Changing managers takes one message.
- 1Tell me
- 2We give notice to your agency
- 3We connect with your tenant
No lock-in · 30 days' notice · fees and details below
The fee is only part of it. Here's the cost over three, five and ten years.
A cheaper-looking fee can cost you more once you add rent left on the table, how often the property is re-let, and the weeks it sits empty in between. Change any number below to match your own experience.
Scenario: the other agency gets $10 a week less rent, re-lets twice as often and has two vacant weeks each time. These are illustrations, not facts about any particular agency.
| Other agency | Raine & Horne | |
|---|---|---|
| Rent collected / yr | – | – |
| Management fees / yr | – | – |
| Letting and renewal fees / yr | – | – |
| Admin / yr | – | – |
| Net to you / yr | – | – |
Industry figure: about 35% of property managers turn over each year (Macquarie Benchmarking, FY2023). 23% of Queensland property managers were seriously considering leaving the industry (REIQ survey). Expected managers = 1 + 0.35 × years, rounded. It's an estimate, not a promise.
Talk it through with LouieYour property's condition shapes its future. Future rent and capital growth both depend on the condition of your property. We know that, and we're here to look after one of your biggest assets.
Why landlords choose us, and more importantly, stay with us
I sell property. Our property management team looks after it, and I'll introduce you to them personally. Here's what they do differently. Tap any item to read more.
An office doesn't stay the biggest for that long by accident. It takes procedures that work every time: consistent tenant screening, inspections that happen when they should, rent that's followed up the day it's late, and maintenance that's quoted before it's done. It also takes people who stay long enough to know how things are done here.
It takes a reputation, too. Much of our new business comes by word of mouth: owners who recommend us to friends, tenants who look after homes they're proud to rent, and trades and neighbours in Toowong, Taringa, Indooroopilly, St Lucia and Auchenflower who know our name. We've worked hard for that reputation over two decades.
01A team that stays
Our property managers have been with the business for more than six years on average. Across the industry, about a third of property managers change jobs every year, so most landlords have to re-explain their property to someone new again and again.
Here you have one dedicated manager who knows your property and your tenant, with a trained team behind them who keep up with legislation and best practice.
02One point of contact
You deal with one person who answers for your property. Before you join, I introduce you to our New Client Consultant, who handles the move from your current agency. Once your tenant is settled, she introduces you to the property manager who will look after it from then on.
03Smarter maintenance
Maintenance is usually a landlord's biggest variable cost, and the management fee doesn't show it. We run repairs through Tapi, which diagnoses the problem quickly, gets accurate quotes and reports back clearly. You see what's happening and what it costs before work goes ahead.
04Proactive leasing
Empty weeks cost more than almost any fee. We market your property to reach the widest pool of tenants, with professional photography and virtual tours, and we screen every applicant thoroughly. We aim for the highest rent the market will support and adjust only if the interest isn't there.
We've managed rentals in inner Brisbane for more than 20 years and lease a high volume of properties through this office, so there are more enquiries, more people at each inspection and more good applications to choose from.
05Inspections and compliance
Routine inspections and compliance checks are included, with no per-inspection charge. You get a report on your property's condition, and issues are picked up while they're still small.
06Rent on time
When rent is late, the tenant gets an automatic reminder and we follow up promptly, so arrears are dealt with in days, not left for weeks.
07Bills handled
We pay your rates, water and body corporate levies from the rent, so nothing is missed and everything shows in one statement. Your end-of-financial-year statement is free.
08Your portfolio, any time
The PropertyMe app gives you round-the-clock access to your statements, invoices and inspection reports. You don't have to wait for someone to email them to you.
09Clear fees, nothing hidden
| Management and rent collection | 5.95% + GST |
| Letting fee | 1 week's rent + GST |
| Lease renewal | ½ week's rent + GST |
| Admin | $5.50 a month |
| Routine inspections | Included |
| End-of-financial-year statement | Included |
Marketing is quoted separately for each property, for example a realestate.com.au listing, photography and a virtual tour, so you only pay for what your property needs.
10Rent kept at market
Every time a lease comes up for renewal or the property is re-let, your rent is reviewed independently against current comparable rentals, so it stays at market rent. We send you the evidence and a recommendation, and nothing changes unless you agree.
If you'd rather keep a good tenant at a lower rent, that's your call, and we'll respect it. What you won't get is a property quietly falling behind the market because nobody checked.
What landlords and tenants say about the team
Happy tenants stay longer and look after your property, which means fewer empty weeks for you. So these include both. Swipe for more, or tap a name to filter.
Megan Zelauhi puts the REAL in Real Estate! I have never met a more knowledgeable agent; Megan is up to date with all rental requirements and nothing was too much trouble. Her contact list of trades (who were excellent and well-priced) helped us get our apartment prep over the line for our first tenants. I cannot recommend Megan enough, if you are letting through another agency, I recommend you change today!
We changed real estate agents and as soon as we moved across to Raine & Horne Brisbane West Megan and her team have absolutely gone above and beyond to resolve all the existing issues and achieve great results.
The actually manage, and don't just take their commission. There is always somebody to answer questions, and I have found every staff member there to be polite and helpful.
We also fortunately have received a great rental return on our property that the other 'upmarket' real estate our property was leased through prior to R&H was not getting!
