How to Know If Your Property is Being Managed Well

As a landlord, your investment property should be working for you—not causing stress, uncertainty, or financial loss. Yet, the reality is that not all property management services are created equal. Some agents will go above and beyond, treating your asset like their own, while others can leave you frustrated, under-informed, and out of pocket.

If you’ve ever wondered whether your property is being managed as well as it could be, you’re not alone. Many landlords quietly question the value they’re receiving but aren’t sure what “good” really looks like.

At Opal Realty, we manage hundreds of rental properties across Secret Harbour, Golden Bay, Singleton, Karnup, Baldivis and the Rockingham and Mandurah region and beyond. Over the years, we’ve heard countless stories from landlords who only realised after changing to us how poorly their property had been managed before.

This article will help you understand the key signs of excellent property management—and the red flags that suggest it may be time for a change.

1. Communication: Are You Being Kept in the Loop?

What Good Looks Like

• Regular updates: A professional property manager provides ongoing communication—not just when there’s a problem. Expect monthly or fortnightly rent statements, routine inspection reports, and updates on maintenance.
• Clear explanations: Jargon-free, straight-talking advice that helps you make informed decisions.
• Availability: You should know who your property manager is, and they should respond promptly to calls and emails.

Warning Signs

• You only hear from your agent when rent is overdue.
• Messages go unanswered for days (or weeks).
• You’re constantly chasing them for information.

Tip: If you feel like you’re “bothering” your property manager by asking questions, that’s a major red flag.

2. Tenant Selection: Are They Finding the Right People?

Tenants can make or break your investment. A good property manager doesn’t just fill a vacancy quickly—they find the right tenant.

What Good Looks Like

• Comprehensive screening: Every applicant should be checked against tenancy databases, employment verified, references confirmed, and rental history reviewed.
• Quality over speed: Filling a property quickly is important, but not at the expense of securing reliable tenants who respect your property.
• Transparency: You should be provided with a summary of applicants and recommendations before approval.

Warning Signs

• Tenants are regularly late with rent or breaking the lease early.
• You aren’t consulted before tenants are approved.
• You feel like your property is treated as “just another rental,” not your valuable investment.
  
  

3. Rent Collection & Arrears Management

What Good Looks Like

• Efficient systems: Rent is collected promptly and disbursed on time.
• Proactive arrears management: If a tenant falls behind, action is taken immediately—reminders, breach notices, and clear communication.
• Consistency: You’re never left guessing when or if rent will arrive.

Warning Signs

• Late payments are brushed off as “normal.”
• You discover arrears only when they’ve spiralled into serious debt.
• Your statements are confusing or inaccurate.
  
  

4. Maintenance & Repairs: Are Issues Handled Quickly and Cost-Effectively?

Property maintenance is one of the biggest pain points for landlords. Poorly managed repairs can erode trust, annoy tenants, and damage your asset.

What Good Looks Like

• Prompt response: Tenants’ requests are acknowledged quickly, with urgent issues addressed immediately.
• Trusted trades: Your property manager works with reliable, reasonably priced local trades.
• Consultation: You’re kept informed of costs and options before work is carried out (unless it’s an emergency).
• Preventative maintenance: Routine checks catch small issues before they become expensive problems.

Warning Signs

• You receive surprise invoices with no prior discussion.
• Tenants complain about unaddressed issues.
• You suspect maintenance costs are inflated.

5. Routine Inspections: Are They Protecting Your Asset?

Routine inspections aren’t just about ticking a box—they’re your property’s health check.

What Good Looks Like

• Regular inspections: At least 3-4 per year, depending on lease terms.
• Detailed reports: With photos, commentary, and any recommendations for upkeep.
• Fair balance: Respecting tenants’ privacy while protecting your asset.

Warning Signs

• You never receive written reports.
• Inspections seem rushed or inconsistent.
• Damage goes unnoticed until it’s too late.
  
  

6. Financial Management & Reporting

Your investment’s financial performance depends on accurate, transparent reporting.

What Good Looks Like

• Clear statements: Monthly or fortnightly income and expense statements you can actually read.
• End-of-year summaries: To make tax time simple.
• Advice on rent reviews: Ensuring your property keeps pace with the market.

Warning Signs

• Statements are confusing, incomplete, or always late.
• You feel in the dark about your property’s true performance.
• Rent increases are overlooked, leaving money on the table.
  
  

7. Vacancy Rates & Marketing

When your property is vacant, it’s costing you money. Marketing and tenant placement is where you really see the difference between an average agent and a great one.

What Good Looks Like

• Professional marketing: Quality photos, compelling copywriting, strong online presence.
• Active promotion: Listings on all major portals, social media exposure, tenant databases.
• Realistic pricing: Backed by market data, not guesswork.
• Fast turnaround: Properties rarely sit vacant for long.

Warning Signs

• Poor photos or half-hearted marketing campaigns.
• Long vacancy periods with little explanation.
• You’re pressured to drop the rent significantly without strategy.
  
  

8. Compliance & Legal Knowledge

Property law is complex and ever-changing. A good property manager protects you by keeping everything compliant.

What Good Looks Like

• Up-to-date knowledge: Compliance with tenancy laws, safety standards, and local regulations.
• Lease documentation: Clear, watertight agreements that protect your interests.
• Bond management: Lodged and managed properly.

Warning Signs

• You hear of legal breaches only after receiving notices or fines.
• Lease agreements seem generic or incomplete.
• The agency seems unsure about legislation changes.
  
  

9. Value for Money: Are You Getting What You Pay For?

The cheapest property manager isn’t always the best. In fact, cutting corners often ends up costing landlords far more in the long run.

What Good Looks Like

• Transparent fees: Clear, competitive pricing with no hidden extras.
• Service delivery: The agency consistently delivers on what they promise.
• Proactive approach: They actively work to protect and grow your investment.

Warning Signs

• Hidden fees appear on your statement.
• You feel like “just a number.”
• You’re constantly questioning what you’re paying for.
  
  

10. Gut Check: Do You Feel Confident?

Sometimes, it comes down to instinct. If you’re constantly second-guessing your property manager, it may be time to reassess.

Ask yourself:

• Do I trust my agent?
• Do I feel confident my property is in safe hands?
• Am I getting peace of mind—or constant stress?

Why Landlords Choose Opal Realty

At Opal Realty, we pride ourselves on offering a premium property management service that balances professionalism with a genuine, personal touch. Here’s what sets us apart:

• Dedicated property management team: Our managers are not distracted by sales—they live and breathe property management.
• Local expertise: We know Secret Harbour, Golden Bay, Singleton, Karnup, Baldivis, the Rockingham and Mandurah regions and surrounding suburbs inside-out.
• 24/7 commitment: We’re here when you (and your tenants) need us most.
• Transparency: No smoke and mirrors—just clear communication and honest advice.
• Proven results: Our landlords enjoy low vacancy rates, long-term tenancies, and strong returns.

Your investment property is one of your biggest assets. Entrusting it to the wrong property manager can cost you financially and emotionally. But with the right team, it can be a stress-free, wealth-building experience.

If reading this article has raised doubts about your current property manager, that’s worth paying attention to. Don’t settle for “average.” You—and your investment—deserve better.

Thinking of making a change? The Opal Realty team is here to help. Switching to us is seamless, and we’ll handle the entire process on your behalf. Get in touch today for a confidential, obligation-free chat about how we can maximise the performance of your investment property. Contact us on (08) 9524 9899 or admin@opalrealty.com.au.