Who should self-manage
Self-management works best when: you own 1–3 properties, they're within an hour's drive, you have a stable long-term tenant, you're comfortable with paperwork and occasional difficult conversations, and you're in it for the long term. If you own an interstate property, are time-poor, or are conflict-averse, a property manager pays for itself.
Your compliance checklist
Before the tenancy
- State-approved lease agreement
- Condition report (photos + written) at handover
- Bond lodged with the state authority within the statutory deadline
- Copies of gas, electrical, smoke alarm compliance certificates as required by your state
- Pool safety certificate (QLD, NSW, VIC pools)
During the tenancy
- Rent receipts on request
- Routine inspection notices (state-specific notice period, usually 7 days) + written inspection report
- Repairs handled within the state's urgent/non-urgent timeframes
- Rent increase notices (state-specific — see rent-increase rules by state)
- Smoke alarm testing and battery replacement (annually minimum; new tenancy required in most states)
End of tenancy
- Correct termination notice for the reason (end of fixed term, breach, sale, owner move-in)
- Bond claim form to the state authority within the deadline (typically 10–14 days)
- Final condition report + evidence photos
- Tribunal application if the tenant disputes the bond claim
Tools you'll need
- Owner-side portfolio software — track rent received, expenses, deductions, bond evidence, compliance dates. PropAlly is built for this.
- State authority accounts — RTA, NCAT, VCAT etc. Set them up before you need them.
- Real estate listing account — realestate.com.au and Domain both let owners list directly.
- A separate bank account — never mix rental income with personal.
The honest tradeoff
Self-management saves the manager's fee (8–11% + GST + extras) — around $2,800/year on a $600/week tenancy. You spend 30–70 hours per year per property doing the work. That's an effective hourly rate of $40–$95 for the landlord's time, before you count the personal risk of a costly compliance breach.
Whichever route you pick, the tax and cash-flow side is on you either way. Model the after-tax position of keeping vs handing over management with the negative gearing calculator — the 8–11% management fee saved on self-management is deductible either way, so the real difference is the time cost against your marginal tax rate. See property manager costs and the full manager-vs-self-manage comparison.