Talking Property Management
Welcome to Talking Property Management the podcast that dives into the untold stories and challenges of property management in Brisbane. Hosted by Samantha Eason, Principal and Licensee of Exclusively Managed, this show peels back the curtain on the not-so-pretty side of managing investment properties and mistakes made in the business.
From tricky tenants, untrained property managers, to unexpected maintenance disasters, Samantha brings her expertise and unfiltered insights to the table, offering listeners a behind-the-scenes look at the realities of property management.
Whether you're an investor, a landlord, or just curious about the industry, Talking Property Manager delivers honest conversations, practical advice, and a touch of humor to navigate the ups and downs of property management in Brisbane's unique market.
Join Samantha as she shares stories, tips, and solutions to help you tackle the challenges and make the most of your property investments.
And who knows, she could be talking about your property manager on the next episode.
Talking Property Management
Beyond Autopilot: Why Property Condition Matters in Today's Brisbane Market
The Brisbane rental landscape is shifting dramatically. Gone are the days of automatic rent increases and desperate tenants competing for any available property. We're witnessing a market plateau across Brisbane and surrounding suburbs, where rents are holding steady and tenants have more choices than ever before.
For property owners, this fundamental shift demands a new approach. Your investment can no longer run on autopilot—it requires active positioning to stand out in an increasingly competitive marketplace.
The difference between a property that sits vacant for weeks and one that attracts quality tenants comes down to condition, compliance, and presentation.
What exactly are tenants looking for? We discuss this in this episode.
Ready to ensure your investment stays ahead of these market shifts? Reach out to our team for personalised guidance on making your property stand out in Brisbane's evolving rental landscape.
If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email samantha.eason@exclusivelymanaged.com.au or visit https://www.exclusivelymanaged.com.au/
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Welcome back to Talking Property Management. This is the podcast where we dive into real issues shaping the property management industry, from legislation to leasing trends and everything in between. I'm your host, samantha Eason, and in today's episode we're tackling a shift that every property investor in Brisbane needs to be across. Rental prices are no longer on the rise. Well, what I mean by that is, in many Brisbane suburbs and the surrounding areas, we're now seeing the market plateau, with rents holding steady and competition is creeping in. So what does that mean for property owners? It means it's no longer just about waiting for the market to go up. You now need to actively position your property to stand out, and that starts with condition compliance and presentation. So let's talk about what that really looks like out. What that really looks like.
Speaker 1:If your investment property has been just getting by, maybe it's with tired walls, old carpet, maintenance pushed to the side that's going to start costing you. Tenants have more choice now and they're choosing based on value, not just price, and one of the most common conversations we're having with owners right now is what can I do to improve my property without over-capitalizing? You might be surprised how far a simple repaint and new carpet can go. A fresh coat of paint immediately gives the impression of care, light and cleanliness. New carpet well, it changes the entire feel of the home Soft, modern and inviting. Often these updates alone can position your property at the top end of the rent bracket for your area or even reduce vacancy times by weeks. Either way, that's money in your pocket. So let's talk about expectations. Tenants today expect more than they did 10 years ago, and sometimes that's not a bad thing. With rising living costs and tighter budgets, your tenants are becoming far more selective. They want value for money and they're actively comparing things like heating and cooling, modern appliances, secure, well-maintained properties, clean finishes and neutral styling and functional outdoor areas. They're asking the questions is this place compliant, does it feel safe and will I be comfortable here in the summer and in the winter? They're not always luxury requests. They're basic expectations, and if your property doesn't tick the right boxes, you'll lose high quality tenants to ones that does.
Speaker 1:So how do you navigate this shift as a property investor? If I'm going to be honest, it comes down to mindset. You cannot treat your rental property like a passive income stream that runs on autopilot. You need to treat it like it's a business. That means proactively investing in it, not reactively fixing it only when things break or tenants leave. Only when things break or tenants leave, meet the market, respect tenant expectations and don't let outdated fixtures and avoidable wear and tear damage your reputation or your returns.
Speaker 1:And it's not just about tenant satisfaction, it's also about compliance. As of 2024, minimum housing standards are now law in Queensland and they apply to every new lease. That includes everything from secure locks and working plumbing to weatherproofing and ventilation. If your property doesn't meet these standards, you risk not just longer vacancy but actual legal and financial consequences. I've seen cases where tenants have applied to QCAT for compensation and win. I've seen cases where tenants have applied to QCAT for early break leases due to substandard conditions and win, conditions and win. Don't let that be you.
Speaker 1:What's the solution, samantha? You're doing these podcast episodes about this situation with the legislation and the changes in the market. So what's the solution? It's easy. You don't always need a new kitchen or a new bathroom. In most cases, the return isn't even worth it unless it's non-functional. But here is what does work fresh paint, new carpet or flooring, repairing or replacing anything that is broken, updated blinds and curtains, ceiling fans and working lights, replacing worn fittings, even just doing a tidy up of the exterior. Those things tell a tenant that this property is cared for and you'll be comfortable here. That means for you as an investor, extra rent.
Speaker 1:I know it's really difficult to say those things without actually looking at your investment as a whole, but if I'm going to be completely honest, if there's anything broken in an investment property, you should be getting it fixed. You don't need to upgrade it, you don't need to repaint it. In most circumstances, you just need to ensure that anything broken is fixed, and unfortunately it does come at a cost, but the consequences can be so much worse. It is really important now than ever to ensure that your property is ahead of the market. Property is ahead of the market because in the situation that we're in, with the rents now staying put, we're not seeing $100, $200 a week increases anymore. We're seeing tenants come to properties and they're choosing not to rent them.
Speaker 1:It's no longer a housing issue and, as I've been saying for a while, it is an affordability issue. If tenants can't afford to live in your property, they will not be getting that property as their next home. But if you're not presenting your property to the high caliber of tenants that can afford it, you're missing your market. There's nothing wrong with spending money to make money, but it's also important that your home meets legislation. If you're unsure where your property sits or what the smallest improvements are, reach out to our team. I'll guide you through what's essential, what's worth upgrading and what to leave alone. We need to stay compliant and we need to stay ahead of the market. Thank you for listening to this episode on Talking Property Management. I'm Samantha Eason and if you need anything, please feel free to reach out.