The team at Raine & Horne and especially Megan, were fantastic from the start. They were happy to take on the management of my property, handled the outgoing tenant's exit process smoothly, and promptly found a new tenant—all while I was still overseas.
We have been with Raine and Horne Brisbane West for about 10 years, with gaps for times when our unit was not up for rent. They have been wonderful to deal with, nothing is too much trouble. Communication is excellent and paperwork is seamless.
I have been with Raine and Horne for over two years and have found Megan Zelauhi and Alicia Wright to be highly professional and reliable property managers. I feel quite comfortable that the property is being managed within the complex legal framework that governs rental properties these days.
The customer service I've received from Megan and Tania is outstanding. Megan helped me organise everything I needed to get my unit in Holland Park West onto the rental market... Same with Tania who is managing the rental seamlessly.
I am a repeat customer and would highly recommend Raine & Horne Brisbane West. They genuinely care about the property, owner and tenant and are fantastic to deal with.
These guys are so good. Megan Zelauhi in particular did a fabulous job getting our apartment fully renovated, dealt with all the trades and then rented it quickly for a very good rate.
Megan and the team in rentals are excellent and I would highly recommend them as property managers. I've found them to be very professional, communicative, completely on top of things and they have made sure my property is well looked after, which brings a great sense of ease since I don't live in Brisbane.
Our rental manager Alicia is great and always quick to respond who is the reason I entrusted the team with another rental which has been rented out after one opening by Megan and the team.
Alicia Wright from Raine & Horne Brisbane West was fantastic throughout our tenancy! She was easy to communicate with, proactive and understanding to us as tenants.
I have worked with Tania Gillespie as a property manager for several years (as a tenant) across multiple properties and have found her to be the best property manager I have ever worked with.
We lived in a property managed by Tania for about 8 years. Tania was wonderful to deal with during that time - responsive, courteous, helpful and professional.
I rented an apartment in Toowong for four years, and always had great experiences with our property manager Tania. Every maintenance request we made was quickly approved and carried out.
Frequently asked questions
01What's involved in changing property managers?
Less than most landlords expect, and no agency can lock you in. In Queensland, a continuing management appointment can be ended with 30 days' written notice. Once that notice period is up, your property moves across to us.
You don't have to handle it yourself. We'll draft the notice for you, or, with your written authority, contact your current agency on your behalf. All you need to do is confirm you're moving.
We look after the tenant side well before the changeover. We tell your tenant in writing, update the bond records with the Residential Tenancies Authority, and arrange the handover of keys, the lease and the property file. From the changeover date, rent is paid into our trust account. Your tenant's lease carries on unchanged.
Check your current agreement for a fixed term or any termination fee before you give notice. I'm happy to look at it with you.
02How do you decide what rent to charge?
We compare your property with similar rentals that are leased or advertised nearby right now, then weigh its condition, features and current demand. We list at the highest rent the market will support and only adjust if the interest isn't there. The rent is reviewed again at every renewal and re-let, and it only changes if you agree. In Queensland, rent can be increased no more than once every 12 months.
03How long will it take to find a tenant?
It depends on the season, the price and how the property presents. A well-presented property at the right rent in our suburbs usually attracts applications within the first week or two of marketing. We start marketing before the current tenant leaves wherever we can, so there are as few empty weeks as possible.
04How are tenants selected?
Every applicant is checked: identity, rental history and references, income and ability to pay, and tenancy database records. We give you a shortlist with our recommendation, and you make the final decision.
05How can I be sure the tenant is looking after the property?
A detailed entry condition report with photos is done before the tenant moves in. After that, routine inspections are carried out (Queensland law allows one every three months at most), each with a written report and photos. Small issues are raised early rather than discovered when the tenant leaves.
06How are maintenance and repairs handled?
Tenants lodge requests online and we manage them through Tapi, which diagnoses the problem, gets accurate quotes and tracks the repair through to completion. Urgent repairs are arranged straight away, as the law requires. For anything non-urgent, you approve the cost before work goes ahead.
07What if my tenant doesn't pay the rent on time?
Rent is monitored every day. As soon as a payment is missed, the tenant gets an automatic reminder and we follow up personally. If arrears continue, we issue the formal notices under Queensland tenancy law and keep you informed at each step.
08Do I need landlord insurance?
We strongly recommend it. Landlord insurance can cover lost rent, malicious damage and liability that building insurance usually doesn't. Talk to an insurer about the right policy for your property.
09Should I accept pets?
Since 2023, Queensland tenants have been able to ask to keep a pet, and a landlord can only refuse on specific grounds set out in the law. Being open to pets also widens your pool of tenants. We'll explain the rules and help you set reasonable conditions.
10What if I decide to sell?
That's where I come in. Because we manage the property, we already know its condition and the tenancy. We can plan a sale around the lease, whether that means selling with the tenant in place to an investor or selling vacant, and handle the tenant properly throughout.
Another question? Ask me: 0459 391 947 · louie.m@brisbanewest.rh.com.au
Just curious? Get an appraisal range.
Not ready to change anything? Tell me the address and I'll send you a range, based on recent comparable rentals or sales. Nothing more unless you ask.
I'll be in touch personally with your range. If you'd rather talk now, call me on 0459 391 947.