?
A good property management company will have robust screening processes, including:
Rental history & references
Employment and income verification
Background checks
Personal interviews
The wrong tenant costs far more than a week or two of vacancy.
4. Repairs & Maintenance Protocols
Ask: What’s your process for handling repairs?
Timely, well-managed maintenance keeps tenants happy and protects your property’s value.
Be wary of managers who:
Ignore tenant maintenance requests
Don’t have trusted trades
Fail to provide quotes or proof of work
At Homeward, we use a trusted local network and ensure all work is documented and pre-approved by the owner where necessary.
5. Inspection Frequency & Detail
Ask: How often do you conduct inspections? What do they include?
Routine inspections should occur at least 3–4 times per year and reports should include:
Date-stamped photos
Notes on condition, wear and tear, cleanliness
Tenant behaviour and concerns
Maintenance recommendations
Many agencies rush through inspections, but we treat them as a cornerstone of our proactive care.
6. Lease Management & Compliance
Ask: How do you handle lease renewals and legislative updates?
Queensland tenancy laws are evolving rapidly. Your property manager should stay fully across the Residential Tenancies and Rooming Accommodation Act, ensuring:
Proper notices are issued
Rent increases are compliant
Lease terms are in line with current legislation
Homeward ensures full compliance so you’re never caught off guard.
7. Fee Transparency
Ask: Can you break down your fees clearly?
Cheap property management often comes with hidden costs or poor service. Ensure:
There are no surprise admin fees
All costs are upfront
You know what you’re paying for
8. Track Record & Reputation
Ask: Can I see reviews or speak to other landlords you work with?
Look for consistency in:
Google reviews
Client testimonials
Referrals from buyer’s agents or sales agents
At Homeward, many of our clients come from word-of-mouth because landlords trust us to care.
When in Doubt, Choose Care Over Scale
Many landlords begin their journey by Googling "property management companies near me" but proximity means nothing if the agency won’t pick up the phone or protect your investment.
Whether you need residential property management, luxury property management or you’re simply searching for property management professionals who’ll treat your unit like their own Homeward is here to deliver.
We’re Brisbane-based, service-focused and committed to communication, transparency, and genuine care.
