Who is accountable for the property?
Ask who will manage the property day to day, who covers absences and who remains responsible when an issue moves between leasing, maintenance and accounts.
LANDLORD GUIDE · UNDERWOOD
Compare the management. Not just the fee.
Seven practical questions can reveal whether a property manager has the communication, systems and accountability required to protect the property over time.
FOCAL REAL ESTATEKnow the position. Make the right move.
Reviewed 28 September 2026 · General information for Queensland property owners
BEFORE YOU COMPARE AGENCIES
Start with the outcome the property needs.
A lower fee does not help if communication is inconsistent, maintenance drifts or the owner has no clear view of rent, risk and tenancy performance. Use the same questions with every agency so the comparison remains meaningful.
What evidence follows each routine inspection?
A useful inspection should identify condition, maintenance, emerging risk and follow up actions. Ask what the owner receives and how outstanding items are tracked.
How are rent reviews prepared?
The recommendation should use current comparable evidence, the property condition, tenancy circumstances and the timing rules that apply to the premises.
How is maintenance triaged and approved?
Clarify response times, approval limits, trade selection, emergency procedures and how the manager keeps both the owner and tenant informed.
How are arrears and compliance communicated?
Ask when the owner is notified, what records are kept and how the agency explains the available options without allowing routine issues to drift.
What is included in the fee?
Compare the full service scope, not one percentage. Confirm ongoing management, leasing, inspections, statements, tribunal work and any additional charges in writing.
What happens if the service is not working?
Read the appointment terms, notice requirements and handover process. A professional agency should be able to explain how records, keys, tenancy information and bond details will transfer.
CHANGING PROPERTY MANAGERS
A current tenancy does not prevent a professional handover.
The appointment terms and required notice should be checked first. Once the change is agreed, the outgoing and incoming parties coordinate the records, keys, tenancy information and required authority updates.
Ask for a written transition plan.
The Queensland Residential Tenancies Authority provides a Change of property manager or owner form for notifying the RTA about a change during an ongoing tenancy. The correct process depends on the appointment and the circumstances, so obtain advice where needed.
Focal can review the current position confidentially before you decide whether changing managers is appropriate.
Request a confidential reviewOfficial Queensland resources
RTA change of property manager or owner guidance
RTA guidance for living in the property and routine inspections
General information only. Requirements can change and the correct process depends on the tenancy and appointment.
PROPERTY MANAGEMENT REVIEW
Bring us the current position. We will help you compare it clearly.
The conversation can cover service, communication, rent, maintenance, tenancy risk, fees and the practical steps involved in a change.