Two very different roles. One helps you make the right property decision. The other manages your property once you own it. Here is exactly what each does, when you need each, and how Collings covers both sides of the equation.
What Is a Property Manager?
A property manager looks after your investment property on a day-to-day basis. Their responsibilities include finding and screening tenants, collecting rent, managing repairs and maintenance, conducting inspections, handling arrears, and managing lease renewals. They charge an ongoing management fee — typically 6-10% of weekly rent in Victoria.
What Is a Property Advisor?
A Collings Property Advisor helps you make the right decision before and during a property transaction. For a fixed fee of $4,500 + GST, a property advisor provides independent assessment, negotiation strategy, market value analysis, offer preparation, contract guidance and investment analysis. They work with you during the buying or selling process — not the ongoing management of the property afterward.
When Do You Need Each?
| Situation | Who You Need |
|---|---|
| Found a property and want to know if it is worth buying | Property Advisor |
| Want to negotiate the best price on a property | Property Advisor |
| Want to sell your property and need strategy advice | Property Advisor |
| Already own an investment property and need a tenant | Property Manager |
| Need rent collected and repairs managed | Property Manager |
| Want to self-manage your rental | Neither — use landlord CRM software |
Common Mistakes Property Owners Make
- Confusing property advisors with property managers and not getting independent buying advice
- Paying for full buyers advocacy when a property advisor would have been enough
- Not getting independent advice on investment potential before buying
- Choosing a property manager based on fees alone rather than performance
How Collings Covers Both
Collings offers both Property Advisory (for buying and selling decisions) and Property Management (for ongoing rental management of investment properties in inner-north Melbourne and surrounds). If you are buying an investment property, a Collings Property Advisor helps you buy it right — and Collings Property Management can look after it once you do.
Frequently Asked Questions
Can a property manager advise me on whether to buy a property?
No. Property managers are licensed to manage tenancies, not to provide independent buying or negotiation advice. Those are completely separate services.
Do I need a property manager if I self-manage?
No. Self-managing landlords use landlord software and CRM tools instead. Collings provides both options — full property management and the GeeVee landlord platform for those who prefer to self-manage.
Need help buying an investment property the right way? Book a Collings Property Advisory consultation for $4,500 + GST. Visit collings.com.au/portal to get started.
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