How to Spot a Bad Property Manager

There are two types of property managers: the ones who manage your asset, and the ones who cost you money.

Here’s how to spot the latter before it’s too late.

1. They Don’t Return Calls or Emails

If you’re constantly following up, chasing updates, or wondering if they’ve fallen off the face of the earth that’s a red flag. Good managers are proactive. They communicate before you need to ask.

2. Your Rent Hasn’t Changed in 2 Years

Markets move. Costs increase. Your returns should, too. If your manager hasn’t reviewed the rent in the past 12 months, you're leaving money on the table. Rent reviews should be part of the job not a “nice to have.”

3. Vacant Properties Take Too Long to Lease

If you’re sitting at 4+ weeks vacant without a clear plan or explanation, something’s wrong. Either it’s overpriced, under-marketed, or both. A good manager addresses all three before week one is up.

4. They Keep Bringing You Problem Tenants

Bad tenants are rarely bad surprises, they’re bad screening. Consistent issues with rent, noise, or maintenance often stem from rushed applications and lazy background checks. You deserve better than “we had to fill it quickly.”

5. You Feel Like You’re Doing Their Job

If you’re approving every invoice, chasing arrears, or coordinating trades you’re not getting full-service management. You’re acting as the manager. That’s what you’re paying them for.

6. They Don’t Understand Legislation

Smoke alarms, water compliance, safety switches they’re not optional. If your property manager isn’t across the latest legislation, you’re at risk. Financially and legally. Ask what their compliance checklist looks like. If they can’t show you, that’s the answer.

7. You Don’t Know What They’re Actually Doing

Management should come with reporting. Not just rent receipts. We’re talking inspection reports, maintenance logs, arrears status, and lease expiry timelines. If you're unsure what you're paying for, you're probably overpaying.

The Bottom Line

You own the property. You shouldn’t have to manage the manager.

If any of the above sounds familiar, it’s time to move on. No conflict. Just clean handover, clear expectations, and better outcomes.

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