Big logos can look safe, but your investment relies on quiet details that either get done right or cost you thousands. We pull back the curtain on franchise property management and show how task-based systems, rotating files and vague “internal reviews” can turn simple admin errors into lost rent, rejected insurance claims and broken tenant relationships. The story starts with a single breach notice issued incorrectly, then unravels into weeks of arrears and money the owner never sees.

Across the conversation, we map the weak points most landlords never get told about: fragmented teams where one person handles leasing, another handles routines, someone else emails owners, and a different voice talks to tenants. That fragmentation hides accountability. We share recent takeovers where exit reports said “clean” while kitchens and carpets told a different story, and where missing items slipped through because no one cross-checked entry and exit reports properly. When insurers later ask for precise dates, amounts and notices, the paperwork collapses under scrutiny.

We contrast that with a boutique, relationship-first model: one manager who knows your tenant by name, can recite the rent without opening the system, and keeps inspection, arrears and maintenance in the same tight loop. When legislation shifts, processes are rebuilt, not glossed over. When a mistake happens, it’s owned and fixed. You hear the practical questions to sanity-check your current provider: who issued the last breach, who did the last routine, what maintenance is outstanding. If those answers require four names, you know the risk you’re carrying.

If you’re ready to trade volume for stewardship and safeguard your returns with proper notices, clean reports and clear communication, press play and see what accountable property management feels like. Subscribe for more honest takes, share this with a landlord who needs it, and leave a review to help others find the show.

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If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Think the big real estate brand keeps your property safe? We unpack why that comforting promise often cracks the moment you look behind the logo. Sam sits down with Brittany who spent most of her real estate career inside franchise offices, to map how the franchise structure really works, why oversight is thinner than you think, and how that gap translates into missed inspections, delayed rent reviews, and reactive maintenance that chips away at returns.

We start with the illusion of safety: the polished ads, the templated sites, the promise of a corporate safety net. Then we show the engine underneath independently owned offices with full control over staffing, training, workload, and priorities.

If you want a property manager who protects asset value rather than just ticking boxes, this conversation gives you the script. Ask who owns the office, who oversees your file, and how handovers, trust accounting, and maintenance workflows are reviewed. Don’t buy the logo hire the team, the process, and the proof.

If this helped you see the structure more clearly, follow the show, share it with a fellow investor, and leave a quick review to tell us what you want unpacked next.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Tired of “good enough” exit reports that lead to bond disputes, frustrated tenants, and falling asset value? We pull back the curtain on how thorough exit condition reports protect owners, respect tenants, and set the next lease up for success, without excuses or shortcuts. From verifying cleaning and distinguishing fair wear from grime, to setting clear outdoor standards and documenting maintenance and safety, we walk through a practical framework that keeps properties clean, functional, and ahead of the market.

We talk candidly about the rise of rushed, 15 minute exits and why that habit is costing landlords! You’ll hear how to assess cleaning against the original entry standard, why an invoice isn’t proof of quality, and how to insist on re cleans when work falls short. 

Expect clear, actionable steps for owners and property managers who want better outcomes: ask for full photo reports, compare against entry, log even minor defects, test appliances, and close the loop with follow up. 

If this resonates, follow the show, share it with a fellow investor, and leave a quick review to help more landlords find practical, no nonsense property management advice.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Ready for a property bombshell that could save you $150,000? 

Drawing from years of industry experience, we meticulously dismantle the glossy marketing facade to reveal how developers, builders, and agents systematically extract massive profits from unwitting buyers. 

Using real figures and concrete examples, we demonstrate how a home that should cost around $680,000 (land at $400,000 plus construction at $280,000) mysteriously transforms into an $830,000+ "package deal" with that extra $150,000 benefiting everyone except you.

But knowledge is power, and this episode arms you with actionable alternatives. By purchasing land separately and working directly with builders, you can potentially save enough to fund a second investment property or significantly upgrade your home's finishes. 

Don't fall for the marketing hype that makes someone else wealthy at your expense. Take control of your property journey by understanding how the game really works and choosing to play by your own rules instead.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

The decisions I’ll be reading from today are public rulings published by the Queensland Civil and Administrative Tribunal (QCAT). Everything I share is my own commentary and my opinion only. It should not be taken as legal advice. If you’re facing a similar issue, please seek independent legal advice or guidance specific to your situation.

Ever wondered how a tenant who's 49 days behind in rent could avoid eviction? This fascinating deep dive into a real QCAT case reveals exactly how a simple procedural error by a property management agency cost their landlord client what should have been a straightforward termination.

The devil truly is in the details when it comes to residential tenancy law.  By posting the notice rather than hand delivering it, and not accounting for delivery time in their calculations, they fell one day short of legal requirements. That single day meant the difference between success and failure at tribunal.

What makes this case particularly illuminating is how it demonstrates the strict, prescriptive nature of tenancy legislation across Australia. Despite the property manager's appeal argument that the tribunal should consider "the substantial merits of the case," QCAT firmly held that mandatory notice periods cannot be waived or overlooked. The law is the law – not a grey area.

This episode offers invaluable lessons for property investors, managers and tenants alike. We explore best practices for issuing notices, common mistakes to avoid, and why understanding the difference between "issuing" and "giving" a notice matters. Whether you're managing properties professionally or simply want to better understand your rights, this breakdown of a real case reveals why attention to detail can make or break your position at tribunal.

Have you encountered similar situations where technical details impacted a tenancy dispute? Share your experiences or questions with us – we'd love to hear your five cents on the matter!

