A property manager is a licensed real estate professional who manages a rental property on behalf of the owner (landlord). Their role covers everything from finding and screening tenants through to collecting rent, coordinating maintenance, conducting inspections and handling disputes. This guide explains exactly what a property manager does, what they charge and when you need one.
What Does a Property Manager Do?
1. Tenant Sourcing and Screening
A property manager advertises the property, conducts open homes, receives and assesses applications, checks references, runs credit checks via TICA or Equifax and recommends the best tenant to the landlord. In Victoria, anti-discrimination laws apply throughout this process.
2. Lease Preparation
The property manager prepares the Residential Tenancy Agreement, condition report and all required disclosures. They ensure compliance with the Residential Tenancies Act 1997 (VIC) and any applicable regulations.
3. Rent Collection
The property manager collects rent, monitors arrears and follows the legal process for late payment — including breach notices, payment plans and VCAT applications when required.
4. Routine Inspections
Victorian law allows landlords (via their property manager) to conduct routine inspections no more than once every six months after the first three months of a new tenancy. The manager provides the required entry notice and prepares a condition report.
5. Maintenance Coordination
The property manager receives maintenance requests from tenants, coordinates trades, obtains quotes (for larger works) and manages urgent repairs within the legal timeframes required by the Residential Tenancies Act.
6. Compliance Management
Victorian rental compliance now includes gas and electrical safety checks, smoke alarm compliance, pool and spa barrier compliance and minimum standards for heating, ventilation and more. A good property manager tracks and manages all of these obligations.
7. Lease Renewals and Rent Reviews
The property manager manages lease renewals, conducts rent reviews with reference to the market and prepares rent increase notices with the required 60 days notice.
8. Dispute Resolution and VCAT
If a dispute arises between landlord and tenant, the property manager represents the landlord at VCAT (Victorian Civil and Administrative Tribunal) hearings.
How Much Does a Property Manager Charge in Victoria?
| Fee Type | Typical Range (VIC) |
|---|---|
| Management fee | 7-10% of weekly rent + GST |
| Leasing fee | 1-2 weeks rent + GST |
| Lease renewal fee | $100-$300 + GST |
| Routine inspection fee | $50-$150 per inspection |
| VCAT attendance fee | $150-$500 per appearance |
Frequently Asked Questions
Do I need a property manager in Victoria?
You are not legally required to use a property manager. Many landlords self-manage successfully. However, you are legally responsible for all compliance obligations whether or not you use a property manager — so if you self-manage, you need to understand your obligations thoroughly.
Can I switch property managers in Victoria?
Yes. You can switch property managers by giving written notice under the terms of your management agreement (typically 30-90 days notice). Your new property manager will handle the transition and introduce themselves to your tenant.
What is the difference between a property manager and a real estate agent?
All property managers are licensed real estate agents, but not all real estate agents are property managers. Property management is a specialist function within real estate that requires specific knowledge of tenancy law, compliance and dispute resolution.
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