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

The decisions I’ll be reading from today are public rulings published by the Queensland Civil and Administrative Tribunal (QCAT). Everything I share is my own commentary and my opinion only. It should not be taken as legal advice. If you’re facing a similar issue, please seek independent legal advice or guidance specific to your situation.

Ever wondered what happens when a $2,000 water bill lands after tenants move out? Dive into the fascinating world of rental disputes as I dissect a real QCAT case that exposes critical gaps in property management practices.

While the property managers claimed no maintenance was ever reported, the tenants insisted they'd flagged the problem multiple times. With no written documentation to support either side, the tribunal had to determine who should bear the cost of the excessive water charges. The outcome reveals how crucial proper documentation and proactive management truly are.

What makes this case particularly compelling is how it highlights everyday vulnerabilities in rental management. When the adjudicator ruled the tenants should only pay $200 of the nearly $1,900 claimed, it wasn't just about a leaky toilet - it was about who carries the burden of proof in these disputes. 

As property managers, we must learn from these lessons. Are your maintenance reporting processes robust enough to withstand tribunal scrutiny? Do you follow up routine inspections with written confirmation of what was or wasn't reported? These simple steps could save thousands in disputed charges and protect your relationship with both landlords and tenants. 

Listen now to gain valuable insights that could transform your approach to property management and dispute resolution. How would your processes hold up if challenged in QCAT tomorrow?

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Have you ever wondered what actually happens when your property manager conducts inspections at your rental? The truth might shock you.

We recently went undercover to witness firsthand how agencies handle property viewings when landlords aren't watching, and what we saw was nothing short of appalling. At one viewing, more than 20 strangers were allowed to crowd through a tenant's home simultaneously, shoulder to shoulder, with zero supervision. The agent remained outside the entire time, completely abandoning their responsibility to protect the property and tenant's belongings.

The ripple effects of such negligence are far reaching. Current tenants feel violated and are less likely to renew leases. Quality applicants walk away from chaotic viewings, leading to longer vacancies and weaker tenant pools. Security risks multiply when crowds aren't properly supervised, potentially resulting in theft or property damage. And while the agency may conduct the viewing, it's ultimately the landlord who bears the financial and reputational consequences.

This isn't an isolated incident. From agents who never show up to those who ask tenants to conduct viewings themselves, we've witnessed a pattern of negligence that puts investments at serious risk. At Exclusively Managed, we take the opposite approach, conducting structured viewings with limited numbers, respecting tenant privacy, and ensuring every aspect of your property is protected with professional care.

Your investment deserves better than what we witnessed and have witnessed before.

If you're ready for property management that treats your rental with the respect and professionalism it deserves, contact Exclusively Managed today. 

We'll safeguard your investment with the care, control and accountability that every property owner should expect.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Ever wonder if your investment property is actually performing to its potential? You might be shocked to discover the truth.

Many landlords are unknowingly hemorrhaging money, not in small drips, but in gushing streams of $50 to $100 per week below market rent. That seemingly minor discrepancy compounds dramatically over time, potentially costing you $26,000 over a five-year tenancy. For multi property investors, these losses can easily exceed $50,000; enough for a substantial home renovation or even a deposit on another investment property.

The culprits? We will discuss in depth in this episode!

This episode will have you thinking, do you need to review your current arrangements today and ask yourself: how much are you willing to lose before making a change?

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Ever wondered what property managers really think about owners and tenants? Samantha Eason pulls back the curtain on the property management industry by sharing candid complaints from real property managers and then explains why most of these frustrations stem from communication failures rather than difficult clients.

The episode serves as both a reality check for property managers and an eye-opener for property owners. By understanding that property management isn't just about managing properties but about managing expectations, emotions, and everyday challenges, all parties can work toward more productive relationships. 

Most compelling is Samantha's analysis of how property managers often create their own problems. When trades disappear, it's frequently because they're tired of waiting weeks for payment. When owners seem difficult about maintenance quotes, it's often because no one properly explained the trade-offs between cost, quality, and urgency. And when tenants become hostile, it typically follows a breakdown in trust that started much earlier in the relationship.

What communication breakdowns have you experienced in property management? Share your story and join the conversation about how we can collectively improve the property management experience for everyone involved.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund

Ever wondered if the person managing your investment property actually knows what they're doing? You're not alone, and the answer might shock you.

Property management is facing a competency crisis that few are willing to discuss openly. Behind the polished brochures and branded email signatures, many property managers are asking alarming questions in online forums about basic legal requirements and procedures they should already know. These aren't complex legal debates – they're fundamental responsibilities when handling properties worth hundreds of thousands or millions of dollars.

Many agencies, particularly those focused on sales, view property management as a secondary business – a steady income stream that supports the sales team while building an asset (the rent roll) that can eventually be sold.

This is precisely why boutique agencies like Exclusively Managed exist. 

We're deliberately small by design because it allows us to offer what high volume agencies can't: real relationships, genuine compliance expertise, and true accountability. We're not distracted by sales targets or trying to manage hundreds of properties with junior staff. Instead, we focus entirely on providing the specialised knowledge and attention to detail your investment deserves.

If you're an investor, don't fall into the trap of assuming all property managers have the same training or knowledge. 

Choose expertise over ego, precision over volume, and outcomes over appearances.

Send us a text

If you have any questions or scenarios you would like us to discuss on an upcoming episode, please email [email protected] or visit https://www.exclusivelymanaged.com.au/

Donate to the sleepbus foundation here.
https://www.sleepbus.org/services/sleepbusfund